HomeMy WebLinkAbout2016-09-19 Council Workshop Agenda and Reports.pdfCity of Maple Ridge
1.ADOPTION OF THE AGENDA
2.MINUTES
2.1 Minutes of the September 12, 2016 Council Workshop Meeting
2.2 Minutes of Meetings of Committees and Commissions of Council
•Advisory Design Panel – July 12, 2016
•Community Heritage Commission – June 7, 2016
•Social Policy Advisory Committee – July 6, 2016
2.3 Business Arising from Committee and Commission Minutes
3.PRESENTATIONS AT THE REQUEST OF COUNCIL
COUNCIL WORKSHOP AGENDA
September 19, 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
September 19, 2016
Closed Council cancelled
Committee of the Whole Meeting 1:00 p.m.
September 20, 2016
Council Meeting 7:00 p.m.
Council Workshop
September 19, 2016
Page 2 of 5
4.MAYOR AND COUNCILLORS’ REPORTS
5.UNFINISHED AND NEW BUSINESS
5.1 Mental Health First Aid Training - Strong Kids
Staff report dated September 19, 2016 recommending that staff be authorized to
enroll in the Instructor’s Training Course of the Mental Health First Aid Program
and that staff investigate the opportunity to formally work with School District No.
42 for the purpose of providing training programs for faculty members.
5.2 Maple Ridge Resilience Initiative Final Update
Staff report dated September 19, 2016 recommending that staff work with the
Strong Kids Team to develop a draft terms of reference, prepare a report on the
cost of regular clean-ups in the downtown core.
5.3 Community Dialogue on Homelessness Sub-Committee
Staff report dated September 19, 2016 recommending that the plan for the
Community Dialogue on Homelessness be endorsed.
5.4 Festivals/Cultural Update
Presentation by the Recreation Manager Arts and Community Connections
Note: Item 5.5 was deferred from the September 12, 2016 Council Workshop Meeting
5.5 Review of Growth in the Suburban Residential and Estate Suburban Land Use
Designation
Staff report dated August 29, 2016 recommending that the Suburban Residential
and Estate Suburban Policy Options table provided be used as a method to
determine the approach for Suburban Residential and Estate Suburban land use
policies.
5.6 Hammond Area Plan and Development Permit Guidelines
Staff report dated September 19, 2016 recommending that the report titled “First
Reading, Hammond Area Plan Bylaw No. 7279-2016” be forwarded to the
September 20, 2016 Council Meeting for the consideration of the
recommendation that Hammond Area Bylaw No. 7279-2016 be given first reading.
Council Workshop
September 19, 2016
Page 3 of 5
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 Metro Vancouver, Consideration of the Five-Year Review of Metro Vancouver
2040: Shaping our Future, the Regional Growth Strategy
Letter dated August 11, 2016 from Greg Moore, Chair, Metro Vancouver Board,
seeking comments from affected local governments on the need for, and scope of,
a review of Metro 2040.
6.2 Upcoming Events
September 22, 2016
9:00 a.m.
Gold’s Gym Grand Opening – 1950 Oxford Connector, Port
Coquitlam
Organizer: Gold’s Gym
October 3, 2016
4:30 p.m.
Heritage Inventory Project Open House – Ridge Meadows
Seniors Activity Centre
Organizer: City of Maple Ridge
October 5, 2016
2:00 p.m.
Pink Ribbon Tea – Greystone Manor
Organizer: Greystone Manor
October 15, 2016
5:30 p.m.
Ridge Meadows Hospital Foundation, 2016 Gala – Meadow
Gardens Golf Club
Organizer: Ridge Meadows Hospital Foundation
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
Council Workshop
September 19, 2016
Page 4 of 5
• Lower Mainland Local Government Association (“LMLGA”)
o http://www.lmlga.ca/
• Federation of Canadian Municipalities (“FCM”)
o https://www.fcm.ca/
8. MATTERS DEEMED EXPEDIENT
9. ADJOURNMENT
Checked by: ___________
Date: _________________
Council Workshop
September 19, 2016
Page 5 of 5
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.
2.1 Council Workshop Meeting Minutes
2.1
City of Maple Ridge
COUNCIL WORKSHOP MINUTES
September 12, 2016
The Minutes of the City Council Workshop held on September 12, 2016 at 10:00
a.m. in the Council Chamber 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 L. Darcus, Manager of Legislative Services
A. Gaunt, Confidential Secretary
Other Staff as Required
S. Matthewson, Social Planning Analyst
T. Cotroneo, Recreation Manager, Youth, Seniors and
Neighbourhood Services
D. Denton, Property and Risk Manager
Note: These Minutes are posted on the City Web Site at www.mapleridge.ca
1. ADOPTION OF THE AGENDA
Category 4 Mayor’s and Councillors’ Reports, other than a report by Councillor
Masse, will be dealt with following Category 6. The agenda as revised was
adopted.
2. MINUTES
2.1 Minutes of the August 29, 2016 Council Workshop Meeting
R/2016-419
It was moved and seconded
That the minutes of the Council Workshop Meeting of August 29, 2016 be
adopted as circulated.
CARRIED
Council Workshop Minutes
September 12, 2016
Page 2 of 6
3. PRESENTATIONS AT THE REQUEST OF COUNCIL
Note: Councillor Masse’s report was dealt with prior to Item 5.1. Other reports by
Councillors were dealt with following Item 6.2
4 MAYOR’S AND COUNCILLORS’ REPORTS
Councillor Masse
Councillor Masse reported on the formation of a sub-committee of the Social
Policy Advisory Committee titled the Community Dialogue on Homelessness
Sub-committee. He advised on the Terms of Reference for the sub-
committee, outlined the forums being organized by the sub-committee to
allow for public participation and feedback on issues surrounding
homelessness and provided details on the topics of each forum. He also
advised on a change to be made to the Terms of Reference for the sub-
committee.
Councillor Robson
Councillor Robson advised that a presentation on Community Courts will be
held during the Union of British Columbia Municipalities Conference.
5. UNFINISHED AND NEW BUSINESS
5.1 Application for Council Reconsideration of Cancellation of AC Tree Care
Business Licence
Letter dated September 6, 2016 from Robert Fitz-James, AC Tree Care,
requesting Council reconsideration of the suspension of his business licence.
R/2016-420
It was moved and seconded
That the deadline of ten (10) business days for the reconsideration of the
cancellation of the business licence of AC Tree Care be extended to allow
the Licence holder to appear before Council.
CARRIED
5.2 BC Housing Proposal for Housing and Shelter
• BC Housing and Fraser Health in attendance
Staff report dated September 12, 2016 recommending that a minimal barrier
housing model including a shelter and housing component as proposed by BC
Housing be brought forward for public consultation and that staff be directed
to develop a Terms of Reference for a Citizen Advisory Committee for the
proposed shelter and housing project.
Council Workshop Minutes
September 12, 2016
Page 3 of 6
The General Manager of Community Development, Parks and Recreation
Services reviewed the staff report.
Dominic Flanagan, Executive Director Supportive Housing and Programs and
Naomi Brunemeyer, Director of Regional Development, BC Housing
Mr. Flanagan and Ms. Brunemeyer addressed questions posed by Council
members pertaining to the BC Housing proposal for housing and shelter.
Denyse Houde, Director of Mental Health and Addictions
Ms. Houde addressed questions pertaining to the involvement of Fraser
Health in the community and in the proposed development.
5.2.1
R/2016-421
It was moved and seconded
That Item 5.2 BC Housing Proposal for Housing and Shelter be deferred to
the October 17, 2016 Council Workshop Meeting.
DEFEATED
Mayor Read, Councillor Duncan, Councillor Shymkiw,
Councillor Speirs - OPPOSED
5.2.2
R/2016-422
It was moved and seconded
That a minimal barrier housing model that includes a shelter and a housing
component as proposed by BC Housing be brought forward for public
consultation; and
That staff be directed to develop a draft Terms of Reference for a Citizen
Advisory Committee for the shelter and housing project proposed by BC
Housing for Council’s consideration.
CARRIED
Councillor Bell, Councillor Masse, Councillor Robson - OPPOSED
5.2.3
R/2016-423
It was moved and seconded
That the agenda be revised to defer Item 5.4 to the September 19, 2016
Council Workshop Meeting and that a Scattered Sites Discussion be added
to the agenda as a new Item 5.4.
CARRIED
Council Workshop Minutes
September 12, 2016
Page 4 of 6
5.2.4
R/2016-424
It was moved and seconded
That the September 12, 2016 Council Workshop Meeting be recessed and
reconvened following the Committee of the Whole Meeting.
CARRIED
Note: The meeting was recessed at 12:51 p.m. and reconvened at 2:31 p.m.
Mayor Read was absent when the meeting reconvened.
5.3 Homelessness Communications Update
Verbal update & presentation by the Recreation Manager, Youth, Seniors &
Neighbourhood Services.
The Recreation Manager, Youth, Seniors and Neighbourhood Services gave a
PowerPoint presentation on the Communication Strategy for Homelessness
and Housing providing the following information:
• the goal, objectives and actions going forward
• materials to be provided
• timelines
An example of the communication sheet was distributed. Council members
provided feedback on the communication sheet and details expected in
communication with the public.
Note: Mayor Read rejoined the meeting at 2:51 p.m.
Note: Item 5.4 was deferred to the September 19, 2016 Council Workshop Meeting
5.4 Review of Growth in the Suburban Residential and Estate Suburban Land Use
Designation
Staff report dated August 29, 2016 recommending that the Suburban
Residential and Estate Suburban Policy Options table provided be used as a
method to determine the approach for Suburban Residential and Estate
Suburban land use policies.
Council Workshop Minutes
September 12, 2016
Page 5 of 6
Note: Item 5.4 Scattered Sites Discussion was added to the agenda to replace Item
5.4 Review of Growth in Suburban Residential and Estate Suburban Land Use
Designation
5.4 Scattered Sites Discussion
The General Manager of Community Development, Parks and Recreation
Services advised that a report will be provided on scattered sites in Maple
Ridge and the potential for regulating these sites through local bylaws.
6. CORRESPONDENCE
6.1 Community Advisory Board, Homelessness Partnering Strategy – Request for
Proposals – Mayor’s Regional Summit on Homelessness
Letter dated August 23, 2016 from Michael Anhorn, Chair, Community
Advisory Board, Homelessness Partnering Strategy, informing the City of
Maple Ridge that the City’s response to a request for proposal was not
recommended.
It was the consensus of Council that other funding options be investigated
which will allow the proposed summit to be held. It was suggested that the
focus of the summit include municipalities within the Fraser Health
boundaries.
6.2 Upcoming Events
September 23, 2016
9:00 a.m.
Demo International 2016 VIP Event – Malcolm Knapp
Research Forest
Organizer: Ministry of Forests, Lands and Natural Resource
Operations
September 25, 2016
10:00 a.m.
Annual Community Service Sunday – Holy Spirit Anglican
Church
Organizer: Holy Spirit Anglican Church
October 4, 2016
7:00 a.m.
ArtWorks for Development Forum – Chances
Organizer: Public Art Steering Committee, City of Maple Ridge
October 5, 2016
12:00 p.m.
Community Living Month BBQ – Greg Moore Youth Centre
Organizer: Life After School Transition Committee, City of
Maple Ridge
October 12, 2016 10 Year Anniversary – Baillie House
Organizer: Ridge Meadows Hospice Society & Fraser Health
Council Workshop Minutes
September 12, 2016
Page 6 of 6
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/
8. MATTERS DEEMED EXPEDIENT
9. ADJOURNMENT –
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
L. Darcus, Corporate Officer
2.2 Committee and Commission Meetings Minutes
2.2
City City City City of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
ADVISORY DESIGN PANELADVISORY DESIGN PANELADVISORY DESIGN PANELADVISORY DESIGN PANEL
The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel held in the
Blaney Room at Maple Ridge Municipal Hall, 11995 Haney Place, Maple Ridge, British
Columbia, on Tuesday, July 12, 2016 at 4:00 pm.
COMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENT
Blair Arbuthnot, Chair Landscape Architect
Roger Amenyogbe Architect
Andrew Igel Architect
Mark Lesack, Vice Chair Architect
STAFF STAFF STAFF STAFF MEMBERS PRESENTMEMBERS PRESENTMEMBERS PRESENTMEMBERS PRESENT
Sunny Schiller Committee Clerk
Adrian Kopystynski Staff Liaison, Acting Manager of Developmental and
Environmental Services
REGRETSREGRETSREGRETSREGRETS
Kyoung Bae Park Landscape Architect
Note: Mark Lesack was absent at the beginning of the meeting as he is employed by
Ankenman Associates Architects, the project architect for Item 4.1.
1.1.1.1. Call To OrderCall To OrderCall To OrderCall To Order
The Chair called the meeting to order at 4:07 pm.
2.2.2.2. Agenda AdoptionAgenda AdoptionAgenda AdoptionAgenda Adoption
R/2016-010
It was moved and seconded
That the agenda dated JuThat the agenda dated JuThat the agenda dated JuThat the agenda dated July 12ly 12ly 12ly 12, 2016 be adopted., 2016 be adopted., 2016 be adopted., 2016 be adopted.
CARRIED
3.3.3.3. Minutes ApprovalMinutes ApprovalMinutes ApprovalMinutes Approval
R/2016-011
It was moved and seconded
That the Minutes of That the Minutes of That the Minutes of That the Minutes of June 14June 14June 14June 14, 2016 be approved., 2016 be approved., 2016 be approved., 2016 be approved.
CARRIED
ADP Minutes
July 12, 2016
Page 2 of 4
4. ProjectsProjectsProjectsProjects
4.1
Development Permit No: 2016-129-DP
Applicant: Emily Kearns, Ankenman Associates Architects Inc.
Project Architect: Ankenman Associates Architects Inc.
Landscape Architect: M2 Landscape Architecture
Owners: 0784903 BC Ltd.
Proposal: Mixed Use Commercial / Rental Apartment Building
Location: 11225 240 Street
File Manager: Adrian Kopystynski
The Staff Liaison provided an overview of the proposed project. The project team
made a presentation of the project plans.
R/2016-012
It was moved and seconded
That tThat tThat tThat the application be supported andhe application be supported andhe application be supported andhe application be supported and the following concerns be addressed as the the following concerns be addressed as the the following concerns be addressed as the the following concerns be addressed as the
design develops and be submitted to Planning staff for followdesign develops and be submitted to Planning staff for followdesign develops and be submitted to Planning staff for followdesign develops and be submitted to Planning staff for follow----up:up:up:up:
1. 1. 1. 1. Consider stronger corner element feature for greater street presence on 240Consider stronger corner element feature for greater street presence on 240Consider stronger corner element feature for greater street presence on 240Consider stronger corner element feature for greater street presence on 240thththth
and Kanakaand Kanakaand Kanakaand Kanaka
2. 2. 2. 2. Consider the signage at the corner to be broughtConsider the signage at the corner to be broughtConsider the signage at the corner to be broughtConsider the signage at the corner to be brought forward from building façade forward from building façade forward from building façade forward from building façade
and bring additional interest to remaining signage for the exterior facing and bring additional interest to remaining signage for the exterior facing and bring additional interest to remaining signage for the exterior facing and bring additional interest to remaining signage for the exterior facing
frontages with perpendicular treatmentsfrontages with perpendicular treatmentsfrontages with perpendicular treatmentsfrontages with perpendicular treatments
3. 3. 3. 3. Consider stronger presence for the breeze way entry façade with additional Consider stronger presence for the breeze way entry façade with additional Consider stronger presence for the breeze way entry façade with additional Consider stronger presence for the breeze way entry façade with additional
detailingdetailingdetailingdetailing
4. 4. 4. 4. Consider additionaConsider additionaConsider additionaConsider additional glazing for north and south staircase facades l glazing for north and south staircase facades l glazing for north and south staircase facades l glazing for north and south staircase facades
5. 5. 5. 5. Consider alternate treatments for venting with gable endsConsider alternate treatments for venting with gable endsConsider alternate treatments for venting with gable endsConsider alternate treatments for venting with gable ends
6. 6. 6. 6. Support retaining wall detailing to the catch in place concrete with architectural Support retaining wall detailing to the catch in place concrete with architectural Support retaining wall detailing to the catch in place concrete with architectural Support retaining wall detailing to the catch in place concrete with architectural
finishfinishfinishfinish
7. 7. 7. 7. Confirm adjacent trail connections are alignedConfirm adjacent trail connections are alignedConfirm adjacent trail connections are alignedConfirm adjacent trail connections are aligned
CARRIED
Note: Mark Lesack joined the meeting at 4:50 pm.
4.2
Development Permit No: 2016-222-DP
Applicant: Harry Evans, Z.E.I. Project Management
Project Architect: Donald Nicolson
Landscape Architect: Meredith Mitchell (M2)
Owners: Bucci Investment Corporation
Proposal: Façade Improvement and Landscaping Updates
Location: 22709 Lougheed Highway
File Manager: Amelia Bowden
ADP Minutes
July 12, 2016
Page 3 of 4
The Staff Liaison provided an overview of the proposed project. The project team
made a presentation of the project plans.
R/2016-013
It was moved and seconded
That tThat tThat tThat the application be supported and the following concerns be addressed as the he application be supported and the following concerns be addressed as the he application be supported and the following concerns be addressed as the he application be supported and the following concerns be addressed as the
design develops and be submitted to Planning staff for followdesign develops and be submitted to Planning staff for followdesign develops and be submitted to Planning staff for followdesign develops and be submitted to Planning staff for follow----up:up:up:up:
1. 1. 1. 1. Consider increasing the column base height Consider increasing the column base height Consider increasing the column base height Consider increasing the column base height for entry signagefor entry signagefor entry signagefor entry signage
2. 2. 2. 2. Provide further information on all facades and ensure consistency of treatments Provide further information on all facades and ensure consistency of treatments Provide further information on all facades and ensure consistency of treatments Provide further information on all facades and ensure consistency of treatments
and materialsand materialsand materialsand materials
3. 3. 3. 3. Consider additional accent within concrete finishing areas with coloured Consider additional accent within concrete finishing areas with coloured Consider additional accent within concrete finishing areas with coloured Consider additional accent within concrete finishing areas with coloured
concreteconcreteconcreteconcrete
4. 4. 4. 4. Confirm suitable pedestrian circulation on frontagConfirm suitable pedestrian circulation on frontagConfirm suitable pedestrian circulation on frontagConfirm suitable pedestrian circulation on frontage sidewalk with column e sidewalk with column e sidewalk with column e sidewalk with column
placement to ensure no pinch points to pedestrian flowsplacement to ensure no pinch points to pedestrian flowsplacement to ensure no pinch points to pedestrian flowsplacement to ensure no pinch points to pedestrian flows
5. 5. 5. 5. Consider providing additional on site trees within frontage areaConsider providing additional on site trees within frontage areaConsider providing additional on site trees within frontage areaConsider providing additional on site trees within frontage area
6. 6. 6. 6. Consider table and chairs that are not fixedConsider table and chairs that are not fixedConsider table and chairs that are not fixedConsider table and chairs that are not fixed
CARRIED
4.3
Development Permit No: 2016-142-DP
Applicant: Fariba Gharaei, Architect AIBC
Project Architect: Urban Design Group
Landscape Architect: M2 Landscape Architecture
Owners: Dynasty Property Corp
Proposal: Exterior Renovation for conversion of existing A&W drive
through restaurant to Carl’s Jr. drive through restaurant.
Location: 20468 Lougheed Highway, Maple Ridge
File Manager: Diana Hall
R/2016-014
It was moved and seconded
That the application be supported and the following concerns be addressed as the That the application be supported and the following concerns be addressed as the That the application be supported and the following concerns be addressed as the That the application be supported and the following concerns be addressed as the
design devedesign devedesign devedesign develops and be submitted to Planning staff for followlops and be submitted to Planning staff for followlops and be submitted to Planning staff for followlops and be submitted to Planning staff for follow----up:up:up:up:
1. 1. 1. 1. Provide a pedestrian connection from the sidewalk into siteProvide a pedestrian connection from the sidewalk into siteProvide a pedestrian connection from the sidewalk into siteProvide a pedestrian connection from the sidewalk into site
2. 2. 2. 2. Consider a top cap of stone on frontage pilaster creating an inverted U shaped Consider a top cap of stone on frontage pilaster creating an inverted U shaped Consider a top cap of stone on frontage pilaster creating an inverted U shaped Consider a top cap of stone on frontage pilaster creating an inverted U shaped
façade treatmentfaçade treatmentfaçade treatmentfaçade treatment
3. 3. 3. 3. Consider shade louvres on Consider shade louvres on Consider shade louvres on Consider shade louvres on windowswindowswindowswindows
4. 4. 4. 4. Consider west façade treatment with varying the stone finish heightConsider west façade treatment with varying the stone finish heightConsider west façade treatment with varying the stone finish heightConsider west façade treatment with varying the stone finish height
5. 5. 5. 5. Provide further information on new signage and ensure it is reflective of Provide further information on new signage and ensure it is reflective of Provide further information on new signage and ensure it is reflective of Provide further information on new signage and ensure it is reflective of
proposed materials. A monument type sign is supported.proposed materials. A monument type sign is supported.proposed materials. A monument type sign is supported.proposed materials. A monument type sign is supported.
6. 6. 6. 6. Confirm Confirm Confirm Confirm all existing trees are retainall existing trees are retainall existing trees are retainall existing trees are retainedededed
CARRIED
ADP Minutes
July 12, 2016
Page 4 of 4
5555.... REQUEST FOR PRELIMINARY COMMENTS ON APPLICATION RECEIVEDREQUEST FOR PRELIMINARY COMMENTS ON APPLICATION RECEIVEDREQUEST FOR PRELIMINARY COMMENTS ON APPLICATION RECEIVEDREQUEST FOR PRELIMINARY COMMENTS ON APPLICATION RECEIVED ---- NilNilNilNil
6666. C0RRESPONDENCE. C0RRESPONDENCE. C0RRESPONDENCE. C0RRESPONDENCE ---- Nil
7777.... ADJOURNMENTADJOURNMENTADJOURNMENTADJOURNMENT
It was moved and seconded
That the meeting be adjourned at 6:1That the meeting be adjourned at 6:1That the meeting be adjourned at 6:1That the meeting be adjourned at 6:17777 p.m.p.m.p.m.p.m.
Chair
/ss
The Minutes of the Regular Meeting of the Community Heritage Commission, held in the Blaney
Room, at Maple Ridge Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia, on
Tuesday, June 7, 2016 at 7:00 pm
_____________________________________________________________________________________
COMMISSION MEMBERS PRESENTCOMMISSION MEMBERS PRESENTCOMMISSION MEMBERS PRESENTCOMMISSION MEMBERS PRESENT
Eric Phillips Member at Large
Sandra Ayres Member at Large
Brenda Smith, Chair Maple Ridge Historical Society
Steven Ranta, Vice-Chair Community at Large
Julie Koehn Maple Ridge Historical Society
Councillor Speirs Council Liaison
Russell Irvine Member at Large
STAFF PRESENTSTAFF PRESENTSTAFF PRESENTSTAFF PRESENT
Lisa Zosiak Staff Liaison, Community Planner
Sunny Schiller Committee Clerk
GUESTSGUESTSGUESTSGUESTS
Erica Williams President, Maple Ridge Historical Society
REGRETS/ABSENTREGRETS/ABSENTREGRETS/ABSENTREGRETS/ABSENT
Len Pettit Community at Large
1.1.1.1. CALL TO ORCALL TO ORCALL TO ORCALL TO ORDERDERDERDER
There being a quorum present, the Chair called the meeting to order at 7:00 pm. New
members Russell Irvine and Julie Koehn were introduced.
2.2.2.2. AGENDA ADOPTIONAGENDA ADOPTIONAGENDA ADOPTIONAGENDA ADOPTION
R16-019
It was moved and seconded
That That That That the the the the agenda agenda agenda agenda bebebebe adoptedadoptedadoptedadopted....
CARRIED
3.3.3.3. MINUTES APPROVALMINUTES APPROVALMINUTES APPROVALMINUTES APPROVAL
R16-020
It was moved and seconded
That the That the That the That the Minutes of the Minutes of the Minutes of the Minutes of the May 3May 3May 3May 3, 2016 meeting , 2016 meeting , 2016 meeting , 2016 meeting be be be be corrected corrected corrected corrected ((((Item Item Item Item 9.3 9.3 9.3 9.3 MRHS Update MRHS Update MRHS Update MRHS Update –––– replace replace replace replace
“museum” with “Wharfinger’s office”) “museum” with “Wharfinger’s office”) “museum” with “Wharfinger’s office”) “museum” with “Wharfinger’s office”) and be approved as and be approved as and be approved as and be approved as correctedcorrectedcorrectedcorrected....
CARRIED
CHC Minutes
June 7, 2016
Page 2 of 4
4.4.4.4. DELEGATIONSDELEGATIONSDELEGATIONSDELEGATIONS
4.14.14.14.1 Yvonne Chui, Yvonne Chui, Yvonne Chui, Yvonne Chui, Recreation Manager, Arts & Community ConnectionsRecreation Manager, Arts & Community ConnectionsRecreation Manager, Arts & Community ConnectionsRecreation Manager, Arts & Community Connections
Yvonne Chui, Recreation Manager, Arts & Community Connections, introduced the
Hammond Stadium public art project. On behalf of the Public Art Steering Committee
Ms. Chui invited the Community Heritage Commission to participate in a vinyl wrap
project at Hammond Stadium. Ms. Chui provided information on an application for
Canada 150. Ms. Chui shared plans for a potential BC Societies Act workshop.
5.5.5.5. FINANCEFINANCEFINANCEFINANCE
5.15.15.15.1 Financial Update Financial Update Financial Update Financial Update –––– June 2016 BudgetJune 2016 BudgetJune 2016 BudgetJune 2016 Budget
No update.
6.6.6.6. CORRESPONDENCE CORRESPONDENCE CORRESPONDENCE CORRESPONDENCE
A letter regarding the Maple Ridge Historical Society representative to the Community
Heritage Commission has been received.
7.7.7.7. NEW & UNFINISHED BUSINESSNEW & UNFINISHED BUSINESSNEW & UNFINISHED BUSINESSNEW & UNFINISHED BUSINESS
7.17.17.17.1 MembershipMembershipMembershipMembership
7.1.1 Calendar of Events
The current events calendar was reviewed.
7.27.27.27.2 Next Meeting DateNext Meeting DateNext Meeting DateNext Meeting Date
The next meeting of the Community Heritage Commission will be held on Thursday,
September 8, 2016.
7.37.37.37.3 Hammond Public Art ProjectHammond Public Art ProjectHammond Public Art ProjectHammond Public Art Project
R16-021
It was moved and seconded
That That That That fundsfundsfundsfunds of $1500 be set aside to participate in the vinyl wrap project at Hammond of $1500 be set aside to participate in the vinyl wrap project at Hammond of $1500 be set aside to participate in the vinyl wrap project at Hammond of $1500 be set aside to participate in the vinyl wrap project at Hammond
Stadium.Stadium.Stadium.Stadium.
CARRIED
7.47.47.47.4 Canada 150Canada 150Canada 150Canada 150
Plans for potential projects under the Canada 150 program were discussed.
R16-022
It was moved and seconded
That the That the That the That the Chair collectChair collectChair collectChair collect information on creating a geocachinformation on creating a geocachinformation on creating a geocachinformation on creating a geocachinginginging tour of historical markerstour of historical markerstour of historical markerstour of historical markers and and and and
report back to the Commissionreport back to the Commissionreport back to the Commissionreport back to the Commission....
CARRIED
CHC Minutes
June 7, 2016
Page 3 of 4
R16-023
It was moved and seconded
That That That That tttthe Chair write a letter of support for thehe Chair write a letter of support for thehe Chair write a letter of support for thehe Chair write a letter of support for the ParParParParkkkks and Leis and Leis and Leis and Leisusususure re re re SSSServices Canervices Canervices Canervices Canaaaada 150 da 150 da 150 da 150
grant applicationgrant applicationgrant applicationgrant application....
CARRIED
7.57.57.57.5 Societies Act ChangesSocieties Act ChangesSocieties Act ChangesSocieties Act Changes
The potential workshop was discussed.
8.8.8.8. SUBCOMMITTEE REPORTSSUBCOMMITTEE REPORTSSUBCOMMITTEE REPORTSSUBCOMMITTEE REPORTS
8.18.18.18.1 Communications SubcommitteeCommunications SubcommitteeCommunications SubcommitteeCommunications Subcommittee
8.1.1 Heritage Here Newsletter
No update.
8.1.2 Local Voices
The Local Voices series will resume in the fall.
8.28.28.28.2 Recognitions SubcommitteeRecognitions SubcommitteeRecognitions SubcommitteeRecognitions Subcommittee
8.2.1 Heritage Marker Inventory Project
Administration of the Heritage Marker Inventory database was discussed.
8.2.2 Heritage Week Subcommittee
The Chair outlined plans for upcoming Heritage Week events.
8.8.8.8.3333 Education SubcommitteeEducation SubcommitteeEducation SubcommitteeEducation Subcommittee
8.3.1 CHC Field Trip Report
Sandra Ayres provided a report on the field trip to the North Vancouver
archives.
8.48.48.48.4 Digitization Project SubcommitteeDigitization Project SubcommitteeDigitization Project SubcommitteeDigitization Project Subcommittee
A subcommittee meeting will be scheduled soon.
8.58.58.58.5 Heritage Inventory Heritage Inventory Heritage Inventory Heritage Inventory Project UpdateProject UpdateProject UpdateProject Update
The Chair announced the contract for the Heritage Inventory Project has been
awarded.
8.68.68.68.6 Robertson Family Cemetery Project SubcommitteeRobertson Family Cemetery Project SubcommitteeRobertson Family Cemetery Project SubcommitteeRobertson Family Cemetery Project Subcommittee
A report requesting funds for a property survey is in progress.
8.78.78.78.7 Museum and Archives Work Museum and Archives Work Museum and Archives Work Museum and Archives Work Group UpdateGroup UpdateGroup UpdateGroup Update
A meeting is being setup to discuss the work group.
9.9.9.9. LIAISON UPDATESLIAISON UPDATESLIAISON UPDATESLIAISON UPDATES
9.19.19.19.1 BC Historical FederationBC Historical FederationBC Historical FederationBC Historical Federation
The Chair reported on the BC Historical Federation annual conference. The next
conference will be held in Chilliwack.
9.29.29.29.2 Heritage BCHeritage BCHeritage BCHeritage BC
The Staff Liaison reported on the Heritage BC conference.
CHC Minutes
June 7, 2016
Page 4 of 4
9.39.39.39.3 Maple Ridge Historical SocietyMaple Ridge Historical SocietyMaple Ridge Historical SocietyMaple Ridge Historical Society
The Chair provided a MRHS update.
9.49.49.49.4 Council LiaisonCouncil LiaisonCouncil LiaisonCouncil Liaison
Councillor Speirs provided heritage related updates from the recent Federation of
Canadian Municipalities conference.
10.10.10.10. QUESTION PERIOD QUESTION PERIOD QUESTION PERIOD QUESTION PERIOD
11.11.11.11. ROUNDTABLEROUNDTABLEROUNDTABLEROUNDTABLE
12.12.12.12. ADJOURNMENTADJOURNMENTADJOURNMENTADJOURNMENT
It was moved that the meeting be adjourned at 9:06 pm.
Chair
/ss
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,
July 6, 2016 at 7:00 pm
COMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENTCOMMITTEE MEMBERS PRESENT
Delaram Farshad Fraser Health
Councillor Bob Masse Council Liaison
Const. Brenda Gresiuk RCMP
Dr. Helena Swinkels Fraser Health
Annette Morgan Seniors Network
Laura Butler Member at Large
Tarel Swansky Member at Large
Ineke Boekhorst Downtown BIA / Friends in Need
Kathy Doull Fraser Health
STAFF MEMBERS PRESENTSTAFF MEMBERS PRESENTSTAFF MEMBERS PRESENTSTAFF MEMBERS PRESENT
Sunny Schiller Committee Clerk
Shawn Matthewson Staff Liaison / Social Planning Analyst
GUESTSGUESTSGUESTSGUESTS
James Caspersen Alouette Home Start Society
REGRETS/ABSENTSREGRETS/ABSENTSREGRETS/ABSENTSREGRETS/ABSENTS
Mike Murray School District #42 Trustee
Matt Williams Member at Large
Vicki Kipps, Chair Community Network
Candace Gordon Maple Ridge-Pitt Meadows-Katzie Community Network
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, Councillor Masse called the meeting to order at 7:06 pm and
introductions were made.
2.2.2.2. AGENDA AGENDA AGENDA AGENDA ADOPTIONADOPTIONADOPTIONADOPTION
R16-018
It was moved and seconded
That the Agenda dated That the Agenda dated That the Agenda dated That the Agenda dated July 6, 2016 July 6, 2016 July 6, 2016 July 6, 2016 be be be be adopted.adopted.adopted.adopted.
CARRIED
SPAC Minutes
July 6, 2016
Page 2 of 3
3.3.3.3. MINUTEMINUTEMINUTEMINUTE APPROVALAPPROVALAPPROVALAPPROVAL
R16-019
It was moved and seconded
That the Minutes dated That the Minutes dated That the Minutes dated That the Minutes dated June 1June 1June 1June 1, 2016 be approved., 2016 be approved., 2016 be approved., 2016 be approved.
