HomeMy WebLinkAbout2016-06-13 Council Workshop Agenda and Reports.pdfCity of Maple Ridge
1.ADOPTION OF THE AGENDA
2.MINUTES
2.1 Minutes of Council Workshop Meetings
•May 16, 2016 (revised)
2.2 Minutes of Meetings of Committees and Commissions of Council
•Social Policy Advisory Committee – May 4, 2016
2.3 Business Arising from Committee and Commission Minutes
3.PRESENTATIONS AT THE REQUEST OF COUNCIL
4.MAYOR AND COUNCILLORS’ REPORTS
COUNCIL WORKSHOP AGENDA
June 13, 2016
10:00 a.m.
Blaney Room, 1st Floor, City Hall
The purpose of the Council Workshop is to review and discuss policies and
other items of interest to Council. Although resolutions may be passed at
this meeting, the intent is to make a consensus decision to send an item to
Council for debate and vote or refer the item back to staff for more
information or clarification. The meeting is live streamed and recorded by
the City of Maple Ridge.
REMINDERS
June 13, 2016
Closed Council Meeting 11:00 a.m.
Audit and Finance Committee Meeting 11:30 a.m.
June 14, 2016
Council Meeting 7:00 p.m.
Council Workshop
June 13, 2016
Page 2 of 4
5. UNFINISHED AND NEW BUSINESS
5.1 Hammond Preliminary Concept Plan Public Consultation Outcomes and Hammond
Area Concept Plan Endorsement
Staff report dated June 13, 2016 recommending that the Hammond Area Concept
Plan, attached to the staff report entitled “Hammond Area Concept Plan”, dated
June 13, 2016, be endorsed and that staff be directed to use the Hammond Area
Concept Plan as a guide for development and the basis for the preparation of an
Area Plan Bylaw.
6. CORRESPONDENCE
The following correspondence has been received and requires a response. Staff is
seeking direction from Council on each item. Options that Council may consider include:
a) Acknowledge receipt of correspondence and advise that no further action will be
taken.
b) Direct staff to prepare a report and recommendation regarding the subject matter.
c) Forward the correspondence to a regular Council meeting for further discussion.
d) Other.
Once direction is given the appropriate response will be sent.
6.1 Upcoming Events
July 16, 2016
11:00 a.m.
EID Festival – Maple Ridge Library
Organizer: Islamic Society of Ridge Meadows
July 17, 2016
9:00 a.m.
Burn Camp Kick Off – Port Coquitlam
BC Professional Fire Fighters’ Burn Fund
7. BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL
Links to member associations:
• Union of British Columbia Municipalities (“UBCM”) Newsletter The Compass
o http://www.ubcm.ca/EN/main/resources/past-issues-compass/2016-
archive.html
• Lower Mainland Local Government Association (“LMLGA”)
o http://www.lmlga.ca/
• Federation of Canadian Municipalities (“FCM”)
o https://www.fcm.ca/
Council Workshop
June 13, 2016
Page 3 of 4
8. MATTERS DEEMED EXPEDIENT
8.1 Sponsorship Request for Team BC Midget Girls Lacrosse
Verbal report by Mayor Read
9. ADJOURNMENT
Checked by: ___________
Date: _________________
Council Workshop
June 13, 2016
Page 4 of 4
Rules for Holding a Closed Meeting
A part of a council meeting may be closed to the public if the subject matter being considered relates to one
or more of the following:
(a) personal information about an identifiable individual who holds or is being considered for a position as
an officer, employee or agent of the municipality or another position appointed by the municipality;
(b) personal information about an identifiable individual who is being considered for a municipal award or
honour, or who has offered to provide a gift to the municipality on condition of anonymity;
(c) labour relations or employee negotiations;
(d) the security of property of the municipality;
(e) the acquisition, disposition or expropriation of land or improvements, if the council considers that
disclosure might reasonably be expected to harm the interests of the municipality;
(f) law enforcement, if the council considers that disclosure might reasonably be expected to harm the
conduct of an investigation under or enforcement of an enactment;
(g) litigation or potential litigation affecting the municipality;
(h) an administrative tribunal hearing or potential administrative tribunal hearing affecting the municipality,
other than a hearing to be conducted by the council or a delegate of council
(i) the receiving of advice that is subject to solicitor-client privilege, including communications necessary for
that purpose;
(j) information that is prohibited or information that if it were presented in a document would be prohibited
from disclosure under section 21 of the Freedom of Information and Protection of Privacy Act;
(k) negotiations and related discussions respecting the proposed provision of a municipal service that are at
their preliminary stages and that, in the view of the council, could reasonably be expected to harm the
interests of the municipality if they were held in public;
(l) discussions with municipal officers and employees respecting municipal objectives, measures and
progress reports for the purposes of preparing an annual report under section 98 [annual municipal
report]
(m) a matter that, under another enactment, is such that the public may be excluded from the meeting;
(n) the consideration of whether a council meeting should be closed under a provision of this subsection of
subsection (2)
(o) the consideration of whether the authority under section 91 (other persons attending closed meetings)
should be exercised in relation to a council meeting.
(p) information relating to local government participation in provincial negotiations with First Nations, where
an agreement provides that the information is to be kept confidential.
City of Maple Ridge
COUNCIL WORKSHOP MINUTES
May 16, 2016
The Minutes of the City Council Workshop held on May 16, 2016 at 10:00 a.m. in the
Blaney Room of 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. Marlo, Manager of Legislative Services
Other Staff as Required
L. Siracusa, Manager of Economic Development
R. MacNair, Manager of Bylaws and Licences
Note: These Minutes are posted on the City Web Site at www.mapleridge.ca
1.ADOPTION OF THE AGENDA
The agenda was adopted with the following revisions:
•Item 4 Mayor and Councillors’ Reports to be dealt with at the end of the
meeting
•Item 5.5 to be dealt with as Item 5.2 and the agenda renumbered
accordingly.
2.MINUTES – Nil
3.PRESENTATIONS AT THE REQUEST OF COUNCIL- Nil
2.1
Council Workshop Minutes
May 16, 2016
Page 2 of 6
Note: Item 4 was dealt with following Item 6.1
4 MAYOR’S AND COUNCILLORS’ REPORTS
Councillor Bell reported on the success of Lower Mainland Local Government
Association conference.
R/2016-283
It was moved and seconded
That appreciation be expressed to Councillor Bell for the work done at the
Lower Mainland Local Government Association conference.
CARRIED
5. UNFINISHED AND NEW BUSINESS
5.1 Child Youth Wellness Centre
Staff report dated May 16, 2016 recommending that Staff be directed to work
with the Local Action Team to achieve a Child Youth Mental Wellness Centre
by providing assistance in finding a location for the clinic; in advocating for
sustainable funding from other levels of government through the creation of
briefing packages and that the City provide seed funding to achieve the first
phase of the project.
The General Manager of Community Development, Parks and Recreation
reviewed the report.
Note: Deputy Mayor Shymkiw left at 10:07 a.m. as his wife is employed by
Community Network.
R/2016-284
It was moved and seconded
That staff be directed to work with the Child Youth Mental Health Substance
Use Collaborative to achieve a Child Youth Wellness Centre by providing
assistance in finding a location for the clinic; in advocating for sustainable
funding from other levels of government through the creation of briefing
packages and that the City provide seed funding of $10,000 from existing
gaming fund allocations to achieve the first phase of the project.
CARRIED
Note: Deputy Mayor Shymkiw returned at 10:17 a.m.
Council Workshop Minutes
May 16, 2016
Page 3 of 6
5.2 Council Meetings
Staff report dated May 16, 2016 recommending that staff be directed to
implement the changes to the meetings of Council as proposed in the report
and that the changes be reviewed by Council in six months; that staff be
directed to amend the Council Procedure Bylaw to include a consent agenda
in the regular Council meeting agenda; that staff be directed to prepare a
bylaw to delegate land use and heritage conservation powers to Committee of
the Whole as authorized in the Local Government Act; and that staff be
directed to consult with the development community and the public, and
provide a report to Council, on a Regular Council – Land Use meeting.
5.2.1
R/2016-285
It was moved and seconded
That staff be directed to amend the Council Procedure Bylaw to include a
consent agenda in the regular Council meeting agenda.
CARRIED
5.2.2
R/2016-286
It was moved and seconded
That staff be directed to prepare a bylaw to delegate land use and heritage
conservation powers to Committee of the Whole as authorized in the Local
Government Act.
R/2016-287
It was moved and seconded
That the motion to prepare a bylaw to delegate land use and heritage
conservation powers to Committee of the Whole be tabled.
MOTION TO TABLE CARRIED
Councillor Masse, Councillor Speirs - OPPOSED
5.2.3
R/2016-288
It was moved and seconded
That a sub-committee with three members of Council be formed to review
the Council meeting process and the Regular Council Land Use Meeting
process.
CARRIED
Council Workshop Minutes
May 16, 2016
Page 4 of 6
5.2.4
R/2016-289
It was moved and seconded
That the subcommittee to review the Council meeting process consist of
Mayor Read, Councillor Robson and Councillor Shymkiw.
CARRIED
5.2.5
R/2016-290
It was moved and seconded
That the motion to prepare a bylaw to delegate land use and heritage
conservation powers to Committee of the Whole be returned to the floor
and be forwarded to the subcommittee.
CARRIED
5.3 City Lands – Expression of Interest
Staff report dated May 16, 2016 recommending that staff be directed to
review available municipal properties or potential properties for purchase that
could be used in partnership with BC Housing and the non-profit housing
sector for the provision of affordable housing.
The General Manager of Community Development, Parks and Recreation
reviewed the report.
R/2016-291
It was moved and seconded
That staff be directed to review available municipal properties or potential
properties that could be used in partnership with BC Housing and the non-
profit housing sector for the provision of affordable housing and supportive
housing.
CARRIED
5.4 Town Centre Animation Plan
Staff report dated May 16, 2016 recommending the Town Centre Animation
Plan to enhance overall animation and activity in the Town Centre be received
for information.
The Manager of Economic Development gave a power point presentation that
provided an overview of the Town Centre Animation Plan.
Council Workshop Minutes
May 16, 2016
Page 5 of 6
R/2016-292
It was moved and seconded
That the staff report dated May 16, 2016 titled “Town Centre Animation
Plan” be received for information.
CARRIED
5.5 Mobile Food Vendors in Maple Ridge
Staff report dated May 16, 2016 recommending amendments to the Business
Licence and Regulation Bylaw to allow food truck vending on City property,
including streets, be prepared for Council consideration.
The Manager of Bylaws and Licensing reviewed the report.
R/2016-293
It was moved and seconded
That amendments to the Business Licence and Regulation Bylaw to allow food
truck vending on City property, including streets, be prepared for Council
consideration.
CARRIED
6.CORRESPONDENCE
6.1 Upcoming Events
June 8
10:30 a.m.
Field Trip, Various Locations
Alouette River Management Society
June 10
9:00 a.m.
2016 Graduation Ceremony
Thomas Haney Secondary School
September 25
11:00 a.m.
BC Rivers Day, Allco Fish Hatchery and Rivers Heritage Centre
Alouette River Management Society and Ridge Meadows Rivers
Day Committee
7.BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL
8.MATTERS DEEMED EXPEDIENT
Council Workshop Minutes
May 16, 2016
Page 6 of 6
9.ADJOURNMENT – 12:12 p.m.
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
C. Marlo, Corporate Officer
City of Maple Ridge
SOCIAL PSOCIAL PSOCIAL PSOCIAL POLICYOLICYOLICYOLICY ADVISORY COMMITTEE MEETINGADVISORY COMMITTEE MEETINGADVISORY COMMITTEE MEETINGADVISORY COMMITTEE MEETING MINUTESMINUTESMINUTESMINUTES
The Minutes of the Regular Meeting of the Social Policy Advisory Committee, held in the Blaney
Room, at Maple Ridge City Hall, 11995 Haney Place, Maple Ridge, British Columbia, on Wednesday,
May 4, 2016 at 7:00 p.m.
COMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENT
Delaram Farshad Fraser Health
Annette Morgan Seniors Network
Vicki Kipps, Chair Community Network
Councillor Bob Masse Council Liaison
Const. Brenda Gresiuk RCMP
Dr. Helena Swinkels Fraser Health
Mike Murray School District #42 Trustee
Ineke Boekhorst Downtown BIA / Friends in Need
Candace Gordon Maple Ridge-Pitt Meadows-Katzie Community Network
STAFF MEMBERS STAFF MEMBERS STAFF MEMBERS STAFF MEMBERS PRESENTPRESENTPRESENTPRESENT
Sunny Schiller Committee Clerk
Shawn Matthewson Staff Liaison / Social Planning Analyst
Meghan MacMillan Youth Programmer
Tony Cotroneo Recreation Manager
REGRETS/ABSENTSREGRETS/ABSENTSREGRETS/ABSENTSREGRETS/ABSENTS
1.1.1.1. CALL TO ORDER AND INTRODUCTIONSCALL TO ORDER AND INTRODUCTIONSCALL TO ORDER AND INTRODUCTIONSCALL TO ORDER AND INTRODUCTIONS
There being a quorum present, the Chair called the meeting to order at 7:02 pm. New
Fraser Health Medical Health Officer Dr. Helena Swinkels was introduced.
Mike Murray entered at 7:03 pm
2.2.2.2. AGENDA AGENDA AGENDA AGENDA ADOPTIONADOPTIONADOPTIONADOPTION
R/2016-011
It was moved and seconded
That the Agenda That the Agenda That the Agenda That the Agenda dated May 4, 2016 dated May 4, 2016 dated May 4, 2016 dated May 4, 2016 be be be be adopted.adopted.adopted.adopted.