CARRIED
4. 4. 4. 4. DELEGATIONS DELEGATIONS DELEGATIONS DELEGATIONS
4.14.14.14.1 James Caspersen James Caspersen James Caspersen James Caspersen –––– Housing First PresentationHousing First PresentationHousing First PresentationHousing First Presentation
James Caspersen, with the Alouette Home Start Society, presented information on
Housing First philosophy and programs.
4.24.24.24.2 Fraser Health Fraser Health Fraser Health Fraser Health ---- Healthier Communities PartnershipHealthier Communities PartnershipHealthier Communities PartnershipHealthier Communities Partnership PresentationPresentationPresentationPresentation
Delaram Farshad, Community Health Specialist with Fraser Health, presented
information on the background and operation of Healthier Communities Partnership
tables.
5.5.5.5. NEW BUSINESSNEW BUSINESSNEW BUSINESSNEW BUSINESS
5.15.15.15.1 Temporary, Interim and Permanent Shelters UpdatesTemporary, Interim and Permanent Shelters UpdatesTemporary, Interim and Permanent Shelters UpdatesTemporary, Interim and Permanent Shelters Updates
Councillor Masse provided an update on the temporary, interim and permanent
shelters. The Staff Liaison reported a meeting was recently held with high impact
stakeholders in regards to the temporary shelter.
5.25.25.25.2 Community Dialogue SubCommunity Dialogue SubCommunity Dialogue SubCommunity Dialogue Subccccommittee Updateommittee Updateommittee Updateommittee Update
The Staff Liaison presented the Community Dialogue Subcommittee terms of
reference recently endorsed by Council. The subcommittee will begin work soon
and report back to SPAC in the fall.
5.35.35.35.3 Federal Government’s Affordable and Social Housing AnnouncementsFederal Government’s Affordable and Social Housing AnnouncementsFederal Government’s Affordable and Social Housing AnnouncementsFederal Government’s Affordable and Social Housing Announcements
Deferred
5.5.5.5.4444 Homelessness Partnering Strategy Funding UpdateHomelessness Partnering Strategy Funding UpdateHomelessness Partnering Strategy Funding UpdateHomelessness Partnering Strategy Funding Update
The Staff Liaison reported an application has been submitted for Homelessness
Partnering Strategy funding to host a Mayor’s Regional Summit on Homelessness.
6.6.6.6. UNFINISHED BUSINESSUNFINISHED BUSINESSUNFINISHED BUSINESSUNFINISHED BUSINESS
6.16.16.16.1 Update on the Youth StrategyUpdate on the Youth StrategyUpdate on the Youth StrategyUpdate on the Youth Strategy
Deferred
6.26.26.26.2 Update on the BC Bus Pass Program for PeopleUpdate on the BC Bus Pass Program for PeopleUpdate on the BC Bus Pass Program for PeopleUpdate on the BC Bus Pass Program for People with Disabilitieswith Disabilitieswith Disabilitieswith Disabilities
Deferred
6.36.36.36.3 Update on the Child Youth Wellness CentreUpdate on the Child Youth Wellness CentreUpdate on the Child Youth Wellness CentreUpdate on the Child Youth Wellness Centre
Councillor Masse reported the program is operating and funding has been secured
for one year. Referrals to the program can be made by family physicians.
SPAC Minutes
July 6, 2016
Page 3 of 3
7.7.7.7. COMMITTEE UPDATESCOMMITTEE UPDATESCOMMITTEE UPDATESCOMMITTEE UPDATES
7.17.17.17.1 Community NetworkCommunity NetworkCommunity NetworkCommunity Network
The Community Resource Fair is upcoming.
7.27.27.27.2 Neighbourhood DevelopmentNeighbourhood DevelopmentNeighbourhood DevelopmentNeighbourhood Development
The Chair reported that Canada Day celebrations were very successful. Many block
party applications have been received. PLEA and Youth Services will be hosting a
BBQ for Pride Week.
Sgt. Gresiuk reported the RCMP is seeking volunteers and orientation sessions are coming
up.
8.8.8.8. CORRESPONDENCECORRESPONDENCECORRESPONDENCECORRESPONDENCE
9.9.9.9. QUESTION PERIOD QUESTION PERIOD QUESTION PERIOD QUESTION PERIOD
10.10.10.10. ROUNDTABLEROUNDTABLEROUNDTABLEROUNDTABLE
Annette Morgan reported on the upcoming Seniors Network Meeting. An application for a
Seniors Outreach Worker position is in the works.
Dr. Swinkels reported on focus areas for Fraser Health staff in the community.
Delaram Farshad will be working on the Physical Activity and Sports strategy being developed
by Parks and Leisure Services.
Note: Sgt. Gresiuk left at 9:00 pm.
11111.1.1.1. ADJOURNMENTADJOURNMENTADJOURNMENTADJOURNMENT
It was moved and seconded that the meeting be adjourned at 9:02 pm.
Chair
/ss
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 19, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Mental Health First Aid Training-Strong Kids
EXECUTIVE SUMMARY:
Findings from two Community forums, two surveys, research from City of Maple Ridge’s (CMR) draft
Youth Strategy and work accomplished by the Child & Youth Wellness Centre’s Local Action Team
identified youth mental health as a high priority in Maple Ridge. The Strong Kids Team has
researched possibilities that could best support youth, children, emerging adults and care givers in
our community around the continued rise of Mental Health concerns.
The Mental Health Commission of Canada (MHCC) offers an Instructor’s Training program for the
purpose of delivering Mental Health First Aid Training to a variety of service providers. MHCC has
confirmed that there are currently no trained instructors in the Maple Ridge area. The Strong Kids’
team recommends having someone in our community trained to offer this course to benefit all
agencies and service providers. Acceptance in this program is through a fairly rigorous application
process. The trainee may be a qualified city staff member or a qualified local service provider who
meets the course acceptance requirements and is interested in applying to this week long training
program. If the successful applicant is not a CMR staff person a partnership agreement to reflect
cost sharing and service delivery would be developed. Upon successful completion the incumbent
will be qualified to offer the Mental Health First Aid Training.
This report is for information only.
DISCUSSION:
a)Background Context:
The Strong Kids team was formed as one leg of the Maple Ridge Resilience Initiative (MRRI).
The Purpose of this prevention focused working group is to develop a pro-active community
approach to youth education on the prevention of drug use The team is led by School
Trustee Susan Carr and supported by Councilor Kiersten Duncan (Co-chair) and Sherri Skerrit
from SD42.
This prevention focused initiative has provided a platform to engage the community in a
dialogue and activities to support the resilience of all children, youth and emerging adults
now and in the future.
As the MRRI wraps up it has become apparent that there is an interest and need to continue
with the Strong Kids team. Staff will be bringing a recommendation to council in a
5.1
subsequent report that makes this recommendation and proposes the development of terms
of reference that will provide direction for the team going forward.
Over the past 11 months the team has been working on a number of initiatives including;
• parent/caregiver survey (297 responses)
• youth survey (566 responses)
• two community forums
The results of the survey clearly demonstrate that Youth Mental Health is a top priority for the
youth, the, adults and the young people they care for; with Alcohol, Nicotine and other Drugs
being second and the effects of Social Media on youth being the third priority. The Strong
Kids Team focused the two community forums on these three priorities and through the
forum it became clear that Youth Mental Health is an outstanding concern for youth parents
and caregivers. Although we are seeing a decline of the stigma surrounding mental, there is
still lack of understanding around this issue; this is further supported by the City of Maple
Ridge Youth Strategy and the work accomplished by the Child & Youth Wellness Centre’s
Local Action Team.
In an effort to address this concern The Strong Kids team researched possibilities that would
best support youth, children, emerging adults and care givers in our community and found
that; The Mental Health Commission of Canada offers an Instructor’s Training program for
the purpose of delivering Mental Health First Aid Training to Service Providers. The Strong
Kid’s recommends that the City provide funding for a qualified employee or local service
provider to take the Mental Health First Aid Canada Youth Instructor Course, for the purpose
of delivering Mental Health First Aid Training to a variety of service providers in our
community. The next available course is being offered October 24th through 28th in Victoria
BC. If the successful applicant is not a CMR staff person a partnership agreement to reflect
cost sharing and service delivery would be developed.
As the registration timeline is fast approaching staff contacted MHCC to inquire as to
whether or not there are certified trainers currently in the area. MHCC has confirmed that
there are certified trainers in Port Coquitlam and Abbotsford but not in Maple Ridge. They
also provided that they are still accepting applications for the week long October course in
Victoria, B.C.
b) Desired Outcome:
Train a qualified person to deliver a minimal of three Mental Health First Aid training
Programs per year in the City of Maple Ridge, with the goal of training as many service
providers and care givers as possible.
c) Strategic Alignment:
This report aligns with the Safe and Livable Communities Strategic Direction by pro-actively
addressing the impacts of mental health, raising awareness on the impacts of mental health
and building capacity within local government and service providers on how to support young
people that struggle with mental health concerns.
d) Citizen/Customer Implications:
An increased awareness of Youth Mental Health in our community and how to recognize and
support Youth with Mental Health Issues.
e) Business Plan/Financial Implications:
Course fees ($3,000), hotel food, transportation (approximately $1.300).
f) Alternatives:
Not to support this at this time and look for other opportunities in the future.
CONCLUSIONS:
According to the Waddell Report, the following principles are foundational to ensure successful
outcomes: children, youth and their families need strong supports; the services and supports need
solid coordination; the services need to be culturally competent; and, the policies and practices
guiding these services and supports need to be evidence based. The Strong Kids recommendation
for Instructor training along with CMR”s commitment to piloting The Child and Youth Wellness Centre
aligns with all of these principals.
“Original signed by Tony Cotroneo”
Prepared by: Tony Cotroneo, Recreation Manager
“Original signed by Kelly Swift”
Approved by: Kelly Swift, General Manager, Community Development
Parks & Recreation Services
“Original signed by Frank Quinn” for
Concurrence: E.C. Swabey
Chief Administrative Officer
: wmc
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 19, 2016
And Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Maple Ridge Resilience Initiative Final Update
EXECUTIVE SUMMARY:
The Maple Ridge Resilience Initiative (MRRI) was launched on May 28, 2015. The MRRI engaged a
number of community partners, funders and policy makers to collectively address three primary
objectives.
1.Increase access to treatment for people dealing with problematic substance use or addictions.
2.Increase adequate support for people with significant mental illness.
3.Increase a sense of health and safety in the community.
Four teams were established to work with the community to undertake the work of the MRRI in
fulfilling the objectives listed above. This report will provide an update on the work of the four
branches of the MRRI initiative since the launch, describing some of their achievements and planned
next steps.
Staff provided a comprehensive update on January 25, 2016. Since then, the work of the teams
has continued to evolve depending on Council priorities and community need. The Social Services
Research Project Draft Report with nineteen recommendations was submitted to Council in July,
2016. A number of significant achievements have resulted from the work of the MRRI including:
1.Increased resources in the community including additional outreach service, tenant support and
rental supplements.
2.An enhanced understanding of social services delivery in the community.
3.A greater understanding of the population of individuals who are homeless in the community
including vulnerability assessments.
4.Increased access to treatment, mental health and withdrawal management services for
chronically homeless individuals.
5.Improved health and wellness of individuals who have been chronically homeless.
6.A collaborative response to issues and concerns facing residents and businesses in the
downtown core.
7.Increased and enhanced security services in the downtown core.
8.The Social Services Research project has provided nineteen recommendations.
9.The first voluntary decampment of a homeless camp without the necessity of a court injunction.
The learning outcomes from this cumulative work will lead to an enhanced ability to advocate for the
resources needed by the community. This will further strengthen prevention and ultimately the
resiliency of the entire community. Although some of the work associated with the Maple Ridge
Resilience Initiative has concluded, key aspects will need to continue and staff resources provided
5.2
2
to maintain the level of work required for the social planning function are inadequate. The efforts to
engage regional, provincial and federal jurisdictions in solutions continue to be a priority moving
forward. The significant learning’s from the MRRI will provide the foundation for the Forward 2020
initiative that will lead the community to long term strategies to address the impacts of
homelessness.
RECOMMENDATION:
That staff be directed to work with the Strong Kids team to develop a draft Terms of Reference for
Council’s consideration.
That staff be directed to prepare a report on the cost of regular clean-ups in the downtown core as
recommended by the Community Standards Enforcement Team for Council’s consideration.
DISCUSSION:
a) Background Context:
The Mayor’s Task Force on Homelessness Solutions transitioned to the Maple Ridge
Resilience Initiative (MRRI) in 2015 with a broader mandate that emphasized prevention. In
addition, the MRRI initiative led the completion of the Social Services Research project and
be involved in the implementation strategy for the Housing Action Plan.
As a result of this work, there has been a significant increase in social service resources
across the community. Please see the tables below for information.
Table 1:
Agency Funding
Envelope
Outreach
Positions in
2015
Rental
Supplements
in 2015
Outreach
Positions
Currently
Rental
Supplements
Currently
Alouette
Addictions
BC Housing-
Homeless
Outreach
Program (HOP)
2 FTE 45 3 FTE 60
Alouette
Home Start
Society
(AHSS)
BC Housing-
HOP
2.5 FTE 2 (targeted
for youth)
.05 FTE 0
AHSS BC Housing-
Homelessness
Prevention
Program
0 0 1.0 FTE 20
AHSS BC Housing-
HOP- In reach/
Outreach
program
specifically for
Alouette
Heights
1.0 FTE 10 1.0 FTE 10
3
Canadian
Mental
Health
Association
(CMHA)
BC Housing-
HOP
1.2 FTE 11 1.2 FTE 15
Total 3.7 13 6.7 90
In addition to an increase in Outreach Workers, there has been an increase in the number of
Tenant Support Workers. Alouette Addictions have been given funding for 2 Tenant Support
Workers to work with clients who are living in congregate housing across the community.
Table 2:
Agency Funding Envelope Tenant Support
Workers 2015
Tenant Support
Workers 2016
Alouette
Addictions
BC Housing 0 2 FTE
Alouette Home
Start Society
(AHSS)
BC Housing 4 FTE 4 FTE
Total 4 FTE 6 FTE
MAPLE RIDGE RESILIENCE INITIATIVE:
The MRRI was comprised of four teams titled: Community Standards Enforcement, Street
Outreach, Strong Kids and Housing. These four teams with the support of a variety of
community resources have achieved many notable outcomes and continuing to build upon
this work. Below is a current description of the work of the teams and the future plan for the
teams.
1. Strong Kids Team:
The Strong Kids Team was formed to ensure that children and youth in our community
have the best environment to grow up and thrive in. This exciting initiative engaged the
community in dialogue to support the health and resilience of children and youth now
and in the future.
Achievements:
• Created and widely distributed a parent/caregiver survey that highlighted top three
issues of concern to parents and caregivers in the community as:
• Strong Kids have produced:
• parent/caregiver survey (297 responses)
• youth survey (566 responses)
• 2 community forums that focused on the 3 top priorities derived from the
survey responses:
• Mental Health
• Alcohol, Nicotine and other Drugs
• Effects of Social Media
4
Current Situation:
As a number of surveys and the Social Services Research project have concluded, the
need to focus on upstream or preventative factors for youth has become increasingly
apparent. Child and youth mental health and the use of substances are extremely
pressing concerns in the community. There are a number of initiatives in the community
that align with the work of the Strong Kids team. These initiatives include the Ridge
Meadows Child Youth Wellness Centre, the City of Maple Ridge’s Youth Strategy and the
work of the long existing planning tables that focus on early childhood development and
the middle years. As such, staff recommends that the Strong Kids team continue and
that a Terms of Reference be developed that aligns with research findings guiding the
ongoing work of this initiative.
2. Community Standards Enforcement Team:
The Community Standards Enforcement Team (CSET) was formed by placing the right
people in the right roles. The individuals that participate on this team are experts at
addressing issues related to homelessness in each of their service areas. In addition,
every member of this team works very well with vulnerable populations, and with the
larger community and other service providers.
CSET is led by Sgt. Brenda Gresiuk. The team is comprised of Robin McNair (Bylaws),
Assistant Chief Mark Smitton (Fire), Fred Armstrong (Communications), Walter Oleschak
(Operations), Brian Patel (Core Security), and David Boag (Parks). Shawn Matthewson
(Social Planning) facilitates this team’s connection to the work of other arms of the MRRI
and to the City’s Social Policy mandate.
Achievements:
• CSET continues to meet weekly to address emerging issues, examine trends, and to
conduct an integrated planning approach and on the ground response.
• This team supports the Temporary Shelter operator when needed in terms of
enforcing fire safety and other issues that may emerge; and participates on the
Community Advisory Committee for the RaincIty shelter.
• The team continues to work with businesses and residents in the downtown core to
address areas of concern in a timely fashion.
• The Maple Ridge Pitt Meadows Parks and Recreation Facilities Regulation Amending
Bylaw 7206-2016 was endorsed by Council on. An update to this Bylaw is a
proactive response to a recent Court ruling regarding temporary shelters in parkland.
• Bylaws and RCMP work together to ensure that new camps are not forming across
the community. The new parks bylaw and additional officers has prevented the
establishment of a camp in the community.
• More efficient use of security services in the downtown was achieved, expanding
coverage to 16 hours per day seven days.
Current Situation:
The form and function of this team changed the way that City staff work together to
address social issues that impact the community by applying a diverse perspective to
issues that arise, maintaining a values-based culture, and employing an integrated
response that broadens support and responsibility to achieve solutions. The work of the
CSET will continue as part of regular city operations. The weekly meetings allow for long
term planning and effective responses to community need.
5
3. Street Action Team:
The goal of the Street Action Team is to connect populations who are living on the streets
with housing and appropriate supports and services. In this context, Outreach is defined
as an activity of providing services to populations who might not otherwise have access
to those services. A key component of Outreach is being mobile and meeting those in
need of Outreach services at the locations where they are. Outreach is an important part
of the continuum that supports individuals who are homeless or at risk of homelessness.
Current Situation:
Leadership from Fraser Health, Raincity, Salvation Army, Alouette Addictions, Canadian
Mental Health Association, Alouette Home Start Society and the City of Maple Ridge meet
twice per month to discuss trends, training opportunities, and better ways to work
together to meet the needs of clients and address impacts on the larger community. The
team will continue to meet and is in the process of developing a multi-agency Terms of
Reference.
Statistics:
The following data was gathered from Alouette Addictions administration staff and is
current to the end of August 2016. In total 143 people have reportedly been housed.
Place of residence is determined through data collected by Outreach and shelter staff,
for example, applications for housing or income assistance. “Table 1” describes the
number of individuals who have been housed according to Alouette Addictions data.
“Table 2” describes the housing types where individuals are residing, please note that
there are no individuals housed in basement suites.
Table 1:
Housing Statistics – Number of People Number of
Individuals
Numbers who have been housed by AA Outreach workers 143
Number who did not remain in housing -13*
Total 130
*8 did not move into indoor accommodation.
Table 2:
Housing Statistics – Type of Housing Number of
Individuals
Apartments/Single Units 94
Houses 17
Alouette Heights Supportive Housing 2
Total 126
6
Table 3:
REFERRALS TO SUPPORTS AND SERVICES Number of
Individuals
Referred By
Mental health services including local
mental health clinic, inpatient, counselling
185 Outreach
Detox 89 Outreach
Treatment Referrals 58 Outreach
Into Treatment 13 Outreach
Other services (hospital, shelters, recovery) Shelter Staff
*5 of the 10 have gone into treatment since the shelter opened
Alouette Home Start Society (AHSS) - Alouette Heights
Alouette Heights is a 45 unit supportive housing development in Maple Ridge operated
by AHSS. As part of the strategy to find housing solutions for individuals in the camp and
temporary shelter, BC Housing requested that AHSS only accept individuals from the
camp or temporary shelter. Fifteen individuals have found housing in Alouette Heights
from this population.
Table 1:
Housing Statistics – Number of People Number of
Individuals
Numbers who have moved into Alouette Heights from the camp or
temporary shelter
15
Number who have moved out of Alouette Heights 15
Total 30
Temporary Shelter:
The temporary shelter operated by Raincity has been operating since October 2015. The
shelter operators report that 99 unique individuals have used the shelter. They have
also turned away 100 unique individuals since opening the shelter. There has been a
35% success rate of moving individuals from housing into the shelter. 5 individuals have
returned to the shelter after losing housing in the community.
Shelter Demographics:
Table 1:
Gender Numbers
Male 21
Female 19
Total 40
Table 2:
Age Percentage
19-35 55%
36-50 32%
51+ 13%
7
Table 3:
Length of Stay Percentage
Since October 2015 30%
New clients 55%
Returned to the
shelter
13%
Table 4:
Outcome Numbers
Housing 35
Treatment 7
Other services* 17
4. HOUSING TEAM:
The City of Maple Ridge Housing Action Plan provides a foundation to build a better
diversity of housing that will improve housing choices for current and future households.
Council adopted the implementation strategy in 2015. Staff is continuing the work to
implement the strategy. On August 29, 2016, Planning provided a scoping report on
rental housing. The next report is scheduled for the end of the year; the focus of this
report is on financial incentives available to encourage development of affordable rental
housing.
BC Housing’s announced a funding commitment of $355 million for the Provincial
Investment in Affordable Housing (PIAH) program with a goal to create more than 2,000
affordable rental housing units in British Columbia. Through the PIAH program,
individuals with low to moderate income will have access to additional affordable rental
housing options across the province. BC Housing staff reported that there are a number
of proponents from Maple Ridge. They are working with proponents across the province
to award funding.
5. SOCIAL SERVICES RESEARCH PROJECT
The Social Services Research project is complete with the Final Report coming to
Council for endorsement on September 20, 2016. At the onset of the project Council
endorsed the following goals to assist in assessing gaps and needs from a structural
and systemic perspective to identify where there is a lack of investment and or
resources to support vulnerable populations in Maple Ridge.
Project Goals
1. To gain a clear understanding of current service delivery and funding models in the
areas of mental health, substance use, and housing supports for marginal populations;
2. To assess and analyze the effectiveness (strengths, gaps, and opportunities for
improvement) of current delivery and funding models in meeting community needs, and
preparing to meet future/growing needs;
3. To develop recommendations designed to position the community to advocate for
changes to the delivery system, funding levels, resources and services to effectively:
• address the needs of the most vulnerable population;
• improve access by streamlining the delivery system; and,
• ensure ongoing effectiveness though efficient, innovative, and effective use of
resources;
8
4. To design metrics, as well as an ongoing mechanism, to measure the effectiveness and
collective impact of service delivery and funding models at the local level.
A number of project outputs have been achieved, including:
• Social Services Stakeholder Survey.
• Inventory of Maple Ridge Social Services (Housing, Mental Health, Problematic
Substance Use and Addictions).
• Review of Evidence Based Practices.
• Consultation Workshops.
• Shared Performance Outcome Framework.
• Strategic Directions and Implementation Programs.
There are nineteen strategic directions being recommended in the area of housing for
vulnerable populations, mental health service enhancements, and enhanced programs to
address problem substance use and addictions. If Council chooses to develop an
implementation framework, additional resources in the Social Planning area will be needed
to ensure that the work is completed in a timely fashion.
b) Desired Outcome:
That the work of the Maple Ridge Resilience Initiative conclude and that it transition to a
more sustainable operational model that includes the inter-municipal Community Standards
Enforcement Team, amutli-agency Outreach team with a Terms of Reference and a multi-
sectoral Strong Kids Team also with a Terms of Reference.
c) Strategic Alignment:
This report aligns with the Housing Action Plan and draft Youth Strategy.
d) Citizen/Customer Implications:
The continued work of the Strong Kids team, CSET and the implementation of the Housing
Action Plan will benefit individuals in at-risk situations as well as the overall health of the
community.
e) Interdepartmental Implications:
The continued work of CSET requires input from a number of departments including Fire,
Bylaws, Police, Parks and Community Services.
f) Business Plan/Financial Implications:
There have been significant financial implications for the municipality with regards to the
Maple Ridge Resilience Initiative and funding allocated for this work has concluded. The
ongoing costs associated with recommendations from the CSET including city clean ups and
maintenance will need to be resourced as well as any additional funding for social planning
resources. The amount of funding required will be brought back to Council in a staff report.
9
CONCLUSIONS:
The Maple Ridge Resilience Initiative has taken an innovative response to issues that have faced
most communities across the region, province and nation. There is a continued need to address the
impacts of homelessness in the community through collaborative and innovative responses. The
resources required to ensure that the current and future needs of the community are met will need
to be defined. The efforts to engage regional, provincial and federal jurisdictions in solutions
continue to be a priority moving forward.
“Original signed by Shawn Matthewson”______________
Prepared by: Shawn Matthewson, Social Planning Analyst
“Original signed by Kelly Swift”______________________
Approved by: Kelly Swift, General Manager,
Community Development, Parks & Recreation Services
“Original signed by Frank Quinn” for__________________
Concurrence: E.C. Ted Swabey
Chief Administrative Officer
:sm
Attachments: WS MRRI Homelessness Update August 2016
WS MRRI Update 2016-01-25
1
This report provides information on activities related to housing and homelessness in the
City of Maple Ridge. Please note that all numbers or statistics are provided by the service
provider listed.
ALOUETTE ADDICTIONS (AA):
BC Housing has provided funding for 1 additional Outreach worker and 1 additional Tenant
Support Worker in August 2016.
Fraser Health has provided additional funding for the Rig Dig Program to expand the number
of trained peers. The total funding is $15,000.
Outreach team is noticing an increased number of youth on the streets.
AA would like to open up a sober house for men and will work with Maple Ridge Treatment
Centre to identify tenants.
Organization/Program Situation Number
Alouette Addictions Outreach
Program
Individuals who have been
housed in the last month
14 (139 total since June 2015)
Alouette Addictions Outreach
Program
Individuals who have lost
housing since June 2015
13 (of the 13, 8 did not move
onto other indoor
accommodation that was
offered)
Alouette Addictions Outreach
Program
Individuals who have
transitioned out of the rental
supplement program since June
2015.
34
Alouette Addictions Outreach
Program
Individuals on the
streets/couch surfing
53
Program Staff: 3 Outreach Workers and 2 Tenant Support Workers.
ALOUETTE HOME START SOCIETY (AHSS):
AHSS has applied for the Homelessness Partnering Strategy (HPS) funding for an Integrated
Case Management (ICM) team.
RCMP is working closely with Alouette Heights to increase safety and security around the
Heights. A full Crime Prevention through Environmental Design (CPTED) review is being
undertaken and will be completed in three weeks.
The next meeting of the Neighbourhood Advisory Committee will take place at the end of
September.
HOMELESSNESS UPDATE: AUGUST 2016
APPENDIX A
2
Organization/Program Situation Number
AHSS/ Alouette Heights Individuals who have moved out of AH this
month
1 (Total 15 since
August 2015)
AHSS/ Alouette Heights Individuals who have moved into Alouette
Heights this month
1 (Total 15 since
August 2015)
AHSS Homeless Prevention
Program*
Individuals who have been housed in the
last month 2016
7 (July) , 1 (Aug)
AHSS Homeless Prevention
Program
Individuals subsidized since June 2015 55
AHSS Homeless Prevention
Program
Individuals who have lost housing since
June 2015
2
AHSS Homeless Prevention
Program
Individuals who have transitioned out of the
rental supplement program since June
2015
41
AHSS Homeless Outreach
Program
Individuals housed in July 2016 6
AHSS Homeless Outreach
Program
Individuals at risk 12
AHSS Homeless Outreach
Program
Individuals on the streets/couch surfing 7/6 (13)
*The Homeless Prevention Program is an initiative aimed at providing people in identified at-risk
groups facing homelessness with portable rent supplements to help them access rental housing in
the private market. The program assists youth transitioning out of foster care, women who have
experienced violence or are at risk of violence, people leaving the correctional and hospital systems
and individuals of Aboriginal descent.
Program Staff: 1 Homelessness Prevention Program Worker; 05 Homelessness Outreach Program, 1
Supportive Housing Transition Program Coordinator
SALVATION ARMY MINISTRIES:
Over 200 students are registered for their back to school supplies program and they are still
in need of donations.
3
Salvation Army and Raincity Housing are the lead agencies working on Homelessness Action
Week from October 10-15. 2016.
Salvation Army staff has been trained to administer Naloxone.
Residents staying at the shelter are allowed to bring in their pets. This is part of the changes
to shelter policies that are making it more accessible.
Organization/Program Situation Number
Salvation Army Shelter Individuals who are staying in the shelter. 37
Salvation Army Shelter Unique individuals who have been turned
away.
2
Salvation Army Shelter Individuals who went into treatment/detox. 4
Salvation Army Shelter Individuals who have been housed in
August.
2
Salvation Army Shelter Individuals who have been supported to
move to shelters in their home community.
3
Raincity Housing
Raincity is undertaking a 3 day intensive training for all of their staff. RCMP and MRFD are
participating in portions of the training.
The residents of the shelter are being engaged in additional programming like art classes.
This type of programming provides positive opportunities to engage with community and is
therapeutic in nature.
When spaces open up new clients are being admitted to the shelter.
Raincity has a Rig Dig program that sweeps the area for used needles, paraphernalia, and
garbage 7 days per week for an hour and a half.
The new fence has decreased loitering in front of the shelter. The divide between the KFC
drive through and the shelter has been improved.
Temporary Shelter Community Advisory Committee
The CAC is intended to be a forum for RainCity Housing and its neighbours to freely exchange
information, celebrate successes, and discuss issues and work towards constructive
solutions in a timely manner.
2 meetings of the CAC have taken place with participation from 2 residents and 1 business
owner.
4
The Maple Ridge Temp Shelter Community Advisory Committee’s (CAC) focus is to ensure the
success of the tenants who reside in the Maple Ridge Temporary Shelter as well as to ensure
that it is a positive element of the community.
As part of RainCity Housing’s commitment to ensure that the building and the folks living
there have a positive impact on the neighbourhood, the Maple Ridge Temp Shelter CAC will
be conducted in a way so as to help:
o Ensure there is open communication between all parties;
o Identify opportunities to improve the housing;
o Assist the neighbourhood in understanding the Maple Ridge Temp Shelter
community; and
o Assist tenants in becoming members of the community.
Organization/Program Situation Number
Raincity Temporary Shelter Individuals who are staying in the shelter. 40
Raincity Temporary Shelter Unique individuals who have been turned
away.
10 (in the last
month)
Raincity Temporary Shelter Individuals who went into treatment/detox. TBC
Raincity Temporary Shelter Individuals who have been housed in
August.
TBC
Raincity Temporary Shelter Individuals who have been supported to
move to shelters in their home community.
TBC
OPIOID OVERDOSE RESPONSE WORKING GROUP:
Background:
On April 14, 2016, the Chief Medical Health Officer declared a state of emergency in the
province of BC around the overdose crisis.
Health Authorities are responding to this crisis by engaging service providers, people with
lived experience and local governments in solutions that fit the needs of their individual
community.
Coroner and hospital data shows that Maple Ridge and Pitt Meadows have higher rates of
ODs and OD fatalities than other communities in Fraser Health.
Fraser Health Public Health has invited community stakeholders to be part of this working
group. They are providing the leadership in the development of the strategy to address the
opioid overdose crisis in the community.
Purpose and Outcomes:
Intent and Purpose of Working Group:
5
o To work on the overall community response for this crisis.
o To determine what is already happening in the community.
o To determine what can happen additionally or what may be adapted to better
meet needs in the community.
o To develop a community response plan ‘owned’ by the Opioid Overdose
Response Working Group aimed at decreasing overdose and death occurrences.
The Working Group has met on July 22 and August 11; the next meeting is scheduled for
August 30.
The following organizations participate in the meetings: Fraser Health Public Health, Ridge
Meadows Hospital, Fraser Health Mental Health and Substance Use Services, Division of
Family Practice, City of Maple Ridge (CMR), Alouette Addictions, Salvation Army, Alouette
Home Start Society (AHSS), Canadian Mental Health Association (CMHA), Raincity Housing,
RCMP, Maple Ridge Fire Department (MRFD), BC Emergency Medical Services (BCEMS)
The Terms of Reference will be developed and adopted at the next meeting.
COMMUNITY DIALOGUE ON HOMELESSNESS:
The Sub-Committee met on Thursday, August 25. The meeting was very well attended with a
diverse range of knowledge and interests.
There are 11 members of the committee including representation from Fraser Health, BC
Housing, Coast Mental Health, 2 members of the business community, 3 community at large
members.
The Sub-Committee is suggesting that a Glossary of Terms or a Lexicon be developed to
create a common language and understanding.
Common themes emerged in the first meeting that will inform potential broad topic areas for
the community dialogue. The themes will be further explored at the next meeting.
The sub-committee will meet every Thursday for the next 4 weeks.
Council report planned for September 19, 2016.
STRONG KIDS INITIATIVE:
The Strong Kids Team was formed to ensure that children and youth in our community have the best
environment to grow up and thrive in. The team is being led by School District No. 42 Board Trustee
Susan Carr & co-chaired by Maple Ridge Councillor Kiersten Duncan.
To this point Strong Kids has produced a parent/caregiver survey (297 responses) a youth survey
(566 responses) and 2 community forums that focused on the 3 of the top priorities derived from the
survey responses:
o Mental Health
o Alcohol, Nicotine and other Drugs
o Effects of Social Media
6
RM CHILD YOUTH WELLNESS CENTRE
The City of Maple Ridge is working closely with our Local Action Team from the Division of
Family Practice to support the development of a Youth Wellness Centre.