CARRIED
Ineke Boekhorst entered at 7:06 pm
3.3.3.3. MINUTEMINUTEMINUTEMINUTE APPROVALAPPROVALAPPROVALAPPROVAL
R/2016-012
It was moved and seconded
That That That That the Minutes dated April 6, 2016 be approved.the Minutes dated April 6, 2016 be approved.the Minutes dated April 6, 2016 be approved.the Minutes dated April 6, 2016 be approved.
CARRIED
2.2
SPAC Minutes
May 4, 2016
Page 2 of 4
4.4.4.4. 2016 VICE2016 VICE2016 VICE2016 VICE----CHAIR ELECTIONCHAIR ELECTIONCHAIR ELECTIONCHAIR ELECTION
R/2016-013
It was moved and seconded
That That That That thethethethe 2016 Vice2016 Vice2016 Vice2016 Vice----Chair Election be deferred until the 2016/17 members at large are Chair Election be deferred until the 2016/17 members at large are Chair Election be deferred until the 2016/17 members at large are Chair Election be deferred until the 2016/17 members at large are
confirmed.confirmed.confirmed.confirmed.
CARRIED
Candace Gordon entered at 7:14 pm.
5.5.5.5. DELEGATIONS DELEGATIONS DELEGATIONS DELEGATIONS
5.15.15.15.1 Amanda Murphy, RCMP Victims Services Amanda Murphy, RCMP Victims Services Amanda Murphy, RCMP Victims Services Amanda Murphy, RCMP Victims Services –––– Police Based Victim ServicesPolice Based Victim ServicesPolice Based Victim ServicesPolice Based Victim Services
Ms. Murphy made a presentation on the RCMP Victim Services program in
Ridge Meadows. The program has increased the number of volunteers and the
number of victims assisted over the last few years.
5.25.25.25.2 Meghan MacMillan/Tony Cotroneo Meghan MacMillan/Tony Cotroneo Meghan MacMillan/Tony Cotroneo Meghan MacMillan/Tony Cotroneo ---- Results of the Youth Survey Results of the Youth Survey Results of the Youth Survey Results of the Youth Survey
Ms. MacMillan and Mr. Cotroneo presented the results of the recent youth
survey.
It was suggested that Fraser Health be invited to present their Health Atlas data
to a future Council meeting.
6.6.6.6. NEW BUSINESSNEW BUSINESSNEW BUSINESSNEW BUSINESS
6.16.16.16.1 Fraser Health 2016 Healthy Communities Fraser Health 2016 Healthy Communities Fraser Health 2016 Healthy Communities Fraser Health 2016 Healthy Communities FFFFundingundingundingunding
Delaram Farshad announced funding available from Fraser Health for
initiatives that support healthy communities. The deadline to apply is May 27th.
R/2016-014
It was moved and seconded
That SPAC endorse the That SPAC endorse the That SPAC endorse the That SPAC endorse the Child Child Child Child Youth WYouth WYouth WYouth Wellness ellness ellness ellness CCCCentre and entre and entre and entre and Active KActive KActive KActive Kids ids ids ids HHHHour program for the our program for the our program for the our program for the
2016 Health2016 Health2016 Health2016 Healthyyyy Communities funding grants. Communities funding grants. Communities funding grants. Communities funding grants.
CARRIED
6.26.26.26.2 Service Canada’s Homelessness Partner Strategy (HPS) Service Canada’s Homelessness Partner Strategy (HPS) Service Canada’s Homelessness Partner Strategy (HPS) Service Canada’s Homelessness Partner Strategy (HPS) CCCCall for all for all for all for FFFFunding unding unding unding
The Staff Liaison provided an update on current federal funding to end
homelessness across Canada and actions being taken in Maple Ridge to
evaluate service provider readiness to apply for funding.
6.36.36.36.3 BC Housing Expression of Interest (EOI) under the Provincial Investment in BC Housing Expression of Interest (EOI) under the Provincial Investment in BC Housing Expression of Interest (EOI) under the Provincial Investment in BC Housing Expression of Interest (EOI) under the Provincial Investment in
Affordable HousAffordable HousAffordable HousAffordable Housing (PIAH) programing (PIAH) programing (PIAH) programing (PIAH) program
The Staff Liaison provided information on the recently announced investment
by the provincial government to support Affordable Housing. Applications from
local non-profits are expected.
6.46.46.46.4 Information on the Child Youth Mental Health Centre Information on the Child Youth Mental Health Centre Information on the Child Youth Mental Health Centre Information on the Child Youth Mental Health Centre
The Child Youth Wellness Centre has achieved partial funding for its first phase
of development. Staff are going forward with a report to Council about the
Wellness Centre. The Child Youth Mental Health and Substance Use
Collaborative (CYMHSU) continue to work diligently to achieve the formation of
a Wellness Centre.
SPAC Minutes
May 4, 2016
Page 3 of 4
7.7.7.7. UNFINISHED BUSINESSUNFINISHED BUSINESSUNFINISHED BUSINESSUNFINISHED BUSINESS
7.17.17.17.1 Community Community Community Community MMMMeal eal eal eal PPPProvision and rovision and rovision and rovision and UUUUpdate on pdate on pdate on pdate on CCCChanges to SA programhanges to SA programhanges to SA programhanges to SA program
The Staff Liaison reported the Salvation Army is looking at shifting some of their
programming.
7.27.27.27.2 Update on the Update on the Update on the Update on the CCCClosulosulosulosure of the Interim Shelterre of the Interim Shelterre of the Interim Shelterre of the Interim Shelter
The interim shelter will close June 30th. An exit strategy is being developed.
8.8.8.8. COMMITTEE UPDATESCOMMITTEE UPDATESCOMMITTEE UPDATESCOMMITTEE UPDATES
8.18.18.18.1 Community NetworkCommunity NetworkCommunity NetworkCommunity Network
Vicki Kipps reported the recent volunteer appreciation week event was very
successful. The Community Superheros program has been launched. Ms.
Kipps reported the loss of United Way funding is a serious concern for the
Community Network at this time.
8.28.28.28.2 Neighbourhood DevelopmentNeighbourhood DevelopmentNeighbourhood DevelopmentNeighbourhood Development
The Staff Liaison provided an update on neighbourhood development.
9.9.9.9. CORRESPONDENCECORRESPONDENCECORRESPONDENCECORRESPONDENCE
10.10.10.10. QUESTION PERIOD QUESTION PERIOD QUESTION PERIOD QUESTION PERIOD
11.11.11.11. ROUNDTABLEROUNDTABLEROUNDTABLEROUNDTABLE
Annette Morgan – reported the Age-friendly initiative has been approved by both Pitt
Meadows and Maple Ridge Councils. An updated Seniors Resource guide is now
available. Ms. Morgan reported the Intergenerational Garden recently received a grant
that will allow the development of an accessible garden area.
Ineke Boekhorst – recently attended the Business Improvement Assocation BC
Conference where the Maple Ridge Downtown Business Improvement Association
received two awards.
Mike Murray – reported the School District is currently developing their budget.
Delaram Farshad – reported the Family Education Local Immigration Partnership has
recently created an interactive online map for newcomers -
www.ridgemeadowsnewcomers.com
Candace Gordon - reported on the food asset mapping project.
Councillor Masse – shared that a development application has been received that would
provide approximately 290 rental units. Councillor Masse recently attended the Home
Show and the RCMP Awards and both were very successful events.
The Staff Liaison reported that Sgt. Casey Baker received the Officer of the Year award at
the RCMP Awards.
Tony Cotreono – reported on an active aging initiative that supports seniors in remaining
active.
SPAC Minutes
May 4, 2016
Page 4 of 4
11111.1.1.1. ADJOURNMENTADJOURNMENTADJOURNMENTADJOURNMENT
It was moved and seconded that the meeting be adjourned at 9:07 pm.
Chair
/ss
City of Maple Ridge
TO: Her Worship Mayor Nicole Read DATE: June 13, 2016
and Members of Council FILE NO: 2014-009-CP
FROM: Chief Administrative Officer ATTN: Workshop
SUBJECT: Hammond Preliminary Concept Plan Public Consultation Outcomes and
Hammond Area Concept Plan Endorsement
__________________________________________________________________________________
EXECUTIVE SUMMARY:
On March 14, 2016 Council received a report on the Hammond Preliminary Concept Plan. The
report discussed the work undertaken after the November 2014 open house event and presented
the Preliminary Concept Plan as a comprehensive outline including supporting Land Use Plan maps.
The report also informed Council of a public open house scheduled for March 30, 2016 for
community input on the Preliminary Concept Plan.
The event was held at Hammond Elementary School and was well attended with 66 participants
signed in. A questionnaire was distributed to participants and was also available online with an
initial closing date of April 18, 2016 and an extension to April 25, 2016. A total of 38
questionnaires were received, both in paper and electronic form.
This report discusses the questionnaire results from the March 30, 2016 open house and reviews
all information received through the Area Plan process to provide a synopsis of how it has
contributed to the content of the Concept Plan. The responses show that the majority of participants
are in favour of change, including revitalizing the historic commercial area and increasing residential
density.
Feedback on the Preliminary Concept Plan shows the majority of respondents support the
residential density proposed for North Hammond (Precinct 1) – 69% - and Lower Hammond
(Precinct 3) - 60%. Additionally, for the three land use options presented for Upper Hammond
(Precinct 2), the outcomes suggest that Option 3, concentrating a density increase around the
historic commercial node, is the most viable and balanced option for revitalizing the commercial
node and retaining the historic land use within the heritage character area.
RECOMMENDATION:
That the Hammond Area Concept Plan, attached to the staff report entitled “Hammond Area
Concept Plan”, d ated June 13, 2016, be endorsed; and
That staff are directed to use the Hammond Area Concept Plan as a guide for development and
the basis for the preparation of an Area Plan Bylaw.
5.1
- 2 -
1. DISCUSSION:
a) Background Context :
The Hammond Area Plan process is nearing completion and currently in the fourth of five phases.
These are:
Phase I: Neighbourhood Context - complete
Phase II: Public Consultation - complete
Phase III: Draft Hammond Area Plan (Concept Plan) - complete
Phase IV: Area Plan Endorsement - current phase
Phase V: Plan Approval
Phase IV, Area Plan endorsement, involves reporting out on the outcomes of public input on the
Hammond Preliminary Concept Plan and obtaining Council’s endorsement of the Concept Plan
(Appendix A). The next steps through Phase V, Plan approval, will involve preparing the Area Plan
Bylaw along with supporting regulatory tools, such as development permit area guidelines and
zoning bylaw amendments.
b) Hammond Preliminary Concept Plan Outcomes
Public Open House Event
A public open house was held on March 30, 2016 at the Hammond Elementary School between
4:00 and 8:00 p.m. Advertisements were published in The Maple Ridge News on March 11 th, 18th,
23rd, and 25th. Using a subscriber list, an email was sent out to 81 addresses on March 4th and 124
letters were mailed out on March 14th. A poster advertising the open house was put up at the
Hammond Community Centre and the Dartfords Social House. Postcards were placed in the
neighbourhood library boxes in Upper and Lower Hammond.
The #MyHammond webpage was updated to advertise the open house event and present the
Preliminary Concept Plan, supporting information, and March 7, 2016 Council report. A notification
was posted on the Maple Ridge website homepage, under “Ne wsroom”, and notification postings
were made on the Hammond Neighbours Facebook page on March 4th, 23rd, and 29th.
A total of 66 people signed in as participants at the event. A paper version of the questionnaire was
handed out at the open house and was also made available online on March 30, 2016, along with
the open house presentation boards. The questionnaire was scheduled to close on April 18, 2016,
however, a request was made by a resident to complete it after the deadline and it remained open
until April 25, 2016. Notifications of the extension for the online questionnaire were made through
email contacts and the Hammond Neighbours Facebook page on April 19th.
To round out the multi-media public input process, participants at the open house were given an
opportunity to provide some feedback on the Preliminary Plan and the Area Plan process in an
interview format. Several community members took part and these comments have been compiled
into a video that is posted on the #MyHammond webpage.
- 3 -
Participation from Outside Agencies
The Katzie First Nation were invited to participate early in the process and various notifications have
included the link to the #MyHammond webpage for further information. A letter and copy of the
Preliminary Plan were mailed to the Katzie First Nation Chief on April 14, 2016 extending an
invitation to meet and discuss the Plan, or provide comments only. A letter was received from Chief
Susan Miller, dated May 31, 2016, which states: “Katzie are concerned with any activities that may
affect our constitutional rights and interests on our territory” (attached as Appendix B). Staff will be
meeting with the Katzie and will update Council of the outcome in a future report.
A Fraser Health representative has participated throughout the process and the agency’s comments
were received in a letter, dated April 22, 2016, wherein they discuss principles of a healthy built
environment (attached as Appendix C). Fraser Health wants to promote the benefits of complete
communities that encourage active transportation, such as walking and bicycling, provide a variety
of housing options, and facilitate social connectivity. The letter notes that creating a complete
community “can help improve physical and mental well-being and reduce the risk of chronic
disease”. Fraser Health is supportive of the Preliminary Concept Plan and their letter states:
We are pleased to see many elements of the plan align with healthy built
environment principles. Overall, the intent to create a complete and connected
neighbourhood for the residents of Hammond is apparent. These
neighbourhoods encourage walkability and the use of active transportation. We
strongly support guiding principles and objectives that strive to create a walkable
neighbourhood such as retention of existing grid networks, enhancing
connectivity, and providing a mix of residential and commercial uses to meet
residents’ needs.
A letter and copy of the Preliminary Plan were mailed to TransLink on April 20, 2016, requesting
their comments. A follow-up email was sent to TransLink staff the next day. TransL ink provided
comments in an email (attached as Appendix D), wherein they express an appreciation for “the
plan’s strategies to focus growth adjacent to the West Coast Express station and along the northern
boundary of precinct 1, which is within walking distance of the Frequent Transit Network (FTN) along
Lougheed Hwy and Dewdney Trunk Road.”
Once the Hammond Concept Plan receives Council endorsement, the document will be forwarded to
the City of Pitt Meadows, School District No. 42, Agricultural Land Commission, and Metro
Vancouver for information. Formal referrals for comments will be sent to these three organizations
after First Reading to ensure consultation compliance under the Local Government Act. This is
consistent with the formal referrals identified in the March 3, 2014 scoping report. No other outside
agencies have been identified for consultation.
- 4 -
Preliminary Concept Plan Questionnaire Results
The Hammond Preliminary Concept Plan questionnaire was designed to obtain input on where land
use changes are proposed within the Hammond Area boundaries. Specifically, changes are
proposed to current land uses in Precincts 1, 2, and 3 and questions were focused on these areas.
The Hammond Precincts Map is shown below and the Preliminary Concept Plan land u se map, with
three land use options for Precinct 2, is attached as Appendix E.
A total of 38 questionnaires were received, both paper and electronic versions. The results are
summarized for each question below.
- 5 -
Precinct 1 - North Hammond:
The graph below shows the total number of individuals who responded to the two residential density
questions regarding North Hammond.
Out of 29 responses to question 1(a), 20 respondents (69%) stated they thought the density
proposed for North Hammond was reflective of previous community input and 9 respondents (31%)
did not agree.
Comments from those in favour of the proposed density, and those who would like to see even
more, felt increased residential density is warranted because of the close proximity to Lougheed
Highway retail/services, public transit, and an elementary school. For those who are not in favour of
increased density, comments received include concerns that more units will increase traffic
congestion and that “roads and shopping and schools cannot support more people”. One
respondent also expressed a concern that increased density in North Hammond would not reflect
the historic character of the community.
Precinct 2 - Upper Hammond Options:
Three options were presented in the questionnaire for potential land uses within the heritage
character area in Upper Hammond. This was identified through a heritage character study
completed by Donald Luxton & Associates. The options and outcomes are as follows:
Option 1: Minimal change in land use and density – 41.7% of respondents chose this option
Option 2: Density increase along major corridors – 19.4% of respondents chose this option
Option 3: Concentrate density increase around historic commercial node – 30% of
respondents chose this option
Option 4: None of the above – 8.3%
- 6 -
Comments received from respondents who prefer Option 1 primarily reflect a strong desire to retain
the existing form and heritage character of the area. Comments from Option 2 supporters include a
desire to support commercial revitalization and introduce design guidelines to protect heritage
character, as well as an interest in enabling a range of housing types and attracting a broader
demographic. Respondents who selected Option 3 include comments in support of revitalizing the
existing commercial area and retaining the heritage character of the area. There were a few
respondents who chose Option 4, none of the above, and the comments here included a desire to
keep heritage homes (by combining Options 1 and 3), either go high density or low density on large
lots, and a recommendation to create a business plan with well-rounded business ideas and start
improving the commercial area with trees, sidewalks, and light standards.
Precinct 3 – Lower Hammond:
The question regarding density in Lower Hammond in the March 30, 2016 open house
questionnaire is very similar to the one asked for North Hammond.
The results show that 60% of respondents support the density proposed in the Preliminary Concept
Plan. Respondents in favour of higher density have commented that new development, particularly
with a change in land use, will bring infrastructure such as sidewalks, improved lighting, and will
“promote community diversity” through expanding housing choice.
Comments from those opposed to higher densities in Lower Hammond include a desire to retain the
existing single-family character with small houses, as well as concerns about increased traffic and
the issues related to access and railway crossings. Two comments received expressed concerns
about the area being prone to flooding (and one was also concerned about earthquakes) and
questioned whether higher densities should be considered in this part of Hammond.
- 7 -
Improving/Increasing Connectivity
Respondents were requested to provide their comments on potential future improvements to the
existing informal trails along the existing drainage canals in Precinct 3. A total of 27 comments were
received on this question, with 19 specifically stating their support for improved trails in Lower
Hammond. Six respondents commented on a desire for more pedestrian connections/sidewalks.
Three respondents are interested in the connection between the existing informal trails, green space
and nature preservation area. There were two comments received on the role drainage canals play
in stormwater management. One person expressed a desire to see the “ditches” filled in and
culverted and another was concerned about traffic calming.
General Comments
A final section was provided in the questionnaire for general comments on the Preliminary Concept
Plan. Comments received not already mentioned in other sections above include:
Wanting to know potential for Hammond Mill site if operations cease in future;
Desire to see Hartnell Residence included in Option 3;
Would like see a trail route under bridge to Pitt Meadows;
Keep green space in Hammond;
Incentives for people to renovate older, smaller homes;
Additional comments recorded by staff through discussions with attendees at the open house event
are attached as Appendix F.
c) Hammond Area Plan Process – Review of all Inputs Received
Detailed Summary of Public Input
Numerous opportunities for public input have been provided through the Hammond Area Plan
process, including three open house events. Viewing the compilation of public input provides a clear
picture of the community’s priorities and future vision for Hammond. A matrix summarizing the
number of inputs received on key topics through the Area Plan process is attached as Appendix G.
The tallies shown for each topic were restricted to one tally per topic per questionnaire. For
example, if a respondent commented on a desire to retain heritage character on more than one
question within a questionnaire, the comment has received one tally in support of heritage
character.
The outcomes for the three key themes predominant throughout the Area Plan process have
contributed significantly to future land use considerations. These themes and the total support
shown for each are as follows:
1. Retain Heritage Character – 96% of comments showed support
2. Protect/Revitalize Commercial Area – 92% of comments showed support
3. Allow for Density Increase – 82% of comment showed support
- 8 -
Support for the above themes was recorded along with input received indicating non-support for
each. The summary matrix also shows where support was received for other popular topics that will
be developed into policy within the Area Plan Bylaw and incorporated into the development permit
area guidelines.
Other topics that were prominent throughout the process and will provide additional policy
considerations are:
1. Traffic Safety Concerns – 49 comments received;
2. Enjoy and/or improve walkability in urban areas – 62 comments received;
3. Enjoy and/or improve recreation trails – 63 comments received;
4. Enjoy and/or improve park amenities – 52 comments received;
5. Support local ecology/drainage canals – 18 comments received;
6. Flooding concerns – 12 comments received
7. Enjoy and/or improve bicycling infrastructure - 24
Two other popular topics that arose consistently through the process and will contribute to
development of Area Plan policies are:
1. Enjoy and/or enhance neighbourliness and social resilience – 60 comments received
2. Encourage trees and greenspace in urban areas – 31 comments received
All of the above topics are incorporated into the Guiding Principles and supporting objectives that
are guiding development of the Area Plan. The public was asked to comment on the draft Guiding
Principles at the November 2014 open house and updates were made with a final draft presented
at the March 30, 2016 open house event.
Analysis of Information Inputs Received Through Area Plan Process
In addition to input from the public and outside agencies, three technical studies were completed :
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
The outcome of these reports were provided to Council in a Council report dated March 7, 2016
Council. Utilizing all of these inputs, thorough analysis has been undertaken to ensure all key topics,
identified in Appendix E and the summary section above, are addressed through the Concept Plan
and Area Plan Bylaw. Analysis for each key topic is discussed below.
Retain Heritage Character
It became clear early in the process that retention of heritage character is a community priority. At
the first open house event the community was asked for general comments on the Hammond
neighbourhood’s future. Retaining heritage character was the most popular topic by far. Comments
- 9 -
continued to be received from the community on this theme as the public process progressed. The
technical study undertaken by Donald Luxton & Associates identified a high concentration of
heritage features in Upper Hammond (Precinct 2), which is also where the historic commercial area
is located. Properties identified as having heritage character are located throughout the heritage
character area. Three potential land use scenarios were presented as options at the March 30,
2016 open house event. Of the three scenarios, only Option 1 showed no change to the current
land use in the heritage character area. Both options 2 and 3 would encourage a density increase
and therefore, redevelopment of some heritage character properties. The public was asked which
land use option they preferred for the heritage character area and the greatest support was given to
Option 1 – no change in land use with 41.7% of respondents. The results for this question,
however, did not show overwhelming support for Option 1, with support for option 2 at 30% and
option 3 at 19.4%. The results for this question show the community leaning toward heritage
conservation as a priority, but with results not definitive enough (less than 50% for each Option) to
rule out a conclusive outcome.
Protect/Revitalize Commercial Area
Community support for retaining and revitalizing the commercial area is strong with 92% of overall
responses being favourable on this topic. Currently, Hammond’s historic commercial area is
struggling with business retention. The study undertaken by Rollo & Associates assessed
commercial viability of Hammond’s historic commercial area within three residential density
scenarios over the next 30 years: 1) base/current density; 2) medium density (mainly townhouse
form); 3) medium/high density (townhouse and apartment form). Rollo & Associates found that
even at baseline density (i.e. no change in current land use) there is commercial demand potential
for approximately 20,800 sq. ft. of space. Under the medium density scenario demand for
commercial space would increase to 26,000 sq. ft. The types of businesses identified through the
study under the baseline and medium density scenarios are:
Pharmacy
Restaurant
Wine & beer store
Personal services
Café
Grab & go/bakery/deli
General store/green grocer
Comparison boutiques
Hardware
Daycare
Martial arts/yoga
Professional office
Some of above are also reflected in the comments received from the community in the kinds of
businesses they would like to see in their neighbourhood.
- 10 -
Rollo & Associates also identified three obstacles that help to explain the current low commercial
demand in Hammond:
Age and quality of building stock;
Relative isolation, both real and perceived; and
Area reputation (viewed by many as an area in decay, not an up-and-coming neighbourhood).
Considering the current business mix within Hammond and the findings of the Rollo & Associates
study, it appears that businesses are unlikely to be attracted to the area until the above obstacles
are addressed. The most viable approach to overcoming these obstacles is likely through
redevelopment, infrastructure improvements (i.e. roads, sidewalks, etc.) and more people living
nearby to support local businesses.
Allow for Density Increase
Through the Area Plan process, 82% of responses on this topic were in support of an increase in
density. The community was asked what level of residential density they would support along major
corridor roads at the November 2014 open house and the majority (84%) responded in favour of a
medium density residential scenario (i.e. fourplex and townhouse forms). The community response
aligned with the outcomes of the study undertaken by Urban Systems, which looked at the viability
of a residential density bonus/transfer program for Hammond. Urban Systems concluded:
“It is clear that the optimal value of additional density in the Hammond area
would be townhouse zoning” and
“at the present time, townhouses are the only higher density residential form for
which there is strong measurable demand”
It is important to note that the residential infill policies within the Official Community Plan currently
support higher residential density, such as townhouse, along major corridors within Hammond. In
some cases, where a building design is compatible with adjacent existing built form, the Official
Community Plan’s Major Corridor Infill Policies would support a four storey apartment form.
The Preliminary Concept Plan and the proposed Concept Plan show an increase in density along
most of the major corridors in Hammond, under a Low Density Multi-Family designation and a
Medium Density Multi-Family designation. The Low Density Multi-Family designation proposes
fourplex and townhouse forms of development, whereas the Medium Density Multi-Family
designation proposes courtyard, townhouse, and four-storey apartment forms.
It is anticipated that under the Medium Density Multi-Family designation, which is strategically
located close to Lougheed Highway, bus routes, the West Coast Express, and the historic
commercial area, apartment form is not likely to be marketable in Hammond for the foreseeable
future, based on the outcomes of the Urban Systems study. However, it has been included in the
Medium Density Multi-Family designation to ensure that when market conditions support such a
use, the option is available to help support future vibrancy of the neighbourhood.
- 11 -
Additional Topics for Policy Consideration
Nine additional topics have emerged through this process. They are: traffic safety, walkability,
bicycling routes, recreation trails, park amenities, local ecology, social resilience, flood protection,
and greenspace. Each were identified through the process as being desirable to the community.
Achieving these community desires will require additional funds to enable expansion or
improvements to existing infrastructure, which will be difficult to finance without redevelopment.
New development leads to infrastructure upgrades for roads and sidewalks and through Council’s
new policy on Community Amenity Contributions may help fund recreation trails, park amenities, and
local ecology enhancement.
d) Proposed Direction for Hammond Concept Plan
Focusing on the areas identified for land use change within Precincts 1 through 3, the rationale for
moving forward with all information inputs received to date are discussed below.
North Hammond (Precinct 1)
Proposed: Allow for Increased Density
The residential density that was presented in
the Preliminary Concept Plan is also proposed
for the Hammond Concept Plan. Currently,
North Hammond is predominantly single-family
form with some townhouse developments at
207th Street and 118th Avenue. The Hammond
Stadium, Community Centre, and outdoor pool
are located in this precinct. There is a majority
of community support for increased residential
density within North Hammond, which is
proposed along the major corridors (except
part of Thorne Avenue) and adjacent the West
Coast Express station.
Increasing density in North Hammond will
support the West Coast Express and
TransLink’s interest in seeing higher densities
within walking distance of the Frequent Transit Network along Lougheed Highway and Dewdney
Trunk Road. Additionally, increasing residential density close to a Frequent Transit Network and the
commercial area along Lougheed Highway contributes to the benefits of a compact community
discussed in the letter received from Fraser Health.