Office and multipurpose space within the Greg Moore Youth Centre is being used in kind to
host a Youth Advocate, General Practitioners and a Psychologist.
The Youth Advocate has been hired and is already seeing clients.
The LAT continues to work to achieve additional funding that will help make the Centre more
sustainable.
YOUTH STRATEGY
City of Maple Ridge staff are working with local youth, parents and service providers to
develop an overall strategy for youth in Maple Ridge to ensure all of our youth develop to
their fullest potential.
o Collating information from:
o survey responses from 297 adults from Strong Kids Survey
o survey responses from 566 youth from Youth Survey
o workshops with 150 youth in response to survey highlights
o phone interviews with 10 youth service providers
o Information gathering to come:
o service provider workshops in response to phone
interviews
o interviews with youth with lived experience
o Youth Resource Website
o The Youth Strategy tables have joined initiatives with the Ridge Meadows
Local Action Team to create a youth resource website. The aim is to
create a site that youth, parents and caregivers will be able to use to find
local and other resources to support the wellness of youth. Focus will
begin with local resources but will likely span to further locations.
o Developmental Wheel
o Staff reached out to the Starr Organization which holds the intellectual
rights to the Circle of Courage to ask for permission to use the model for the
tool the group is developing.
o The Circle of Courage will be used to show youths needs as they travel
through their development.
o Starr is very excited to be a part of the project and have extended their
permission to use the Circle of Courage.
7
COMMUNITY STANDARDS ENFORCEMENT TEAM
Team continues to meet on a weekly basis.
St. Anne is clear of individuals sleeping but continues to attract individuals who are looking
for a place to congregate.
RCMP, Maple Ridge Fire Department and Community Services staff attended the Raincity
Temporary Shelter to review the next fencing, fire door and area around the shelter.
The team advised that some shrubbery around KFC be removed and that sign be placed near
the stairs advising individuals to keep the stairs clear. The team is also recommending the
removal of the bench in front of KFC.
The team is recommending that additional funding be provided for a contracted service to
keep areas in the downtown core clean. The service would need to be well monitored and
evaluated for its effectiveness.
STREET OUTREACH TEAM:
The team continues to report a significant lack of housing and strong competition in the
rental market.
Team continues to meet every 2 weeks. BC Housing has been asked to attend the meeting.
The Street Outreach Team leadership is planning a front line team building event that will be
open to front line staff of Raincity, Salvation Army, AHSS, Alouette Addictions, CMHA and
Fraser Health. This event will acknowledge and celebrate the role of front line staff, provide
a networking opportunity and help build collaborative practices amongst all of the
organizations.
COMMUNICATIONS STRATEGY:
Staff is working with PACE Communications to create a comprehensive communications
strategy.
The strategy includes the creation of a media package and ongoing community updates
through multimedia platforms.
ONGOING WORK:
Staff is responding to a variety of complaints and concerns across the community.
RCMP, Parks and Community Services staff has met with the owner of the Small Steps
Daycare to respond to concerns of activity around the daycare and in Haney Nokai Park. Staff
has reviewed the issues and will be bringing the information back to CSET.
The empty lot on Dunbar next to the park has been cleared of brush and debris August 29,
2016.
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 25, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Maple Ridge Resilience Initiative Update
EXECUTIVE SUMMARY:
The Maple Ridge Resilience Initiative (MRRI) was launched on May 28, 2015. The MRRI engaged a
number of community partners, funders and policy makers to collectively address three primary
objectives.
1.Increase access to treatment for people dealing with problematic substance use or addictions.
2.Increase adequate support for people with significant mental illness.
3.Increase a sense of health and safety in the community.
Four teams were established to work with the community to undertake the work of the MRRI in
fulfilling the objectives listed above. This report will provide an update on the work of the four
branches of the MRRI initiative since the launch, describing some of their achievements and planned
next steps.
The investment made by the City of Maple Ridge in terms of financial and human resources has
resulted in a significant and lasting change. Through a consistent and consolidated approach, the
work of the teams has led to a number of accomplishments including the voluntary decampment of
Cliff Avenue, the adjournment of proceedings for a court injunction, the provision of housing for
approximately 80 individuals and the opening of a temporary winter shelter.
In addition to the work of the four teams, the MRRI has also resulted in a Social Services Research
project to be completed in the spring. The implementation strategy for the Housing Action Plan
continues to be a key focus as well. These planning documents will support long term outcomes in
the provision of adequate and appropriate supports, services and housing.
The learning outcomes from this cumulative work will lead to an enhanced ability to advocate for the
resources needed by the community. This will further strengthen prevention and ultimately the
resiliency of the entire community.
RECOMMENDATION:
No resolution required.
DISCUSSION:
a)Background Context:
The Mayor’s Task Force on Homelessness Solutions transitioned to the Maple Ridge
Resilience Initiative (MRRI) in 2015 with a broader mandate that emphasizes prevention. In
addition, the MRRI initiative will also lead the completion of the Social Services Research
APPENDIX B
2
project and be involved in the implementation strategy for the Housing Action Plan.
After conducting an initial assessment of community services, the MRRI initial findings
concluded that there were gaps in the provision of outreach services which was creating
barriers to people accessing services and housing. As a result of the identified gap, on April
4, 2015, Council approved funding from the Protective Services Reserve for the work that the
MRRI will oversee, including funding for 4 Outreach Workers that was ultimately reimbursed
by BC Housing. BC Housing also agreed to fund this service moving forward and to date has
committed to funding 2 of the 4 Outreach positions. The following chart is provided to
demonstrate the prior and current level of outreach services. Although this chart
demonstrates an increase in both outreach services and rental supplements, there is a
defined need for more of both.
Agency Funding
Envelope
Outreach
Positions in
2014
Rental
Supplements
in 2014
Outreach
Positions
Currently
Rental
Supplements
Currently
Alouette
Addictions
BC Housing-
Homeless
Outreach
Program (HOP)
0 0 2 FTE 45
Alouette
Home Start
Society
(AHSS)
BC Housing-
HOP
2.5 FTE 2 (targeted
for youth)
.05 FTE 0
AHSS BC Housing-
Homelessness
Prevention
Program
0 0 1.0 FTE 20
AHSS BC Housing-
HOP- In reach/
Outreach
program
specifically for
Alouette
Heights
0 0 1.0 FTE 10
Canadian
Mental
Health
Association
(CMHA)
BC Housing-
HOP
1.2 FTE 11 1.2 FTE 15
Total 3.7 13 6.7 90
MAPLE RIDGE RESILIENCE INITIATIVE:
The MRRI is comprised of four teams titled: Community Standards Enforcement, Street
Outreach, Strong Kids and Housing. These four teams with the support of a variety of
community resources have achieved many notable outcomes and are moving forward to
build upon this work. Below is an outline of those achievements, current work underway,
and recommendations for Councils consideration.
3
1. Strong Kids Team:
The Strong Kids Team was formed to ensure that children and youth in our community
have the best environment to grow up and thrive in. This exciting initiative will provide a
platform to engage the community in dialogue and activities to support the health and
resilience of children and youth now and in the future. This component of the MRRI work
is just beginning and the community is already demonstrating a high level of interest that
the team can draw upon.
School Trustee Susan Carr is the leader of this team. The team is comprised of
Councillor Kiersten Duncan, Sherri Skerrit (SD 42) and Annika Polegato.
Achievements:
Created and widely distributed a parent/caregiver survey that highlighted top three
issues of concern to parents and caregivers in the community as:
o Child youth mental health with a large focus on anxiety, stress and
depression. This was the highest priority by far.
o Addiction including alcohol and drugs and gaming.
o Social media including access and excessive screen time.
This information will inform the development of the upcoming Strong Kids Forum.
Current Situation:
A Strong Kids Forum is planned for March 7, 2016 at the Arts Centre Theatre in
Maple Ridge. Presenters with expertise in the top three issues are currently being
determined.
A survey aimed at youth will also be sent out in the beginning of February, 2016 to
contribute more input to the focus of the Forum and the overall dialogue
opportunities.
Discussions with funding partners are underway and a sig nificant donation has been
secured that will enhance the ongoing work of this team.
2. Community Standards Enforcement Team:
The Community Standards Enforcement Team (CSET) was formed by placing the right
people in the right roles. The individuals that participate on this team are experts at
addressing issues related to homelessness in each of their service areas. In addition,
every member of this team works very well with vulnerable populations, and with the
larger community and other service providers.
The form and function of this team changed the way that City staff work together to
address social issues that impact the community by applying a diverse perspective to
issues that arise, maintaining a values-based culture, and employing an integrated
response that broadens support and responsibility to achieve solutions.
CSET was originally led by Sgt. Casey Baker (RCMP) and is now led by Corporal Brenda
Winpenny. The team is comprised of Robin of McNair (Bylaws), Assistant Chief Mark
Smitton (Fire) Fred Armstrong (Communications), Brian Patel (Core Security), and David
Boag (Parks). Shawn Matthewson (Social Planning) facilitates this team’s connection to
the work of other arms of the MRRI and to the City’s Social Policy mandate.
4
Achievements:
The team worked directly with the neighbourhood and was a constant presence for
both residents and businesses. The consistency of the team also helped develop
relationships with the campers. This provided a foundation that helped balance the
needs of and impact on the neighbourhood and the needs of the people at the camp.
This was a significant contributing factor to achieving voluntary decampment and in
ensuring that the neighbourhood trusted that this outcome would occur.
The team developed and implemented a comprehensive decampment plan and
worked daily to facilitate a peaceful, respectful and lawful end to the camp that had
formed on Cliff Avenue. Achieving voluntary compliance from the people camping on
Cliff Avenue was a significant milestone for the City.
A plan and associated documentation were prepared in the event that the City might
need to proceed with a court injunction. No steps were taken to apply for an
injunction due to the success of the voluntary decampment plan.
Throughout this work, the team also remained vigilant in its work to prevent the
formation of smaller camps across the community, and continues to do so.
The CSET team played a lead role in preparing for the opening of the Interim Shelter
operated by Raincity, and continues to support ongoing operations.
Due to the relationships that the CSET team had formed with people in the camp,
they also assisted with preparing and transitioning people from the camp the interim
shelter.
CSET took the steps necessary to address 51 derelict buildings in the community in
2015 that have now been demolished. A number of those buildings were the cause
of significant complaints and concerns in the community.
A recommendation on the Crime Free Multi-Housing program was brought forward to
Council on November 16, 2015.
More efficient use of security services in the downtown was achieved, expanding
coverage to 16 hours per day seven days. Local businesses have been engaged in a
new way that has delivered considerable benefits. According to a survey conducted
this month, most businesses are more than satisfied with the current state of
security services in the downtown.
Current situation:
CSET continues to meet weekly to address emerging issues, examine trends, and to
conduct an integrated planning approach and on the ground response.
This team supports the Interim Shelter operator when needed in terms of enforcing
fire safety and other issues that may emerge and participates on the Neighbourhood
Advisory Committee for the Raincity shelter.
Complaints about people camping outside have declined significantly since the
Interim Shelter opened Bylaws staff continue to respond to and manage individuals
found or reported to be camping outside.
Bylaws and RCMP are working with the local metal recycling operators to ensure
compliance with the Business Bylaw.
Staff worked with the Cliff Avenue neighbourhood on a Neighbourhood Plan that
includes block parties as well as block and neighbourhood watch programs. There
also are some preliminary plans to enhance the area around St. Anne to create a
more purpose built use for the area that would enhance the neighbourhood.
Staff continues to work with Fraser Health to advocate for improved harm reduction
practices. A draft Terms of Reference for the Needle Removal Committee has been
developed by Fraser Health. As per Council’s request, a public forum and a
5
mechanism for greater involvement in the allocation of Harm Reduction services by
Council are being worked on by Fraser Health. At this time, further work is pending
the completion of staff changes at Fraser Health.
Quarterly meeting with Regional Correctional Facilities have been re-established. The
Council Liaison will attend along with members of CSET including RCMP, and
Community Development, Parks and Recreation. BC Housing has been invited to
participate in the next meeting.
The Maple Ridge Pitt Meadows Parks and Recreation Facilities Regulation Amending
Bylaw 7206-2016 will be provided for Council’s review in February. An update to this
Bylaw is a proactive response to a recent Court ruling regarding temporary shelters in
parkland.
3. Street Action Team:
The goal of the Street Action Team is to connect populations who are living on the streets
with appropriate supports and services. In this context, Outreach is defined as an
activity of providing services to populations who might not otherwise have access to
those services. A key component of outreach is being mobile and meeting those in need
of outreach services at the locations where they are. Outreach is a key component of the
continuum that supports individuals who are homeless or at risk of homelessness.
As mentioned earlier, four Outreach Workers were funded by the City for a period of time
in 2015, and BC Housing has subsequently refunded the City for that cost in addition to
continuing to fund the services of two of the four Outreach Workers that were in place
through the City contract. All Outreach Workers in the community work in tandem with
each other and agencies that serve people who are homeless to maximize positive
outcomes for the people that they serve.
There have been a number of life changing experiences for individuals who now have a
place to live and to thrive. A number of individuals many who have been living on the
streets of Maple Ridge for years are now in stable housing and have a place to call home.
One of the first babies born at the local hospital is now living in a place of his own. A
number of individuals have been reunited with family and children and are able to
rekindle relationships that were once estranged. Some of the individuals who are now in
housing are working towards healthier lifestyle that includes reduction in substance use
and treatment for medical conditions.
The Street Action Team is led by Annika Polegato, Executive Director of Alouette
Addictions and comprised of Heather Steele from CMHA as well as three outreach
workers.
Statistics:
The following data was gathered from Alouette Addictions administration staff or Raincity
shelter staff. In total 81 people have been housed. Of that total, 80 are from Maple
Ridge. Place of residence is determined through data collected by Outreach and shelter
staff, for example, applications for housing or income assistance. Table 1 describes the
number of individuals who have been housed and by whom. Table 2 describes the
housing types where individuals are residing, please note that there are no individuals
housed in basement suites. See Appendix A for additional information.
6
More detailed statistical data is provided below:
Table 1:
Housing Statistics – Number of People Number of
Individuals
Numbers who have been housed by Outreach workers 67
Numbers who have been housed by Outreach/Shelter staff 14
Total Individuals who have been housed 81 *
Number who did not remain in housing -4**
*45 Individuals who have been housed are from the encampment
**Two of the four have since been housed outside the community.
Table 2:
Housing Statistics – Type of Housing Number of
Individuals
Apartments/Single Units 54
Houses 17
Alouette Heights Supportive Housing 6
Total 77
Table 3:
Referrals to Supports and
Services
Number of
Individuals
Referred By
Mental health services
including local mental health
clinic, inpatient, counselling
82 Outreach
Detox 15 Outreach
Treatment Referrals 27 Outreach
Into Treatment 10* Outreach
Other services (hospital,
shelters, recovery)
13 Shelter Staff
*5 of the 10 have gone into treatment since the shelter opened
Achievements:
The Street Action Team comprised of 3 outreach workers provided triage outreach
services to the residents of the camp, supported individuals to access services and
supports and have worked with clients to locate and maintain housing throughout the
last six months. They have had considerable success in finding housing for
individuals within the community.
The Outreach team has established a network of landlords across the community
through building partnerships and advocating to the executive of the BC Landlords
Association. This small network of landlords has helped to open up housing options
for individuals from the camp and shelter.
Outreach workers have also connected with Pacific Mental Health Society to refer
clients to the three houses that they operate in Maple Ridge.
The Rig Dig project (peer based needle retrieval program) was funded by Fraser
Health as a new initiative to involve individuals with lived experience in proactive
community engagement. The program is operated by Alouette Addictions and
currently employs 5 individuals with lived experience to sweep the community for
7
inappropriate discards. The 5 individuals employed through the program have
moved from the camp into housing.
The provincial Take Home Naloxone pilot project run through Alouette Addictions
continues to be well used preventing a number of overdose fatalities across the
community.
Contracted outreach services were transitioned to BC Housing and costs were
recuperated.
Current Situation:
Although Outreach staff has housed a number of individuals who have been living on
our streets there continues to be a need for affordable rental housing and increased
support services to assist individuals to remain in housing.
Fraser Health has agreed to provide outreach psychiatric nursing services to work
with clients in the shelter and living in the community. This program will help identify
the types of services and supports that individuals will require to successfully
maintain housing. This service is expected to run from January 25 to March 31,
2016. The nurse would work directly with Outreach and shelter staff. Riverstone
Mobile Detox will also re-engage shelter residents promoting detox and treatment
options.
Services for individuals with Post Traumatic Stress Disorder (PTSD) and hoarding
issues are not available locally. Hoarding is a considerable issue and a significant
barrier to remaining housed.
There is a continued need to allocate rental supplements to maximize housing
options, to date 72 supplements have been used. Outreach staff is also using other
rent subsidy programs like Shelter Assistance for Elderly Renters (SAFER) and Rental
Assistance Program (RAP) for families with children. These additional programs
augment the current rental supplements available to the community.
Many individuals who have been on the streets for some time have significant health
issues including Hep C, HIV, Cancer, and Renal Failure. Outreach teams are
supporting people to get to medical appointments. Significant Outreach resources
are being used to transport individuals to medical appointments. Emergency room
visits are also substantially higher with individuals who are considered hard to house.
This population continues to be subject to a different standard of care in terms of
hospitalization and community based care.
There are a significant number of individuals between the ages of 19 to 25 who were
in the encampment and are currently residing in the Raincity shelter. Many of these
young adults have been known to community youth workers for some time and have
likely been involved with the Ministry of Children and Family Development. These
individuals have significant addiction and mild to moderate mental health issues.
Most of the individuals at the Interim Shelter report wanting to access housing, the
individuals remaining are among the hardest to house.
Outreach report that approximately 15 people are living outside or couch surfing.
Bylaws staff has reported 2 complaints in the last week.
Recommendations:
That staff submit a request to BC Housing for additional outreach services for the
community.
That Mayor and Council advocate for additional permanent rental supplements.
8
That Mayor and Council ask Fraser Health to review access to community based care
for clients actively affected by substance use.
That staff be asked to provide a report on discharge planning policies for Ministries
like the Ministry of Child and Family Development (MCFD), Ministry of Health to
examine the role that systems play in the increase in homelessness and how
discharging into homelessness is a practice that contributes to poor outcomes for
individuals and families.
4. HOUSING TEAM:
Mayor and Council have adopted the Housing Action Plan Implementation Strategy that
will provide the foundation to expand the diversity of housing that will improve housing
choices for current and future households. Encouraging the provision of affordable,
rental and special needs housing is essential as the community grows. There will need to
be significant increases in access to non-market and market rental housing to increase
options for all citizens including individuals who are at risk of homelessness or those
considered to be chronically homeless. Housing supports and services that assist
individuals who are considered “hard to house” will also need to align for individuals to
remain safely housed. Additionally, a strong effort to engage landlords and the
community as a whole to identify opportunities to work together to improve access to
housing is essential for this harder to house population.
Achievements:
An Implementation Framework was endorsed by Council on September 14, 2015. A
resolution was passed to revise the framework to reflect Council’s concerns rose at
that Workshop meeting. The framework identifies short, medium and long-term
actions. The framework is structured in the following way: Strategy, Associated
Actions, Council Discussion and Notes, Project Description, Time Horizon
A response to the draft Regional Affordable Housing Strategy has been submitted to
Metro Vancouver.
Current Situation:
A report on rental housing options will be prepared by planning staff and brought
forward to Council in April 2016. This will include a review of the definitions and
regulations associated with shared living arrangements, such as home-sharing,
boarding use, and others; and consider their relevance in the Maple Ridge context.
A number of items in the implementation framework will be actioned in 2016.
(Appendix B)
A number of fires in the community have reduced affordable rental housing by
approximately 82 units.
5. SOCIAL SERVICES RESEARCH PROJECT
The Social Services Research project is currently underway. The Social Planning and
Research Council (SPARC) have been awarded the contract to complete the work by
spring of 2016. The research project will assist in assessing gaps and needs from a
structural and systemic perspective to identify where there is a lack of investment and or
resources to support vulnerable populations in Maple Ridge.
9
Project Goals:
1. To gain a clear understanding of current service delivery and funding models in the
areas of mental health, substance use, and housing supports for marginal
populations;
2. To assess and analyze the effectiveness (strengths, gaps, and opportunities for
improvement) of current delivery and funding models in meeting community needs,
and preparing to meet future/growing needs;
3. To develop recommendations designed to position the community to advocate for
changes to the delivery system, funding levels, resources and services to effectively:
address the needs of the most vulnerable population;
improve access by streamlining the delivery system; and,
ensure ongoing effectiveness though efficient, innovative, and effective use of
resources;
4. To design metrics, as well as an ongoing mechanism, to measure the effectiveness
and collective impact of service delivery and funding models at the local level.
The information gathered will help the City identify what type of additional resources and or
investments are needed. SPARC has engaged a number of community social service
providers to make available a framework, approach, ethos around this project as well as to
identify engagement opportunities.
On February 1, SPARC will be engaging social service providers in identifying priorities in the
community. Throughout February, the SPARC team will be conducting 5 community
workshops that will engage people with lived experience, front line service providers and
Mayor and Council for feedback and comment on the priorities. A final draft report will be
provided to Council in March 2016.
b) Desired Outcome:
That the work of the Maple Ridge Resilience Initiative provides the foundation for continued
enhancement of the provision of services for individuals who are homeless, at risk of
homelessness, struggling with problematic substance use or addictions and/or mental
illness.
c) Strategic Alignment:
This report aligns with the Safe and Livable Communities Strategic Direction by pro-actively
addressing the impacts of social issues on the local community and citizens through social
planning and collaboration with other levels of government and local service providers
d) Citizen/Customer Implications:
The work of the Maple Ridge Resilience Initiative will benefit individuals in at -risk situations
as well as the overall health of the community.
e) Interdepartmental Implications:
The MRRI required input from a number of departments including Fire, Bylaws, Police, Parks
and Community Services.
f) Business Plan/Financial Implications:
The projected costs to date are approximately $365,000. BC Housing has reimbursed the
City $146,000 which offset the cost of the shelter remediation.
10
CONCLUSIONS:
The Maple Ridge Resilience Initiative has taken an innovative response to issues that have faced
most communities across the region, province and nation. Some of the new tools and practices used
and developed could provide a template for other communities to utilize in addressing similar
situations. The collaborative effort has resulted in a number of significant changes that can be felt
at the community, neighbourhood and very personal level. The health and well-being of the entire
community has been enhanced as a result of this work and the research currently underway will
inform future steps.
“Original signed by Shawn Matthewson”
_______________________________________________
Prepared by: Shawn Matthewson, Social Planning Analyst
“Original signed by Kelly Swift”
_______________________________________________
Approved by: Kelly Swift, General Manager,
Community Development, Parks & Recreation Services
“Original signed by Frank Quinn for Ted Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
:sm
Attachment – MRRI Statistics
Housing Action Plan - Implementation Framework
MRRI STATISTICS
No. of Meeting w/ Clients 1818
No. of Meetings w/ Families 72
1818
72
No. of Meeting w/ Clients
No. of Meetings w/ Families
MRRI STATISTICS
No. of Follow-Ups w/ Clients Referred to Other Services 665
No. of Clients Supported and Transported From One Service to the Next Stage Service 573
No. of Clients That Don't Successfully Maintain and/or Complete Services Referred To. (Based on a client's consent for follow-up)54
665 573
54
No. of Follow-Ups w/ Clients Referred to Other
Services
No. of Clients Supported and Transported
From One Service to the Next Stage Service
No. of Clients That Don't Successfully Maintain
and/or Complete Services Referred To. (Based
on a client's consent for follow-up)
MRRI STATISTICS
Service Used: Mental Health 82
Service Used: Hospital 106
Service Used: Detox 15
Service Used: Transitional Housing 8
82
106
15 8
Service Used: Mental Health
Service Used: Hospital
Service Used: Detox
Service Used: Transitional Housing
MRRI STATISTICS
No. of Housing Subsides 72
No. of People Connected with Coming From Demolished Buildings 28
No. of People Housed 81
No. of VAT's Completed 52
No. of PWD (Person With Disability) Applications Filled 19
No. of People Sent to Shelters 75
72
28
81
52
19
75 No. of Housing Subsides
No. of People Connected with Coming From
Demolished Buildings
No. of People Housed
No. of VAT's Completed
No. of PWD (Person With Disability)
Applications Filled
No. of People Sent to Shelters
MRRI STATISTICS
Admitted To Treatment:5
Referred To Treatment Centre 27
5
27
Admitted To Treatment:
Referred To Treatment Centre
1 |P a g e
Revised September 15, 2015
Housing Action Plan -Implementation Framework
The Framework is intended to be used as a guide for Council discussions to help determine future projects as part of regular Business Planning activities
that the City may undertake, to work toward implementing the strategies outlined in the Housing Action Plan.Future work plan items will be subject to
Council endorsement.Time Horizons have been organized to align with Council’s 4-year mandate:
Short Term -2014 to 2018 (highlighted by a green background)
Medium Term –2019 to 2022
Long Term –2023+
Ongoing items form part of regular City activities, discussions and partnerships (highlighted by a light yellow background)
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
1. SUPPORT THE
DEVELOPMENT
OF A MIX OF
HOUSING FORMS
i) Encourage the
development of a mix of
housing forms
July 20, 2015.Council directed staff in 2013
to develop new triplex and fourplex zones.
This work is scheduled to be completed in
the fall of 2015.
Report that will present models,
rationale, and draft zoning
requirements for triplex and
fourplex zones.
Short Term
Fall 2015
ii) Expand Infill policies July 20, 2015.Council may wish to consider
revising the residential infill policies in the
OCP to reflect the addition of the new triplex
and fourplex zones.
Report that present options for
infill policies to support higher
densities in appropriate areas.
Short Term
Winter 2016
iii) Establish design
guidelines for new infill.
September 14, 2015. Discussion on how this
action follows on the previous two actions.
It has been moved to Short-Term to reflect
this.
Report that will focus on form
and character guidelines to
ensure existing neighborhood
character is preserved.
Short Term
2016-2017
2 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
1. SUPPORT THE
DEVELOPMENT
OF A MIX OF
HOUSING FORMS
iv) Continue to support
medium to higher density
housing and expand
provisions in zones that are
applied to transition areas.
Ongoing
v) Encourage the
development of alternative
ownership models
Prepare a report that looks at
ownership models such as fee
simple row housing, life leases,
community land trusts, or other
forms of tenure arrangements.
Medium Term
vi) Investigate the
opportunity to introduce
secondary suites in
duplexes.
Long Term
vii) Prepare information
guides that present
examples of new housing
types
Medium Term
viii) Support innovative
housing pilot projects
Long Term
2. INCENTIVIZE
MEDIUM
DENSITY
DEVELOPMENT
i) Develop incentive
program to target
apartment construction
July 20, 2015.Discussion regarding whether
strategy and associated actions should be
moved to the short-term time step because
it could increase the number of rental units.
September 14, 2015. Discussion on
preference to move this action up from
2017-2018. It has been moved up one year
to begin in 2016.
Explore tools such as DCCs, tax
exemptions, parking relaxation,
payment of legal fees, to develop
an incentive program for multi-
family rental buildings.
Short Term
2016-2017
3 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
2. INCENTIVIZE
MEDIUM
DENSITY
DEVELOPMENT
ii) Work with development
community to identify
medium and high-density
product mix that will be in
demand.
September 14, 2015. Discussion regarding
how this is an ongoing practice. The time
horizon has been changed to Ongoing.
Conduct workshops and meetings
to determine market demand for
medium density development.
Ongoing
3. INTRODUCE
AN ADAPTABLE
HOUSING POLICY
i) Consult with the
development industry and
other key stakeholders on
the elements for an
adaptable housing policy.
Medium Term
ii) Prepare a policy that
encourages or requires
developers to provide a
percentage of units in new
subdivisions or multi-family
developments as adaptable
units (e.g. 10% or 15%).
Medium Term
iii) Support the policy with
incentives such as density
bonuses, parking
relaxations, or permit fee
reductions.
Long Term
iv) Promote adaptable
design standards that are
consistent with the
provincial standards for
adaptable housing.
Ongoing
4 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
3. INTRODUCE
AN ADAPTABLE
HOUSING POLICY
v) Prepare fact sheets that
outline benefits, options,
and considerations
regarding the development
of adaptable housing.
Ongoing
4. CREATE NEW
RENTAL
HOUSING
OPPORTUNITIES
i) Facilitate the
development of new rental
units above commercial
developments or as other
forms of secured market
rental housing.
September 14, 2015. As a
result of rental discussion,
the scope of this action has
changed to include
Strategy 4 (iv), and seniors.
July 20, 2015.Discussion about negotiated
housing agreements for rental and how they
revert back to owner after eight years.
Interest in lengthening the amount of time
for agreements.
Note: Housing Agreements are negotiated
on a site by site basis, and can be secured for
any number of years or in perpetuity. These
agreements are currently negotiated.
September 14, 2015.Broad discussion on
rental opportunities. Scope of action has
been widened to include shared living and
seniors.
Discussion paper that considers
widening of the City’s residential-
over-commercial zoning
regulations to include more
zones, zones that apply to areas
of density transition, density
bonuses, reduction in permit
fees, or parking relaxations can
be used to encourage this type of
investment.
Short Term
2016
ii) Ensure developers are
aware of rental disclosure
statement provisions
under the Strata Property
Act that prevents future
owners from restricting
strata units from being
rented.
Medium Term
iii) Investigate the
opportunity to introduce
suites in duplexes.
Discussion paper on best
practices, policy and regulatory
considerations to introduce suites
in duplexes.
Medium Term
5 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
4. CREATE NEW
RENTAL
HOUSING
OPPORTUNITIES
iv) Review the definitions
and regulations associated
with shared living
arrangements, such as
home-sharing, boarding
use, and others; and
consider their relevance in
the Maple Ridge context.
September 14, 2015. Discussion about how
revising definitions and regulations for
shared living arrangements could have
positive impacts on rental housing stock.
This has been moved to the Short-Term and
will be included in the rental housing report
outlined in Strategy 4 (i).
Facilitate development of new
rental units and review shared
living arrangement. Where
applicable, explore owner
occupation requirement.
Short-term
5. CONTINUE TO
MONITOR
SECONDARY
SUITES POLICIES
& BYLAWS
i) Work with the
community to identify the
reasons for low uptake of
registered secondary suites
and introduce bylaw
amendments to encourage
registration.
Medium Term
iii) Consider the
introduction of additional
utility charges to all houses
with unauthorized suites
and a reduced charge or no
charge for authorized
suites.
Discussion paper on introducing
utility charges to house with to all
houses with unauthorized suites
and a reduced charge or no
charge for authorized suites.
Medium Term
iv) Explore Building
Equivalencies.
The regional permits and licenses committee
(RPLC) has been collecting the member local
governments’ positions and requirements on
the installation of secondary suites in
existing residences. This information will be
compiled and put forward to the building
standards branch for their endorsement.
This item is
anticipated to
be completed
within the Short
Term time
horizon.
6 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
5. CONTINUE TO
MONITOR
SECONDARY
SUITES POLICIES
& BYLAWS
v) Encourage all newly
constructed single
detached homes, in zoning
districts where suites are
permitted, to be built as
“suite ready”.
Ongoing
6. EXPAND THE
GARDEN SUITES
PROGRAM
i) Identify barriers to
implementation of garden
suites and revisit the policy
and bylaws to encourage
the development of new
garden suites.
ii) Permit Suites above
garages.
July 20, 2015.Discussion regarding laneways
and cost of construction vs. buying a
condominium in Maple Ridge.
Suites are currently allowed above garages
on lots 0.4 acres or greater, and those lots
with lane access.
Discussion paper on barriers to
garden suite uptake.
Recommendations may include
policy and bylaw amendments.
2018
7. MAINTAIN
RENTAL
HOUSING
STANDARDS
i) Review the bylaw
enforcement practices of
the City with respect to
rental housing and ensure
they are effective and
practical.
September 14, 2015. Discussion on how
important rental standards of safety are.
This has been moved to the Short-Term.
Discussion paper on
opportunities with respect to the
rental housing standards bylaw.
Short Term
ii) Continue to use
standards of maintenance
regulations to facilitate
basic repairs and urge
upgrading, and if necessary
closure, of blatantly
substandard premises.
Ongoing
7 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
7. MAINTAIN
RENTAL
HOUSING
STANDARDS
iii) In the case of secondary
suites, require owners to
purchase an annual license
for each residential unit
that is rented.
Discussion paper on potential to
implement a licensing program
for secondary suites.
Long Term
iv) Support the RCMP in
the implementation of the
Crime Free Multi-Housing
Program in Maple Ridge
and actively encourage
property managers to
participate in the program.
Ongoing
8. MINIMIZE THE
LOSS OF
EXISTING RENTAL
HOUSING
i) Review the City's
Modular Home Park
Redevelopment Tenant
Assistance Policy and
identify opportunities to
further strengthen the
policy as needed.
Discussion paper to review the
City's Modular Home Park
Redevelopment Tenant
Assistance Policy and identify
opportunities to further
strengthen the policy as needed.
Long Term
ii) Continue to limit the
demolition or strata
conversion of existing
rental units and identify
opportunities to further
strengthen this policy as
needed.
Ongoing
8 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
9. SUPPORT THE
NON-MARKET
HOUSING
SECTOR
i) Work with non-profit
organizations seeking
acquisition and renovation
or redevelopment of their
land and building assets
that would lead to the
addition of new affordable
housing.