While an increase in density is proposed, Low Density Residential would be the predominant land
use in North Hammond. This designation is proposed to allow single-family, duplex, and triplex
forms.
- 12 -
Upper Hammond (Precinct 2) Heritage Character Area
Proposed: Option 3, Concentrating Density Around Commercial Area
Upper Hammond retains much of the heritage character
from Hammond’s early days and is mostly single-family
form. However, there are also some more recent forms
in this area, such as two four-storey apartment
complexes. Hammond Park is centrally located within
this precinct and provides tennis and basketball courts,
walking paths, picnic tables, and playground area. The
historic commercial area remains, but has significantly
declined over the years. A primary area of concern for
Upper Hammond is the community’s desire to revitalize
the historic commercial area and retain the
neighbourhood’s heritage character. It will be difficult to
encourage commercial revitalization without
redevelopment and increased density within and around
the commercial portion of the heritage character area.
Commercial use is a historic activity in Hammond and Donald Luxton’s heritage character area study
refers to this use and that it contributes “to the historic character of the area”. Additionally, local
commercial activity helps facilitate social resilience, as neighbours meet and visit at local coffee
shops, or bump into each other at the local produce store. The importance of “knowing your
neighbours” was often mentioned through the public process. The “friendly” atmosphere and
common “neighbourliness” is clearly part of Hammond’s historic character that still exists today.
Because the outcomes of the March 30, 2016 open house questionnaire on the three land use
scenarios for Hammond’s heritage character area were not definitive, it is proposed that Option 3
(concentrating density around commercial area) be the land use scenario for the heritage character
area based on the following:
It is the most viable option for revitalization of the historic commercial area;
90% of total responses received through the process showed support for revitalization of the
commercial area;
Contributes to a compact and walkable community;
The remaining lands within the heritage character area are proposed to maintain their
current land use with future consideration for more heritage conservation tools to be
explored with the community after adoption of a Hammond Area Plan Bylaw.
Based on the above rationale, Option 3 is the land use scenario that is likely to provide the greatest
support for commercial vitality and resilience over the long-term. Development permit guidelines are
a tool used to influence the form and character of new development and these would help ensure
building and landscape designs are sensitive to the existing character of Hammond. It is intended
that development permit guidelines will be created in support of the Hammond Area Plan Bylaw and
brought to Council, along with First Reading of the Bylaw. Additionally, legislative tools (such as a
- 13 -
Heritage Revitalization Agreement) may be used to encourage retention of buildings identified as
having heritage value.
Lower Hammond (Precinct 3)
Proposed: Allow for Increased Density
Lower Hammond is mostly single-family form,
but also contains the mill site. The area has two
parks: 1) Tolmie Park is centrally located within
the area and provides a baseball/softball
diamond, picnic tables, playground, and
greenspace; 2) Emmeline Mohun Park is a
recent park addition and is located on the Fraser
River off of Wharf Street and provides benches,
picnic tables, and scenic views. Several informal
trails along existing drainage canals are well
used by locals.
The questionnaire outcomes for Lower
Hammond are similar to those in North
Hammond, where the majority of respondents
supported the proposed increased density. A
modest density increase is proposed, leaving the Low Density Residential designation as the
predominant land use in Lower Hammond. Using all of the information received throughout the
process, the supporting rationale for the level and location of density presented through the
Preliminary Concept Plan is as follows:
The increased density proposed close to Maple Crescent is important to help support
revitalization of the historic commercial area;
The density proposed along Ditton Street will help create a transition from low density single-
family to multi-family adjacent to the mill site, which may redevelop sometime in the future
to a multi-family residential and mixed-use form;
Location around Tolmie Park to help activate and animate the park space;
The park space is located close to unopened right-of-ways with existing informal trails and
both park and trails may help to create a more formal and walkable/bicycling network
throughout this part of Hammond;
The benefits of a walkable and compact community apply to Lower Hammond also;
The outcomes of the Heritage Character Area study did identify heritage features within
Lower Hammond, but not within a sufficient concentration to indicate a heritage character
area;
Lorne Avenue is a major corridor and Ditton Street is built to a major corridor standard and
as such intended to manage higher traffic flows.
- 14 -
e) Hammond Area Concept Plan – Proposed Updates
Minor changes are proposed from the Preliminary Concept Plan to Concept Plan, as follows:
Option 3 is inserted for Upper Hammond (Precinct 2), as discussed under the analysis in
section d) above, which concentrates higher residential density close to historic
commercial area.
Existing property lines have been included, along with street names, and this has
resulted in a few minor expansions and reductions of higher residential density along
major corridors of 203rd and 207th Streets and Maple Crescent. These minor changes
have been made to ensure the best fit for redevelopment within the adjacent existing
development.
The Preliminary Plan’s comprehensive outline remains relevant and no changes to content are
proposed for the Concept Plan.
f) Policy Development for Hammond Area Plan
Policy development is essential for Area Plan implementation and all policies are intended to build
upon the Guiding Principles, Objectives and intent for each section. Highlighted below are the areas
for policy development that align with the community’s three top priorities:
1. Retain the existing heritage character;
2. Improve walkability and trails throughout Hammond; and
3. Enhance traffic safety.
Policy development in the three areas will involve:
Retention of Heritage Character: Exploring all available and appropriate
regulatory tools with the community for retaining the neighbourhood’s
heritage character is anticipated after approval of the Area Plan Bylaw. It is
anticipated that the Area Plan Bylaw will include a policy indicating an
intention to undertake this project that will focus on the heritage character
area identified in Upper Hammond (Precinct 2).
Enhancing Trails and Improving Pedestrian and Cycling Connections: Routes
have already been identified in North Hammond (Precinct 1) and Lower
Hammond (Precinct 3) and these will be identified on a figure map and
supported by Area Plan policies. Additionally, new routes may be identified
and constructed through redevelopment. It is anticipated that a policy related
to community amenity contributions will be included in the Area Plan Bylaw
and the contributions collected through new development will help fund trail
enhancements in Hammond.
Improving Traffic Safety: Identifying potential opportunities for improving
traffic safety as traffic volumes continue to increase through this area are
currently being discussed. Looking at options for upgrades at busy
- 15 -
intersections and alleviating short-cutting concerns on residential streets are
two areas of focus. It is anticipated that the Area Plan Bylaw will contain a
policy that identifies the future work needed to address these issues over the
long term.
g) Next Steps
The next step in the process is Phase V - Plan Approval. Upon Council endorsement of the Concept
Plan, preparation of the Area Plan Bylaw will commence. The Concept Plan will be posted on the
#MyHammond webpage and general comments will be received through June and July, to help
inform preparation of the Area Plan Bylaw.
This phase will involve preparation of regulatory tools intended to support implementation of the
Area Plan:
Development Permit Area Guidelines: Are for form and character specific to Hammond and
also to the unique character within each neighbourhood precinct. Guidelines will be
developed for the following land use designations within the Hammond Plan:
o Low Density Multi-Family
o Medium Density Multi-Family
o Hammond Commercial
o Hammond General Employment
o Institutional
Hammond Village Commercial Zone: Commercially designated properties in Hammond are
currently zoned C-3 (Town Centre Commercial) and would be better served with a
commercial zone that is specific to Hammond in terms of land uses, building height,
setbacks, etc.
Multi-Family Zones in Hammond: The multi-family zones permitting townhouse and low-rise
apartment use will be reviewed for Hammond to determine densities and building heights
that are reflective of the Area Plan’s intent for these uses. Additionally, some zoning
modifications are anticipated for proposed townhouse use within the floodplain area of
Lower Hammond (Precinct 3) to help ensure compatibility with the existing building stock.
It is intended that an Area Plan Bylaw package, that includes the above supporting piece s, will be
presented to Council for First Reading in the form of a package in early Fall 2016.
h) Interdepartmental Implications
Planning will continue to work with other departments, such as Engineering, Parks & Leisure
Services, Building, Communications, and Economic Development wherever necessary in policy
development for the Hammond Area Plan Bylaw.
- 16 -
CONCLUSION:
Upon Council endorsement of the Hammond Area Concept Plan, the project will enter the fifth and
final phase of the process. The Area Plan Bylaw will be prepared along with regulatory tools, such as
development permit area guidelines and zoning amendments.
A variety of public input formats were utilized throughout the process, resulting in a significant
amount of feedback received from the community and contributing to Plan development. Many in
the community have been very engaged in this process and their feedback invaluable. Additional
inputs received from TransLink and Fraser Health and three technical studies commissioned for this
project have also helped inform content of the Concept Plan. No further open house events are
planned for the process, however, opportunities for public input will be provided between First and
Second Reading, as well as at Public Hearing.
“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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Hammond Concept Plan
Appendix B: Letter from Katzie First Nation, dated May 31, 2016
Appendix C: Letter from Fraser Health, dated April 22, 2016
Appendix D: Email from TransLink, dated May 12, 2016
Appendix E: Summary of Questionnaire Responses on Hammond Preliminary Concept Plan
Appendix F: Comments recorded by staff at March 30, 2016 open house event
Appendix G: Public Input Matrix for Hammond Area Plan Process
Hammond Area Concept Plan
1
Hammond Area Concept Plan
The Hammond Area Concept Plan is comprised of six sections forming a comprehensive outline for the
Hammond Area Plan. These sections are as follows:
1.0 Guiding Principles
2.0 Neighbourhood Characteristics
3.0 Land Use Designations
4.0 Transportation & Connectivity
5.0 Water & Habitat
6.0 Land Use Map
Section 1.0 sets the foundation for the Area Plan with ten Guiding Principles and supporting objectives.
The next four sections build upon the Guiding Principles and establish the framework for the Area Plan,
which includes an introduction to each topic and the intent for future policies and what they will aim to
achieve. The final section is the Concept Plan land use map.
1.0 Guiding Principles
The Hammond Area Plan process has produced 10 Guiding Principles to help navigate content
development for the Concept Plan. Supporting Objectives have been developed to create clear
linkages between the Guiding Principles and the policies that will be developed for the Area Plan
Bylaw.
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 are supported
Objectives:
•Permit diversity in housing forms and densities for modest cost housing options
•Plan for development that enables “aging in place” for residents
•Facilitate a greater supply and variety of rental housing forms
APPENDIX A
Hammond Area Concept Plan
2
3. New development enhances and compliments existing built form and neighbourhood character
Objectives:
• Plan for a range of development forms that fit with surrounding character
• New development is designed to foster “eyes on streets” and laneways
• Public spaces are attractive and inviting with plant materials and seating areas
• Enhanced neighbourhood vibrancy leads to development on vacant lots
• All new development incorporates useable and attractive greenspace
4. Historic commercial area serves community needs
Objectives:
• Plan for a pedestrian-oriented commercial hub of shops and services that meet
residents’ daily needs
• A greater density of mixed-use development contributes to viability of the village
commercial area
• Short-term pop-up commercial ventures help revitalize village commercial area and
enhance other employment areas
5. Innovative building technologies are utilized
Objectives:
• Adaptively reuse existing buildings, particularly those with heritage value or character
• Design buildings to adapt to future uses
• Encourage the use of innovative building technologies and materials
• Continue to promote sound management 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 make flood mitigation and emergency program information available to the
public
• Natural drainage areas are recognized for the important role they play in flood
mitigation
7. Natural landscape is maintained and enhanced
Objectives:
• Promote maintenance 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
Hammond Area Concept Plan
3
8. Transportation routes are safe and effective
Objectives:
• Ensure streets provide safe and walkable surfaces
• Promote identified bicycle routes throughout the neighbourhood
• Incorporate traffic calming measures where warranted
• Ensure community gathering spaces and points of interest are identified along
pedestrian and bicycle routes
9. Open spaces and recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
• Plan for new recreation trails, where opportunities exist, to improve pedestrian and
bicycle network connections
• Work with community to identify and support local food production opportunities
• Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
10. Employment opportunities are 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 the Hammond General Employment designation
• Mitigate impacts of industrial use on adjacent and nearby residents
2.0 Neighbourhood Characteristics
The Hammond neighbourhood has grown significantly since it was registered as a Township in
1883 and the character of each development era reflects the time period in which it was built.
Differences in character of developed areas are evident in land use, street grid pattern, built
form, and design of public space. Retaining neighbourhood characteristics that contribute to
the vitality and livability of Hammond over the long term is a primary goal of the Hammond Area
Plan. One approach to achieving this goal is in the identification of precinct areas where clear
differences in neighbourhood character exist and are considered as each of these areas evolves
over time.
Hammond Area Concept Plan
4
Using input received through the public consultation process, four precinct areas have been
identified:
• Precinct 1: North Hammond
• Precinct 2: Upper Hammond
• Precinct 3: Lower Hammond
• Precinct 4: Maple/Meadows Business Park
Hammond Area Concept Plan
5
Guiding Principles:
1. Neighbourhood Character is retained
3. New development enhances and compliments existing built form and neighbourhood
character
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
• Plan for a range of development forms that fit with surrounding character
2.1 Precinct 1: North Hammond
Intent:
North Hammond is predominantly low-
density residential in single-family form.
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 of 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 are large enough to
contribute character to the urban landscape.
A key focus for this area is retaining existing connectivity for pedestrian and cycling activity and
creating new opportunities wherever possible.
Hammond Area Concept Plan
6
2.2 Precinct 2: Upper Hammond
Intent:
When the Hammond
Township plan was
registered in 1883, Upper
Hammond began to
expand rapidly. The
opening of Hammond train
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 was the
predominant message received through the public consultation process.
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.
Hammond Area Concept Plan
7
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 features 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”.
Hammond Area Concept Plan
8
Additional Details:
The heritage character study identifies the potential for a Heritage Conservation Area as a
regulatory tool within Upper Hammond. A Heritage Conservation Area is one option for
retaining historic value. Other options include Development Permit Area Guidelines and zoning
regulations specific to lands within the heritage character area, as discussed below:
• Heritage Conservation Area: A Heritage Conservation Area Bylaw is the most effective
tool available in the Local Government Act for preserving heritage character within a
neighbourhood. For properties identified as being important to the heritage character
of the area, alterations beyond regular building maintenance, such as painting, replacing
existing materials, or re-roofing, will require a Heritage Alteration Permit. Design
standards would be required within the Bylaw for building additions, exterior
modifications, and new development.
• Expanding Commercial Uses in the Heritage Character Area: This approach would
involve creating an “Expanded Commercial Use” zone to apply to single-family
properties within the heritage character area. Such a zone would enable expanded
commercial uses such as art studio/gallery, retail, coffee shop, bakery, antiques, hair
stylist, flower shop etc., either within the existing primary building or within an
accessory building on site.
o If combined with Heritage Conservation Area Bylaw, the “Expanded Commercial
Use” zone would be applied to the entire area covered by the HCA Bylaw and
property owners would have the option to utilize the permitted commercial
uses or continue to retain the single-family use of their property.
o If this approach is not used in conjunction with a Heritage Conservation Area
Bylaw, it may still be considered as a viable heritage conservation tool. As such,
the “Expanded Commercial Use” zone could be made available to residential
property owners who are willing to designate their property as heritage in
exchange for the expanded commercial use.
• Development Permit Area Guidelines: Note that Development Permit Area Guidelines
for form and character may be established for new multi-family, commercial, mixed-use,
institutional, and industrial forms of development. Single family form is exempt from
Development Permit Area Guidelines. DP Guidelines help inform building and site
design so that new development complements the existing character. This includes
information on the use of appropriate building materials, siting, colours, and design
features, such as encouraging front porches, shed dormers, and multi-paned double
hung windows. Also incorporated into Development Permit Area Guidelines is the use
of landscaping, advising on outdoor features such as era appropriate trees, shrubs, and
fencing.
Hammond Area Concept Plan
9
2.3 Precinct 3: Lower Hammond
Intent:
The development era of Lower
Hammond is mixed. In the late 19th
and early 20th centuries, when Upper
Hammond was growing rapidly, Lower
Hammond was growing at a slower
pace. There are a number of older
homes scattered throughout Lower
Hammond, described in Donald
Luxton & Associates’ heritage
character study, 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 centuries. The study also
identified Lower Hammond’s grid-pattern road network and lot configuration, which is similar to
that found in Upper Hammond, contribute heritage character to the area. The grid-pattern
roads and lot configuration define the precinct boundaries as “Lower Hammond”, but 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.
Hammond Area Concept Plan
10
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)
• Very few sidewalks, and
Two areas of focus for Lower Hammond in the Area Plan are:
1) Maintaining the rural character;
2) Enhancing connectivity within Precinct 3 and identifying opportunities to link with
other Hammond Precincts and beyond.
2.4 Precinct 4: Maple/Meadows Business Park
Intent:
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 auto-oriented connectivity with the regional
highway network. The Business Park is a prime location very close to Lougheed Highway and
adjacent to Golden Ears Way and Golden Ears Bridge. When the southern lands eventually
Hammond Area Concept Plan
11
develop, an alternative access to the area will be constructed. This is particularly beneficial for
emergency access.
Considerations regarding development in the floodplain will continue to be a focus for Precinct
4, including best practices for stormwater management. Additionally, there will be a focus on
enhancing local and regional connectivity with improvements to roads and routes, as well as
increasing pedestrian and bicycle opportunities within and through the area.
3.0 Land Use Designations
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 are supported
3. New development enhances and compliments existing built form and neighbourhood
character
5. Innovative building technologies are utilized
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
• Permit diversity in housing forms and densities for modest cost housing options
• Plan for development that enables “aging in place” for residents
• Facilitate a greater supply and variety of rental housing forms
• Plan for a range of development forms that fit with surrounding character
• New development is designed to foster “eyes on streets” and laneways
• Enhanced neighbourhood vibrancy leads to development on vacant lots
• All new development incorporates useable and attractive greenspace
• Adaptively reuse existing buildings, particularly those with heritage value or character
Hammond Area Concept Plan
12
• Design buildings to adapt to future uses
• Encourage the use of innovative building technologies and materials
• Continue to promote sound management of all waste materials
3.1.1 Low Density Residential:
Intent:
Single-family dwellings, duplex, and triplex are the forms of development permitted in the areas
of Hammond identified for Low Density Residential. 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 outside of the floodplain area.
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, where appropriate, adjacent to large community gathering spaces and the
West Coast Express. It also serves as a transitional development form and density between Low
Density Residential and the Medium Density Multi-Family designations. Consideration of
Hammond’s existing neighbourhood character, that includes historic building elements and
attractive garden spaces, is an important aspect of this designation.
3.1.3 Medium Density Multi-Family:
Intent:
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 – for
example, some lands east of 207th in Precinct 2 and some lands within 100m of the Lougheed
Highway in Precinct 1.
Hammond Area Concept Plan
13
3.2 Employment
Four land use designations for employment within Hammond are Hammond Village
Commercial, Maple/Meadows Business Park, Hammond 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
5. Innovative building technologies are utilized
10. Employment opportunities are 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
• Plan for a range of development forms that fit with surrounding character
• New development is designed to foster “eyes on streets” and laneways
• Public spaces are attractive and inviting with plant materials and seating areas
• Enhanced neighbourhood vibrancy leads to development on vacant lots
• Plan for a pedestrian-oriented commercial hub of shops and services that meet
residents’ daily needs
• A greater density of mixed-use development contributes to viability of the village
commercial area
• Short-term pop-up commercial ventures help revitalize village commercial area
• Adaptively reuse existing buildings, particularly those with heritage value or character
• Design buildings to adapt to future uses
• Encourage the use of innovate building technologies and materials
• Continue to promote sound management of all waste materials
• Continue to support operation of the Hammond Cedar Mill and recognize its historical
presence in the community
Hammond Area Concept Plan
14
• 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 the Hammond General Employment designation
• Mitigate impacts of industrial use on adjacent and nearby residents
3.2.1 Hammond Commercial
Intent:
Hammond 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 pocket
parks into new development.
Additional Details:
• Intended uses are very similar to those in C-3, C-5 and H1 zones – however, a new
commercial zone will be created so that it is specific for Hammond. This zone will
include a ground-oriented multi-family form combined with commercial use to ensure
viability of a mixed-use development form.
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.
3.2.3 Hammond General Employment
Intent:
The Hammond 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 Hammond 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
Hammond Area Concept Plan
15
do not produce much noise, odor, or fumes and blend well into the nearby residential areas
either through attractive building design or landscape screening.
Additional Details:
• A new Hammond General Employment zone will be created for properties under this
designation with considerations for proximity to a residential area and close to historic
commercial node.
• Proposed is a maximum height of 3 storeys to mitigate building heights adjacent to
residential uses.
3.2.4 Hammond General Industrial
Intent:
The Hammond Cedar Mill lands make up the Hammond General Industrial designation and this
operation is anticipated to continue for the foreseeable future. The Mill has been providing
local jobs since 1908 and is as much a part of Hammond’s historic character as the railway and
street grid pattern.
3.3 Parks and Open Space
Intent:
Hammond has a number of Park spaces that include:
• Hammond Stadium, Pool, and Community Centre
• Hammond Park
• Maple Ridge Golf Course
• Tolmie Park
• Emmeline Mohun Park
The Parks and Open Space designation continues to include lands dedicated to a range of
recreational activities located within all three of Hammond’s residential Precincts. It is intended
to identify a suitable location for a community garden within Hammond to contribute further to
outdoor leisure activity, neighbourly interactions, and locally organized events.
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
Hammond Area Concept Plan
16
Objectives:
• Celebrate Hammond’s history in ways that identify special places, people, features, or
events
• Promote maintenance 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, to improve pedestrian and bicycle
network connections
• Work with community to identify and support local food production opportunities
• Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
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.
Guiding Principles:
1. Neighbourhood character is retained
2. New development enhances and compliments existing built form and neighbourhood
character
3. New development enhances and compliments existing built form and neighbourhood
character
5. Innovative building technologies are utilized
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
• Plan for a range of development forms that fit with surrounding character
• New development is designed to foster “eyes on streets” and laneways
Hammond Area Concept Plan
17
• Public spaces are attractive and inviting with plant materials and seating areas
• Adaptively reuse existing buildings, particularly those with heritage value or character
• Design buildings to adapt to future uses
• Encourage the use innovative building technologies and materials
• Continue to promote sound management of all waste materials
• Work with community to identify and support local food production opportunities
• Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
3.5 Conservation
Intent:
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). The Slough’s drainage capability
provides an essential benefit to nearby property owners and as such it is important that the
ecology of these lands are maintained and enhanced where possible.
Additional Details:
• The Agricultural Land Commission has identified this property as one that they would
support removal from the ALR and this will be pursued through the Area Plan process;
• It is anticipated that with ALC approval of the ALR lands, the more suitable designation
of “Conservation” will be applied through the Area Plan process.
Guiding Principles:
6. Flood risks are minimized through a variety of mitigation measures
7. Natural landscape is maintained and enhanced, wherever possible, for aesthetics and
ecological value
Objectives:
• Natural drainage areas are recognized for the important role they play in flood mitigation
• Continue to make flood mitigation and emergency program information available to the
public
• Promote maintenance 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
Hammond Area Concept Plan
18
4.0 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.
Guiding Principles:
5. Innovative building technologies are utilized
6. Flood risks are minimized through a variety of mitigation measures
8. Transportation routes are safe and effective
Objectives:
• Encourage the use of innovative building technologies and materials
• Continue to promote sound management of all waste materials
• Continue to management Wharf Street dyke as a defense against flood events
• Natural drainage areas are recognized for the important role they play in flood mitigation
• Ensure streets provide safe and walkable surfaces
• Promote identified bicycle routes throughout the neighbourhood
• Incorporate traffic calming measures where warranted
• Ensure community gathering spaces and points of interest are identified along pedestrian
and bicycle routes
Hammond Area Concept Plan
19
5.0 Water & Habitat
Intent:
Approximately half of the Hammond area is located in the floodplain and flooding has long been
a concern for residents, particularly during peak 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. It is an approach concerned with both water quantity and quality, each impacted
by the amount of effective impervious surfaces within a drainage area. 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 an appropriate mix of
plant materials promotes biodiversity in natural drainage areas. Healthy natural environments
help improve water quality, slow volume during peak events, and reduce pressure on nearby
Hammond Area Concept Plan
20
floodplain pump stations. The pump stations are designed for large scale water conveyance
from flood prone areas.
There are a number of opportunities for increasing biodiversity within existing drainage canals in
Lower Hammond located in road right-of-ways and on vacant municipally owned lots.
Increasing biodiversity not only contributes to effective rainwater management, but also
improved function as habitat for a range of insects and freshwater invertebrates.
Guiding Principles:
6. Flood risks are minimized through a variety of mitigation measures
7. Natural landscape is maintained and enhanced, wherever possible, for aesthetics and
ecological value
Objectives:
• Continue to manage Wharf Street dyke as a defence against flood events
• Apply floodplain construction standards for new development
• Continue to make flood mitigation and emergency program information available to the
public
• Natural drainage areas are recognized for the important role they play in flood mitigation
• Promote maintenance 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.
LOUGHEED HWY
GOLDEN EARS WAYTHORNE AVE
W H A R F S TMAPLE CRES207 ST207 ST203 ST210 ST210 ST113B AVE
W HARF ST203 ST113B AVERIVER RD
207 ST114B AVE
115 AVE
BARCLAY ST207 ST114 AVE203 STDEWDNEY TRUNK RD
DEWDNEY TRUNK RD 210 ST203 STKINGSTON STMAPLEMEADOWSW A Y
LOUGHEED HWY
117 AVE207 ST11 7 AV E206 ST118 AVE
M
A
P
L
E C
R
E
S
LORNE AVETHORNE AVE
200 ST
H
A
M
M
O
N
D R
DWEST ST210 STTHORNE AVE
LORNE AVE
MAPLE LANE
PENNY LANE
LATVALLA LANELANELANE
LANE
LANELANE
LANE
LANE LANELANELANE
WHARF ST DITTON ST114 AVE
OSPRING STWARESLEY ST207A STKENT STS
T
E
W
A
R
T C
R
E
S
P
RIN
C
E
S
S S
T STEEVES STKINGSTON STCHIGWELL STWANSTEAD STDARTFORD STLORNE AVEWESTFIELD AVE
201A ST115A AVE
116B AVE
CAMWOOD AVE
115 AVE
HAMPTON STDALE DR
E
LT
H
A
M S
T GRAVES STGO L F L A N E
C
H
A
R
LT
O
N S
T
M
E
L
VILL
E S
T
DUNN AVE 206B STPATTERSON AVE
MILLER ST120A AVE
STONEY AVE
STANTON AVE
BEST STBRUCE AVE
RIVER RD W
119A AVE
WALNUT CRES
BATTLE AVE ROSEWOOD STDENIZA AVE OWEN STMCFARLANE AVE
ASHLEY CRES
BARKER AVE
H
A
Z
E
L
W
O
O
D S
T
E D G E D A L E A V E204 ST205A ST206A STMISUTO PL209 ST113 AVE 209 ST205 ST208 ST115A AVE 206B ST120B AVE
116 AVE
119 AVE 211 ST206 ST119 AVE
206 ST206 ST115 AVE
GOLF LANE209 STKIN
G
S
T
O
N S
T
119 AVE
116 AVE208 ST120B AVE
205 ST204B ST113 AVE
L
A
N
E
HAMPTON STB
R
O
M
L
E
Y S
T
B
E
C
K
L
E
Y S
T
115 AVE
207A STBRUCE PLPI
NDA PLF
U
R
U
K
A
W
A PL201B ST202A ST202B STHAMMOND RD
120B AVE
120A AVE
1
2
0
B C
R
E
S 121 AVE
MCKINNEY AVE
TANNER PL
HUNTER PL
ROSEWOOD PLSENTINEL STHARTNELLAVE
Hammond Concept Plan
Legend
Low Density Residential
Low Density Multi-Family
Medium Density Multi-Family
Hammond Village Commercial
Hammond General Employment
Maple Meadows Business Park
Hammond General Industrial
Institutional
Parks & Open Space
Conservation
APPENDIX B
Fraser Health Authority
Health Protection
#400 22470 Dewdney Trunk Road
Maple Ridge, BC
V2X 5Z6 Canada
Tel: (604) 476-7000
Fax: (604) 476-7077
www.fraserhealth.ca
Sent by e-mail
April 22, 2016
Lisa Zosiak
City of Maple Ridge
11995 Haney Place,
Maple Ridge, BC V2X 6A9
Dear Ms. Zosiak,
Re: Hammond Preliminary Concept Plan
Thank you for the opportunity to review and provide comments on the Hammond Preliminary Concept Plan.