Ongoing
ii) Identify a staff person to
support and help to
expedite the processing of
applications for rental,
nonmarket, or seniors
housing.
September 15, 2015. Discussion regarding
importance of having a dedicated staff
person to assist with rental, nonmarket, or
seniors housing applications.
Short Term
iii) Expand the City policy
on special needs or
supportive housing to
allow this type of use to be
distributed in all
neighbourhoods and
amend the zoning bylaws
to permit this use in the
majority of
zoning districts.
Discussion paper on seniors,
special needs and supportive
housing. Recommendations may
include policy and bylaw
amendments.
Short Term
2016
9 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
9. SUPPORT THE
NON-MARKET
HOUSING
SECTOR
iv) Encourage private
market and non-profit
partnerships.This may
involve connecting non-
profit organizations with
private sector developers
that would be amenable to
the addition of non-market
units as part of a density
bonus arrangement.
Short Term
2016
v) Work with Fraser Health,
BC Housing, or other
government institutions to
address the shortage of
seniors housing, supportive
housing, or other services
for at-risk population
groups, such as a hospital
discharge program or
transitional housing for at-
risk youth.
Short Term
2016
vi) Expand the permissive
property tax exemptions to
non-market housing
providers.
Potential Discussion Paper on
providing property tax
exemptions to non-market
housing providers.
Medium Term
10 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
10. EXPAND THE
DENSITY
BONUSING
PRACTICE
i) Support the
development of various
types of housing, such as
rental housing, non-market
housing, seniors housing,
or innovative housing
forms, through a widening
of the City’s existing
density bonus policy
language to identify
preferred areas where
such products and housing
types would be desirable.
July 20, 2015.Discussion included a range of
support and opposition to this concept.
Will be determined pending
outcomes of CAC, density
bonuses and housing reserve
fund report expected to go to
Council Workshop October, 2015.
Short Term
Fall 2015
ii) Revise the appropriate
zoning districts with a
density bonus scheme and
estimate the potential
amenity contribution value
that is equivalent to the
steps of density set out
density bonus regulations.
Short Term
Fall 2015
11. INTRODUCE
A COMMUNITY
AMENITY POLICY
FOR
AFFORDABLE
HOUSING
i) Consider amending the
City’s Official Community
Plan, and potentially other
Area Plans, to insert clear
policy language that
identifies the range of
amenities, including
affordable housing, that
are should be targeted
through amenity zoning.
July 20, 2015.Discussion included a range of
views regarding this concept.
Will be included in the Council-
requested report on a potential
city-wide Community Amenity
Contributions program.
Short Term
Fall 2015
11 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
12. ESTABLISH A
HOUSING
RESERVE FUND
i) Establish a Housing
Reserve Fund to assist with
the development of non-
market housing for special
needs groups or other
housing priorities.
July 20, 2015.Discussion included a range of
views regarding this concept.
Will be included in the Council-
requested report on a potential
city-wide Community Amenity
Contributions program.
Short Term
Fall 2015
ii) Once the fund is well
established, the City could
establish a process to
determine eligibility
criteria, review
applications, and provide
grants.
Discussion paper with a focus on
potential process components for
a reserve fund.
Short Term
2016
13. USE
FINANCIAL
INCENTIVES TO
SUPPORT
HOUSING GOALS
i) Review of all current fees
and costs associated with
development permits and
approvals, and identify a
list of possible fee
reductions where a project
supports the City’s housing
goals.
ii) Prepare a policy that
identifies different tiers of
cost savings, depending on
the extent of the
contribution towards
affordability or other
housing goals.
September 14, 2015. Discussion on the
importance of looking at this issue before
the Medium Term.It has been moved to the
Short Term.
Discussion paper on municipal
financial tools such as DCCs that
may be used to support housing
goals.
Policy development to focus on
levels of cost savings available
that supports the City's housing
goals.
Short Term
2016-2017
12 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
13. USE
FINANCIAL
INCENTIVES TO
SUPPORT
HOUSING GOALS
iii) Consider offering
municipal property tax
exemptions for a fixed
period of time.
iv) Consider expanding the
practice of offering
permissive tax exemptions
to non-profit housing
providers.
v) Consider fast track
development applications
that help to achieve the
City's housing goals.
September 14, 2015. There was broad
discussion on financial incentives with
respect to rental and also to Community
Amenity Contributions (CACs). The CAC
report is expected to go to Council
Workshop in October, and the rental report
will go to Workshop in early 2016. As
appropriate to each subject area, financial
tools will be included in these reports. This
has been moved to the Short Term.
Short Term
vi) Consider reductions in
parking requirements in
the Downtown to meet the
City’s housing goals.
Medium Term
14. CONTINUE
TO REVIEW
OPPORTUNITIES
TO LEASE LAND
i)Consider opportunities
for strategic land banking
and the acquisition of
property for housing
purposes.
Ongoing
ii)Consider leasing City
property to non-profits
that provide emergency
services, community
services, or non-market
housing.
Ongoing
13 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
15. CONTINUE TO
SUPPORT LOCAL
COMMUNITY
GROUPS
i) Continue to participate in
local, regional, and
provincial housing tables
and initiatives.
Ongoing
ii)Continue to develop
community-based
strategies for responding
to homelessness and the
needs of risk populations.
Ongoing
16. ADVOCATE
TO SENIOR
GOVERNMENT
i) Use municipal networks
and opportunities to
continue to advocate to
senior government for
changes to funding,
legislation, and taxation
improvements.
Ongoing
17. MAKE
INFORMATION
AVAILABLE
i) Use the City website to
provide housing
information and to
promote community
resources, government
programs, and other
initiatives.
Ongoing
14 |P a g e
Revised September 15, 2015
Strategy Associated Actions Council Discussion and Notes Project Description Time Horizon
17. MAKE
INFORMATION
AVAILABLE
ii)Partner with other
organizations to prepare a
guide for landlords and
tenants regarding their
rights and responsibilities,
including information
regarding basic standards
of maintenance as well as
fire, health and safety
requirements.
Ongoing
iii) Prepare information
sheets on innovative
housing forms, alternative
ownership models, and
other practices to help
showcase and encourage
innovative approaches.
Ongoing
18. ESTABLISH
LOCAL ADVISORY
GROUPS
i) Establish a local builders
and developers advisory
group to provide input and
insight on new policy and
regulatory changes.
Ongoing
ii) Establish an affordable
housing committee to
establish eligibility criteria,
application process details,
and review applications for
grant funding from future
housing reserve fund.
The CAC report is anticipated to go to
Council Workshop in late October.
Depending on the outcomes of that work, a
Housing Reserve Fund may be established,
and if so, after it has garnered funds, will
require a structure to award funding.It has
been moved to the Short Term time horizon.
Short Term
2018
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 19, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Community Dialogue on Homelessness Sub-Committee
EXECUTIVE SUMMARY:
On July 4, 2016, Council endorsed a Terms of Reference for the Social Policy Advisory Committee
(SPAC) Sub-Committee to plan and undertake a Community Dialogue on Homelessness. The sub-
committee was established and is working on the development of a Community Dialogue on
Homelessness. The purpose of this report is to provide Council with a synopsis and timelines.
RECOMMENDATION:
That the plan for the Community Dialogue on Homelessness as outlined in the staff report dated
September 19, 2016 be endorsed.
DISCUSSION:
a)Background Context:
Throughout the last year, the community of Maple Ridge has been deeply impacted by the
issue of homelessness. The City of Maple Ridge is working with provincial partners to
address the current situation and to minimize impacts to the community. On July 4, 2016
Mayor and Council endorsed the following objectives for the Sub-Committee-Community
Dialogue on Homelessness:
To plan a speaker’s series with a minimum of 5 sessions that will take place in the Fall of
2016, that:
Relevant to the current needs of Council and the community.
Open to the general public and will be free of charge to those interested in attending.
Engages subject matter experts to provide information about homelessness and
associated issues to Council and the community.
Provides an opportunity for community dialogue to take place by ensuring that an open
discussion occurs after each session.
Follow up communication regarding the speaker’s series topics to the entire community
through various social and print media platforms.
Membership:
Council also endorsed the membership of this committee to include appointed members
from the following areas:
Chair
Council Liaison
Medical Health Officer/Fraser Health
Representative from BC Housing
Representative from the Business Community/Business Owner
5.3
2
Representative from the field of Mental Health/Addiction
3 Community at Large Members with consideration for one young adult
The members of the Committee have committed a significant amount of time to complete the
objectives of the Sub-Committee. The passion of the individuals on the Sub-Committee and their
diverse backgrounds has led to a broad planning process. A bio on each committee member is
attached as Appendix A.
Planning:
The Sub-Committee has met August 25, September 8 and 15. The group has committed to meet
every Thursday until the Community Dialogue sessions are completely organized. The following
provides an update on the planning:
The Community Dialogue will be a speaker’s series that will permit each session to stand
alone acknowledging that the experience and learning’s will be enhanced with participation
at all events.
Each session will consist of a key note speaker and presentation as well as a panel of
experts.
Each dialogue will be facilitated to ensure that all community members wishing to participate
can do so.
The venue will be large enough to accommodate at least 250 people.
The events will require registration to ensure that we can accommodate the audience.
Each dialogue will be live streamed and participation from the broader community will be
encouraged.
The ACT Genstar theatre has been booked for October 20 and 26 and November 3 and 9.
Participants will be provided with a Glossary of Terms that the Sub-Committee is currently
developing.
Community Dialogue Sessions:
Title Description Date
W5- The Who, What, When,
Where and How of
Homelessness
What is homelessness? Who is homeless?
How does someone end up homeless?
What are the paths to homelessness?
This session will be provide an engaging
look at the issue of homelessness with an
emphasis on the causes and systems that
contribute to homelessness, the unique
experiences of youth and seniors and the
human side of the issue. This session will
provide current and accurate information
but will avoid an overly clinical or academic
approach to the topic
October 20,
2016
Jurisdictional Matters:
Challenges and Opportunities
This session will focus on the opportunities
and challenges that municipalities and
communities face in addressing issues like
homelessness. It will also focus on the
moral and legal responsibilities of
communities and government to assist in
finding solutions to these difficult issues.
October 26,
2016
3
This session will provide an opportunity to
examine the constant struggle to balance
individual liberty and the collective
responsibility for shelter and housing
services.
Understanding Mental Health
and Addictions
This session will focus on understanding
mental health and addictions as well as
concurrent mental health and substance
use disorders. It will also examine the
impact of homelessness and unstable
housing on those affected with either a
Mental health or addiction issue.
Root causes, the effect of trauma,
prevention and treatment will all be
discussed as part of this dialogue. The
session will focus on evidence based and
promising practices in the fields of mental
health and addictions.
November 3,
2016
Housing Solutions The session will examine some of the
practices and approaches that have worked
To address homelessness. It will focus on
understanding the continuum of housing and
How they work together. The
Federal, provincial and municipal roles and
objectives with regard to housing will also be
discussed at this session. The final night of
the series will provide a greater
understanding of types of housing and
options available to communities across the
province.
November 9,
2016
b) Desired Outcome:
That the Community Dialogue on Homelessness engages a wide sector of the community and
that attendance and participation at the sessions provides a foundation for meaningful
public consultation.
c) Strategic Alignment:
The work of the Sub-Committee aligns with goals in the Housing Action Plan.
d) Citizen/Customer Implications:
Citizens will have an opportunity to engage in a meaningful community dialogue that will
provide a varied and diverse perspective on the issue of homelessness.
e) Interdepartmental Implications:
Social planning will need to work with Communications to promote the dialogue
opportunities. Other municipal departments could be involved in the Community Dialogue as
panel members.
4
f) Business Plan/Financial Implications:
The existing Social Policy Advisory Committee budget will be used to fund the Community
Dialogues on Homelessness including speaker costs, venues and other associated costs.
The amount budgeted is $10,000.
CONCLUSIONS:
The Community Dialogue on Homelessness will provide the community an opportunity to engage
“Original signed by Shawn Matthewson”
Prepared by: Shawn Matthewson, Social Planning Analyst
“Original signed by Kelly Swift”
Approved by: Kelly Swift, General Manager,
Community Development, Parks & Recreation Services
“Original signed by Frank Quinn”
Concurrence: E.C. Swabey
Chief Administrative Officer
:sm
Attachments: Sub-Committee Bios
Sub-Committee Bios
Chair: Vicki Kipps
Vicki Kipps is the Chair of SPAC. Vicki is the Executive Director of Maple Ridge/Pitt Meadows
Community Services; a multi-funded social services charity that serves 7000 people annually.
Vicki is also a member of the Maple Ridge Pitt Meadows Community Network and a longstanding
member of the Chamber of Commerce. She provides leadership in the social service sector in
Maple Ridge. She is also a resident of Maple Ridge and has raised two children in the
community.
Bruce Smith- Mental Health and Substance Use Representative
Bruce Smith is the Chief Operating Officer for Coast Mental Health. Coast Mental Health provides
approximately 1200 people with supportive housing and 3500 clients living in the community
with a wide variety of programs and services. Coast Mental Health was involved in the At
Home/Chez Soi research project. Bruce has a strong background in mental health and social
services: he was the executive director of the Ministry of Social Development and Social
Innovation’s Interior and North regions for 18 years after which he established his own practice
where he provided clinical psychotherapeutic services to people experiencing mental health
challenges.
Denyse Houde- Fraser Health Mental Health and Substance Use
Denyse is the Director of Clinical Programs for Mental Health and Substance Abuse in Fraser
Health. She is a registered nurse and has a great deal of experience in the areas of mental
health and substance use services. She has helped shape facility planning for the Royal
Columbian Hospital’s $50 million MH&SU’s redevelopment; she led implementation of a system-
wide community electronic health system; she has also integrated MH&SU with primary health
care and conducted comprehensive reviews of therapy and assessment services; she also is
part of the MH&SU Provincial Planning Council.
Bruk Melles- BC Housing
Bruk is the Director of Supportive Housing and Programs for BC Housing. Bruk works with non-
profit providers across the province. She has worked in the area of housing for many years and
was the manager for BC Housing’s Orange Hall.
Business Representatives:
Ralph Altenreid
After a long successful career within the B.C Forest Industry, Ralph Altenried transitioned a
lifelong passion for investing and currently operates RSA Financial Services in Maple Ridge.
Ralph is an active member with the Ridge Meadows Chamber of Commerce and is currently on
the Board of Directors. Ralph loves to spend time with his wife Kaye his daughter Taylor and his
extended family and friends. With a passion for sports and friendly competition Ralph enjoys
golf, skiing, boating, and coaching and umpiring minor girls and senior women`s fast pitch
supporting the Ridge Meadows Minor Softball Association. Ralph is a lifelong resident of Maple
Ridge having lived here since 1958.
Brie-Anne Bekar
The Bekar family is owners of the local Mark’s Work Warehouse. Brie-Anne is representing the
business community as an experienced business owner. Their business has been in the
community for several decades. Brie-Anne is also a registered nurse who is currently
undertaking her Master’s Degree in Public Administration. She has a young family. Brie-Anne is
also a community volunteer and participates at local community events.
Community at Large Representatives (3):
Cathy Bennet
Cathy moved to Canada in 2008 from the UK with her family. She has been nursing for 30 years
and recently completed her degree through the University Of Victoria. She is currently working
part time whilst also undertaking her Master’s Degree in Public Health. She is now in her final
year and currently has a practicum with Fraser Health. She is interested in housing and the
homeless populations at a local and provincial level, especially those homeless because of injury
or illness. In respect of this I volunteered as a member at large with the Maple Ridge sub policy
committee for homelessness in order to attempt to try and assist.
Mitzi Fraser
Mitzi has been in business in Maple Ridge since 1980. She currently operates a home based
accounting business. She also provides assistance to seniors with accounting matters and tax
preparation. All of her children (3 girls) were raised and currently reside in Maple Ridge. She
also has 7 grandchildren in Maple Ridge.
Nathan Sands
Nathan Sands was born and raised in Maple Ridge. Having a daughter just out of high school
lead to a working class life, and Nathan currently works in the Albion industrial area as a
machine operator for Stella Jones Inc. Along with being an intern pastor for Open Door Church in
Hammond, and writing a novel, Nathan has a keen interest in politics, philosophy, and political
philosophy. When he's not working or studying, you could find him playing sports outside with his
family, or biking around town with his big puppy, Bradley. Nathan feels the need to utilize his
hard work, ambition, and intellect to make a difference in Maple Ridge, and being a young
working class family man, hopes he can bring the voice of a struggling generation forward to
make a positive difference in the community.
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 29, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Review of Growth in the Suburban Residential and Estate Suburban Land Use Designation
EXECUTIVE SUMMARY:
At the May 24, 2016 Council Meeting, staff was directed to prepare a report on development in the
Suburban Residential land use designation. This was precipitated by a rezoning application that
would result in the creation of 0.4 ha (1 acre) lots. Additionally in 2014, a similar scenario was
contemplated for the Estate Suburban land use designation.
The Purpose of this report is to provide an overview of the current development and growth patterns,
and to contemplate how and where growth should take place in the Suburban Residential and Estate
Suburban areas.
Suburban Residential and Estate Suburban Residential are similar with the expectation that Estate
Suburban Residential land use designation is located within the Fraser Sewer Area and as such can
be serviced by municipal sewer. Suburban Residential can only be serviced through on-site septic
disposal methods.
Previously in 2009, this issue was explored in a report that outlined the current policies and servicing
framework that guided suburban development in Maple Ridge. The report also provided
development projections for these land use designation areas. At the writing of the 2009 report,
servicing was a major consideration for development in these designation areas. Since this 2009,
water servicing has been extended throughout many of these areas and is no longer a major barrier
to development.
When considering the overall growth of the City, development in the Suburban Residential and
Estate Suburban areas has been modest with just over 300 new lots being created since 2009.
This Report provides an update to the overall development projections, a summary of the policies
influencing development, specifically the Official Community Plan (OCP), Zoning Bylaw, and the
recently adopted Commercial Industrial Strategy that identifies future employment lands.
Finally, the report will offer a series of options for directing growth in the Suburban Residential and
Estate Suburban land use designations.
RECOMMENDATION:
THAT the Table “Suburban Residential and Estate Suburban Policy Options” in the Report “Review of
Growth in the Suburban Residential and Estate Suburban Land Use Designation” dated August 29,
2016 be used as a method to determine, by resolution, the approach for Suburban Residential and
Estate Suburban land use policies.
5.5
2
DISCUSSION:
a) Background Context:
As noted above, Council directed that a report be prepared regarding the Suburban Residential and
Estate Suburban land use designations in the Official Community Plan, as a result of the discussions
relating to recent rezoning applications. This direction was a result of concerns raised regarding the
effects of 0.4 ha (1 acre) subdivisions outside the Urban Area Boundary.
Overall the Estate Suburban Designation accounts for 2% of the total land base in the City.
Furthermore, the Suburban Residential land use designation accounts for 7% of the land in the City.
This is a modest amount of land in the overall scheme of development and growth in the City. And
yet, it provides significantly to the rural-like character of the City.
Historical Growth Pattern
Generally, the Suburban Residential and Estate Suburban land use designation areas are located
outside the Urban Area Boundary. However, in many cases the lands are located adjacent to this
boundary. The Agricultural Land Reserve also borders many of areas lands. The OCP provides
guidance that density and the majority of growth should be directed to areas within the Urban Area
Boundary. This is evidenced through redevelopment and infill that has been taking place in the City.
The Official Community Plan provides direction and guidance on where development should take
place in the city and the densities that can be achieved in different areas. When identifying the type
of development and the proper location for it, the following items are contemplated:
Majority of growth will take place in the Urban Area Boundary this includes housing and
jobs
Highest levels of density will be directed to the Town Centre area, and along Major
Corridors close to transit
Growth will also be directed to commercial community nodes and neighbourhoods with
in Area Plan areas
Development patterns should continue to reflect the character and vision of the
community
Servicing and infrastructure should be efficient and sustainable while meeting the
required needs of a growing community.
Development in the Suburban Residential and Estate Suburban designations is primarily in the form
of subdivision of large lots into 0.4 ha (1 acre) parcels. This is a pattern that has historically taken
place in Maple Ridge. At the time the OCP was reviewed, community members expressed their desire
to continue to provide a wide range of subdivision options, including 0.4 ha (1 acre) and 0.8 ha (2
acre) lots. The range of lot sizes and housing forms allows people to choose urban settings with little
yard space, large rural properties, or alternately a more suburban setting that allows for yards,
greenspace and access to natural settings. This is part of what many residents believed expressed
the character of Maple Ridge.
2009 Analysis of Suburban Residential and Estate Suburban Land Use Designation
A report was prepared in 2009 that undertook an analysis of the Suburban Residential and Estate
Suburban land use designation. The report presented today, is an updated version of the original
2009 report. Since the writing of the 2009 report, the Estate Suburban area has modestly increased
in the number of lots (30 new lots) and the land base has largely remained the same. The Suburban
Residential land use designation has seen an increase of approximately 300 lots.
3
This is an average of 37 new lots per year over the last seven years. Since 2009, 1,633 single family
units have been constructed in Maple Ridge. New construction in the Suburban Residential and
Estate Suburban land use designation areas account for 20% of these new single family units.
Furthermore, 3,322 dwelling units (multi-family, townhouse and single family) have been constructed
since 2009. Construction in these two land use designations account for less than 10% of all new
dwelling units constructed between 2009-2015 in the City. Therefore, the Suburban Residential and
Estate Suburban land use designation areas have not been large growth areas for the City.
Maple Ridge Official Community Plan
Generally speaking, the Official Community Plan provides for 3 levels of residential growth within the
community: Urban (lands within the Urban Area Boundary); Suburban and Estate Suburban (on
community water); and Rural (on private services). Section 2.2 Land Use Designations of the Plan
defines the Suburban Residential and Estate Suburban Residential land use designations and
identifies that the only distinction between the two land use designations is that Estate Suburban
Residential properties are within the GVS&DD Fraser Sewer Area. The definitions are as follows:
Suburban Residential - The Suburban Residential designation permits single detached or
duplex housing in areas located outside of the Urban Area Boundary that has water service
but which are not connected to the municipal sanitary sewer system.
Estate Suburban Residential - The Estate Suburban Residential designation permits single
detached or duplex housing in areas outside the Urban Area Boundary. The properties are
within the Fraser Sewer Area or on property where sewer services have already been
connected.
The Official Community Plan also prescribes the zones that can be used in the Suburban Residential
and Estate Suburban Residential Land Use designations as follows:
Table 1
Excerpt from Official Community Plan, Appendix C Zoning
RESIDENTIAL DESIGNATIONS
ZONES Lot Size
Suburban Residential Designation
RS-2 One Family Suburban
Residential
0.4 ha (1 acre) with community
water
RG-2 Suburban Residential
Strata
0.4 ha (1 acre) with community
water and private sanitary sewer
system
Estate Suburban Residential Designation RS-2 One Family Suburban
Residential
0.4 ha (1 acre) with
community water
*properties are located in the Fraser
Sewer Area and have the ability to
connect to the regional sewer system.
o Number of Parcels and Area
Currently, there are 1750 parcels designated Suburban Residential and Estate Suburban
Residential in Maple Ridge, and total 1103 hectares (2725 acres) in area. These properties are
predominately located in the central and eastern portions of the City, with the bulk of these
4
properties situated north of Dewdney Trunk Road. The breakdown by land use designation is as
follows:
Table 2
Land Use Designation, Area and Parcels
Land Use Designation Area Number of Existing Parcels*
Suburban Residential 860 ha 967
Estate Suburban 243 ha 783
TOTAL 1103 ha (2725 acres) 1750
*This is the number of existing parcels (developed and undeveloped). The overall area and number do not take into
account site constraints such as steep slopes, streamside protection areas, etc. that limits the overall development
potential for a parcel.
The Suburban Residential land use designation has the larger land base and accounts for a
greater amount of development potential when compared to the Estate Suburban land use
designation area. In the development projection section of the report, the overall number of
parcels is reduced to reflect lots with development potential to provide a more accurate account
of future development in these land use designation areas.
o Parcel Size
The majority of lots (71%) in the Estate Suburban land use designation are less than 0.8 ha (2 acres)
and therefore do not have the ability to further subdivide into 0.4 hectares (1 acre) lots. The balance
of parcels (29%) are greater than 0.8 ha and may have some ability to subdivide to a smaller lot size.
The chart below indicates that 71% of existing parcels in the Suburban Residential designation are
greater than 0.8 ha (2 acres), and may have the ability to subdivide into smaller lots (0.4 ha with a
connection to the community water system). Approximately, 29% of existing parcels are less than
0.8 ha (2 acres) in the Suburban Residential designation and do not have the ability to subdivide.
It is important to note that these figures are gross numbers and do not include watercourse
setbacks, geotechnical restrictions, or other limiting factors that would impact the overall
developable area. These figures do not account for lot consolidation or land assemblies.
Table 3
Lot Size by Land Use Designation
Designation 0 < 0.4ha
(0 < 1 ac)
0.4 < .8ha
(1 < 2 ac)
.8 < 2.0ha
(2 < 5 ac)
2.0 < 4.0ha
(5< 10ac)
> 4.0 ha
(> 10ac)
Total
Suburban
Residential
31 ha
(4 %)
217 ha (25
%)
225 ha
(26 %)
217ha
(25 %)
170 ha
(20 %)
860 ha
(100%)
Estate
Suburban
Residential
59 ha
(24 %)
112 ha
(46 %)
40 ha
(16 %)
20 ha
(8 %)
12 ha
(5 %)
243 ha
(100%)
Total 90 ha 329 ha 265 ha 237 ha 182 ha 1103 ha
No Subdivision Potential Subdivision Potential
In consideration of the tables above, Estate Suburban has limited subdivision potential. While
Suburban Residential has greater subdivision potential. Since 2009, many of the larger parcels have
been subdivided. Based on anaylsis of parcel size in the Suburban Residenital land use designation,
approximately 387 ha (956 acres) of land remains that could be developed (0.8 ha lots). While this
figure appears to provide a large land base for subdivision opportunities, the amount of developable
land will be reduced as limiting factors are discussed in the section below, Subdivision
Considerations.
5
SUBDIVISION CONSIDERATIONS
Potential Suburban Residential and Estate Suburban Residential Development
In preparing this report, an assessment was undertaken of lands designated Suburban and Estate
Suburban Residential in the Official Community Plan. This assessment is intended to provide scope,
and to generate discussion on the subject. However, detailed information on parcel limitations such
as steep slopes, watercourses, parcel geometry, and access were not factored into the calculation
and could affect the veracity of the numbers. Therefore development calculations were based on a
percentage (50-75%) of the parcel size to account for possible limiting factors. The estimate also
assumes that community water is available or is feasible for all RS-2 One Family Suburban
Residential lots. Additionally, the total number of parcels and area may differ from those identified
in Table 2 as the report focuses on the predominate zones and/or larger parcels in both land use
designations (areas where development is complete have been eliminated from the calculations).
Zoning Bylaw No. 3510 -1985
The majority of properties in the Suburban Residential and Estate Suburban Residential land use
designations are zoned RS-2 One Family Suburban Residential (42%), RS-3 One Family Rural
Residential (24%), and A-2 Upland Agriculture (16%). Other zones include CS-3 Recreation
Commercial, M-2 General Industrial, A-1 Small Holding Agriculture, RS-1d One Family Urban (Half
Acre), RS-1 One Family Urban Residential and RG-2 Suburban Residential Strata, many of which,
predate comprehensive land use planning within the community (i.e. OCP), and reflect the historic
use of the property. For the purpose of this report, information is focused on the RS-3 One Family
Rural Residential and RS-2 One Family Suburban Residential zones since they are the most
prevalent or represent large land holdings.
Based on Official Community Plan policies and Zoning Regulations (see on Table 1), properties zoned
RS-3 One Family Rural Residential and A-2 Upland Agriculture in the Suburban Residential and
Estate Suburban land use designations have the potential to be rezoned to RS-2 One Family
Suburban Residential. This would allow for a lot size of 0.4 ha (1 acre).
However, many of these properties can avoid rezoning to RS-2 One Family Suburban Residential as
they can subdivide under the existing RS-3 One Family Rural Residential zone. The following chart
identifies the Zoning Bylaw regulations pertaining to lot size and width for these two zones:
Table 4
Zoning Bylaw Requirements
Zone Description Minimum Parcel Size hectares (acres) Min.
Width m
RS-3 One Family Suburban
Residential*
0.8 ha (2 acres) with community water*
2.0 ha (5 acres) without community water*
60 m
60 m
RS-2 One Family Rural Residential 0.4 ha (1 acre) 36 m
* Please note the difference in permissible lot size based on water availability in the RS-3 zone
Infrastructure Requirements
Subdivision and Servicing Bylaw No. 4800-1993 regulates the subdivision and development of land
within the community, and prescribes the servicing standards for development according to each
6
zone. A summary of the Bylaw as it pertains to the RS-3 One Family Rural Residential and RS-2 One
Family Suburban Residential zones follows:
Table 5
Subdivision Servicing Requirements- Suburban Residential
Zone Description Water
Distribution
System
Private
Water
Sanitary
Sewer
On-site
Sewage
Disposal
RS-3 One Family Rural Residential
0.8 ha lot
2.0 ha lot
Not
available
RS-2 One Family Suburban
Residential
Not
available
As shown in the table above, connecting to the sanitary sewer system is not permissible in the
Suburban Residential land use designation. Any new lot created must be serviced with an individual
on-site sewage disposal system. In the past this has been a limiting factor for some subdivision
proposals. However, there have been a couple of instances whereby sewage disposal in a strata
subdivision was provided by a privately owned and operated system. Generally, this approach has
not been supported by the City. If the system should fail in the future, often the City is requested to
intervene and help address any health and safety issues at a significant cost.
It should be noted, that a connection to the community water system is required for subdivisions that
would result in parcels 0.4 ha (1 acre) in size.
Table 6
Subdivision Servicing Requirements – Estate Suburban
Zone Description Water
Distribution
System
Private
Water
Sanitary
Sewer
On-site
Sewage
Disposal
RS-3 One Family Rural Residential
0.8 ha lot
2.0 ha lot
RS-2 One Family Suburban
Residential
* If available, properties in the Fraser Sewer Area may connect to municipal sewer
The table above demonstrates that the Estate Suburban land use designation allows for connection
to the regional sewer system. This is a significant difference from Suburban Residential properties
that have on-site septic systems. Subdivision in the Estate Suburban land use designation is not
limited by the capacity of a property (soil conditions) to provide on-site sewage disposal or the
potential environmental impacts.
It should be noted, that a connection to the community water system is required for subdivisions
that would result in parcels 0.4 ha (1 acre) in size.
o Water
Based on the Subdivision Servicing requirements, the link between land use and servicing is clear.
In the absence of community water, subdivision in the RS-3 One Family Rural Residential zone is
7
limited to 2.0 ha lots, and subdivision in the RS-2 One Family Suburban Residential zone would not
be permitted.
In the late 1990’s the municipal water supply was extended to the Rothsay Garibaldi area in
response to health related concerns with the on-site private water systems. Water has previously
been provided to the Whispering Falls area. The Kanaka Business Park and the Grant Hill Estates are
also on municipal water.
The City’s Drinking Water Master Plan identifies that a reliable, safe, maintainable supply system is
optimized when interconnected or “looped”. This is also a key factor in emergency response.
The Servicing and OCP Designation Map attached to this report identifies the extent of water
availability in relation to the Suburban and Estate Suburban Residential designations. The system
has expanded significantly throughout the area. The majority of properties are within a distance that
is feasible for a water connection. Therefore, unless the City creates a policy that prevents future
connections in this area, properties will continue to connect to the water system in support of some
form of subdivision.
o Sewer
Generally, properties located outside of the Urban Area Boundary are not connected, or permitted to
connect to the regional sewer system. In the suburban Residential land use designation, properties
have on-site septic systems with the expectation of properties zoned RG-2 Suburban Residential
Strata (the Bosonworth subdivision) which has a privately operated sanitary sewer system.
Subdivision is only supportable in the Suburban Residential land use designation if it can be proven
that the parcel is suitable for the installation of an on-site system in accordance with regional and
provincial sewage disposal regulations.
A second circumstance that allows for connection to the regional sewer system are properties
located outside the Urban Area Boundary are land in the Estate Suburban land use designation. The
Official Community Plan established the Estate Suburban Residential land use designation to
differentiate between properties that are already connected to the regional sewer system or are
included in the GVS&DD Fraser Sewerage Area, and therefore may connect to sewer (when
available), from those properties that cannot connect to the sewer system. Based on Metro
Vancouver’s Integrated Liquid Waste and Resource Management Plan the extension of the sewer
system outside of the Fraser Sewer Area is not permitted, and the City’s Official Community Plan
policies reflect this.
Given that properties designated Estate Suburban Residential are connected to, or have the ability to
be connected to the regional sewer system, issues regarding impacts on the environment (i.e. creeks
and watercourses) resulting from potential failing private systems are not applicable. It is noted that
potential impacts on softer services (such as parks and schools) and rural character remain.
o Estate Suburban Development Potential
As noted earlier in the report there are 783 parcels, totaling 243 ha (600 acres) designated Estate
Suburban Residential. 345 of those parcels are currently zoned RS-1 One Family Urban Residential
(668 m2), and would not have any further subdivision potential unless consolidation or a land
assembly occurs.