We recognize the importance of this plan in guiding growth and development in this neighbourhood and
creating a healthy community. Supportive settings are one of the best ways for municipalities to encourage
healthy human behaviours and social interactions. Local governments play a key role in creating healthy
communities through careful design of the built environment which can help improve physical and mental
well-being and reduce the risk of chronic disease.
Fraser Health recognizes five principle areas in creating a healthy built environment including:
Healthy Neighbourhood Design – people can easily connect with each other and a variety of services
Healthy Housing – a variety of diverse and affordable housing options all available for all
Healthy Natural Environments – the natural environment is protected and people can connect with nature
Healthy Food Networks – healthy food choices are accessible and encouraged for all
Healthy Transportation – transportation is safe and accessible for all and active transportation is prioritized
We are pleased to see many elements of the plan align with healthy built environment principles. Overall, the
intent to create a complete and connected neighbourhood for the residents of Hammond is apparent. These
neighbourhoods encourage walkability and the use of active transportation. We strongly support guiding
principles and objectives that strive to create a walkable neighbourhood such as retention of existing grid
networks, enhancing connectivity, and providing a mix of residential and commercial uses to meet residents’
needs. Obesity is associated with high blood pressure, stroke, and heart disease, which are among the
leading causes of disability and death in Canada1. The My Health My Community Health Profile (2015) for
Maple Ridge reports an obesity rate of 33% which is higher than the average for the Metro Vancouver area2.
Increasing the mix of land use and proximity of amenities is important to encourage physical activity and
reduce the risk of obesity3. We are pleased to see that physical activity is also encouraged in the plan through
APPENDIX C
2
increasing pedestrian and bicycle opportunities via street improvements and the use of greenways. We
agree that transportation routes must be safe and support traffic calming measures being incorporated as
noted in the plan. Engineering measures that reduce traffic speed and volume, increase safety for all road
users and promotes walking and bicycling4.
We are pleased to see principles and objectives which seek to provide a range of housing forms (including
multi-family residential), a greater supply and variety of rental housing, and options to allow for aging in
place. Housing is a major determinant of health and communities should offer a variety of diverse and
affordable housing options to ensure the needs of all community members are met. Prioritizing housing for
vulnerable groups such as the elderly, low income groups, and people with disabilities can lead to improved
general health and quality of life3.
We support efforts to create a complete community through the revitalization of the commercial downtown
area. This will allow the community better access to local amenities and employment opportunities. The Plan
also recognizes the importance of social connectivity and mental well-being through principles directed at
enhancing public spaces as attractive and inviting places for the public to gather. Moreover, interaction with
nature can also promote mental well-being and this is supported in the plan through ensuring the natural
landscape is maintained and enhanced and the quality and function of greenspace is improved and
recreational opportunities exist. In addition to promoting physical activity and linking the community, access
to trail networks, greenspace and nature can further support both mental and physical well-being and
provide a place for social interaction5.
Through the items highlighted above, it is apparent that the well-being of the residents of Hammond has
been considered. To further set the framework for the health in this neighbourhood, we recommend the
following:
Update Guiding Principle #8 to indicate transportation routes will be accessible and active
transportation will be prioritized over private automobile use. For example: “Transportation routes
are safe, effective and accessible and active modes of transportation such as walking, biking, and
transit use are prioritized. Community Design that supports active transportation has been
demonstrated to provide multiple health benefits including promoting regular physical activity,
improving air quality, and improving community liveability6. A hierarchy of street users, with priority
given to those who are walking, cycling, or using public transit can increase road safety for all users1.
Support mobility and accessibility for all by updating objectives under Guiding Principle #8. For
example, “Ensure streets provide safe, walkable surfaces for people of all ages and abilities.”
Walking is the most basic form of travel and is particularly important for health and ability to reach
essential goods and services. Efforts should be made to ensure walking facilities accommodate all
potential users regardless of age or physical ability4. Streets with sidewalks, crosswalks, lighting, and
benches are associated with an increase in physical activity for older adults7.
Prioritize pedestrian and cycling infrastructure improvements in areas which provide linkages from
residential areas to key destinations such as ensuring safe routes to schools and improving access to
transit stops and stations (eg. Maple Meadows West Coast Express station) and nearby employment
areas (eg. Commercial areas and Maple Meadows Industrial Park). Making active transportation
3
routes convenient and safe can encourage the decision to walk, cycle or use transit3. As well,
convenient access to public transit can encourage equality by enhancing mobility among a wide
range of vulnerable groups1 such as the elderly, those of lower income or those with disabilities.
Include policies to support access to healthy food such as locating affordable housing near existing
food retail, encouraging the development of local food hubs or providing incentive for healthy food
retail to locate in commercial space. The availability and accessibility to food retail outlets that sell
fresh produce is linked to decreased obesity rates3.
We appreciate your consideration of our recommendations and look forward to continued dialogue. If you
have any questions or would like additional information, please contact me at (604) 476-7012.
Sincerely,
Jana Cranch
Healthy Built Environment Program
1. The Canadian Medical Association. (2013). Policy on the Built Environment and Health.
2. My Health My Community. (2015). Maple Ridge Community Health Profile.
https://www.myhealthmycommunity.org/Portals/0/Documents/Community%20Profiles/MapleRidge_final.pdf
3. Provincial Health Services Authority (2014) Healthy Built Environment Linkages A toolkit for Design, Planning, Health.
http://www.phsa.ca/Documents/linkagestoolkitrevisedoct16_2014_full.pdf
4. Jacobsen PL, Racioppi F, Rutter H. Who owns the road? How motorized traffic discourages walking and bicycling. Inj Prev
2009; 15:369-73
5. Frumkin, H. (2001) Beyond Toxicity: Human health and the natural environment.
American Journal of Preventative Medicine, 20(3), 234-240
6. Litman T. (2012) Integrating Public Health Objectives in Transportation Planning. Victoria Transport Policy Institute.
https://www.myhealthmycommunity.org/Portals/0/Documents/Community%20Profiles/Hope_final.pdf
7. Hanson, H.M., M.C. Ashe, H.A. McKay, and M. Winters. (2012) “Intersection Between the Built Environment and Social
Environments and Older Adults’ Mobility: An Evidence Review.” National Collaborating Centre for Environmental Health.
From:Clark, Joanna
To:Lisa Zosiak
Cc:Ross, Sarah
Subject:Hammond Neighbourhood Plan - TransLink"s Comments
Date:Thursday, May 12, 2016 1:22:14 PM
Hi Lisa,
Thank you for the opportunity to review the Hammond Preliminary Concept Plan. We appreciate the
plan’s strategies to focus growth adjacent to the West Coast Express station and along the northern
boundary of precinct 1, which is within walking distance of the Frequent Transit Network (FTN) along
Lougheed Hwy and Dewdney Trunk Road. The FTN network is a regional network where there is
enough service to provide 15 minute or less all day frequency. In this case, bus routes #701 and #791
collectively provide all day frequency. Strategies for increasing pedestrian connections from the
Hammond neighbourhood to the FTN may be a consideration in your planning processes.
Your letter requested more information on the future of transit planning for Maple Ridge. At the
moment the primary plan to reference is The Mayors’ Transit and Transportation Plan. This plan
identifies a new B-Line express bus along Lougheed Highway from the Evergreen extension in
Coquitlam to Maple Ridge (see map pg. 7) and potential expansion of coverage service to Maple
Ridge’s lower density neighbourhoods (see pg. 19). When these investments will be implemented
depends on available funding.
TransLink has been in initial discussions with the City of Maple Ridge and other neighbouring
municipalities regarding improving transit service along Lougheed Highway. This has included a
shared interest in further study to review transit along the corridor.
Please feel free to call or e-mail with any questions or clarifications. You also mentioned in the letter
that you reviewed the website for plans and strategies. Although there is a lot of information on the
website, I understand it may be difficult to tease out how TransLink’s transportation planning
processes work. I would be happy to meet or chat over the phone to discuss these processes further.
Sincerely,
Joanna
Joanna Clark
Senior Planner, Partner Consultation | TransLink
T: 778.375.7623
E: joanna.clark@translink.ca
www.translink.ca
P Please consider the environment before printing this e-mail
APPENDIX D
Hammond Preliminary Plan
March 30, 2016 Open House Questionnaire Results
(Completion rate: 100.0%)
Proposed Residential Density Increase in North Hammond and Lower Hammond
Based on the feedback received in November 2014, do you think the proposed
residential density increase is reflective of the responses received for:
1.(a) North Hammond (Precinct 1)?
Response Chart Percentage Count
Yes 69.0% 20
No 31.0% 9
Total Responses 29
1.(a) (i) If you answered “no” to above, do you think more or less residential
density should be shown in North Hammond (Precinct 1) ?
Response Chart Percentage Count
More residential density 35.7% 5
Less residential density 64.3% 9
Total Responses 14
APPENDIX E
Proposed Residential Density Increase in North Hammond and Lower Hammond
Based on the feedback received in November 2014, do you think the proposed
residential density increase is reflective of the responses received for:
1. (b) Lower Hammond (Precinct 3) ?
Response Chart Percentage Count
Yes 60.0% 18
No 40.0% 12
Total Responses 30
1. (b) (i) If you answered “no” to above, do you think more or less residential
density should be shown in Lower Hammond (Precinct 3) ?
Response Chart Percentage Count
More residential density 23.1% 3
Less residential density 76.9% 10
Total Responses 13
Upper Hammond (Precinct 2) Options
A technical study was undertaken by Donald Luxton & Associates to identify
where heritage character is concentrated in Hammond. The study concluded
that the “concentration of heritage character sites is situated in Upper
Hammond, where a significant number of resources exist in fairly close
conjunction.”
2(a) Three residential density options are presented for Upper Hammond
(Precinct 2) within the Heritage Character Area identified by Donald Luxton &
Associates. Which option do you prefer?
Response Chart Percentage Count
Option 1: Minimal change in land use and density 41.7% 15
Option 2: Density increase along major corridors (i.e.
Lorne, Maple Cresc., 207th)
19.4% 7
Option 3: Concentrate density increase around historic
commercial node
30.6% 11
None of the above 8.3% 3
Total Responses 36
Appendix
1. (a) (ii) Do you have any comments or suggestions related to density for North
Hammond?
# Response 1. more denisity on thorne ave as it is a East -west cross road through north hammond plus proximity to school site. 2. Since North Hammond is closer to services then Multi Density makes more sense as lower income residents would have less need of transport as they would be closer to those services. 3. I would support slightly more density in this area. 4. I don't really know how to answer question 1 as I don't recall seeing any breakdown of the previous responses for each area (Precinct) so can't say if the drawing is consistent with those responses. 5. That section is already done, built as primarily single family detached homes, many with illegal suites. There's no point in re-designating that area for more units for the sake of re-designation. That should've been done before the subdivisions were OK'd. 6. The residential density needs to reflex the historic nature of the community and does not need to have a whole lot of high rise apartments within the areas. I think it should contain single family residential density and housing. And retain all historical buildings in the area as well in the commercial area be reastablihed. 7. People move to this type of area because of reduced traffic, in the ten years I have lived in Hammond we have had a considerable increase in traffic. I don't think we need any more. 8. This area is already well served by being close to many commercial facilities - shops, medical services, restaurants. The density is only going up relatively slightly over time, focused on main access roads 9. I am concerned that the heritage survey did not consider Precinct 1. 10. None 11. I think level of density in Nor Hammond is sufficient for the infrastructure (roads/schools/shops/transit). 12. The roads and shopping and schools cannot support more people. 13. Why is graveyard "institutional'? Whey are you so anxious to change face of N Hammond? SOOO many multi-family. 14. Do not clog major road ways with multi housing. 203rd has become so much busier with large truck traffic. It will only get worse and make for a disastrous mixture of pedestrians and large vehicles. 15. no
16. Major concerns over traffic on 207/203 meeting Lougheed if density increases more than existing - especially 203rd. 17. Keep density to high traffic, low character, areas.
1. (b) (ii) Do you have any comments or suggestions related to density for Lower
Hammond?