8
Based on an assessment of parcel size in the Estate Suburban designation, it is estimated that in
the absence of community water, subdivision under current RS-3 One Family Rural Residential zone
is very restricted as the minimum lot size is 2.0 ha (5.0 acres), and may result in an additional 6 lots.
However, if community water is available, it is estimated that there could be a range of between 41
RS-3 One Family Rural Residential lots (0.8 ha) to 182 RS-2 One Family Suburban Residential (0.4
ha) lots. Recognizing that most properties have some form of development constraint, it is realistic
to assume that only 75 % of potential lot yield would be attainable, resulting in an estimate that
ranges from 30 (0.8 ha lots) to 136 lots (0.4 ha).
It is noted however, that properties in the Estate Suburban Residential designation have the
regulatory ability to connect to the regional sewer distribution system and would not necessarily be
developed using on-site systems.
The 75% calculation is based on an evaluation of limiting factors on development such as
environmental and conservation setbacks, road and lot layout patterns. In the Estate Suburban land
use designation, few properties are impacted by steep slopes, a major limiting factor for
development and the ability to connect to the sanitary sewer system makes subdivision more viable.
o Suburban Residential Development Potential
There are 967 parcels, totaling 860 ha (2,125 acres) in the Suburban Residential designation, the
majority of which are zoned RS-3 One Family Rural Residential (321 parcels and 410 ha) and RS-2
One Family Suburban Residential (435 parcels and 248 ha).
Based on the size and number of parcels in the Suburban Residential designation, it is estimated
that there could be an additional 85 RS-3 One Family Rural Residential lots (2.0 ha), utilizing on-site
water and septic. If municipal water is available, there is the potential for an additional 304, 0.8 ha
(2 acre) RS-3 One Family Rural Residential lots.
If all properties greater than 0.8 ha in size were to be rezoned to RS-2 One Family Suburban
Residential, and municipal water was available, there is the potential for an additional 848 lots (0.4
ha/ 1 acre). It is noted that these additional lots in the Suburban Residential designation would not
be connected to the regional sewer system and would be developed utilizing on-site septic systems.
The figures above suggest that while there is significant amount of land and potential lot yield, there
are many influencing factors that limit the subdivision potential in the Suburban Residential land use
designation. As part of the analysis of development potential in the Suburban Residential land use
designation area, staff evaluated specific neighbourhoods where a high concentration of suburban
development has taken place. These include Rothsay Garibaldi, Whispering Falls, and Bosonworth.
They have largely been built out. In the Rothsay Garibaldi area,for the few remaining pockets of
developable area consideration should be given to allowing development to continue to full buildout
from a consistency perspective in addition to completing servicing (specifically water system looping)
throughout the area.
Additionally, lands that were identified as potential industrial lands were excluded (industrial
potential lands are discussed later in this report), and finally a 50% land area calculation was
applied to the remaining lands. Unlike the Estate Suburban properties, many of the remaining
Suburban Residential properties have limited subdivision potential due to steep slopes and
watercourse/environmental constraints. Properties that are easily developed have often already
been subdivided. Many of the existing parcels have some level of constraint that may limit
development potential.
9
Therefore, taking all of these factors into account, subdivision potential is likely reduced to
approximately 22 (2 ha) lots, or 152 (0.8 ha) lots, or 424 (0.4 ha) lots.
Adding an additional 424 lots, while not insignificant, in the overall growth scheme for the City this
accounts for approximately 2% of future planned growth. This is a small amount of the overall
potential growth in the City.
o Commercial Industrial Strategy
The Commercial Industrial Strategy was endorsed on August 25, 2014. It identified the need for
future employment lands in the City. As part of the Strategy, potential sites were identified as
possible employment locations. The lands adjacent to Kwantlen First Nation were identified by the
Strategy. Staff was directed to prepare a report on the feasibility of these lands as appropriate
location and site for employment use. Should these lands be redesignated from Suburban
Residential to Industrial approximately 192 ha would be removed from the Suburban Residential
land use designation.
To provide a comprehensive overview of the Suburban Residential land use designation is it
appropriate to consider: (1) the amount of residential development that can be achieved if these
lands were excluded; and (2) whether redesignating these lands at this time is advantageous rather
than in the future. The subject lands are identified on the attached map (Appendix C) for your
information.
The Strategy analyzed lands in the 256th Street area. At the time the Strategy was developed it was
thought that the distance to major arterials from 256th Street was a hindrance, and the area was
viewed as being a long term employment location (e.g. to be developed once other areas were at
capacity). However, market conditions have changed, and both Business Parks in the vicinity of
these lands are experiencing rapid growth. As a result of this pressure, staff has been considering
suburban land use in the area and is recommending that the Suburban Residential lands and
Institutional lands in the vicinity of 256th Street be designated Industrial (see Appendix C). This would
increase employment potential in the community by adding an additional 104 ha (256 acres) of
Suburban Residential and Institutional lands, while reducing the amount of Suburban Residential
land and reducing potential land use conflicts. Should Council support this recommendation to
designate these lands for industrial, staff will begin to prepare bylaws to designate these lands for
Industrial use. While not the subject of this report, in considering the Suburban Residential land use
designation in the vicinity of 256th Street, it is noted that there are vacant institutional properties in
the area that could also be designated Industrial.
Should these Suburban Residential lands be designated for Industrial use, approximately 192 ha
(474 acres) would be removed from the Suburban Residential land use designation. This reduces
the overall Suburban Residential from 860 ha to 667 ha in size. Thus limiting the available lands for
future suburban residential development.
Total Development Potential in the Suburban Residential and Estate Suburban Land Use
Designations
Based on the above analysis, it can be concluded that in the absence of municipal water there is
limited subdivision potential in both the Estate Suburban and Suburban Residential land use
designations. In considering the servicing requirements it is clear that the availability of municipal
water in the Suburban Residential land use designation has a significant influence on development
potential. As noted in the report, the RS-2 One Family Suburban Residential Zone requires that the
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lot be serviced by municipal water. In the absence of water, rezoning to RS-2 One Family Suburban
Residential is not supportable. It is important to note since the writing of the original report in 2009,
the majority of areas now have access to water.
Below is a table that combines the number of potential lots that could be created under the RS-3
One Family Rural Residential and the RS-2 One Family Suburban Residential zones. Also included is
the projected development numbers should the future employment lands be designated Industrial
and removed from the Suburban Residential land use designation.
Table 7
Development Potential for Estate Suburban and Suburban Residential
Zone Minimum Lot Size Number of Potential New
Lots
Number of Potential
New Lots less
Proposed Industrial
Lands and completed
subdivisions
100 %
(Maximum
site potential)
50-75% of
development
potential
100 %
(Maximum
site
potential)
50-75% of
development
potential
RS-3 2 ha (5 acres) without
community water
91 46 50 26
RS-2 0.8 ha(2 acres)
without community
water
467 243 345 182
RS-2 0.4 ha (1 acre) with
community water
1261 725 1030 560
Should the Suburban Residential lands, as identified on Appendix C be redesignated to Industrial the
number of potential new residential lots would decrease. The lands adjacent to Kwantlen First
Nation are 88 ha (217 acres) and the lands in the vicinity of 256th Street is 104 ha (256 acres). If
both Suburban Residential land adjacent to Kwantlen First Nation and 256th Street area were
redesignated to Industrial this would remove 192 ha (474 acres) of land from the Suburban
Residential land use designation and would eliminate up to 61 RS-3 or 165 RS-2 future lots from the
inventory.
b) Desired Outcomes:
As discussed above, the ability to connect to the community water system is an influencing factor
under the current policy framework to permit subdivision in the Suburban Residential and Estate
Suburban land use designations. Over the past several years, the community water system has been
expanded throughout many of these areas, making water easily available to a significant portion of
the undeveloped properties. However, the capacity of the existing system may limit the ability of
proposed new lots from connecting to the system.
The focus of this report was to provide an overview of the existing conditions and potential for further
subdivision in the Suburban Residential and Estate Suburban land use designations. For Council’s
consideration, several options are provided that would result in either limiting further subdivision in
these areas, redistributing development to an area, or allowing the current growth pattern to
continue.
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The following table identifies a number of options for Council’s consider ation. It is intended to
provide direction to staff and to help guide next steps:
12
Options Comments Council Resolution
1. Estate Suburban:
The Estate Suburban Residential
designation permits single
detached or duplex housing in
areas outside the Urban Area
Boundary. The properties are
within the Fraser Sewer Area or on
property where sewer services
have already been connected.
a) Growth by way of subdivision
continues in the same pattern
with lots ranging from 0.8 ha
(2 acres) to 0.4 ha (1 acre)
Would allow for the looping
of the community water
system
Limited subdivision over the
last 7 years (average of 4
lots per year)
Maximum potential new lots
– 136
That one of the following resolutions be
selected:
1a) No resolution required; or,
b) Increase density by permitting
0.2 ha (1/2 acre) or 0.1 ha
(1/4 acre) lots. This can
include clustering of lots to
preserve site features
including environmentally
sensitive areas.
This could yield between 927 to
1,854 lots.
Smaller lot sizes could be
available to properties that
are connected to the sanitary
sewer system
Properties are connected to
servicing, reducing impacts
to the environment, system
efficiency, and increasing the
number of users contributing
to the financial sustainability
of the system
Permitting higher density
allows for clustering which
offers opportunities to
preserve environmentally
sensitive areas
Estate Suburban land use
areas are located in the
Regional Urban Containment
Boundary
1b) THAT staff be directed to prepare a
report on options for reducing the
minimum parcel size in the Estate
Suburban land use designation; or,
c) Decrease density by either
increasing the minimum
parcel size or redesignating
the area as Rural Residential
Reduces the number of lots
Potentially prevents water
system from finishing looping
and other servicing system
1c) THAT staff prepare and bring
forward a report on options for
increasing the minimum parcel size in
the Estate Suburban land use
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Options Comments Council Resolution
efficiencies
Maintains existing character
designation.
2. Suburban Residential:
The Suburban Residential
designation permits single
detached or duplex housing in
areas located outside of the Urban
Area Boundary that has water
service but which are not
connected to the municipal
sanitary sewer system.
a) Development to continue in
the same pattern with lots
ranging from 0.8 ha (2 acres)
to 0.4 ha (1 acre)
Would allow for the looping
of the community water
system
Continues current growth
pattern
Provides for a variety of lots
sizes in the community
That one of the following resolutions be
selected:
2a) No resolution required; or,
b) Decrease density by
increasing the minimum
parcel size
Minimum parcel size could
be increased to 4 ha or
greater. This would limit
subdivision potential
Maintains the current
number of parcels
2b) THAT staff prepare and bring
forward a report and bylaws that would
increase the minimum parcel size in
the Suburban Residential land use
designation; or,
c) Redesignate large parcels to a
Suburban Residential Large
Lot land use designation that
would prevent further
subdivision
Minimum parcel size could
be increased to 4 ha or
greater. This would limit
subdivision potential
High level of transparency
Maintains the current
number of parcels
2c) THAT staff draft a bylaw
amendment for the Suburban
Residential Land Use designation and
staff report to create policies for a
large lot sub-category in the Suburban
Residential Land Use designation; or,
d) Designate a portion of larger
parcels to Suburban
Residential Large Lot land use
designation, however, lots in
the Whispering Falls, Rothsay
Garibaldi and Bosonworth
would complete existing
subdivision patterns
Would allow for the looping
of the community water
system
Allows current growth
pattern to complete in
specific neighbourhoods
Provides for a variety of lots
sizes in the community
2d) THAT staff draft a bylaw
amendment that would allow portions
of the Suburban Residential Land Use
designation, specifically Whispering
Falls, Rothsay Garibaldi and
Bosonworth areas to complete
subdivisions while maintaining the
remainder of land use designations in
14
Options Comments Council Resolution
parcels larger than 0.4 ha (1 acre).
3. Commercial Industrial Lands a) Designate lands in the 256
Street area for industrial use
as shown on Appendix C
Removes 104 ha (256 acres)
from Suburban Residential
Limits the number of new
lots by up to approx. 260
Increases land available for
employment use
This includes an Institutional
Parcel
That one of the following resolutions be
selected
3a) THAT Staff draft a bylaw
amendment to the Official Community
Plan to redesignate lands in the 256
Street vicinity to Industrial from
Suburban Residential and Institutional.
b) Designate lands adjacent to
Kwantlen First Nation from
Suburban Residential to
Idustrial as shown on
Appendix C
Removes 88 ha (217 acres)
from Suburban Residential
Limits the number of new
lots by up to 220 lots
Implements the Commercial
Industrial Strategy to provide
more land for employment
lands to meet future
demands
A previous resolution was
passed by Council to
examine the feasibility of
industrial use for these lands
No resolution required.
15
c) Policy Implications:
An OCP amendment may be required, should Council pass a resolution to change the land use
designation for properties with a 4.0 ha parcel size or larger; or alternatively, if staff is directed to
change the minimum parcel size in the Suburban Residential and/or Estate Suburban Residential
land use designation. As with any OCP amendment, Council must consider if early and on-going
consultation is required, in addition to the statutory requirement for a public hearing. If an OCP
amendment is required, the first reading report will be presented outlining a proposed consultation
strategy.
CONCLUSIONS:
This report provides an overview of the Suburban Residential and Estate Suburban land use
designations in the City of Maple Ridge and highlights the accompanying zoning, subdivision and
servicing regulations relating to those land use designations. The calculations in this report
represent a scoping exercise that took a high level overview of individual site topography. But did not
evaluate lot geometry, access, or detailed site specific environmental features. The figures
presented in this report are simply intended to generate discussion.
One of the findings of the report identifies that the Estate Suburban Residential land use designation
has less development potential than the Suburban Residential land use designation. The limited
development potential in the Estate Suburban Residential designation illustrates that many of these
properties have previously been rezoned and/or subdivided under the RS-2 One Family Suburban
Residential zone.
The report findings identify that the potential number of additional lots ranges from approximately
243 lots under current RS-3 One Family Rural Residential zoning (with water available), to 725
additional lots should lands be rezoned and/or subdivided under RS-2 One Family Suburban
Residential. While this represents a small portion of the overall projected growth for the City, it is not
an insignificant number of new lots being created in these areas. However, 0.4 ha (1 acre) lot sizes
do provide for a range of lot and housing options for the community. Providing a range of housing
options was expressed by the community as an important characteristic of the community.
A number of options are presented for consideration, including increasing density in the Estate
Suburban land use designation, limiting future development in the Suburban Residential land use
designation, to finally, redesignate strategic lands to Industrial to meet future employment needs.
Following Council’s decision, staff will prepare any required bylaw amendments and associated
consultation.
16
Lastly, it is noted that in order to achieve the maximum number of additional lots (i.e. 1713) the
parent parcels must be subdivided into 0.4 ha lots (1 acre) and rezoned from RS-3 One Family Rural
Residential to RS-2 One Family Suburban Residential. Should Council not support rezoning
applications to RS-2 One Family Suburban Residential, the number of lots created may be
approximately 525, with lot sizes 0.8 ha (2 acres) or greater.
“Original signed by Lisa Grant”
Prepared by: Lisa Grant, M.Plan, MCIP, RPP,
Planner 2
“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 and Development Services
“Original signed by E.C. Swabey”
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Overiview Land Use Designation Map, Suburban Residential and Estate Suburban
Appendix B: Developable Suburban Residential and Estate Suburban Areas
Appendix C: Potential Industrial Land Use
APPENDIX A
APPENDIX B
APPENDIX C
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read DATE: September 19, 2016
and Members of Council FILE NO: 2014-009-CP
FROM: Chief Administrative Officer ATTN: Workshop
SUBJECT: First Reading: Hammond Area Plan Bylaw No. 7279-2016
__________________________________________________________________________________
EXECUTIVE SUMMARY:
On June 13, 2016 Council endorsed the Hammond Area Concept Plan and directed staff to use it as
a guide for development and as the basis for the preparation of the Hammond Area Plan Bylaw. The
Concept Plan was created from input received through an extensive public process, various
municipal departments, and the following three technical studies:
1.Hammond Historic Character Area Study, Donald Luxton & Associates
2.Commercial Demand and Capacity Analysis for Hammond Area Plan, Rollo & Associates
3.Residential Density Bonus/Density Transfer Program Assessment for Hammond Area Plan,
Urban Systems
A questionnaire inviting community feedback on the Hammond Area Concept Plan was posted on the
#MyHammond webpage from June 15, 2016 to August 5, 2016. A total of four responses were
received and discussed in this report.
The Hammond Area Plan and Development Permit Area Guidelines will be incorporated into the
Maple Ridge Official Community Plan upon adoption of the Bylaw. Upon First Reading of the Bylaw
and prior to Second Reading, the Hammond Area Plan will be sent to outside agencies for formal
referrals and each will have until October 21, 2016 to respond with comments.
This report also outlines the implementation process that will affect development applications in the
Hammond Area after First Reading of this Bylaw (attached as Appendix B) and the requirements to
be followed in accordance with the Local Government Act.
RECOMMENDATION:
That the report titled, First Reading: Hammond Area Plan Bylaw No. 7279-2016, dated September
19, 2016, be forwarded to the September 20, 2016 Council meeting for consideration of the
following recommendations:
1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan
Amending Bylaw titled, Hammond Area Plan Bylaw No. 7279-2016 on the municipal website,
and Council considers it unnecessary to provide any further consultation opportunities,
except by way of formal referrals to outside agencies, as outlined in the Hammond Area Plan
Scoping Report, dated March 3, 2014, and holding a Public Hearing on the bylaw;
2)That Hammond Area Plan Bylaw No. 7279-2016 be considered in conjunction with the
Capital Expenditure Plan and Waste Management Plan;
5.6
2
3) That it be confirmed that Hammond Area Plan Bylaw No. 7279-2016 is consistent with the
Capital Expenditure Plan and Waste Management Plan;
4) That Hammond Area Plan Bylaw No. 7279-2016 be given First Reading and formal referrals
be made to City of Pitt Meadows, Katzie First Nation, School District 42, and Agricultural
Land Commission.
1.0 DISCUSSION:
1.1 Background Context
The Hammond Area Plan process commenced in March 2014 with Council’s endorsement of the
process. It was a desire of the community to establish an Area Plan for Hammond, as the
neighbourhood was beginning to experience redevelopment pressure. Five phases have made up
the Area Plan process:
Phase I: Neighbourhood Context
Phase II: Public Consultation
Phase III: Draft Hammond Area Plan (Preliminary Concept Plan)
Phase IV: Area Plan Endorsement (Concept Plan)
Phase V: Plan Approval
Social media was used in a variety of ways throughout the process as a tool for engagement and
communication. At the outset, #MyHammond was used as an easy recall project tagline for
community engagement through Facebook, Twitter, Instagram, YouTube videos and a #MyHammond
webpage. Traditional outreach was also used to engage the community through posters, emails,
letters, background briefs, etc. The Communications Department provided support and guidance
throughout this part of the process.
The process included three public open houses, each with a corresponding questionnaire, made
available at the event and online. Open house events were well attended with approximately:
120 participants at the June 5, 2014 event – with 240 comments received
60 participants at the November 26, 2015 event – 50 completed questionnaires received
66 participants at the March 30, 2016 event – 38 completed questionnaires received
Early in the process the public was also invited to provide input through three #MyHammondTalks
online questionnaires and a total of 370 responses were received on the questions posed. The
outcomes of the first two questionnaires were provided through a “What We’ve Heard So Far” update
bulletin and issued just before the third questionnaire was posted.
Prior to the first open house event, the community was invited to send in, through Facebook,
Instagram, or email, photos of what they think makes Hammond special. Over 300 photos were
received and these have been utilized in #MyHammond open house banners, information postcards,
#MyHammond webpage, and will also be incorporated into the Hammond Area Plan document.
Significant community input was received throughout the process and compiled to prepare a
Preliminary Concept Plan, which was the focus of the third open house. Feedback from the
community showed that the proposed land uses were largely supported leading to preparation of a
draft Hammond Concept Plan. Feedback on the Preliminary Plan was also received from Fraser
3
Health and TransLink. Council endorsed the Concept Plan in June 2016 and directed staff to use the
document as a guide for development and the basis for the preparation of an Area Plan Bylaw.
Community input received through the process contributed to identifying the scope of technical
information needed to inform the Preliminary Concept Plan. As such, the process was expanded to
include three technical studies, as follows
1. Hammond Historic Character Area, Donald Luxton & Associates: Identifies and describes the
highest concentration of sites with heritage character within the Hammond Area boundaries.
2. Residential Density Bonus/Transfer Program Assessment for Hammond Area Plan, Urban
Systems: Looks at market viability for a density bonus/transfer program as well as feasibility
of density increase and development form.
3. Commercial Demand and Capacity Analysis for Hammond Area Plan, Rollo & Associates:
Looks at commercial demand and capacity of Hammond’s historic commercial area over the
next 30 years to 2045.
1.2 Public feedback on Concept Plan
The Concept Plan endorsed by Council was posted on the #MyHammond webpage and the public
was invited to provide comments on the Concept Plan from June 15, 2016 to August 5, 2016.
Notifications went out as follows:
Email notification went out to a Hammond Area Plan subscriber list with a link to the
webpage and questionnaire on June 15th with a reminder email sent on July 6th;
Posting on the Hammond Neighbours Facebook page also on June 15th and July 6th;
Posting on the Maple Ridge Facebook page on July 22nd and 29th; and
Posting on twitter on July 22nd.
Four comments were received and are attached as Appendix B. Comments received discuss:
Concern regarding no alternative route out of Lower Hammond
Concern regarding timing of redevelopment and impact on existing property owners
Request for more sidewalks and attractions for kids in parks
Request for more sidewalks in Lower Hammond
1.3 Overview of Hammond Area Plan
The Hammond Area Plan (attached as Appendix B) is a long-range planning tool that will provide
direction for planning and development within the neighbourhood through designated land uses and
Plan policies. The Plan contains ten Guiding Principles and supporting Objectives that were created
from inputs received through the Area Planning process and these have been used as a foundation
from which to build the Area Plan policies. Preparation of the Area Plan policies has involved
interdepartmental input and review, including Planning, Engineering, Parks & Leisure Services,
Building, Sustainability & Corporate Planning, and Economic Development.
4
Highlights of the Hammond Area Plan are as follows:
Population Projection
It is estimated that Hammond has a current population of 5,782 and total unit count of
1,974. At build-out, which is anticipated in possibly 20-30 years, it is estimated that the
population will be approximately 12,692 people residing in 4,964 units.
The forms of development and the density proposed in the Area Plan are similar overall to
what existing development policies in the Official Community Plan would support and as such
would potentially result in a similar population and unit count at build-out. However, the
density permitted for specific areas of Hammond are greater than what is currently
supportable in the Official Community Plan (eg. adjacent to the West Coast Express and just
north of the Village Commercial Area) and specific areas of the Area Plan do not permit the
level of density that is currently supportable in existing Official Community Plan policies (eg.
along Thorne Avenue, which is a major corridor, and west side of 207th in Heritage Character
Area). These aspects emphasize the need for a Hammond Area Plan.
It is also estimated the build-out population will be able to support approximately 26,000
square feet (2,415 m2) of commercial floorspace in the Hammond Village Commercial area.
Existing businesses currently occupy approximately 7,000 sq. ft. of commercial floor area.
Guiding Principles & Objectives
The inter-departmental review of the Area Plan has resulted in refinement of the Guiding
Principles and Objectives since the Concept Plan stage. These were initially developed
through the Area Plan process utilizing all input received. Changes primarily involve
wordsmithing and additional objectives to ensure all topics are accurately captured for policy
development. The ten Guiding Principles set the stage for the supporting objectives and the
Area Plan policies and are as follows:
1. Neighbourhood Character is retained
2. A range of housing forms and tenures promotes demographic diversity
3. New development enhances and compliments existing built forms and
neighbourhood character
4. Historic commercial area serves community needs
5. Sustainable building technologies are utilized
6. Flood risks are minimized through a variety of mitigation measures
7. Natural landscape is retained and enhanced
8. Multi-modal transportation routes provide options to automobile
9. Open spaces and recreational opportunities contribute to the enjoyment and well-
being of residents
10. Employment opportunities are available close to home
Hammond Precinct Areas
Four precincts are identified as reflecting the development pattern and history within
Hammond and these were introduced through the Preliminary Concept Plan, as:
Precinct 1: North Hammond
Precinct 2: Upper Hammond (which includes a Heritage Character Area)
Precinct 3: Lower Hammond
Precinct 4: Maple Meadows Business Park
5
The Area Plan includes descriptions of each Precinct, along with Key Characteristics. In order
to describe the inherent character elements valued by the community, these characteristics
outline:
Street and block pattern
Typical lot size and layout
Greenspace and landscaping
Housing and heritage sites
Hammond Area Plan Policies
The Area Plan’s policy sections were introduced in the Preliminary Concept Plan and are as
follows:
Hammond Land Use Designations:
o Residential
Single-Family & Compact Residential
Low Density Multi-Family
Medium Density Multi-Family
o Employment
Hammond Village Commercial
Maple Meadows Business Park
Infill General Employment
Hammond General Industrial
o Parks & Open Space
o Institutional
o Conservation
Multi-Modal Transportation & Connectivity
Water & Habitat
While the Guiding Principles and Objectives set the foundational structure for the Area Plan,
the policies complete the framework for shaping Hammond’s future through land use and
development.
One key theme that arose early in the process and was predominant throughout is the
community’s desire to retain Hammond’s heritage character. A technical study was
undertaken by Donald Luxton & Associates in 2015 to identify where heritage character sites
are concentrated in the neighbourhood. The study identified a Heritage Character Area in
Upper Hammond and this information is included in the Hammond Area Plan with supporting
policies. While a key policy emphasizes the community’s interest to see existing character
and heritage buildings retained, it is recognized that further evaluation and discussion is
needed to determine how best to implement this policy vision. Given that, one of the policies
states further that:
Maple Ridge will establish a community engagement process to
explore potential regulatory tools for conservation of the Heritage
Character Area identified in Figure 1, Hammond Heritage Character
Area. Examples of some potential tools include a Heritage
Conservation Area Bylaw, property tax exemption for protection of a
heritage property, heritage conservation covenants, and/or a specific
Heritage Character Area zone that permits uses, densities, setback,
etc. that are specific to this historic enclave of Hammond.
6
Proposed policies related to the recent public comments include:
Parks & Open Space section 3.0
o Policies 3-43, 3-44, and 3-45 outline the importance of meeting the
needs of recreation users of all ages within local parks.
Multi-Modal Transportation & Connectivity section 4.0:
o Policy 4-4 outlines the intent for an alternative access route for Lower
Hammond (Precinct 3).
o Policy 4-3 discusses identifying opportunities for improving pedestrian and
cycling connections.
The timing of new development within the Hammond neighbourhood is subject to market forces and
it should be noted that no property owners will be forced to sell or move out of their home to make
way for new development.
Other themes that arose during the Area Plan process and are addressed through the Area
Plan’s policies include:
Walkability/Connectivity – Residents enjoy walking through the neighbourhood and
would like to see improvements with increased sidewalks and crossings.
Park amenities – Outdoor activities in parks are popular and many would like to see
more park amenities.
Recreation trails – Some recreation trails exist and several are informal trails. These
trails are enjoyed by many and several comments asked for more of them.
Traffic Safety – Traffic has increased in Hammond over time and comments have been
received about concerns with safe pedestrian routes, intersections, etc.
Bicycle infrastructure – Bicycling for recreation and for commuting are both common in
Hammond and people expressed a desire for more opportunities for both.
Local ecology/drainage – Several comments were received on a desire to see the
drainage canals retained as they serve a valuable purpose as well as provide aesthetic
and ecological value.
Flood mitigation – Some residents living in the floodplain area have concerns about
potential flooding and emphasized the important of flood mitigation measures.
Neighbourliness/Social Resilience – Many comments were received about the
friendliness of Hammond residents and that neighbours often know each other. There is
a desire to retain this neighbourliness as Hammond grows and changes over time.
Trees and Greenspace – The lovely gardens and ample greenspace amongst the private
residences of Hammond received several comments as an important part of the
neighbourhood character.
1.4 Katzie First Nation
A meeting was held recently with the Chief, council members, and staff of the Katzie First Nation.
The Katzie have identified a large part of Hammond as their traditional territory and as such, a policy
has been included regarding referral of future development applications to the Katzie First Nation to
inform them of new development on their traditional territory and ensure that archaeological reviews
are undertaken where appropriate. A formal referral will be made to the Katzie First Nation after
First Reading of the Area Plan Bylaw.
7
1.5 Hammond Development Permit Area Guidelines
The Hammond Development Permit Area Guidelines (attached as Appendix B) are intended to guide
form and character of new development in Hammond in accordance with Section 488 of the Local
Government Act. This section of the Local Government Act also enables Development Permit Area
Guidelines to establish objectives to promote:
Energy conservation
Water conservation
The reduction of greenhouse gas emissions
and these are also included in the Hammond Development Permit Area Guidelines.
The Hammond Development Permit Area Guidelines are intended to support the Hammond Area
Plan policies and ensure that new development supports the surrounding heritage character and is
compatible with the unique qualities and features of the Hammond neighbourhood. The land use
designations that are addressed in the Hammond Development Permit Area Guidelines are as
follows:
Lower Density Multi-Family
Medium Density Multi-Family
Hammond Village Commercial
Infill General Employment
Within each section above, the guidelines specifically address (where appropriate):
Siting
Massing
Parking
Landscaping and Private Outdoor Space
Architectural Patterns and Materials
Lighting
Landscape, Energy Efficiency and Water Conservation
Like the Hammond Area Plan Bylaw, the Hammond Development Permit Area Guidelines Bylaw will
form part of the overarching Official Community Plan Bylaw.
2.0 NEXT STEPS
2.1 Transition
After First Reading of the Hammond Area Plan Bylaw No. 7279-2016:
a) Development applications that have not yet received Third Reading of an:
Official Community Plan Amending Bylaw: These applications must comply with
Hammond Area Plan Bylaw.
Zoning Amending Bylaw: These applications must comply with Hammond Area Plan
Bylaw and if applicable the Hammond Development Permit Area Guidelines Bylaw.
b) Development applications that have already received Third Reading of an:
8
Official Community Plan Amending Bylaw: These applications are exempt from
compliance with the Hammond Area Plan Bylaw.
Zoning Amending Bylaw: These applications are exempt from compliance with the
Hammond Area Plan Bylaw and the Hammond Development Permit Area Guidelines
Bylaw.
The following three rezoning applications are underway in Hammond:
Development proposal on vacant lands in south portion of Maple Meadows Business
Park has received Third Reading (2012-031-RZ) and therefore exempt, but it is
consistent with the proposed Hammond Area Plan.
Rezoning and Official Community Plan amendment application seeking First Reading
for development of a public storage facility in the proposed Hammond General
Employment area (2016-320-RZ). This application is consistent with the proposed
Hammond Area Plan.
Rezoning application has received First Reading for a proposal to allow a subdivision
for two single-family lots (2016-223-RZ). This application is consistent with the
proposed Hammond Area Plan.
2.2 Amendments to Zoning Bylaw
It is anticipated that the following amendments will be brought forward at the time of Second
Reading of the Hammond Area Plan Bylaw that will include:
a) Hammond Village Commercial Zone: This is intended to be a commercial zone that is
specific to the size and character of the area and addresses minimum and maximum
building heights, permitted uses, setbacks, etc.
b) Infill General Employment Zone: The lands for this proposed designation are located
along Maple Crescent and surrounded by residential use. The intent for this zone is to
allow for light industrial and business park type of uses that do not generate much traffic,
noise, odor, or fumes. Examples of this are a public storage facility, medical testing
laboratory, manufacturing, or art studio.
c) Hammond Townhouse Zone: Currently the RM-1 Townhouse Residential District zone
that applies throughout Maple Ridge permits a floor space ratio of 0.6 times the net lot
area. There is a focus in the Area Plan to ensure a significant amount of new
development allows for ample light and greenspace on site and this is the intent for the
proposed Low Density Multi-Family designation. An appropriate floor space ratio will be
considered that is less than what is permitted in the RM-1 zone along with a potential
increase in the requirement for open space. Additionally, considerations to this zone will
be made for developing in the floodplain and mitigating impacts of new development on
adjacent existing buildings.
However, higher densities are intended for the proposed Medium Density Multi-Family
designation with more units on site and less required open space and this will also be
considered for townhouse form within this higher density designation. Areas proposed
for a Medium Density Multi-Family designation were selected with a higher density in
mind as they are located on a major corridor route, and will help support public transit,
as well as being located near a commercial area, such as Hammond Village Commercial,
and will help support the local business area.
9
2.3 Local Government Act Requirements
The referral process of the Hammond Area Plan to other government agencies was outlined in the
Hammond Area Plan Scoping Report, dated March 3, 2014. Formal referrals will be made
immediately after First Reading to City of Pitt Meadows, Katzie First Nation, School District 42, and
the Agricultural Land Commission with a request to provide comments by October 21, 2016.
Comments received and any resulting updates to the Hammond Area Plan will be discussed in the
Second Reading Report.
The Area Plan will be forwarded as information to Metro Vancouver, TransLink, and Fraser Health.
2.4 Interdepartmental Implications
Some review of the Hammond Area Plan by internal departments will continue prior to Second
Reading and may result in minor changes. Any changes made as a result of an ongoing internal
review will be discussed in the Second Reading Report.
CONCLUSION:
The Hammond Area Plan is the culmination of the significant and varied input received through the
Area Plan process. Public input was received through questionnaires, public open house
discussions, videotaped interviews, and the submission of over 300 photographs. The community
remained very engaged throughout the process, which contributed significantly to the Area Plan
content and the intent that it reflects the community’s values. Additional inputs were provided
through the three technical studies and interdepartmental feedback and review.
The Hammond Area Plan is intended to guide land use and development over the next two to three
decades and contribute to the neighbourhood’s growth and vitality while maintaining its unique
character, heritage features, and family friendly atmosphere.
“Original signed by Lisa Zosiak”
_______________________________________________
Prepared by: Lisa Zosiak, M.R.M., MCIP, RPP
Planner
“Original signed by Christine Carter”__________________
Approved by: Christine Carter M.PL., MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”_____________________
Approved by: Frank Quinn, MBA. P.Eng
GM: Public Works & Development Services
“Original signed by Frank Quinn”_______________for____
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Comments received on Hammond Concept Plan, June 15-August 5, 2016
Appendix B: Hammond Area Plan Bylaw No. 7279-2016
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7279-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_____________________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules “A”, “B”, and “C” to the Official
Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This bylaw may be cited for all purposes as “Hammond Area Plan Bylaw No. 7279-2016.”
2.Schedule “A”, Table of Contents is amended as follows:
a.To add the following after 8.12 Wildfire Development Permit Area Guidelines:
“8.13 Hammond Development Permit Area Guidelines”
b.To add the following after 10.4 Town Centre Area Plan:
“10.5 Hammond Area Plan”
3.Schedule “A”, Chapter 6, Employment, sub-section 6.3.8 Historic Commercial is amended as
follows:
a.To add the following sentence to the end of policy 6 - 38:
“Specific land uses and policies to guide long range planning and development for
Hammond and Port Haney are within their respective Area Plans, the Hammond Area
Plan and the Town Centre Area Plan, which are imbedded in the Official Community
Plan in Chapter 10, Area Planning.”
4.Schedule “A”, Chapter 10 Area Plans is amended as follows:
a.To add “Hammond Area Plan” to Section Title Page after Town Centre Area Plan
b.By the addition of the Hammond Area Plan, a copy of which is attached hereto and
forms part of this bylaw as Schedule 1 in correct numerical order.
5.Schedule “A”, Chapter 8, Development Permit Area Guidelines, is amended as follows:
a.To add “Wildfire” and “Hammond” to Section Title Page after Town Centre
APPENDIX B
b. By the addition of the Hammond Development Permit Area Guidelines, a copy of
which is attached hereto and forms part of this Bylaw as Schedule 2 in correct
numerical order.
6. Schedule “A”, Appendix E, Figure 6, Area Plans, is hereby deleted and replaced with
Schedule 3, which is attached hereto and forms part of this Bylaw.
7. Schedule “B” is hereby deleted and replaced with Schedule 4, which is attached hereto and
forms part of this Bylaw.
8. Schedule “C” is hereby amended for those parcels or tracts of land known and described as:
Group 1, Dedicated Park & 63221, District Lot 280, NWD, Plan NWP63218
and outlined in heavy black line on Map No. 933, a copy of which is attached hereto and
forms part of this Bylaw, are hereby amended by adding “Conservation”.
9. Maple Ridge Official Community Plan bylaw No. 7060-2014 as amended is hereby amended
accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ third time the day of , 20
ADOPTED, the day of , 20.
_____________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
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SCALE 1:7,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:
To:
To Amend Schedule CAgricultural
Conservation
7279-2016933
City ofPitt Meadows
Hammond Area Plan
1
10.5 Hammond Area Plan
TABLE OF CONTENTS
1.0 INTRODUCTION
1.1 Background
1.1.1 History
1.1.2 Katzie First Nation
1.2 Area Plan Process
1.3 Assumptions and Targets
1.4 The Role of the Area Plan
1.5 Guiding Principles
1.5.1 Guiding Principles and Supporting Objectives
2.0 NEIGHBOURHOOD CHARACTERISTICS
2.1 Precinct 1: North Hammond
2.1.1 Precinct 1 – Key Characteristics
2.2 Precinct 2: Upper Hammond
2.2.1 Precinct 2 – Key Characteristics
2.3 Precinct 3: Lower Hammond
2.3.1 Precinct 3 – Key Characteristics
2.4 Precinct 4: Maple Meadows Business Park
2.4.1 Maple Meadows Business Park – Key Characteristics
3.0 HAMMOND LAND USE DESIGNATIONS
3.1 Residential
3.1.1 Single-Family & Compact Residential
3.1.2 Low Density Multi-Family
3.1.3 Medium Density Multi-Family
3.2 Employment
3.2.1 Hammond Village Commercial
3.2.2 Maple Meadows Business Park
3.2.3 Infill General Employment
3.2.4 Hammond General Industrial
3.3 Parks & Open Space
3.4 Institutional
3.5 Conservation
4.0 MULTI-MODAL TRANSPORTATION & CONNECTIVITY
5.0 WATER & HABITAT
APPENDIX A – Zoning Matrix
SCHEDULE 1 – Hammond Area Plan Land Use Designation Map
FIGURE 1 – Hammond Heritage Character Area
FIGURE 2 – Connectivity
FIGURE 3 - Floodplain
APPENDIX B - Schedule 1
Hammond Area Plan
2
INTRODUCTION
1.1 Background
The Hammond neighbourhood is located in the southwest corner of Maple Ridge. Just west of of the
neighbourhood is the City of Pitt Meadows and Katzie First Nation, south is the Fraser River, north is
Lougheed Highway and Dewdney Trunk Road commercial area, and east is mainly single-family
development. The nearby highway network also includes the Golden Ears Bridge, providing quick access
to regional transportation routes.
Hammond has a number of unique qualities combining to make it a neighbourhood with heritage
character. Some prominent features include several early 1900’s single-family houses, a historic
commercial area, 5.4 hectare baseball park, and 16 hectare golf course. Local employment
opportunities exist within the Maple Meadows Business Park, Hammond Cedar Mill, and nearby
commercial areas.
Residents of Hammond describe it as a friendly and family-oriented place, where many neighbours know
each other and get together for social events. Hammond is also valued for its smaller size homes with
ample garden space, mature trees, and open drainage canals. Many residents also enjoy walking and
bicycling through the neighbourhood.
1.1.1 History
Prior to settlement, the area we know today as Hammond was one of the five original Katzie
communities located in southwestern British Columbia. European settlement in this area began in the
1860s, at a time when the area was described as ‘heavily timbered down to the river’s edge.’
The Hammond brothers, William and John, arrived in the area from Fenstanton, England in 1862. They
donated several acres of land to the CPR on the condition that the first railway station in Maple Ridge be
built in Hammond. Emmeline Mohun, whose husband, Edward Mohun, drafted the town layout,
donated the lower portion of the townsite. Construction of the Canadian Pacific Railway line, station
and yards began in 1882. Labourers flocked to the area, including many Chinese workers. In these early
years, Port Hammond Junction served as a supply depot, and the town continued to grow with
businesses, such as hotels and bars, in response to the influx of workers, settlers and industry.
In August 1883 the township of Port Hammond Junction was registered at the New Westminster Court
House. Two years later, the Hammond Post Office opened, and Hammond Station was completed. The
first train pulled into Hammond in November 1885, over a year before the rail line to Burrard Inlet was
completed. The area prospered, with many farms under cultivation, and by 1910, the opening of first
lumber mill, which grew into the largest cedar mill in the world. As the community developed, schools,
churches, a bank and telephone service were all established.
Hammond Area Plan
3
Today, the urban fabric of historic Upper and Lower Hammond reflects the origins of the early settlers
who worked in local industry and agriculture. Small commercial buildings and modest wood-frame
houses, set within a regular street grid, still exist today. Their construction reflects the ready availability
of wood, and some houses display a high degree of sophistication in their use of wooden
ornamentation. These early buildings, and their landscaped settings, anchor the historic character of
the community.
1.1.2 Katzie First Nation
Prior to European settlement, Hammond was inhabited by the Katzie people. The Katzie traditional
language is called Halkomelem, which the Katzie are currently attempting to revive. Hammond was just
one of five Katzie communities that also included Pitt Lake, Sheridan Hill, Point Roberts and Point Grey.
Like many First Nations people, the Katzie migrated seasonally within their territory to locations where
they could hunt, fish, and harvest. Residences were temporary structures made of poles and woven
cedar mats and used most of the year. During the winter season, families shared permanent longhouse
residences made of cedar.
The Katzie diet consisted mainly of fish, seal, game and shellfish. Wapato, a type of potato that grows in
wet marshy areas was also an important source of starch in the Katzie diet. Marshlands still exist within
the Pitt Meadows and Hammond area and the Katzie are working on a program to proliferate these
starchy tuberous roots that once grew in abundance.
Most of the Hammond area is identified by the Katzie as traditional territory. Indeed, at one time
Hammond provided the marsh lands, Fraser River access, and forest for the Katzie people to source
food, clothing, and shelter. A Katzie cemetery that dates back to 1898 still remains in Hammond and is
in active use today.
Sources:
Wapato in Katzie Traditional Territory, by Terry Spurgeon http://www.sfu.ca/archaeology-old/museum/peb/wapato1.html (sourced on August
19, 2016).
Katzie First Nation History, http://www.katzie.ca/katzie_history_part_1.htm (sourced on August 19, 2016).
Katzie First Nation Background, http://www.katzie.ca/background_information.htm (source on August 19, 2016).
Katzie Eco-cultural Restoration Project pamphlet: Outlines the history and use of wapato in Katzie culture and provides a description of the
restoration project.
Hammond Area Plan
4
1.2 Impetus and Timing of Hammond Area Plan Process
Prior to 2006, Maple Ridge initiated amendment to the Official Community Plan to re-designate a
considerable portion of the area from Commercial to Residential. The amendment was necessitated to
address issues relating to the non-conforming status of many of the single family residences in the area,
as well as to respond to findings stating that the area was over-supplied with Commercial designated
land. Since 2006, this area has experienced development applications that are inconsistent with the
Official Community Plan. At the January 2012 Public Hearing, Council heard from area residents
commenting on a development application, involving an Official Community Plan and rezoning
amendment, that was proposing a 36 unit apartment building in an area predominantly designated for
single detached residential use. It was at this Public Hearing that the request to consider Hammond for a
future area plan was made. Some of the comments recorded from speakers at the Public Hearing were
as follows:
“… concern as to the impact of the proposed application on the neighbourhood and on his
property…He requested that Council consider exploring a vision for the neighbourhood and not
grant proposals for lots here and there.”
“…spoke in favour of the proposal however he agreed with the concept of a plan for the whole
neighbourhood which would allow further development.”
“…agreed that an overall plan for the area is needed with an emphasis on the preservationof
existing heritage.”
Development applications in Hammond prior to and during the Area Plan process have indicated that
development pressure is beginning to increase.
1.3 Area Plan Process
The Hammond Area Plan process commenced in March 2014. In the years prior, Hammond was
experiencing redevelopment pressure and the community wanted a process to discuss appropriate
development forms and density along with a plan to guide development in the future.
The Hammond Area Plan process was made up of five phases:
Phase I: Neighbourhood Context
Phase II: Public Consultation
Phase III: Draft Hammond Area Plan (Concept Plan)
Phase IV: Area Plan Endorsement
Phase V: Plan Approval
Social media was used in a variety of ways throughout the process as a tool for engagement and
communication. At the outset, #MyHammond was used as an easy recall project tagline for community
Hammond Area Plan
5
engagement through Facebook, Twitter, Instagram, YouTube video and a #MyHammond webpage.
Traditional outreach was also used to engage through posters, emails, letters, background briefs, etc.
The process included three public open houses, each with a corresponding questionnaire, made
available at the event and online. Early in the process the public was also invited to provide input
through three #MyHammondTalks online questionnaires. The outcomes of the first two
questionnaires were provided through a “What We’ve Heard So Far” update bulletin and issued just
before the third questionnaire was posted.
Prior to the first open house event, the community was invited to send in, through Facebook, Instagram,
or email, photos of what they think makes Hammond special. Over 300 photos were received and these
have been utilized in #MyHammond open house banners, information postcards, #MyHammond
webpage, and also incorporated into the Hammond Area Plan document.
Significant community input was received throughout the process and compiled to prepare a
Preliminary Concept Plan, which was the focus of the third open house. Feedback from the community
showed that the proposed land uses were largely supported leading to preparation of a draft Hammond
Concept Plan. Council endorsed the Concept Plan in June 2016 and directed staff to use the document
as a guide for development and the basis for the preparation of an Area Plan Bylaw.
1.4 Assumptions and Targets
Table 1, below, shows the current population of Hammond is estimated to be 5,782. This was calculated
using Metro Vancouver’s “family size ratio” data from 2011 multiplied by the total number of units
within the Hammond Area boundary. There is currently a total of 1,974 dwelling units in Hammond, as
shown below with the range of housing types.
Table 1. Existing housing profile for Hammond neighbourhood.
Housing Type Actual Number of
Dwelling Units by Type
Current Estimated
Population (2015)
Single Family 1,365 3,986
Single Family /
Secondary Suite 196 572
Duplex 17 50
Tri-plex 2 6
Four-plex 2 6
Townhouse 342 1,026
Apartment 50 136
TOTAL 1,974 5,782
It is anticipated that through the Hammond Area Plan new development will occur over several years
and result in a build-out population estimated at 12,692 people residing in a total of 4,964 units. It is
Hammond Area Plan
6
also estimated that this population will be able to support approximately 26,000 sq. ft. (2,415 m2) of
retail and non-retail commercial floorspace in Hammond’s historic commercial area. At the outset of
this Area Plan, Hammond businesses occupy approximately 7,000 sq. ft. of commercial floor area.
1.5 The Role of the Area Plan
The Hammond Area Plan reflects the community’s values and is intended to be the preeminent
document for long range planning and development within the Hammond Area boundaries. The
Hammond Area Plan will form part of the overarching Official Community Plan Bylaw within Chapter 10,
Area Plans. Foundational to the Area Plan are the Guiding Principles with supporting Objectives. These
were derived from the Area Plan process to help set goals for the neighbourhood’s long-term evolution.
Area Plan policies were developed out of the Guiding Principles and Objectives and expand on how the
goals and will be applied and acted upon.
1.5.1 Hammond Development Permit Area Guidelines
The Hammond Area Plan is supported by Development Permit Area Guidelines intended to help
maintain the unique character of the Hammond neighbourhood. Specifically, the Guidelines outline
design criteria for new development and are also incorporated into the Official Community Plan. The
content of the Guidelines is derived from the same inputs that contributed to creation of the Area Plan,
through the Area Plan process, as well as best practices in sustainable design and development. The
Hammond Development Permit Area Guidelines will be used in conjunction with the Hammond Area
Plan for the following land use designations:
Low Density Multi-Family
Medium Density Multi-Family
Infill General Employment
Hammond Village Commercial
Hammond Area Plan
7
1.6 Guiding Principles
As discussed above in Section 1.5, The Role of the Area Plan, the Hammond Area Plan process produced
10 Guiding Principles to inform policy development for the Hammond Area Plan.
1.6.1 Guiding Principles and Supporting Objectives
To ensure clear linkages between the Guiding Principles and Area Plan policies, supporting Objectives
have been developed and are included below.
1. Neighbourhood Character is retained
Objectives:
Promote retention of heritage character elements
Retain historic street grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
2. A range of housing forms and tenures promotes demographic diversity
Objectives:
Allow diverse housing forms and densities to increase the range of housing cost options
Plan for development that enables “aging in place” for residents
Encourage a greater supply and variety of rental housing forms
3. New development enhances and compliments existing built form and neighbourhood
character
Objectives:
Encourage a range of development forms that fit with surrounding character
New development is designed to foster “eyes on streets”
Orient development to include a friendly face towards laneways wherever possible
Create attractive and inviting public spaces by utilizing plant materials and seating areas
Encourage development on vacant lots
Ensure new development incorporates useable and attractive greenspace
Encourage industrial development that is designed to mitigate impacts on adjacent uses
4. Historic commercial area serves community needs
Objectives:
Plan for a pedestrian-oriented commercial hub of shops and services that meet
residents’ daily needs
Encourage a greater density of mixed-use development that contributes to viability of
the village commercial area
Hammond Area Plan
8
Allow for short-term pop-up commercial ventures to help revitalize village commercial
area and enhance other employment areas
5. Sustainable building technologies are utilized
Objectives:
Retain, reuse and adapt existing buildings, particularly those with heritage value or
character
Incorporate energy efficiencies into building design to help reduce greenhouse gas
emissions
Design new buildings to adapt to future uses
Encourage building design, technologies and materials that promote energy and water
conservation as well as the reduction of greenhouse gases (GHG)
Continue to promote waste reduction and responsible disposal of all waste materials
6. Flood risks are minimized through a variety of mitigation measures
Objectives:
Continue to manage Wharf Street dyke as a defence against flood events
Apply floodplain construction standards for new development
Continue to utilize a three-tier stormwater management approach
Ensure landscape design incorporates progressive strategies to manage stormwater
runoff
Continue to make flood mitigation and emergency program information available to the
public
Continue to recognize natural drainage areas for the important role they play in flood
mitigation
7. Natural landscape is retained and enhanced
Objectives:
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Maintain and enhance drainage canals for greater biodiversity
Encourage and support local stewardship activities
8. Multi-modal transportation routes provide options to automobile
Objectives:
Ensure increased neighbourhood walkability as development occurs
Promote identified bicycle routes throughout the neighbourhood
Incorporate speed management measures as development occurs
Promote community gathering spaces and points of interest along pedestrian and
bicycle routes
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9. Open spaces and recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
Plan for new recreation trails, where opportunities exist
Identify opportunities for trail connections to align with pedestrian and bicycle network
Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
Work with community to identify and support local food production opportunities
Provide public access to Fraser River
10. Employment opportunities are available close to home
Objectives:
Continue to support operation of the Hammond Cedar Mill and recognize its historical
presence in the community
Provide for a range of shops and services in the historic commercial area that contribute
to Hammond’s small business community
Continue to support and encourage business development in the Maple Meadows
Business Park and lands within the Infill General Employment designation
2.0 NEIGHBOURHOOD CHARACTERISTICS
The Hammond neighbourhood has grown significantly since it was registered as a Township in 1883 and
character differences are reflected in the time period in which various parts of the neighbourhood were
built. Differences in character are evident in land use, street grid pattern, built form, and design of
public space. A primary goal of the Hammond Area Plan is to retain these neighbourhood characteristics
that contribute to the vitality and livability of the area. To achieve this goal, precincts are identified
where clear differences in neighbourhood character exist. The intent is to retain and enhance the
desirable features within each of these areas over time.
Using input received through the public consultation process, four precincts have been identified:
Precinct 1: North Hammond
Precinct 2: Upper Hammond
Precinct 3: Lower Hammond
Precinct 4: Maple/Meadows Business Park
Hammond Area Plan
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Hammond Area Plan
11
2.1 Precinct 1: North Hammond
North Hammond is predominantly a single-family low-
density residential area. One large pocket of townhouse
development is located at 207th Street, 118th Avenue,
and Thorne Avenue. The North Hammond area was
developed in the 1980’s, long after the residential areas
to the south were established. Characteristics such as
curved roads, cul-de-sacs, and sidewalks confirm North
Hammond’s more contemporary era. Compared to
earlier eras, many North Hammond houses are large
with smaller yards and gardens and garages prominently
facing the street. These building features indicate a mid
to late 20th century style.
Although North Hammond development is more recent
than the areas to the south, it is well established and many of the trees and shrubs planted during
development contribute character to the urban landscape.
A key focus for this area is retaining existing connectivity to other areas of the neighbourhood for
pedestrian and cycling activity and creating new opportunities wherever possible. This may be
accomplished by retaining existing and creating new sidewalks as well as existing and new multi-use
trails that help shorten travel routes within the neighbourhood (see Figure 2, Connectivity).
2.1.1 Precinct 1 - Key Characteristics
Street and Block Pattern
North Hammond streets are wide, compared with Precincts 2 and 3, with cul-de-sacs incorporated into
the network and sidewalks included along every street for pedestrians. However, developing cul-de-
sacs, instead of grid pattern blocks, often increases the travel distances to nearby neighbourhood
destinations. Street trees are not present in this Precinct as they were not part of the required road
standard during the era of North Hammond’s development.
Typical Lot Size and Layout
North Hammond is primarily residential, with single family lots. Lot sizes are standard to large with some
irregular shapes and sizes. Homes are larger and typically cover 35-40% of the lot area.
Greenspace and Landscaping
North Hammond homes are larger and cover more lot area than those in Precincts 2 and 3. Many of the
homes feature front lawns and manicured landscaping. Although trees and shrubs are not as mature as
Hammond Area Plan
12
some in the other residential Precincts, they have become well established and contribute to the
character of the area.
Housing and Heritage Sites
Houses in this area are characterized as standard single family homes with wide front garages and
driveways. The Katzie First Nation cemetery is a heritage site identified in this area.
2.2 Precinct 2: Upper Hammond
When the Hammond Township plan was registered in 1883,
Upper Hammond began to expand rapidly. The opening of
Hammond’s railway station in 1885 resulted in more homes,
commercial businesses, and industry. As the commercial hub
grew into a bustling centre of activity, the Port Hammond
Lumber Company began its operation on the riverfront in
1908.
Much of the unique character that grew out of Hammond’s
early days remains evident within Precinct 2 and retaining this
character is a goal of this Area Plan.
2.2.1 Heritage Character Area
A heritage character study was undertaken by Donald Luxton
& Associates and the findings were summed up as follows:
The concentration of heritage and character sites is situated in Upper Hammond,
where a significant number of resources exist in fairly close conjunction.
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13
The above map, prepared by Donald Luxton & Associates, shows the boundaries of the heritage
character area identified through the study. The characteristics that contribute to the
concentration of these heritage character sites include:
Built form – “Small commercial buildings and modest wood frame houses reflect the
working class nature of the settlement…”.
Land Use Pattern – “The early commercial area contains a number of modest early
commercial buildings…This has always been the location of commercial activities, across
from the mill site. The residential areas developed north of the commercial area and
also to the west. This pattern continues to the present day.”
Lot Pattern and Street Grid – “The very tight street grid provides more of a village
atmosphere and a more walkable environment”.
Landscaping – “Landscaping has matured to provide visual interest”.
Figure 1: Hammond Heritage Character Area
Hammond Area Plan
14
Hammond Heritage Character Area – Definitions of Figure 1 Heritage Classifications
The following resources have been identified and mapped in order to determine the
concentration of heritage resources and heritage character sites within the 1882 Hammond
boundaries.
Heritage Revitalization Agreement
These are legally protected heritage sites. Statements of Significance have been prepared for
these two sites.
Heritage Register
Recognized for their heritage value, and officially listed on the Maple Ridge Community Heritage
Register. Statements of Significance have been prepared for these two sites.
Heritage Inventory
Identified in “The Heritage Resources of Maple Ridge, 1998” as having heritage value but not yet
officially recognized. Statements of Significance have not been prepared for these sites.
Heritage Potential
There are a number of sites within the area boundaries that have high potential for inclusion on
the Maple Ridge Heritage Inventory or Register. These sites have not been fully researched or
evaluated, but they make a strong contribution to neighbourhood character and have been
flagged for their potential heritage value.
Heritage Character
These sites contribute to the heritage character of the neighbourhood. They are generally
modest in scale, pre-1940s wood frame structures that reflect the working-class nature of the
area. Some of the sites have been significantly altered, but may have potential for sensitive
renovation. These sites have been identified at this time through a visual survey only, and are
noted as supporting overall neighbourhood character.
2.2.1 Precinct 2 – Key Characteristics
Street and Block Pattern
Lots divided into a tight grid system, with very few lanes, characterize Precinct 2. The tight street grid
provides a village atmosphere and a more walkable environment. Typically, there are 10 lots to a block,
providing a very generous street allowance. There are also a number of irregular and triangular lots
caused by the curving sweep of the railway that provide variety and interesting neighbourhood pockets
within the area.
Hammond Area Plan
15
Typical Lot Size and Layout
Upper Hammond is primarily comprised of residential, single family lots with a few larger, multi-family
buildings. Lots are standard to large in size with many homes typically small and modest in size,
particularly in the Heritage Character Area (HCA). Lots within the Village Commercial Area vary in size
from slightly smaller and slightly larger than the nearby residential lots. The curve of the railway line has
also created some irregular shaped residential and commercial lots. Residential lots outside of the HCA
tend to be larger, although some are smaller and narrower.
Greenspace and Landscaping
The mature and varied greenspace and landscaping of Upper Hammond is an important character
element. Many lots located in the HCA are large in size and homes are small. This allows for more light
and open space on each site, contributing to a ‘green’ feel within this part of the neighbourhood.
Housing and Heritage Sites
The historical architectural style of the Hammond neighbourhood remains primarily concentrated within
the Heritage Character Area of Precinct 2. Houses in this area are small and modest and are
characterized as a simplified version of the well-known Craftsman style. Several sites in this Precinct are
listed in the Heritage Resources of Maple Ridge.
Other Historic Activities & Community-led Amenities
Throughout Upper Hammond, there is a legacy of human activity that is commemorated with a sign,
plaque, or public art.
2.3 Precinct 3: Lower Hammond
The development of Lower Hammond occurred over
several decades in predominantly a single-family form. In
the late 19th and early 20th centuries, when Upper
Hammond was growing rapidly, this area was growing at a
slower pace around the cedar mill which started operation
in 1908 and continues today. There are a number of older
homes scattered throughout Lower Hammond, described
in the Heritage Character Study (Donald Luxton &
Associates), as being “pre-1940’s wood frame structures
that reflect the working-class nature of the area”, but
lacking in concentration of similar structures found in
Upper Hammond. Most development in Lower Hammond
represents eras from the mid to late 20th and early 21st
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16
centuries. The study also identified Lower Hammond’s grid-pattern road network and lot configuration,
which is similar to that found in Upper Hammond, adding to the heritage character of the area. The
different eras of development throughout have created an eclectic and interesting mix of housing form.
Also noteworthy in the study is the following observation:
Upper and Lower Hammond are also at a different orientation, with Upper
Hammond oriented north-south and Lower Hammond angled relative to
True North. This gives each area a more distinct identity and provides visual
containment.
Lower Hammond is located in the Fraser River floodplain and this will continue to impact the form and
design of new development into the future. This area has been described by some as having a rural
character not typically found in single-family suburban areas. Features that contribute to this character,
not already discussed above, are:
Numerous vegetated open drainage channels with adjacent informal trails that connect
various blocks
Roads with a narrower paved width compared to other suburban residential areas (such
as Precinct 1)
Few sidewalks
Two areas of focus for Lower Hammond are:
1) Maintaining the rural character;
2) Enhancing connectivity within Precinct 3 and identifying opportunities to link with
other Hammond Localities and beyond.
2.3.1 Precinct 3 – Key Characteristics
Street and Block Pattern
Lower Hammond has a very regular, repetitive, grid street pattern in large blocks. Many of these blocks
are broken up with unopened road right-of-ways and vacant lots that contain informal trails along
drainage canals. Some laneways currently exist in Precinct 3, south of Ditton Street.
Typical Lot Size and Layout
Lower Hammond is made up of mostly single family lots that are primarily a standard size and shape.
The Hammond Cedar Mill is also located in Precinct 3 and covers close to ¼ of the area. Housing in this
Precinct has been constructed over several decades resulting in an eclectic style, size, and lot layout.
The older homes, constructed prior to the 1980’s, tend to be more modest with a smaller footprint and
more open space is the result. Homes constructed during and after the 1980’s tend to have a larger
footprint and smaller front and rear yards.
Hammond Area Plan
17
Greenspace and Landscaping
Undeveloped and open right of ways used by pedestrians with vegetated drainage canals help provide a
sense of rural openness from the street. Several sites have older small homes with generous setbacks
that contribute to the greenspace and open feel. Although Lower Hammond was established at the
same time as Upper Hammond, it does not have the same abundance of mature trees. This is likely due
to its lower elevation and drainage issues. Wharf Street serves both as a road and dyke for the
floodplain area. The street has homes on both sides and while the homes on the Fraser River side have
spectacular views, they do not benefit from the flood protection the dyke provides.
Housing and Heritage Sites
Similar to houses in the Heritage Character Area of Upper Hammond, the vernacular heritage
architectural style is also evident in Lower Hammond. The Heritage Character Area Map (see Figure 1)
shows several sites with heritage character or potential and one listed on the “Heritage Resources of
Maple Ridge”.
Other Historic Activities & Community-led Amenities
Much history is evident and recorded within Lower Hammond and as such there are signs, plaques, and
park names to help commemorate Hammond’s history.
2.4 Precinct 4: Maple Meadows Business Park
Although land use is a primary factor that sets Precinct
4 apart, the area does have other characteristics
important to its future. Most of the northern portion of
Maple Meadows Business Park was constructed in the
early 1990’s and the southern portion is currently
undeveloped. Because the business park has grown
slowly over the years, the pattern of older to newer
light industrial building design is clearly evident. Part of
the Katzie Slough is located at the western edge of the
Precinct and provides natural drainage for the area. All
of Precinct 4 is located in the Fraser River floodplain.
A key feature of Maple Meadows Business Park is its
auto-oriented connectivity with the regional highway
network. The Business Park is located close to
Lougheed Highway and adjacent to Golden Ears Way
and Golden Ears Bridge. When the southern lands eventually develop, an alternative access to the area
will be required. This will be particularly beneficial for emergency access.
Hammond Area Plan
18
Enhancing local and regional connectivity is an important aspect for the Precinct 4 road network, which
includes improvements to roads and routes, as well as increasing pedestrian and cycling connections to
other areas within the neighbourhood. Considerations regarding development in the floodplain will also
continue to be a focus for Precinct 4, including best practices for stormwater management.
2.4.1 Maple Meadows Business Park – Key Characteristics
Street and Block Pattern
The street network is purposed with a focus on automobile access to business and to the regional road
network via the Golden Ears Bridge, Golden Ears Way, and Lougheed Highway. All roadways have
sidewalks on at least one side, but no pedestrian and bicycle connections exist within blocks to help
shorten travel routes. As the Business Park continues to develop (particularly to the south) and
redevelop, opportunities will be identified for creating linkages, where appropriate, for pedestrian and
bicycle activity. It is intended that an alternative access for Lower Hammond will be provided through
Precinct 4, as both existing access points for Lower Hammond are at railway crossings.
Typical Lot Size and Layout
Lot sizes vary throughout the Business Park and layout varies depending on the needs of individual
businesses located within the area.
Greenspace and Landscaping
Greenspace and landscaping is minimal, typically occupying a narrow edge around lots. Asphalt paving
predominates.
There are no heritage sites identified within Precinct 4.
3.0 HAMMOND LAND USE DESIGNATIONS
Population growth is anticipated to drive change within Hammond over the next several years. The
Hammond Area Plan encourages a range of housing types and tenures to accommodate community
needs and enable aging in place for residents. Currently there are approximately 1,974 residential units
within the neighbourhood with a population of 5,700 residents. It is anticipated that at build-out, the
number of residential units will be approximately 4,964, with a population of 12,000 residents. While
growth and change are supported by the community, retaining the existing heritage character of the
neighbourhood is strongly desired.
Providing a greater range of housing forms and accommodating an increase in density within some areas
of Hammond will support revitalization of the historic commercial area at Maple Crescent and 207th
Avenue and provide local shops and services within walking and cycling distance of nearby homes (see
Schedule 1, Hammond Area Land Use Designations). Increasing residential densities will also help
Hammond Area Plan
19
support the ridership of the West Coast Express and the Frequent Transit Network of bus routes just
north of Hammond with stops located along Lougheed Highway and Dewdney Trunk Road.
Guiding Principles:
1. Neighbourhood character is retained
2. A range of housing forms and tenures promotes demographic diversity
3. New development enhances and compliments existing built form and neighbourhood
character
4. Historic commercial area serves community needs
5. Sustainable building technologies are utilized
6. Flood Risks are minimized through a variety of mitigation measures
7. Natural landscape is retained and enhanced
Objectives:
Promote retention of heritage character elements
Retain historic street grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
Allow diverse housing forms and densities to increase range of cost housing options
Plan for development that enables “aging in place” for residents
Encourage a greater supply and variety of rental housing forms
Encourage a range of development forms that fit with surrounding character
New development is designed to foster “eyes on streets”
Orient development to include a friendly face towards laneways wherever possible
Create attractive and inviting public spaces by utilizing plant materials and seating areas
Encourage development on vacant lots
New development incorporates useable and attractive greenspace
Encourage a greater density of mixed-use development that contributes to viability of
the village commercial area
Retain, reuse and adapt existing buildings, particularly those with heritage value or
character
Incorporate energy efficiencies into building design to help reduce greenhouse gas
emissions
Design new buildings to adapt to future uses
Encourage building design, technologies and materials that promote energy and water
conservation as well as the reduction of greenhouse gases (GHG)
Continue to promote sound management of all waste materials
Landscape design incorporates progressive strategies to manage stormwater runoff
Promote retention and expansion of the tree canopy on public and private lands
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20
Improve the quality and function of greenspace in Hammond
Policies:
3-1 Community Amenity Contributions collected through new development, within the
Hammond Area Plan boundaries, will be utilized within the Hammond neighbourhood
and be applied in accordance with Council Policy 6.31, entitled “Community Amenity
Contribution Program”.