# Response 1. any densification in lower Hammond needs to require sidewalks /improvements to further facilitate pedestrian traffic movement. especially on lorne/princess/ditton streets and pedestrian specific improvements at railcrossings or future pedestrian overpass over the tracks near the area for future discussion.... 2. Keep about the same maybe slightly more density 3. Same as for Precinct 1 above (I don't really know how to answer question 1 as I don't recall seeing any breakdown of the previous responses for each area (Precinct) so can't say if the drawing is consistent with those responses). 4. It's particularly silly to make this area more dense until there is at least one or two more exit roads from the area. Residents are trapped in two places by train tracks and no access back out through the reserve. This original plan was suggested before the Katzie closed access along Wharf Street through property, no? Until safety and access gets resolved, no more development. There are other issues surrounding flood zones but that is for another time. 5. Single family residential with no multi-family other than the odd duplex, no apartment buildings. and retain all heritage houses in the area. 6. We must preserve the heritage characteristics of Hammond. Smaller homes! Unique home, not cookie cutter style. 7. People move to this type of area because of reduced traffic, in the ten years I have lived in Hammond we have had a considerable increase in traffic. I don't think we need any more. 8. A very difficult area - the southern portion is in major flood/earthquake risk, very limited access from N.E. which if blocked by a train cash/derailment leaves people trapped with no escape route until a back way in is built. Dyke road is not wide enough to be a major route either. You cannot put many more people in under such conditions 9. This seems like a reasonable way to finance better access to amenities around the park. I am concerned that disaster planning is hampered by present access, and that the potential for flooding increases as time passes. 10. I think were proposed area is should end there as far as low density multi family 11. I also think the density in lower Hammond is compatible to the demand, especially considering this area is blocked in by train tracks. Keep commercial properties minimal. 12. We need a trail along the river...I realize it's difficult. 13. The roads as they are cannot support more traffic
14. Every neighbourhood that is single-detached-only can benefit from some densification to promote community diversity as well as housing choice for existing residents. 15. I'm not against town homes in lower Hammond. It will make busier but I think it's better fit than new monster houses. Road / traffic calmers would need to be implemented. 16. Keep single family only. Please consider an exit strategy for potential train emergencies. Thanks to the local first nations blocking Wharf Street if a train situation every blocked Ditton and Lorne Ave is there access for emergency vehicles??? 17. It would be nice to have a 3rd exit leaving lower Hammond. Perhaps connecting Hazelwood to the industrial park. 18. It is a bad flood area so less density for the safety of the people. 19. NOT interested in more density in Lower Hammond. Especially not in that area around the park. By the tracks, ok. By the industrial area, ok. Don't close in the central park with a bunch of townhomes please. And that's the main exit out of Lower Hammond. Clogging it up seems unhelpful. Want to retain the community feel of the smaller, single family homes. Smaller homes, larger yards, more green space, more welcoming. Less people means the roads are less busy, children can play more freely. Not interested in widening roads on smaller streets. Encourages people to fix up the smaller homes not tear down in favour of development. Densifying the area would lose the charm of the neighbourhood. Increased traffic at railroad crossings is not pleasant. Please change the percentage of land space used for dwellings in Lower and Upper Hammond. Limit the land space that people can use for development, thereby limiting the monster homes that are being built. Save the character homes! 20. Maintain character of the area in Lower Hammond. Single family homes only. No monster homes. Lower the percentage of land used for homes on each property. 21. How was the area of low density multi-family determined for Precinct 3? Why were some blocks included and other adjacent blocks excluded? 22. Side yard setbacks should be increased where new higher densities may abut lower single family density zoning. Form & character guidelines for proposed low density multi-family should encourage building forms and architectural detailing that complements the vernacular of historic Hammond Homes.
2. (c) (i) Please tell us your reasons for your preferred option for Upper Hammond
(Precinct 2):
# Response 1. While i remain concerned that there could be a loss of the heritage character in upper Hammond, I also recognize that there is no guarantee a property owner may want to keep the home. I understand that changing the zoning may accelerate the gentrification of the area, yet we also need to think about the cost of homes and how much we will give up in density to preserve what we can. Option 2 brings density and renewal to an older part of Maple ridge but affords us the opportunity to preserve and protect early. My suggestion should option 2 be selected is to encourage strict design principles that can be reviewed by the city's design committee when new applications come forward. Any new project should most definitely have forma and character to fit with the community. All housing types should be required to fit with the look and feel of the heritage aspect within precinct 2, and should use wood and architectural accents to achieve this such as gables, awnings. For larger buildings the same should apply, and where possible, duplexes, row/townhomes should be designed so that they appear as separate homes and not a big block. These design principles will help ensure that the heart of the community remains throughout new develops, and would make it easier for purchasers/owners of the identified heritage properties, to keep and revitalize key heritage sites as they would easier blend into the new buildings around them. Further, i encourage the city to find a way to encourage the preservation or even relocation of any potential heritage buildings should they come forward for redevelopment. Perhaps the remaining low density residential in option 2 (above the commercial centre) could be designated a heritage village in the future, to encourage high value heritage homes relocated here should we see a problem with losing them? 2. we need to keep the heritage in the neighbourhood 3. Traffic is already to much with the park and daycare on lorne . 4. I like the feel of Hammond with all it's natural openness and some of the character/heritage homes. i would like to see some commercial development in the lower part of Hammond on Dartford and Maple Crescent similar to Osprey Village. 5. The population is growing and people need a place to live, but this is a Heritage area, and if you take a backhoe to the houses and ruin this area then it will be like the song - You don't know what you have till it's gone. I would support only minimal change in this area maybe the odd lot, the apartments that have gone in already do blend in very well. 6. Density has to increase. I would support even more areas of low density multi family as long as heritage sites are accommodated, parking is appropriate, streets & sidewalks appropriate, etc. 7. The area has this 'heritage' neighbourhood feel for a reason. It's old. The homes are 'quaint'. That's why so many people want to live here. Absolutely some areas should be apartments,
condos, townhouses, and there are certainly a lot of properties with yards large enough to support multiple units. Unless there will be a corresponding increase in utilities maintenance, safe sidewalks, police and ambulance support, there is no valid reason to build up more density in an already overpopulated area - the entire City of Maple Ridge. 8. We moved to "Upper Hammond" nearly 15 years ago. The attraction was the historic character of the neighbourhood and its rural nature. It was not the most attractive neighbourhood at that time, but during the last decade, people have improving their houses and cleaning up the landscape. This will never be a fancy neighbourhood, but that is part of its attraction. I would be very disappointed in Maple Ridge if policies were to be put in place that would change this quaint, friendly little corner of Metro Vancouve, unique in its history. I believe that option 1 best preserves the historic and character of Upper Hammond that initially attracted us to this area. 9. There is a need to protect the heritage character of the area and re build the commercial area to be used by the residents to gather and enjoy their community. 10. My preference is option #1. It is the least intrusive to the Hammond area. 11. I do not want to see an abundance of multi family units that is not what our neighborhood is about. 12. The increased density would be focussed around a new commercial concentration to which people can walk or bike. The area immediately north of Maple Crescent is generally quite rag-tag anyway. If the community wants to develop - some density has to increase - this is a good compromise as the main working class core will be maintained. 13. My concerns here include the aging out of the Heritage Inventory - why is the mill manor house threatened by options 2 and 3? Can we make good decisions without asking the community for in-depth conversation about what numbers specifically value here? 14. We already have a commercial area (which needs to be developed). Higher density residential seems logical to say in that area. 15. the heritage portion is why I live here. It is of utmost importance. A commercial node would be nice, but very difficult to accomplish. 16. Option (3) Land assembly & multi-family. 17. I like the small town feel. Children able to go almost anywhere. If change must come make sure the road system can handle the change before it happens. 18. Fits with the regional norm - preserves quality of most historic streets - supports commercial revitalization. 19. Preserves heritage character, but includes employment & shopping opportunities. 20. Option #1. Do not change anything, leave as is. We don't need "townhouses etc", that are all stacked
rabbit boxes. 21. Come up with a combination of option 1 & 3. Keep Heritage homes (designated and those that should be), increase density along 207th, and have more commercial on Maple. 22. Please consider doing anything that could improve the look of the old commercial area on Maple Cresent across from the mill. That area looks nasty. It currently only appeals to business like Pot shops / Biker store / Rehab. Please propose a plan that encourages well rounded business ideas. Start by planting trees, nice sidewalks and light standards and maybe new fresh business would build-up. I would love to open a restaurant / cafe but the area looks grim. 23. I have concerns regarding the ability of commuters to leave the area.The intersection at 203rd and Hammond road will need to be widened for more left hand turn traffic. 24. I think you go high density. Or low density and decide this it residential on large lots. The houses identified as "Heritage character" is a joke, we had a dinner party and we were talking and people were laughing at the stupidity of those house's being "Heritage character", they are falling down not saveable and not beautiful buildings not worth the money it would cost to restore them they are tiny little shacks. I love heritage,walking in Fort Langley and Vancouver but come on common sense here folks. 25. I'm halfway between Option 1 & 3... I like the idea of sprucing up the commercial area and densifying a little around that space. I know we can't have a cute coffee shop or anything the way it is now (Option 1) and that would be a really nice idea - like Bonson Landing but less so. But honestly, I'm concerned about saying ok to Option 3. I know it's rundown in several places so I can see the appeal of this densifying this space. Rezone the empty lots and use that. If you rezone the smaller older homes in there, they will just get torn down in the blink of an eye. Can you remove the character homes identified by Donald Luxton from the rezoning process? We just had those heritage homes moved from Vancouver to Hammond. Can we encourage this kind of revamp in the area? Moderation! 26. Keep character homes separated from the rezoning process. Revitalizing the commercial area would be good. 27. The proposed Option 3 residential density seems in keeping with the amount of commercial space to be supported by the community. Properties with heritage designations appear to be considered for rezoning under Option 2, which I am not in support of, as I would hope these homes would be protected. 28. -If (when) the Interfor Mill is eventually closes, concentrating density in the historic commercial node area would set up the Interfor site to the south to be rezoned and developed for higher density / mixed use as well. -Provides for employment options along Maple Crescent
-Respects a large area of historic homes -This option suggests density increase in an area with a lot of vacant lots, homes in poor condition, etc. so larger scale re-development makes sense 29. Its about time that Hammond grew up. Lets have families move into area and not just single people. Hopefully, two and 3 and 4 bedroom units will be built. If a 3 or 4 storey apartment gets built overlooking my house, then I will sell up and move and its goodbye to Hammond.
3. (a) Please provide your comments on this key aspect of the Preliminary
Concept Plan:
# Response 1. all of the identified routes would be appreciated ! the sooner the better ! due to wharf st's narrow width, please identify wharf st as a potential improvement for walking/cycling path when dyke improvements are made in the future. would still like to see more connections and improvements made in precinct 2 in the future so that that it is even better to connect to an improved commecial node, the community centre/park. a wider and lit multiuse pat on lorne (maple to 207) and 206 (from the stadium through the park all the way to maple) makes the most since and there is currently not a sidewalk on 206 at all. 2. I like the plans for the trails 3. These trails would be a welcome addition. 4. not clear on what you are specifically asking? 5. Yes I support better sidewalks and especially bike paths. 6. I don't know that a series of pathways are necessary through residential neighbourhood, as long as streets have sidewalks. I see pathways more for connecting into pathways outside the neighbourhood, getting to and touring through parks, along the river, etc. 7. "Walkability" in this area, from my perspective, is having the ditches changed to proper storm sewers with proper, safe sidewalk access. The entire area is scary to walk in with the ditches and rat-racers. This should be basic civic upgrading and not off-loaded to the area residents on our property taxes. I would still not use this area for walking due to the lack of lighting and open ditches. If these could be addressed as basic taxpayer considerations, it may be more practical. 8. This is a very important part of the revitatlation of the heritage character of the community and having the ability to ride and walk within the area is vital. 9. I would love to have more trails throughout Hammond. Green spaces, places to sit to watch the river, measured & marked trails (like 2km, 5kms) * More families in the area will impact Hammond School. Can it hand the load?