3-2 The adaptive reuse of heritage sites and buildings is encouraged. Rehabilitation of a
heritage site may involve the use of heritage conservation legislation identified in the
Local Government Act and Community Charter. This policy applies to sites and buildings
determined by Maple Ridge to have heritage value and/or heritage character, including
listings on the “Heritage Resources of Maple Ridge” and specific properties identified
within the Heritage Character Area shown in Figure 1.
3-3 For heritage projects requiring a Statement of Significance or a Heritage Conservation
Plan, Maple Ridge shall comply with the “Standards and Guidelines for the Conservation
of Historic Places in Canada” published by Parks Canada. This tool helps users first
understand the historic place and secondly determine the best approach in its
conservation.
3-4 Maple Ridge will establish a community engagement process to explore potential
legislation and regulatory tools for conservation of the Heritage Character Area
identified in Figure 1. Examples of some potential tools include a Heritage Conservation
Area Bylaw, property tax exemption for protection of a heritage property, heritage
conservation covenants, and/or a specific Heritage Character Area zone that permits
uses, densities, setback, etc. that are specific to this historic enclave of Hammond.
3-5 Hammond is an established neighbourhood, with a predominantly single-family use. As
density increases over time, design compatibility with the existing character is
encouraged to maintain livability, streetscape aesthetics, and Hammond’s sense of
place. Elements of the existing built form should be incorporated into site and building
design for all forms of development. For example:
a) Space for ample light penetration should be provided between buildings;
b) Building heights should not appear imposing to smaller existing buildings;
c) Existing mature trees and shrubs should be retained, wherever possible; and
d) Landscaping should include new plants and trees that will attract bees, butterflies,
and songbirds;
e) Establish garden areas that provide energy conservation benefits, such as shade in
the summer and light penetration in the winter (i.e. using deciduous trees).
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21
3-6 Providing a range of housing forms and tenures is encouraged throughout the
Hammond neighbourhood. These include single-family and multi-family forms, with
tenures ranging from home ownership, rental (including purpose-built rental),
affordable, and subsidized housing.
3-7 To ensure a range of housing needs are accommodated within Hammond, Maple Ridge
will work with government and housing agencies to encourage and support
development that provides:
a. For those with special housing needs due to income, age, or disability;
b. Special needs housing incorporated within the Hammond neighbourhood located
close to public transit, shopping and services, and parks and recreation; and
c. Flexible living units to accommodate people with physical disabilities.
3-8 The Hammond area is part of the Katzie First Nation’s traditional territory, wherein
artifacts may still remain from Katzie activities well over a hundred years ago. Maple
Ridge will work with Katzie First Nation to create a process for ensuring that applications
for new development undertake an archaeological review, wherever warranted, in
accordance with the Heritage Conservation Act.
3-9 Land assembly or lot consolidation proposed in conjunction with development,
redevelopment, conversion, or infill development should meet the following conditions:
a. That any residual lots or remaining land parcels are left in a configuration and lot
area suitable for a future development proposal, or may be consolidated with other
abutting residual lots or land parcel, and complies with the applicable Land-Use
Designations and Policies of Section 3.0.
b. The use of any residual abutting lots or land parcels can continue to function in
accordance with the applicable Land Use Designation and Policies of Section 3.0.
c. Residual abutting lots or land parcels are not left in a condition unsuitable for the
maintenance of the existing land use;
d. The land assembly proposal will incorporate adequate impact mitigation measures
such as the provision of buffers, landscaping, site design, building arrangements and
building design to ensure compatibility with abutting existing land uses.
3-10 Shadow studies may be required for proposed buildings greater than three (3) storeys in
height and where a building façade is more than double the width of adjacent buildings.
Site and building design should mitigate for potential shadow casts and blocking of
daylight on nearby properties.
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3-11 Maple Ridge encourages noise abatement and vibration mitigation measures for all new
building construction within 50 metres of the railway corridor. The level and impact of
noise and vibration on a development site should be assessed by a qualified acoustic
and vibration consultant through the preparation of a noise and vibration impact study,
undertaken early in the process. The study should assess the impact of all noise and
vibrational sources affecting the development site and provide recommendations for
noise abatement and vibration mitigation for the site.
NOTE: Heritage buildings listed in the Heritage Resources of Maple Ridge may be
exempt from this policy.
3-12 Applying principles of Crime Prevention Through Environmental Design (CPTED) are
encouraged, particularly to the internal spaces and finishing of all garage structures.
3-13 To minimize impervious surfaces, incorporate on-site landscaping infiltration strategies
and rainwater retention to comply with the Subdivision and Development Servicing
Bylaw.
3-14 Energy efficient design and Best Management Practices are encouraged in all
developments in Hammond. Maple Ridge supports the green technologies embedded
in the Hammond Development Permit Area Guidelines and encourages these within all
development.
3-15 Achieving a LEED (Leadership in Energy & Environmental Design), Built Green, Passive
House or similar certification program is encouraged, as they contribute to energy
savings and greenhouse gas reductions through enhanced envelope performance and
decreased reliance on mechanical systems for heating, cooling, and ventilation.
3.1 Residential
Hammond is an established neighbourhood and it is important that new development is compatible
with existing character. Retaining neighbourhood character is a key aim for the Hammond Area Plan,
while allowing for increased residential densities that support a more vibrant community. Additionally,
introducing new forms of residential development is intended to attract new residents and enable
current residents to “age in place”.
Guiding Principles:
1. Neighbourhood character is retained
2. A range of housing forms and tenures promotes demographic diversity
3. New development enhances and compliments existing built form and neighbourhood
character
4. Natural landscape is retained and enhanced
Hammond Area Plan
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Objectives:
Promote retention of heritage character elements
Retain historic street grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
Allow diverse housing forms and densities to increase the range of housing cost options
Plan for development that enables “aging in place” for residents
Encourage a greater supply and variety of rental housing forms
Encourage a range of development forms that fit with surrounding character
New development is designed to foster “eyes on streets”
Orient development to include a friendly face towards laneways wherever possible
Encourage development on vacant lots
Ensure new development incorporates useable and attractive greenspace
3.1.1 Single-Family & Compact Residential:
Intent:
Single-family dwellings, duplex, and triplex are the forms of development permitted in the Single-Family
& Compact Residential designation. The intent is to allow for some density increase that is compatible
with existing single-family form and neighbourhood character. Secondary suites and garden suites are
also encouraged uses outside of the floodplain area.
Policies:
3-16 Single-family, duplex and triplex housing forms are permitted in the Single-Family &
Compact Residential designation.
3-17 Detached garden suites and secondary suites are permitted, subject to consistency with
existing Maple Ridge bylaws and regulations.
3-18 Adaptive re-use of existing buildings is encouraged.
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3-19 The following characteristics should be incorporated into all forms of new development
within the Single-Family & Compact Residential designation:
a. A site size and configuration that enables building orientation towards streets and
laneways wherever possible;
b. Careful consideration of size, location, and orientation of on-site open space areas
to ensure new development allows ample sunlight and a variety of plant materials
and trees that are complementary to the existing mature landscaping that
contributes to the neighbourhood character;
c. Design that is sensitive to surrounding built form, particularly for buildings that are
three (3) storeys in height; and
d. Parking for residents is provided in a concealed structure.
3.1.2 Low Density Multi-Family:
Intent:
Encouraging an increase in density and expanding residential form is the intent of the Low Density
Multi-Family designation, which permits townhouse, fourplex and courtyard development forms. Lands
in this designation are primarily located in high activity areas along major corridor roads and adjacent to
large community gathering spaces and the West Coast Express. It also serves as a transitional
development form and density between Single-Family & Compact Residential and the Medium Density
Multi-Family designations. Consideration of Hammond’s existing neighbourhood character, including
historic building elements and attractive garden spaces, is an important aspect of this designation.
Policies:
3-20 Townhouse, fourplex, and courtyard housing forms are permitted in Low Density Multi-
Family designation, with ground level entry to each unit.
3-21 Maximum building height permitted is three (3) storeys.
3-22 The following characteristics should be incorporated into all forms of development
within the Low Density Multi-Family designation:
a. A site size and configuration that enables building orientation towards streets and
laneways wherever possible;
b. Careful consideration of size, location, and orientation of on-site open space areas
to ensure new development allows ample sunlight and a variety of plant materials
and trees that are complementary to the existing mature landscaping that
contributes to the neighbourhood character;
Hammond Area Plan
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c. Design that is sensitive to surrounding built form, particularly for buildings that are
three (3) storeys in height;
d. Parking for residents is provided in a concealed structure.
3.1.3 Medium Density Multi-Family:
Intent:
The Medium Density Multi-Family designation allows for the highest residential densities within
Hammond. Providing for a level of density aimed at establishing a vibrant Hammond neighbourhood is
the intent of the Medium Density Multi-Family designation, which permits residential forms of
townhouse, rowhouse and apartment. Similar to the Low Density Multi-Family designation, this future
land use is primarily located along major corridors with focus areas being where Hammond’s highest
density is most suitable and beneficial to neighbourhood vibrancy.
Policies:
3-23 Townhouse, rowhouse, and apartment housing forms are permitted within the Medium
Density Multi-Family designation.
3-24 Maximum building heights for townhouse and rowhouse development forms is three (3)
storeys.
3-25 Maximum building height for apartment form is four (4) storeys.
3-26 Ensuring that higher densities are compatible with existing character is an important
consideration. Design for new development should include:
a. Orienting living and activity spaces toward streets and laneways, so that
opportunities for “eyes on the street” are created wherever possible;
b. Careful consideration of size, location, and orientation of on-site open space areas
to ensure new development allows ample sunlight and a variety of plant materials
and trees that are complementary to the existing mature landscaping that
contributes to the neighbourhood character;
c. Design that is sensitive to surrounding built form and height, particularly for
buildings that are three (3) or more storeys in height;
d. Parking for residents is provided in a concealed or underground structure.
Hammond Area Plan
26
3.2 Employment
There are four land use designations for employment within Hammond: Hammond Village Commercial,
Maple Meadows Business Park, Infill General Employment and Hammond General Industrial. The
intent is to provide a range of employment options for local residents and the region, support the local
economy, and provide nearby shops and services that will help meet the community’s daily needs.
Guiding Principles:
1. Neighbourhood character is retained
3. New development enhances and compliments existing built form and neighbourhood
character
4. Historic commercial area serves local community needs
7. Natural landscape is retained and enhanced
10. Employment opportunities are available close to home
Objectives:
Promote retention of heritage character elements
Retain historic street grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, or features
Encourage a range of development forms that fit with surrounding character
New development is designed to foster “eyes on streets”
Orient development to include a friendly face towards laneways wherever possible
Create attractive and inviting public spaces by utilizing plant materials and seating areas
Encourage development on vacant lots
Ensure new development incorporates useable and attractive greenspace
Encourage industrial development that is designed to mitigate impacts on adjacent uses
Plan for a pedestrian-oriented commercial hub of shops and services that meet
residents’ daily needs
Encourage a greater density of mixed-use development that contributes to viability of
the village commercial area and enhance other employment areas
Allow for short-term pop-up commercial ventures to help revitalize village commercial
area
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Continue to support operation of the Hammond Cedar Mill and recognize its historical
presence in the community
Provide for a range of shops and services in the historic commercial area that contribute
to Hammond’s small business community
Hammond Area Plan
27
Continue to support and encourage business development in the Maple/Meadows
Business Park and the Infill General Employment designation
3.2.1 Hammond Village Commercial
Intent:
Hammond Village Commercial designated lands are mainly concentrated in Hammond’s historic
commercial node at Maple Crescent and Dartford Street. Creating a hub of vibrant commercial activity
is encouraged through mixed-use development forms that include ground level retail shops and services
with apartments or offices above. Additional ways to attract people and enliven the area are seasonal
or temporary “pop-up” businesses and the incorporation of public spaces into new development.
Policies:
3-27 Principal buildings within the Hammond Commercial designation will range from a
minimum of three (3) to a maximum of four (4) storeys.
3-28 Conservation and/or adaptive re-use of buildings listed on “The Heritage Resources of
Maple Ridge” is encouraged.
3-29 Ground floor commercial is required within the Hammond Commercial designation with
office and/or residential use above grade.
3-30 Orient living and activity spaces toward streets and public spaces, so that opportunities
for “eyes on the street” are created wherever possible.
3-31 Creating public outdoor meeting spaces is encouraged in the Hammond Village
Commercial designation and may take the form of a public square, plaza, courtyard, or
passageways between buildings.
3-32 Attractive landscaping and seating design is important in public spaces to invite people
to rest, reflect, or meet and visit with others.
3-33 Incorporating public art into new development and public spaces is encouraged.
3-34 Maple Ridge will undertake a study to explore appropriate parking standards and
alternative parking options, such as a nearby parking lot, for the Hammond Village
Commercial area.
3-35 All parking is encouraged in an underground structure. Where challenging site
conditions exist, options include landscaped visitor parking at grade, concealed above-
grade structure for all parking, or concealed above-grade structure for residents’ parking
and landscaped visitor parking at grade.
Hammond Area Plan
28
3-36 Temporary, seasonal, or pop-up businesses will be encouraged, particularly where there
is a vacancy within an existing store-front.
3-37 Interpretive signage, plaques or other medium that provides historic information of a
place, people, and/or event should be incorporated into development wherever
possible.
3.2.2 Maple Meadows Business Park
Intent:
Maple Meadows Business Park designated lands encompass most of Precinct 4. This area has been an
employment generator since its inception in the early 1990’s and accommodates many large, medium
and small businesses. It is well located close to Lougheed Highway and Golden Ears Bridge, both routes
being part of the regional highway network. The Business Park has experienced significant growth over
the years and it is anticipated it will continue to expand and evolve into the future.
Policy:
3-38 Lands within the Maple Meadows Business Park designation will be subject to existing
policies to regulate Business Parks in the Maple Ridge Official Community Plan.
3.2.3 Infill General Employment
Intent:
The Infill General Employment designation is applied primarily to underutilized lands adjacent to
residential areas and the railway tracks in Precincts 2 (Upper Hammond) and 3 (Lower Hammond).
These lands are narrow and limited in potential. The intent of Infill General Employment is to create
opportunities for businesses that do not generate much traffic and have minimal need for public
parking. Additionally, this designation is limited to businesses that produce minimal noise, odor, or
fumes and blend well into the nearby residential areas either through attractive building design or
landscape screening. Some examples may include public storage facility, medical testing laboratory,
manufacturing operation, multi-media and/or art studio.
Policies:
3-39 Businesses in the Infill General Employment designation will be light industrial or
business park uses that do not generate significant traffic, noise, fumes, or odors.
Hammond Area Plan
29
3-40 Lands within the Infill General Employment designation are located in close proximity to
residential areas and compatibility with adjacent use is important. Incorporating the
following elements into site and building design within the Infill General Employment
designation is encouraged:
a. Principal buildings within the Infill General Employment designation are Permitted
at a maximum height of 3 storeys;
b. Attractive landscaping, including fencing/screening, should be provided along the
perimeter of the site;
c. Outdoor storage and refuse/recyclilng areas should be well-screened with attractive
landscaping and fencing, particularly those visible to roadways and/or adjacent
residential areas.
3.2.4 Hammond General Industrial
Intent:
The Hammond Cedar Mill is located in Lower Hammond (Precinct 3) and the site makes up the
Hammond General Industrial designation. The Mill has been providing local jobs since 1908 and is
anticipated to continue for the foreseeable future. The operation is as much a part of Hammond’s
historic character as the railway and street grid pattern.
Policy:
3-41 Lands within the Hammond General Industrial designation will be subject to existing
policies to regulate Industrial lands in the Maple Ridge Official Community Plan.
3.3 Parks & Open Space
Intent:
When the original Hammond township plan, registered in 1883, was created, two parks were set aside
for park use. One is Hammond Park, which is located in Upper Hammond (Precinct 2) and the other is
Tolmie Park, located in Lower Hammond (Precinct 3). Baseball was played in both parks, with Hammond
Park being the location for the Hammond Cedar Baseball team – a team of amateur players recruited by
the cedar mill manager starting in 1924. League baseball was moved to the Hammond Stadium when it
opened in 1957.
Hammond is also home to the Maple Ridge Golf Course, which officially opened in 1925.
Hammond Area Plan
30
Several parks have been established in Hammond since the township’s inception, and today they include
the following:
Hammond Stadium, Pool, and Community Centre
Hammond Park
Maple Ridge Golf Course
Tolmie Park
Emmeline Mohun Park
The Parks & Open Space designation continues to include lands dedicated to a range of recreational
activities located within all three of Hammond’s residential Precincts that contribute to outdoor leisure
activity, neighbourly interactions, and locally organized events. Additionally, Parks & Open Space lands
are important areas for urban ecology and natural habitat for wildlife.
Guiding Principles:
1. Neighbourhood character is retained
7. Natural landscape is maintained and enhanced
9. Open spaces and recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
Promote retention of heritage character elements
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Maintain and enhance drainage canals for greater biodiversity
Encourage and support local stewardship activities
Plan for new recreation trails, where opportunities exist
Identify opportunities for trail connections to align with pedestrian and bicycle network
Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
Work with community to identify and support local food production opportunities
Provide public access to Fraser River
Policies:
3-42 All lands designated as Park within Hammond are subject to a master plan administered
by the Parks & Leisure Service Department.
Hammond Area Plan
31
3-43 Maple Ridge will continue to endeavour that uses within any new and existing Park
spaces should serve the needs of all ages and demographics, particularly seniors and
youth.
3-44 Maple Ridge will continue to work with the Parks & Leisure Services Commission on the
delivery of recreation programs that create age-friendly opportunities and meet the
needs of all genders, abilities, and income levels within the community.
3-45 In an effort to ensure that Parks within Hammond are accessible to everyone, including
those with physical disabilities, Maple Ridge will continue to work with the Municipal
Advisory Committee on Accessibility Issues to ensure accessibility needs are considered
and addressed.
3-46 To enhance connectivity throughout Hammond and create links with Parks and other
points of interest, new pathways and trails within Park spaces will be selected in
consideration of the larger pedestrian and bicycling network.
3-47 Where sufficient neighbourhood demand is confirmed, Maple Ridge will consider
identifying suitable space for a community garden in Hammond.
3-48 Emmeline Mohun Park currently provides public views and access to the Fraser River.
Where new opportunities arise, Maple Ridge will consider establishing additional park
space along the river to provide increased public access.
3-49 To encourage urban wildlife, including songbirds, bees, butterflies and other insects,
appropriate native shrub and plant material will be used in Park areas, wherever
feasible.
3-50 Maple Ridge will work with the community to identify opportunities to enhance
Hammond Park spaces through inclusion of new recreation activities, public art,
heritage feature(s), interpretive plaques and/or wayfinding signage.
3.4 Institutional
Intent:
Hammond has a broad range of Institutional uses that are both public and private operations. An
Institutional use includes services such as education, government, fire protection, public transit, health
and welfare, and cultural/spiritual.
Hammond Area Plan
32
Guiding Principles:
1. Neighbourhood character is retained
3. New development enhances and compliments existing built form and neighbourhood
character
7. Natural landscape is retained and enhanced
9. Open spaces and recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
Promote retention of heritage character elements
Retain historic grid pattern, including laneways
Encourage retention of mature trees and established garden spaces
Celebrate Hammond’s history in ways that identify special places, people, features, or
events
Encourage a range of development forms that fit with surrounding character
New development is designed to foster “eyes on streets”
Orient development to include a friendly face towards laneways wherever possible
Create attractive and inviting public spaces by utilizing plant materials and seating areas
Encourage development on vacant lots
Ensure new development incorporates useable and attractive greenspace
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
Work with community to identify and support local food production opportunities
Policies:
3-51 Maximum building height for new Institutional development is three (3) storeys.
3-52 Building and site design for new development should be compatible with the existing
character of the area and adjacent buildings. Design should include:
a. Orienting active spaces toward streets and laneways, so that opportunities for “eyes
on the street” are created wherever possible;
b. Careful consideration of size, location, and orientation of on-site open space areas
to ensure new development allows ample sunlight and a variety of plant materials
and trees that are complementary to the existing mature landscaping that
contributes to the neighbourhood character;
c. Design that is sensitive to surrounding built form and height, particularly for
buildings that are three (3) storeys in height.
Hammond Area Plan
33
3.5 Conservation
Intent:
Most of this land is adjacent to the Golden Ears Bridge and part of the Katzie Slough. The Slough was
once an area rich in biodiversity, but today mainly provides natural drainage for the surrounding
developed area, including Lower Hammond (Precinct 3). Increasing biodiversity not only contributes to
effective rainwater management, but also productive habitat for a range of small mammals, insects and
freshwater invertebrates. This natural area that is abundant with small wildlife provides a regular food
source for birds of prey making the Katzie Slough an important raptor habitat area. In addition to
biodiversity, the Slough’s drainage capability also provides an essential benefit to nearby property
owners and as such it is important to retain and enhance the ecology of these lands wherever possible.
It is important to note that the Conservation designated land in the Katzie Slough is in the Agricultural
Land Reserve and any changes intended for this area may require approval from the Agricultural Land
Commission.
Guiding Principles:
6. Flood risks are minimized through a variety of mitigation measures
7. Natural landscape is retained and enhanced
9. Open spaces and recreational opportunities contribute to the enjoyment and well-being of
residents
Objectives:
Continue to recognize natural drainage areas for the important role they play in flood
mitigation
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Maintain and enhance drainage canals for greater biodiversity
Encourage and support local stewardship activities
Plan for new recreation trails, where opportunities exist
Identify opportunities for trail connections to align with pedestrian and bicycle network
Identify opportunities to enhance public spaces through improved or new park space,
public art, interpretive signs, and wayfinding signs
Policies:
3-53 Maple Ridge will continue to protect natural features designated Conservation, while
ensuring public safety, including land resources, water resources, and air quality under
current requirements within the Maple Ridge Official Community Plan and related
policies and bylaws, and also in accordance with Provincial and Federal regulations.
Hammond Area Plan
34
3-54 Maple Ridge will support efforts to enhance biodiversity within the Katzie Slough to
support native insect, fish, and wildlife species, while continuing to maintain this
wetland area as a natural drainage system for the surrounding floodplain area.
3-55 Maple Ridge will encourage education and awareness of the environmental and flood
protection benefits of natural drainage systems, through programs, projects,
publications, or other forms of communication and public engagement.
3-56 Recreation trails will be retained, expanded and enhanced, wherever possible, to permit
sensitive public access to natural areas for recreation and education.
4.0 MULTI-MODAL TRANSPORTATION & CONNECTIVITY
Intent:
The original 1883 Port Hammond Junction Township plan laid out numerous short blocks, some
containing laneways, enabling numerous connections for local residents to travel from one area of the
neighbourhood to another. As Hammond grew over the years, the grid pattern for new areas was not
laid out in the same manner and resulted in longer blocks, numerous cul-de-sacs, and fewer connectivity
options for local residents.
Today, connectivity in Hammond is provided through various modes, such as Major Corridor routes to
manage large volumes of traffic within and through the neighbourhood, defined bicycle routes,
sidewalks, and formal and informal recreation routes. Walking and cycling are popular activities in
Hammond and the community has expressed a desire for road and route improvements to make these
activities safer and more desirable. A West Coast Express Station, part of the TransLink network, is
located in the northwest corner of Hammond and provides regional connectivity via railway. TransLink
also provides one regular bus route through Hammond, along with two limited bus service routes.
Although the railway provides regional access, it has also been identified as an obstacle to connectivity
within Hammond, particularly Lower Hammond, with longer and more frequent trains impacting four
railway crossings. This limits access into and out of the Lower Hammond area. Figure 2, Connectivity
shows existing and proposed routes intended to support multi-modal transportation, including a new
multi-modal access connecting Lower Hammond with Maple Meadows Business Park.
Guiding Principles:
8. Multi-modal transportation routes provide options to automobile use
Objectives:
Ensure increased neighbourhood walkability as development occurs
Promote identified bicycle routes throughout the neighbourhood
Hammond Area Plan
35
Incorporate speed management measures as development occurs
Promote community gathering spaces and points of interest along pedestrian and bicycle
routes
Policies:
4-1 Universal accessibility is encouraged in transportation planning and design. Wherever
possible, the needs of wheelchairs, the visually impaired, strollers, scooters, and other
mobility devices used by pedestrians with disabilities, as well as by families, teenagers,
and seniors will be accommodated in the design of sidewalks, public plazas, and other
public spaces throughout Hammond.
4-2 Maple Ridge will continue to monitor traffic flows through Hammond to effectively
manage traffic volumes and/or improve safety as higher density development is
introduced to the community.
4-3 Where new developments are proposed, pedestrian and cycling connections should be
improved or created, wherever possible, linking into the local and broader community.
New routes may be identified that reduce long blocks and travel time to destinations,
such as the West Coast Express, bus routes, nearby shopping and services, local parks
and Hammond Elementary School.
4-4 Access in and out of Lower Hammond (Precinct 3) is currently impeded with railway
crossings at both entry/exit points. Creating an additional multi-modal connection
between Lower Hammond (Precinct 3) and Maple Meadows Business Park (Precinct 4)
will be created through new development to provide uninterrupted access.
4-5 Greenway Trails are located in naturalized areas, including those along drainage canals.
It is intended that Greenway Trails connect with other pedestrian and cycling routes to
expand connectivity throughout Hammond.
4-6 Maple Ridge will encourage the retention of laneways and the creation of new laneways
should be considered, where appropriate and feasible.
4-7 Access to both underground and surface parking areas is encouraged off a laneway
wherever possible.
4-8 Maple Ridge will continue to consult and work in cooperation with Regional and
Provincial agencies to improve public transit and particularly to:
a. Increase existing transit service to a level that is consistent with a compact and
multi-modal community; and
b. Provide safe and convenient access to transit facilities.
Hammond Area Plan
36
5.0 WATER & HABITAT
Intent:
Approximately half of the Hammond area is located in the Fraser River floodplain and flooding has long
been a concern for residents, particularly during peak storm events and freshet season. Climate change
is also bringing greater frequency and intensity of storm events. Existing flood mitigation measures in
Hammond include the Wharf Street dyke, vegetated drainage canals, and the Princess Street Pump
Station.
Effectively managing rainwater runoff is important in the protection of property and the natural
environment. The greater the percentage of impervious surfaces within a drainage area, the greater
impact urbanization will have on both water quantity and quality. Two key components of rainwater
management are: 1) capitalizing on opportunities to reduce impervious surfaces; and 2) enhancing
natural areas to help slow and infiltrate rainwater. Selecting appropriate landscape design options
including a mix of plant materials that promote biofiltration and exfiltration in natural drainage areas.
Figure 3: Water & Habitat
Hammond Area Plan
37
Healthy natural environments help improve water quality, slow volume during peak events, and reduce
pressure on nearby floodplain pump stations. The pump stations are designed for large scale water
conveyance from flood prone areas.
There are a number of opportunities for improving greenway corridors and increasing biodiversity
within existing drainage canals in Lower Hammond located in road right-of-ways and on vacant
municipally owned lots.
Guiding Principles:
6. Flood risks are minimized through a variety of mitigation measures
7. Natural landscape is retained and enhanced
Objectives:
Continue to manage Wharf Street dyke as a defence against flood events
Apply floodplain construction standards for new development
Continue to utilize a three-tier stormwater management approach
Ensure landscape design incorporates progressive strategies to manage stormwater runoff
Continue to make flood mitigation and emergency program information available to the
public
Continue to recognize natural drainage areas for the important role they play in flood
mitigation
Promote retention and expansion of the tree canopy on public and private lands
Improve the quality and function of greenspace in Hammond
Maintain and enhance drainage canals for greater biodiversity
Encourage and support local stewardship activities
Policies:
5-1 Maple Ridge will maintain both open channel and conduit drainage systems in Lower
Hammond with a goal of improving water quality and biodiversity in the area.
5-2 Maple Ridge will continue to investigate the viability of drainage canals in Lower
Hammond.
5-3 Any enhancement work on the vegetated areas of the drainage canals should involve
increasing biodiversity to improve habitat for native insects, birds, and small mammals.
Plant materials that help to improve water quality will also be considered to help ensure
fewer chemicals and contaminants are flushed into nearby waterways, including the
Fraser River.
Hammond Area Plan
38
5-4 Maple Ridge will encourage opportunities for public outreach to educate and raise
awareness of the benefits of drainage canals in stormwater management, including
flood mitigation, and enhancement of local ecology.
5-5 Maple Ridge will continue to maintain Wharf Street, which runs along the Fraser River,
as a dyke to help protect Hammond’s floodplain area.
5-6 Maple Ridge will require new development to build to flood construction standards
established in the Zoning Bylaw to help maximize safety in a flood event. This includes
building to required flood construction levels and prohibiting the construction of living
spaces within the “freeboard” area.
5-7 Maple Ridge will continue to maintain its emergency response system, including an
Emergency Operations Centre and Emergency Support Services, that are activated in the
event of a serious incident such as flood, fire or earthquake.
5-8 Maple Ridge will complete an Integrated Stormwater Management Plan for the
Hammond neighbourhood that will recommend and prioritize projects, programs and
policies intended to:
Protect and where possible enhance existing aquatic and riparian habitat;
Facilitate development and re-development of land in a manner that protects
ecosystem integrity;
Develop cost effective capital, operations and maintenance solutions to identified
issues;
Protect life and property; and
Ensure safe conveyance of stormwater .
Hammond Area Plan
39
APPENDIX A – ZONING MATRIX
1. Conditions:
a) This Matrix is to be read in conjunction with the policies and criteria in the Hammond Area Plan
as well as the Official Community Plan and is not the only source for determining applicable
zones;
b) All zones corresponding to each land use designation or category may not be appropriate for a
specific site and are not applicable in all areas of the municipality;
c) Lot consolidation may be required to meet the minimum lot area, lot width and/or lot depth
requirements of the Zoning Bylaw and/or Subdivision Control Bylaw;
d) Comprehensive Development Zones may be considered within Official Community Plan Land
Use Designations and Categories based on compliance with Official Community Plan policies;
e) The P-4 Church Institutional Zone will be considered in all Land Use Designations subject to
satisfying all requirements of the Zone.
2. Zoning Matrix:
Hammond Area Plan Land Use Designation
Zones
Single Family & Compact Residential R-1 Residential District
CD-1-93 Amenity Residential District
RS-1 One Family Urban Residential
RS-1b One Family Urban (Medium Density) Residential
RT-1 Two Family Urban Residential
Low Density Multi-Family TBA
Medium Density Multi-Family RM-1 Townhouse Residential
RM-2 Medium Density Apartment
RM-4 Multiple Family Residential District
RM-5 Low Density Apartment Residential
Hammond Village Commercial TBA
Infill General Employment TBA
Maple Meadows Business Park M-3 Business Park
Hammond General Industrial M-2 General Industrial
Institutional P-1 Parks and School
P-2 Special Institutional
P-4 Church Institutional
P-4a Church Institutional/Educational
P-6 Civic Institutional
Parks & Open Space P-1 Park and School
P-3 Children’s Institutional
P-4 Church Institutional
P-6 Civic Institutional
Development Permit Area Guidelines
September, 2016
Hammond Area Plan
APPENDIX B
Schedule 2
CContents
Overview and Purpose .......................................................................................................................1
Hammond Development Permit Area ................................................................................................ 1
Justification ......................................................................................................................................... 1
Organization of the Guidelines ........................................................................................................... 1
Part 1 Introduction ........................................................................................................................4
Hammond Neighbourhood Context ................................................................................................... 7
Hammond Heritage and History ......................................................................................................... 7
Part 2 .............................................................................................................................................. 10
Neighbourhood Precincts ................................................................................................................. 10
Hammond Precincts ......................................................................................................................... 11
Precinct Description & Key Guideline Concepts for Development .................................................. 13
Part 3 .............................................................................................................................................. 21
Development Permit Area Guidelines ............................................................................................... 21
Application ........................................................................................................................................ 22
1.0 General Guidelines ............................................................................................................... 23
2.0 Multi-family Residential (Low and Medium Density) ........................................................... 24
3.0 Hammond Village Commercial ............................................................................................. 30
4.0 Infill General Employment .................................................................................................... 36
LList of Figures
Figure 1. Map showing concentration of heritage sites). ...................................................................... 6
Figure 2. Images of Hammonds variety of existing uses, character, look and feel. ............................ 11
Figure 3. Hammond neighbourhood precincts. ................................................................................... 12
Figure 4. North Hammond precinct (grey). .......................................................................................... 13
Figure 5. Images of typical development in North Hammond. ........................................................... 14
Figure 6. Upper Hammond precinct (grey). ......................................................................................... 15
Figure 7.Images of typical Upper Hammond precinct homes. ............................................................ 15
Figure 8. Landscaping in Upper Hammond .......................................................................................... 16
Figure 9. Townhouse development. .................................................................................................... 16
Figure 10. Lower Hammond precinct (grey). ....................................................................................... 17
Figure 11. Images of typical Upper Hammond precinct homes. ......................................................... 17
Figure 12. Maple Meadows Business Park precinct (grey). ................................................................. 18
Figure 13. Images of the Maple Meadows Business Park.................................................................... 18
Figure 14. Landscaping in Maple Meadows Business Park .................................................................. 19
Figure 15. Maximize opportunities for solar gain and solar collection. .............................................. 23
Figure 16: Maintain the typical pattern of access.. ............................................................................. 24
Figure 17: Siting Development Permit Guidelines ............................................................................... 24
Figure 18: Example of a duplex that reduces the prominence of front vehicle access. ...................... 25
Figure 19: Tri-plex with heritage character and front access with parking at the side. ..................... 25
Figure 20. Articulated building face breaks up the massing. ............................................................... 25
Figure 21: Guideline 1.1.9 A transition of scale and density for adjacent land uses. .......................... 25
Figure 22. 4 storey apartment building steps down to transition to adjacent existing two storey. ... 26
Figure 23.Childrens playspace within a multi-family development. ................................................... 26
Figure 24: Landscaping in parking areas. ............................................................................................. 26
Figure 25: Siting Development Permit Guidelines ............................................................................... 27
Figure 26: Provide direct pedestrian pathways within new developments. ....................................... 27
Figure 26. Landscape buffers provide screening to parking and utility areas. ..................................... 27
Figure 28. Semi-private seating/waiting area along the street next to multi-family development. ... 28
Figure 29. Multi-family development with verandah, overhang, and use of horizontal wood siding. 28
Figure 30: New multi-family development shall borrow existing styles and materials. ...................... 28
Figure 31: Use of wood siding, columns, and multi-paned windows. .................................................. 29
Figure 32: Direct internal pedestrian access.. ...................................................................................... 29
Figure 33. Shops set at property line and sidewalk, facing the street. ................................................ 30
Figure 34: Mixed use with residential units above and smaller retail shops below. ........................... 30
Figure 35: Mixed use development, articulated horizontal massing. .................................................. 30
Figure 36: Landscape screening and side parking lot. ......................................................................... 31
Figure 37. Provide for outdoor patio space and allow activity to spill out onto the street. ................ 31
Figure 38. Seating areas, paving patterns and planters. ...................................................................... 31
Figure 39. Incorporate public art that references heritage, adds vibrancy, entertains or educates. .. 32
Figure 40. Use multi-paned windows to create a historic look and feel. ............................................ 32
Figure 41. Incorporate patterns and materials that reflect aspects of Hammonds heritage. ............. 32
Figure 42. Commercial open to the street, incorporating patio space. ............................................... 33
Figure 43: Recessed, clear entry with weather protection awning and signage above. ...................... 33
Figure 44: Smaller retail spaces, multiple entries, transparent front and visible signage. .................. 33
Figure 45. Temporary sandwich board signs. ....................................................................................... 34
Figure 46: Small recessed courtyard shops with blade signage and potted planting at entrance. ..... 34
Figure 47: Gooseneck lighting highlights signage and directs light.. .................................................... 35
Figure 48: Development addresses the street and blends well with surrounding residential area. ... 36
Figure 49: Pedestrian and bicycle amenities are strongly encouraged. ............................................... 36
Figure 50: A friendly face to the street ................................................................................................ 37
Figure 51: Parking located to the side or rear of the building ............................................................. 37
Figure 52: General employment guidelines. ........................................................................................ 37
1
OOverview and Purpose
Hammond Development Permit Area
The Hammond Development Permit Area (DPA) is designated pursuant to Section 488 of the Local
Government Act for all properties within the Hammond Area Plan as identified on Schedule 1 of the
Official Community Plan, Bylaw No. 7060-2014.