* Allow for heritage homes from other areas to be relocated in Hammond. They would add to the unique quality of the neighbourhoods 10. I think walking and cycling trails are good as long as they do not the road traffic. I also think that installing attractive (heritage style?) street lights and small sidewalks in the neighborhood would be an asset. 11. More safe walking/biking trails always useful 12. Hammond represents an opportunity for ground-breaking community development rather than just talking about density issues, whey not undertake a healthy community process that reveals the heart of Hammond's potential and delivers neighbourhood-grounded ongoing programs that articulate social and economic values. For example: does Hammond need a community police presence? A medical/education facility? A co-op/credit union to support commercial growth? 13. Good lets do it. 14. - Safer, brighter walking trails with side walks - Improve cycling route 15. yes, please, please - more trails are ALL good! 16. The Trails are mostly used as walking trails improve with gravel trails maintaining most of the wild area around the ditches. 17. Best investment a community can make is in landscaped pedestrian trails. Check out Grand Forks, BC. Check out Surrey! Barnston View Waterfront in Pitt Meadows is attracting lots of people. 18. Good idea - helps keep people out of cars. 19. Right now, lower Hammond feels disconnected with the other districts, we need more infrastructure to connect them together so it feels more like a part of the neighborhood. As for the pedestrian sidewalks, there are none right now. As a resident of lower Hammond, we need these to be built so kids are able to travel safely on the side of roads. 20. traffic calming 21. I would like to see a hard surface on some of the trails as they are often muddy. Neighbours dumping their yard waste along the trails is another problem. 22. Very much like this aspect of the preliminary concept plan. Would prefer not to see a through road at the west end from the industrial area. Too much traffic cutting through Hammond on Maple Crescent from the bridge and train station already. 23. I think it is irresponsible in a major flood areas to have high density. 24. LOVE, LOVE, LOVE the proposed walkways. As a young family we love to walk in Lower Hammond. There are always people walking in Hammond out of enjoyment, not necessity. The ditches are a nice cut through. Jazzing these up a bit would be lovely. Can we encourage talk about green space and nature preservation? We have coyotes,
raccoons, frogs, squirrels, and an abundance of birds. Limiting the amount of densification encourages the mini ecosystems that exist along these drainage canals and along the river to grow. It makes for a more natural and relaxing community overall. Missing cats aside :( There was talk of a walk under the bridge (along the ditch, across Ospring, and in to the undeveloped industrial area). That would be amazing! It's a beautiful space over there. Ponds with cranes and frogs and lizards and ducks. Tall reeds to look for mice and insects. It's a whole ecosystem existing undisturbed and a great deal of people use it for strolls, jogging, cycling, and dog walking. Us west end Maple Ridge home owners have so far to go to obtain this kind of natural, outdoor space. Once that industrial park kicks in, it's all gone. Can the city purchase a portion to keep as recreational space? 25. Improving the walking paths would be great. They are well used in the neighbourhood. Nice for wildlife/birds. 26. I am in favour of further development and/or enhancement of these existing and proposed trails and pedestrian routes, as it will encourage safer local areas to walk and cycle, and provide for environmental enhancement opportunities and possible storm water management applications. I would prefer to see the open drainage canals preserved, as they have a far greater capacity than a piped system, and provide for significant wildlife habitat throughout the neighbourhood. I walk to and from Precinct #3 to the West Coast Express Station, and would appreciate consideration for a safer pedestrian route on Hammond Road from 203rd to the Station. Many of us walk that section daily on the road shoulder in too close proximity to traffic at speed. This pedestrian route should be a priority, as it is a significant safety concern. In general, I am in favour of narrower road right of ways to encourage more pedestrian friendly streets. 27. I strongly support the development of the trail system as indicated in the concept plan. Where infill development or lot consolidation may take place by one of these corridors, I would support public pedestrian trail systems through or beside the private development, paid for by the developer. These corridors should not just be looked at as pedestrian routes, but also as opportunties to enhance much needed stormwater management and to provide wildlife habitat benefits. Community gardens could also be considered if there is demand.
4. Please provide any additional comments you may have on any aspect of the
Hammond Preliminary Concept Plan. |
# Response 1. would like to see / know more about what could potentially happen should the Hammond
cedar mill ever cease operation as i think that would potentially be a huge site to develop and tie into the the Hammond commercial district as part of a planned community. I would not want to see this site turned into a different type of industrial. Therefore would like to hear more about how that specific zoning designation would apply should the mill cease operations. 2. Would like to see more shops and some development around the Maple Crescent area up to Lorne ave. Sidewalks to improve safety for pedestrians walking along the streets ie Westfield. we have a number of vehicles that blow through the stop signs along there, especially at Dartford and Westfield. Very dangerous especially when children are playing in the area. May need to consider traffic calming alternatives for some of these areas as we get a lot of bridge and West Coast Express traffic. Some townhouse complexes that would fit with the character of the community. Would also love to see an updated community centre. I think the city could learn a lot from the development of Osprey Village in Pitt Meadows. Cute little shops, with lovely townhomes and traffic calming roundabouts in the area. Looking forward to hearing more about this. One thing I am not interested in seeing is more low barrier housing, drug treatment centres. These are things our community needs however I feel there needs to be further discussion on the best location and wrap around services to tie into all areas. 3. This is a nice quiet area, I walk and ride my bicycle quit a bit in this area and would hate to see it spoiled. I grew up when the downtown was a little vibrant, although I would like to be proven wrong I cannot see a coffee shop or the like going in the downtown area as long as the mill is there and I would not like to see the mill go, I worked there 39 years. Maybe if the mill went there would be something like a Westminster Quay only smaller. 4. Density has already started here. Many people are still looking for the older, 'character' homes but they were built quickly and cheaply back in the day. It's costly to maintain them and many are in disrepair. The ones that sell are being torn down and new, larger homes or homes with suites are going up in their place. I recognize that more homes means less property tax for everyone- in theory - but this area has been overlooked for basic services for so long it will be a lot of money to catch up. For this reason only, a modest amount of density within a couple of blocks of the existing condos may work for this. It's going to cost a lot of money to upgrade the storm sewers, water lines, ultimately get the power poles underground. The bulk of the suburban areas of Maple Ridge already have this. Why not here? I would support a modest density plan IF it came with basic upgrades just to be on par with the rest of the City without the entire cost being offloaded to those of us who've been here over 20 years already. Just my opinion. 5. Respect the heritage character and the natural character of the community to allow people both who live here and visit the ability to enjoy it. It is a community that can be the best for the ones that live here as well as visitors. Also it would be nice to see the return of some of the signage that described the area and involve the railroad and the river transport as it was a big part of the past of the community. 6. I prefer option #1, but I am ok with #3. Option #2 is NOT ACCEPTABLE. !Restrict the size of home that can be built. Do not allow "monster homes" to be built. Smaller homes make the lots seem larger and keep the residential areas looking open and bright.
*More families in the area will impact the 203rd st Traffic situation. The light at 203rd & Lougheed is already overloaded & ridiculous. I live on 115A Avenue, and I have been there for 25 yrs. (a 35 year M.R. resident) My daughter lives in a designated heritage home on Wanstead. My father-in-law, who was a barber at The Stag for over 45 years, Bob Kilsby, & his 3 brothers grew up in Hammond. Their old home is now a designated heritage home. So, you see I have personal ties to this lovely little community. I like to see Maple Ridge modernizing and growing but, once our small precious areas are gone we can never get them back. Thank you. 7. I would prefer no additional multi family units in our neighborhood, currently we do not have the resources to support additional people. Have you ever been admitted to the Maple Ridge Hospital in the last few years? 8. We live in a culture that is embedded with an illusion of space and the luxury of cars. If we are going to survive then we need to be looking 20 - 40 yr down the road and we have to densify both in terms of people but also dynamic mini-cores to which people can walk or bike. Hopefully cars will become much more of a luxury in commercial core of Hammond above Maple Crescent. We need to encourage a variety of facilities from medical to food and restaurants at the east end. We can build on some parking areas and better utilize space. If we don't start thinking that way we will be in trouble. The heritage house on 207th at the east end of Maple crescent needs to be included in Option 3. the original upper-lower Hammond Plan has survived to now as a rare example anywhere in BC of a "worker's town". From a heritage perspective this could make it unique as everywhere else it seems only the history of affluence counts. 9. I thought the city secured a pathway under bridge to connect to Pitt Meadows. That would be great. A conection to Wharf would be great. 10. Create park, trail space, bike routes in lower Hammond especially under the bridge. Clean that area up and push out the negative impact of loitering and illegally dumping garbage. *Keep Hammond single family homes, affordable for buyers that will actually live on site and reduce rental properties. 11. I am concerned about the traffic funneling off the Bridge through our neighbourhood roads are narrow and how will the side streets cope with the extra traffic. Are we going to have 4 way stops along the way to help us. As it is, it is hard to manuever around. More dedicated left turn lights needed at 203 and Lougheed 207th and Lougheed and Maple Cresent and 113B going into the industrial park from Hammond. 12. Thanks for doing this work. Would be interesting to see what minor aesthetic cues you could build in to create more unity. Also - please push the developers to raise their game with regard to building exteriors, front and back. the situation has improved over 20 years but as the Prime Minister says things can always get better. 13. The wood mill in lower Hammond obviously sticks out like a sore thumb in a residential neighborhood but if they can't be relocated, there should be more commercial buildings surrounding it to mask it. 14. I would like apartments height to be limited to 3-4 stories. 15. I dont understand how you came up with the boudaries for this area ?
16. Hammond should go high density because it is the right thing to do for the environment. Half way like the preliminary plan is no good. I think it just leaves Hammond in a disaster no investors are going to invest in it. No one is going to fix up or build if they don't know what is going up beside them. You need to attract the builders and to me the preliminary plan does not do that. Going high density would attract builders, if not then go low density at least people might build big beautiful homes. 17. To sum up: *Overall, keep densification out of the character areas of Upper and Lower Hammond and leave it to the main corridors (Maple Crescent, 203, 207). *Keep green space in Hammond. Encourage as many natural spaces, parks, walkways, as possible. *Find incentives for people looking to reno the older smaller homes. Limit development use so the land to house ratio stays balanced - thus fitting in with the character of Hammond. *Address traffic in the area: Coming through the industrial park from the bridge at rush hour is a horrible experience. Using 203 onto Lougheed on a weekend or at rush hour is ridiculous. Thank you for your commitment to the project and your consideration of our wishes. 18. Consider traffic in the area. Traffic is lame in industrial area entering Hammond at rush hour. Reopen the right turn lane at the school! Lorne at the new 4way stop when there's a train is very unsafe. Smooth out trax at Lorne please! 19. I am in favour of mixed use development that allows for first floor commercial with residential units above, including on properties adjacent to the railway tracks. Maple Ridge should remain flexible as to the designation of the Hammond Mill property, given its key location and the life-expectancy of the business. While the Mill remains an important Hammond neighbour, Maple Ridge should be prepared to consider alternative opportunities for the property, including a higher density waterfront residential component. I would like more information on how Donald Luxton & Association determined the heritage potential and character of Precinct #3. 20. -I strongly oppose the long term zoning of the Interfor Mill site as 'Hammond General Industrial'. If (when) the mill eventually closes, there is an opportunity to develop this large waterfront site to a much better and higher mixed use development. The Interfor site should be considered a special study area and subject to a comprehensive development
planning process, should the Mill shut and the property be sold. It makes no planning sense, if the mill closed, to wedge low density residential lower Hammond in again on both sides with more industrial zoning. -There are quite a few examples of successful live/work multi-use developments on or near railway tracks in Vancouver and other areas. The Hammond General employment designation along Maple Crescent should be reconsidered, or be flexible enough to permit mixed commercial, live/work and residential uses near the railway tracks. -In regards to the area for further discussion and unopened road allowances in Hammond, where development may be considered, I am in favour of narrower road right of ways, relaxing the road standard width and having a more pedestrian focused street to integrate with our existing road patterns. The extra road right of ways could be sold to the developer of the adjacent property. -I support revised & modernized engineering drainage standards which allow for use of open ditches, as they have far greater capacity than a piped system and can better handle increased peak runoffs we should be anticipating. -I really seriously question the accuracy and very low allocation of heritage potential and heritage character in lower hammond, as shown by 'Heritage Character Area' by Donald Luxton & Associates. Many obvious heritage potential homes are missing. There needs to be a bit more yellow and a whole lot more orange on that map. Our own house will look largely like an original hammond heritage house when we are done. As land values increase, so new owners will start moving in with more money to renovate & upgrade. A little more consideration needs to be given to this assessment.
Open House Comments Recorded by Staff
March 30, 2016
•Resident doesn’t like the General Employment along Maple Crescent where all of the heritage
homes are.
•No change, Option 1, is too much
•Color code land use on chart
•Support – would like styles to fit in
•Aerial photo
•Remove dedicated bike lanes in favour of shared bike/car @ intersections
•What will drive the commercial… density will bring commercial, we are seeing density lead to
commercial in Albion
•Concerns with access from industrial park. Shouldn’t be emergency only. Concern with what
future has in store.
•Inquiry about an old septic field in rear yard
•What does further discussion refer to?
•Should 30kmh be instated for all locals?
•Beaver dam @ east end of undeveloped industrial area. Another dam is located approximately
10m from Kingston.
•Resident @ N.W. corner does not want any changes. He is very concerned with traffic increase.
Like’s the existing commercial.
•Has concern with traffic behavior @ new 4-way stop. Wants the bike trails built. Wants access
to Wharf via Kingston Street.
•Resident is concerned as to how to attract developer to area.
•Hammond Market – would like to see stop sign reassigned to Lorne – this was done a year ago
as part of a project.
APPENDIX F
Public Input Matrix for Hammond Area Plan Process
Key Topics Open House #1 MyHammondTalks #1 MyHammondTalks #2 MyHammondTalks #3 Open House #2
SUB-
TOTALS Open House #3 TOTALS
Future Land Use Considerations
Yes 57 14 4 10 14 99 16 115 96%
No 0 4 0 0 1 5 1 6
Yes 6 21 1 17 31 76 15 91 92%
No 1 0 0 3 4 8 0 8
Yes 1 11 2 20 30 64 25 89 82%
No 4 0 0 1 7 12 7 19
Additional Policy Considerations
Traffic Safety Concerns 24 14 4 0 3 45 4 49
Enjoy/Improve Walkability in urban area 14 19 5 3 9 50 12 62
Enjoy/Improve Recreation Trails 11 3 4 0 28 46 17 63
Enjoy/Improve Park Amenities 19 2 11 1 15 48 4 52
Support Local Ecology/Drainage Canals 7 4 0 1 2 14 4 18
Flooding Concerns 5 1 0 0 2 8 4 12
Enjoy/Improve Bicycling Infrastructure 3 4 2 1 7 17 7 24
Design Considerations for New Development
Neighbourliness - Social Resilience 27 8 17 2 6 60 0 60
Trees and Greenspace in Urban Areas 8 10 5 3 5 31 0 31
Retain Heritage Character
Protect/Revitalize Commercial Area
Allow for Increase Density
APPENDIX G