The Hammond DPA Guidelines apply to the following Hammond Area Plan land use designations and
development of:
x Low Density Multi-family
x Medium Density Multi-family
x Infill General Employment
x Hammond Village Commercial
The Hammond DPA Guidelines outline design criteria for new development. These Development
Permit Guidelines work in tandem with other regulatory policies and bylaws found in the Hammond
Area Plan and the City of Maple Ridge Zoning Bylaw, which must also be taken into consideration for
Development Permit approval. Other accompanying documents (bylaws, codes) and resources may
need to be consulted during the development proposal process.
In the event of a conflict between the Hammond DPA Guidelines and the Hammond Area Plan Land-
Use Designations on “Schedule 1” adopted by the City, the latter take precedence. In the event of a
conflict between the Hammond DPA Guidelines and regulations outlined in the City of Maple Ridge
Zoning Bylaw and the City’s Sign Bylaw, the latter two should take precedence. However, in the
event of a conflict between Hammond DPA Guidelines and other area guidelines, the Hammond
DPA Guidelines take precedence.
Justification
The purpose and objective of the Hammond DPA Guidelines is to maintain the unique
neighbourhood character identified within each precinct, particularly key heritage elements outlined
through the neighbourhood area planning process, the area plan guiding principles and public
engagement work. Guidelines also support high quality design, revitalization of the Hammond
commercial node, improving connectivity and pedestrian safety in the neighbourhood, enhance
housing affordability through encouraging energy and water efficiency, and help the City achieve
greenhouse gas emission targets embedded in the OCP.
Organization of the Guidelines
The guidelines document is divided into three main parts:
Part One provides the context and background for the Hammond DPA Guidelines and identifies
heritage sites that contribute to the character of the neighbourhood.
2
Part Two outlines each Hammond Neighbourhood Precinct and defines the characteristics and
design elements and the intent for new development.
Part Three contains the development permit guidelines based on Parts 1 and 2. The guidelines
outline the desired character, form and design elements to maintain and enhance the character,
look and feel of the Hammond neighbourhood.
Concept sketches, diagrams and images are provided with the guidelines as reference only to
illustrate how the objectives of the development guidelines might be achieved through design.
3
Hammond Neighbourhood
Hammond is a unique and important neighbourhood in Maple Ridge with
distinct character and great potential for future growth. However, with growth
and change, it is important the neighbourhood retain its current charm and
characteristics that make it the special place it is today and to ensure smart and
sensitive development that respects and retains current and encourages future
residents.
Part 1 and 2 of the Hammond Development Permit Area Guidelines describe the
context, history and important character aspects of the neighbourhood as the
context for Part 3: Guidelines. For additional and more detailed information,
explanation of the planning process or overview of community input that
outlined these character elements, see the Hammond Area Plan.
4
Part 1 Introduction
5
6
Figure 1. Map showing concentration of heritage sites within the 1882 Hammond Townsite boundaries and heritage character area
(outlined in dashed black line).
7
HHammond Neighbourhood Context
The Hammond neighbourhood is located in the south west corner of Maple Ridge. The area is south of
Lougheed Highway and directly adjacent to the Fraser River. The community is divided by the rail line
which runs north west and separates the neighbourhood from the Fraser River on the east side, and
splits the neighbourhood in half. This is an active rail line which supports a nearby West Coast Express
Commuter Station at the north west corner of the neighbourhood. The area is primarily residential, but
contains an historic commercial centre and significant employment lands in the Maple Meadows
business park and Mill site. Primary access into and out of the neighbourhood is via Lougheed Highway.
While many older aspects of the neighbourhood remain intact, the area has seen recent interest in
redevelopment due to a number of strong community assets, including:
x good transportation access;
x a nearby rail commuter station;
x riverfront property potential;
x employment lands;
x small commercial node; and
x a unique historic quality with heritage features remaining.
With continued growth pressure throughout the Lower Mainland, Hammond will redevelop and change
over time. As such, there is opportunity to build on the neighbourhood’s unique and historic qualities
valued by the community.
Hammond Heritage and History
At the heart of the Hammond community is the historic townsite and commercial node. Surrounded by
a residential area, two central parks, and oriented to the Mill site and activities on the Fraser River, the
node forms a unique enclave within the larger neighbourhood, containing significant history and historic
value. With this in mind, a heritage character study identified key heritage features and sites within the
original 1882 Port Hammond Junction Township plan boundaries.
The historic places with contributing heritage character and value are identified as follows:
Heritage Revitalization Agreement - Legally Protected Heritage Sites. Statements of Significance have
been prepared for these two sites.
Heritage Register - Recognized for their heritage value, and officially listed on the Maple Ridge
Community Heritage Register. Statements of Significance have been prepared for these two sites.
Heritage Inventory - Identified in “The Heritage Resources of Maple Ridge, 1998” as having heritage
value but not yet officially recognized. Statements of Significance have not been prepared for these
sites.
Heritage Potential - There are a number of sites within the area boundaries that have high potential for
inclusion on the Maple Ridge Heritage Inventory or Register. These sites have not been fully researched
or evaluated, but they make a strong contribution to neighbourhood character and have been flagged
for their potential heritage value.
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Heritage Character - These sites contribute to the heritage character of the neighbourhood. They are
generally modest in scale, pre-1940s wood frame structures that reflect the working-class nature of the
area. Some of the sites have been significantly altered, but may have potential for sensitive renovation.
These sites have been identified at this time through a visual survey only, and are noted as supporting
overall neighbourhood character.
Lots identified in the heritage character area and categories within other areas are key to the unique
character, look and feel of the neighbourhood overall. As such, their importance is significant to the
neighbourhood’s future identity. Redevelopment of sites within the neighbourhood, both those which
are situated directly in this historic area as well as those in the surrounding areas should take great care
to support, build on and foster the heritage and historic elements and qualities identified.
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Hammond
Precincts
Hammond has grown significantly since it was first registered as a Township in
1883 and each phase of new development reflects the time period in which it
was built. As a result, specific areas or precincts within the neighbourhood have
been identified with the primary goal to maintain and build on the character,
look and feel of each one. Specific precinct features may include the era of
development, characteristics of the built form including road patterns, historic
and/or current land use, a prevailing theme and natural features or elements
that support the precinct character.
New development should consider the current form and structure of each
precinct and review the intent for development outlined in this section.
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Part 2
Neighbourhood Precincts
11
HHammond Precincts
Overview
The Hammond Neighbourhood is structured
around the small commercial node on Maple
Crescent at the Fraser River and Mill site. The
commercial area contains a number of modest
early commercial buildings, some dating back to
the very early 1900s. This has always been the
location of commercial activities, across from
the Mill site and adjacent to the CP Rail right-of-
way and Fraser River. Over time, additional
residential areas developed north of the
commercial area and also to the west (see map
of Hammond Area Plan Precincts on the
following page).
Hammond’s character in each of these areas
reflects these eras of the neighbourhood’s
history and development. Upper Hammond,
with its tight grid street pattern, transitions
north of Hammond Stadium to a more
curvilinear pattern. Lower Hammond, west of
the CP rail line, remains a grid but with larger
blocks and wider streets. The streets of Upper
and Lower Hammond streets are set at different
angles, with Upper Hammond oriented north-
south and Lower Hammond approximately 45
degrees relative to True North. This contributes
to a distinct identity within each area, which
each have self-contained views.
The Hammond Area Plan Precincts map
(following page) outlines the four distinct
character area precincts within the Hammond
Neighbourhood. The character and defining
heritage elements of each precinct are
described below. What sets these areas apart is
the era of development, road and lot patterns,
train tracks, and predominant land use.
Figure 2. Images of Hammond’s variety of
existing uses, character, look and feel.
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Figure 3. Hammond neighbourhood precincts.
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PPrecinct Description & Key Guideline Concepts for Development
Precinct 1: North Hammond
North Hammond Precinct is located south of Lougheed
Highway. east of the CP Rail line, west of Graves Street
and north of 115 Avenue and Hammond Stadium. This
area of the neighbourhood was developed primarily in
the 1980s. The area contains primarily single family
homes with some multi-family along 207 Street south of
Lougheed Hwy and areas along major corridors. This
precinct also contains the West Coast Express station at
the very northwest corner.
Key Guideline Concepts
As outlined in the Hammond Neighbourhood Area Plan,
the intent of this precinct is to remain largely residential
with some redevelopment along major corridors at key nodes and
focused sensitive residential infill. With redevelopment,
opportunities to increase the connectivity and pedestrian route options in the neighbourhood will be
important to better facilitate a walkable development pattern. Redevelopment will also provide an
opportunity to incorporate a more refined style.
New development within this precinct should be sensitive to existing character, yet incorporate new
development and meets the intent as described above. The following are key concepts to focus on
within this precinct. Development Permit Guidelines that support these concepts are most important.
1. Street and Block Pattern
x increase residential density with a finer grain of housing style; and,
x increase pedestrian connectivity of the neighbourhood by connecting to local destinations
and public sidewalks.
2. Typical Lot Size and Layout
x maintain the current lot pattern and coverage, look and feel with larger duplex, triplex
homes and four-plexes (on corner lots). Use similar massing to other homes in the area,
mimicking the same block pattern;
x increase ground-oriented and street fronting townhomes, and;
x Siting to take best advantage of sunlight and/or shading in order to plan for future use of
solar technology.
Figure 4. North Hammond precinct (grey).
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3. Greenspace and Landscaping
x increase the number of trees planted on lots and within new development; and,
x ensure high quality & climate change resilient landscaping and common greenspace areas.
4. Housing & Heritage Features
x enhance the neighbourhood look
and feel with new development
that presents a friendly face to
the street (ground-oriented,
street-fronting multifamily
housing with parking and
driveways that are incorporated
in a subtle manner);
x enhance the character and
identity of the area with
architectural details, themes and
materials that speak to
Hammond’s history and area
and/or increase the social and
community feel of the
neighbourhood. This may include:
o the use of wood, horizontal
wood siding, wood shingles;
o entrances with porches that
overlook the street; and,
o symmetrical front elevation
and second storey with articulated
units.
Figure 5. Images of typical development in North Hammond.
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Precinct 2: Upper Hammond
Upper Hammond Precinct is the heart of the
Hammond Neighbourhood. It is the historic Port
Hammond area and contains the small commercial
district surrounded by residential uses. It is directly
adjacent to the CP Rail line and Mill site. This area
is important for the commercial core and strong
heritage value and character. The smaller blocks
and tight grid network of streets create a more
traditional, pedestrian oriented, small
neighbourhood character, look and feel.
Key Guideline Concepts
Upper Hammond includes the active commercial
core area and residential area east of 207th St and the
Hammond Golf Course. As outlined in the Hammond
Neighbourhood Area Plan, development intent of this
precinct is to:
x accommodate new development and density;
x build a strong, viable and vibrant commercial
area for Hammond neighbourhood residents,
and;
x retain the heritage character and history of
this area.
New development within this precinct will be aligned
with the existing character of the precinct.
1. Street and Block Pattern
x maintain the tight grid network and walkable
nature of precinct
x where larger parcels exist new development
should strive to incorporate internal walkways
and visual corridors though the development.
2. Typical Lot Size and Layout
x maintain a sense of scale with development
and ensure the massing and scale are broken
up to appear consistent with the scale and
character of the area.
Figure 6. Upper Hammond precinct (grey).
Figure 7.Images of typical Upper Hammond precinct
homes.
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3. Greenspace and Landscaping
x maintain a high quality and climate
change resilient landscape;
x where possible, maintain existing
mature trees and shrubs on the lot.
4. Housing and Heritage Features
The following key features are the hallmarks
of the heritage style within the Hammond
neighbourhood:
x use of wood (for example: wood
shingles, horizontal wood siding);
x central front entrance;
x full open front veranda;
x tapered columns;
x shed dormers;
x double hung windows and multi-pane
windows, and;
x symmetrical front elevation and second
storey.
New development should be aligned with
the development guidelines in the following
section and is strongly encouraged to
exemplify the character and preserve
heritage value where possible. Historic
buildings should be retained or facades
incorporated into new development.
Recycling or reuse of heritage structures and
materials is strongly supported.
Other Historic Activities and Community-led Amenities
Celebration of intangible cultural heritage could be continued through further interpretive
information that tells the history of the area and stories of people and activities of the past.
x Integrate, recognize and commemorate heritage where identified; and,
x Incorporate heritage in design and architecture of buildings.
x Explore further opportunities for Public Art
Figure 9. Townhouse development (background is integrated
with an older historic home, taking on a similar style, colours
and look.
Figure 8. Landscaping in Upper Hammond
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Precinct 3: Lower Hammond
Lower Hammond Precinct lies west of the CP rail line,
north of the Fraser River and south of the Maple
Meadows Business Park. This area includes the Mill
site, but is otherwise residential and was largely
developed in the 1990s.
The Lower Hammond Precinct also has a gridded
street network but with larger block sizes, lots and
street widths. Bounded by the Maple Meadows
Business Park, Fraser River and CP Rail line, this
precinct is isolated from the rest of the Hammond
Neighbourhood. The precinct area, within the Fraser
River Floodplain, is low, flat and fairly homogeneous in land
use, with few access and pedestrian connections in and out
of the area.
Key Guideline Concepts
1. Street and Block Pattern
x maintain the grid pattern with street facing
ground-oriented multi-family housing;
x provide mid-block pedestrian connections
through blocks to minimize the length/size of the
block.
2. Typical Lot Size and Layout
x provide a variation in land use, and residential
density, thereby adding interest to the area and
creating nodes of density and activity.
3. Greenspace and Landscaping
x provide high quality and climate change resilient
landscaping,
x where possible, maintain existing mature trees,
x preserve the central park area and make direct pedestrian connections to it.
4. Housing and Heritage Features
x Where heritage character homes have been identified, preserve the building, or with new
development mimic or draw from the design aspects to reflect in new development.
Figure 10. Lower Hammond precinct (grey).
Figure 11. Images of Lower Hammond precinct homes.
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Precinct 4: Maple Meadows Business
Park
The Maple Meadows Business Park Precinct is a
key employment node within the Hammond
Neighbourhood Area Plan boundary. The area is
not well connected to the rest of the
neighbourhood overall. However, this area
offers nearby business and employment
opportunities for the neighbourhood.
The Maple Meadows Business Park uses can be
described as discrete and internalized campus-
type development. These uses are clustered and
not well connected to the adjoining
neighbourhood area, in part, due to the nature
of the uses contained within.
Key Guideline Concepts
With new development, an opportunity exists to provide, where appropriate, a greater level of
connectivity to and through these areas for residents within the adjacent neighbourhood who may be
employed here or require more direct non-vehicle access to areas within or through the area to other
destinations.
The intent of this precinct is to further develop similar uses to the south, directly adjacent to Lower
Hammond and therefore the interface between this area and residential will be an important
consideration.
Here, the intent is to:
x Enhance safe pedestrian and cycling
connections at the site and neighbourhood
level (including connections the trail
networks in Pitt Meadows)
x Provide climate appropriate and green
features
x Reflect Hammond’s history in a
contemporary way
x Provide buffer between non-compatible
uses
Street and Block Pattern
x New development in this area should seek to provide safe pedestrian connections where
opportunities exist.
Figure 12. Maple Meadows Business Park precinct (grey).
Figure 13. Images of the Maple Meadows Business Park.
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Greenspace and Landscaping
x The intent of new development is to
ensure a high quality and climate change
resilient landscaping (including tree lined
paths or sidewalks, landscaped rest areas,
adequate lighting, visually pleasing shrubs
and groundcover), along pedestrian and
bicycling connections through this area.
x Provide well maintained planted
vegetated buffers that include trees,
shrubs and groundcover plants between non-
compatible uses.
x Incorporate public art or decorative, or
colourful materials and signage through the
area that enhances wayfinding and is pedestrian friendly.
Figure 14. Landscaping in Maple Meadows Business Park
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Application of Development Permit Area Guidelines
The Development Permit Area (DPA) Guidelines are based on an examination of
the existing conditions and character within each of the Hammond area
precincts as described in Part 2, with the intent to either build on, improve, or
manage and maintain the character and form of new development within each
precinct while allowing for some change and sensitive residential infill
distributed over the entire neighbourhood area. The Hammond DPA Guidelines
should be read with the Hammond Area Plan.
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Part 3
Development Permit Area Guidelines
22
AApplication
Development Permit Area (DPA) Guidelines for form and character may be established for multi-family,
commercial, mixed-use and industrial forms of development. DPA Guidelines help inform building and
site design so that new development compliments and reinforces the existing character. This includes
information on the use of appropriate building materials, siting, colours, design features, landscaping,
green space and energy efficiency. The Local Government Act does not allow for Development Permit
Guidelines to regulate form and character for single family.
Key Guideline Concepts are established in Part 2 for the purpose of identifying focus areas within each
precinct and for assessing development permit application for sites in the Hammond Area
Neighbourhood and should be reviewed with these guidelines prior to development application.
As designated in the Hammond Area Neighbourhood Plan, the following Development Permit Guidelines
apply to all new development of:
x Multi-Family Residential
o Low Density Multi-Family
o Medium Density Multi-Family
x Hammond Village Commercial
x Infill General Employment
Concept sketches, diagrams and images are provided with the guidelines to illustrate how the objectives
of the development guidelines might be achieved through design.
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11.0 General Guidelines
The following general guidelines are specific to energy efficiency and water conservation. These apply to
all land use designations and new development. Additional sustainability related guidelines (for
example, guidelines related to climate change resilient landscaping, support for walkable communities,
design for health, accessibility, etc.) are incorporated throughout each land use designation as suitable.
1.1 Energy Efficiency and Water Conservation
1.1.1 Where the street grid allows, orient buildings towards the south, with the long axis running east-
west. A southern building orientation is ideally achieved on south-facing lots with minimal
obstructions that can block solar access (sun/shade analysis can identify the impact of
obstructions).
1.1.2 Locate larger windows on the south-facing facade
whenever possible for maximum winter solar gain
and natural light.Limit the size of windows on the
north facade to limit heat loss. With this, provide
deciduous trees in front of south facing windows or
shades on south facing windows to provide summer
shade.
1.1.3 Use deciduous trees on the southern and western-facing side of a building to maximize the
warming effect of solar radiation in winter months and the cooling effect of shade in summer
months.
1.1.4 Where needed, use window overhangs and/or fixed operable shading devices to control solar
gain.
1.1.5 Where compatible with existing development within each precinct, choose roof shape and
orientation to maximize passive solar gain and opportunities for solar energy collection.
1.1.6 Vary height, rooflines and massing to reduce shade on neighbouring buildings and optimize sun
exposure for heat gain and daylight.
1.1.7 Allow for collection of water from roof downspouts and/or direct drainage to planted areas or
into rain barrels for irrigating non-edible plants and landscaping, per best management practices
for stormwater management.
Figure 15. Maximize opportunities for solar
gain and solar collection.
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22.0 Multi-family Residential (Low and Medium Density)
Low density multi-family includes townhouse, fourplex and courtyard development forms. Medium
density multi-family includes townhouse, rowhouse and apartment.
2.1 Siting
2.1.1 All new development should be oriented
toward the street.
2.1.2 Buildings on corner sites should be treated
as if they have two main façades.
2.1.3 Where possible, new development should
be sensitive to existing building setbacks,
and comply with the siting restrictions of
the Zoning Bylaw.
2.1.4 Rear yard setbacks may vary from the established
pattern to accommodate development on irregularly
shaped lots.
Development fronts the
street on both sides
Articulated building breaks up
the massing and provides
visual interest and reduces the
scale
Height and slope of
rooflines mimic existing
development in the area
Setback aligned with
existing development Development addresses the corner
and faces both street fronts
Existing house
Figure 17: Siting Development Permit Guidelines
Street
Figure 16: Maintain the typical pattern of access
along the block and building on corner sites should
front both streets..
Stre
access
et
street street
New
development
Existing Block
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2.1.5 New development shall provide access to parking that
maintains the established pattern of lot access within the
existing block (see section 1.3 parking and access for additional
guidelines).
2.2 Massing
2.2.1 New development should mimic existing development and
attempt to match the established massing and pattern of the
existing streetscape within each precinct.
2.2.2 New development with large buildings or groups of units
should be articulated to break up the size and massing of the
development.
2.2.3 Height and roofline of new development or renovated
buildings should be consistent in slope and style with the
typical pattern established within the precinct. Heights must
also comply with the Zoning Bylaw.
2.2.4 Apartment buildings over 2 storeys should articulate or step
back upper storeys of buildings (the third storey and above) to
reduce the scale and massing of the building.
2.2.5 New development should provide a transition in scale to
adjacent land uses with a different land use designation. This
can be achieved through:
x Building design and articulation of building features;
x Setback or buffer to adjacent development, and;
x a combination of the above with landscaping and
trees.
Figure 21: Guideline 1.1.9 A transition of scale and density for adjacent land uses.
Figure 18: Example of a duplex that reduces the
prominence of front vehicle access and garage by
emphasizing the entrance and verandah.
Figure 19: Image showing a tri-plex with heritage
character and front access with parking at the side.
Figure 20. Articulated building face breaks up the
massing.
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2.3 Parking and Access
2.3.1 Rear lane access is preferred, where feasible.
2.3.2 Where front access and garages are required, one or
more of the following strategies should be applied:
Smaller shared parking areas or driveways to the
side or rear of the units or building;
Where a front loaded unit is necessary, the garage
should be set back from the primary entrance;
Ensure other building elements (such as porches,
trellises, landscaping, etc.) act as key focus points to
the street face, or;
Locate the garage partially below grade (except in
floodplain area);
Use of garage doors with larger windows or other
decorative elements.
Use shared parking driveways to reduce the number
of crossings at the sidewalk.
2.3.3 A covered and secure area for bike lock up and storage
should be provided and located with easy and direct
access to bike routes, trails and/or public right of ways.
2.3.4 Where possible, pedestrian and cycling connections should
be improved or created with new development, linking
into the local and broader community.
2.3.5 The creation of new laneways should be considered,
where appropriate and feasible with new development
and used as secondary vehicular and pedestrian access.
Figure 23.Childrens play space within a multi-
family development.
Figure 24: Landscaping in parking areas.
Figure 22. 4 storey apartment building steps
down to three to transition to adjacent existing
two storey single family.
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2.4 Landscaping and Private Outdoor Spaces
2.4.1 Retain existing greenspace, natural assets and
landscaping typical to the precinct. Where possible,
maintain and incorporate into the site plan,
significant tree stands or single mature trees already
existing on a building site, in accordance with the
Tree Protection and Management Bylaw.
2.4.2 Use a vegetation buffer to conceal from view all
utility areas, parking areas, and along pedestrian
walkways to provide screening, while maintaining
visibility for security purposes.
2.4.3 Incorporate landscaping within driveways or parking
areas, such as planters, trees, landscape strips, or
permeable paving.
2.4.4 All new multi-family development should create
private and semi-private common green space and
social areas, for example, a courtyard, covered
seating areas, children’s play space, common garden
plots, and small private yard spaces.
Figure 26: Provide direct pedestrian pathways within
new developments.
Minimize vehicle access and
mimic the pattern of access to
adjacent lots
Common greenspaces and
significant landscaping is
encouraged for multi-family
development
Siting and massing of
development within the
lot mimics the pattern of
development from the
street
Parking located at
the side or back of
the lot
Access Access
Street
Parking Parking
Figure 25: Siting Development Permit Guidelines
Figure 27. Landscape buffers provide screening to
parking and utility areas, soften and mark
walkways.
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2.4.5 New development shall incorporate direct pedestrian
pathways within the development that directly link to
parking areas, public rights-of-ways, nearby transit
stops or amenity destinations.
2.5 Architectural Patterns and Materials
2.5.1 Maintain the established use of materials where
significant heritage value of the precinct is recognized
and has been identified. New development should
include more than one of the following:
x use of horizontal wood siding;
x use of wood shingles;
x an open front, and central veranda;
x use of straight or tapered columns;
x shed dormers; and,
x use of multi-paned windows.
2.5.2 A symmetrical front elevation for new development is
encouraged.
2.5.3 The total area of windows/doors (including front
porches) should be similar to the area of wall surface.
Minimize scale differences of new
development by stepping down
and using landscaping to buffer
Use of similar style and rooflines to existing development
Figure 29: New multi-family development shall borrow existing styles and materials.
Figure 27. Semi-private seating/waiting area along
the street next to multi-family development.
Figure 28. Multi-family development with a small
verandah, overhang, and use of horizontal wood
siding.
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Utilities, recycling and garbage
2.5.4 Screen all external services (meters,
connections), storage, loading and
utility areas with landscaping or
decorative fencing.
2.5.5 Provide for recycling, green waste
and garbage bin storage to be
enclosed in a building or shelter,
with a design that borrows from the
architectural vocabulary of the main
building on the site.
2.5.6 Shelter rooftop utilities and
infrastructure from view.
Figure 30: Use of wood siding, columns, and multi-paned windows.
Figure 31: Direct internal pedestrian access through a
multi-family development connecting to sidewalks.
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33.0 Hammond Village Commercial
Hammond Village Commercial lands are primarily located in Hammond’s historic commercial node at
Maple Crescent and Dartford Street, within the Upper Hammond Precinct.
3.1 Siting
3.1.1 The front face of the buildings should abut sidewalk
and property line.
3.1.2 Where buildings must be set back from the front of
the property line:
x Use landscaping to create small outdoor
public spaces, such as “pocket parks” and
courtyards;
x Where possible, provide outdoor patio
space in relation to the building use;
x At a minimum, incorporate decorative
planters, benches and trees.
3.2 Massing
3.2.1 Incorporate large areas of glazing (windows) to
create visual interest and enable views into and out
of the businesses. A minimum 75% glazing on the
ground floor is desired.
Pilasters and columns to
distinguish between individual
businesses and buildings
A cornice, overhang or other decorative motif reminiscent of
Hammond’s heritage and character to clearly distinguish the
roof-line from the walls of buildings
Use of trim details
and landscape or
planters to add
variety and interest
Smaller retail units
with transparent
fronts and clearly
marked entrances
No front
set back
Use of fascia signs and 4 point
awnings on the front face
Slight step back
to reduce
massing
Figure 34: Mixed use development, articulated horizontal massing, smaller retail units, transparent store fronts.
Figure 33: Mixed use with residential units above and
smaller retail shops below.
Figure 32. Shops set at property line and sidewalk, facing
the street.
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3.2.2 Maintain smaller commercial retail units at ground level, not bigger than 300m2 (3,000 sq.ft.).
3.2.3 Incorporate frequent entrances along the street. Where appropriate, recess entryways to
provide weather protection and further identify the entrance.
3.2.4 Incorporate functional weather protection,
awning, canopies and overhangs into facades
with no front setback that correspond to the
placement of doors and windows.
3.2.5 Articulate the design of buildings to accentuate
building edges, corners and entryways.
3.3 Parking and Access
3.3.1 Locate parking at the rear or side of buildings.
3.3.2 Where parking to the side is necessary, provide a
landscape edge to define the street edge and
pedestrian realm. Incorporate seating, and
architectural materials and form to reflect the
building vernacular.
3.3.3 Where possible, include a dedicated parking
space to car share vehicles and an electric
vehicle charging station.
3.3.4 Provide covered, secure bike lock-up areas near
main entrances.
3.3.5 Provide direct accessible pedestrian sidewalks
from parking areas to entrances and from
entrances to public streets and sidewalks.
3.4 Landscaping & Public Realm Amenity
3.4.1 Use a vegetation buffer to conceal from view all
utility areas, parking areas, and along pedestrian
walkways to provide screening, while
maintaining visibility for security purposes.
Figure 35. Provide for outdoor patio space and allow
activity to spill out onto the street.
Figure 36: Landscape screening and side parking lot.
Figure 37. Seating areas, paving patterns and planters
ensure a high quality and inviting public realm within
commercial areas.
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3.4.2 Incorporate landscaping within driveways or parking
areas, use planters at entrances, trees, landscape
strips, or permeable paving to incorporate additional
greenspace.
3.4.3 Where parking is visible from a fronting or flanking
street it should be screened with trees, plants or
decorative fencing.
3.4.4 Where possible, incorporate and integrate public art
within plaza areas, courtyards, infrastructure,
sidewalks, etc.
3.4.5 Incorporate public amenities with new
development, for example, seating/resting
areas, landscape strips, planters and paving
patterns.
3.5 Architectural Patterns and Materials
3.5.1 Incorporate architectural materials and
features that reflect the Hammond area or add
to the historic qualities and character of the
area. This may include:
x Incorporating a front parapet;
x Use of wood siding ;
x Use of masonry (paving, stones, brick
patterns, etc.);
x Vertical and/or tapered columns;
x Ornamental or integrated artwork;
x Integrated architectural lighting; and,
x Trim details and moldings
x Multi-paned windows
3.5.2 Incorporate colour and decorative details within
building design.
Figure 40. Incorporate
patterns and materials
that reflect aspects of
Hammonds heritage.
Figure 39. Use multi-paned windows to create a historic look
and feel.
Figure 38. Incorporate public art that references
Hammond’s history, adds vibrancy, entertains or educates.
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3.6 Transition of Use and Vacant Lot Improvement
3.6.1 Keep vacant lots clean, clear and grassed.
Temporary or seasonal uses are strongly
encouraged (e.g. outdoor patio, market, pop
up store, sitting area, garden spaces, etc.)
with appropriate permits.
3.6.2 Where fencing is required on a vacant lot,
use transparent and decorative fences that
maintain sight lines between the sidewalk
and main building entrance. Steel,
aluminum, wood or vinyl are acceptable
materials. Chain link fencing is strongly
discouraged except at the rear lot line or to
separate the lot from industrial uses.
Subject to the general regulations of the
Zoning Bylaw.
3.7 Signage
3.7.1 Provide attractive signage on commercial
buildings that clearly identifies uses and
shops.
3.7.2 Signage shall be directed at pedestrians.
3.7.3 Provide visible signage identifying the
building address at all entrances.
3.7.4 Limit the total number of signs to a
maximum of three (for example, entrance
sign, awning sign and sandwich board) to
reduce visual clutter and make individual
signs easier to read.
3.7.5 Representational and iconic signage (for
example, signs that reference Hammond’s
History) are encouraged to supplement
conventional text-based signs. This will help
establish the special character of
Hammond’s small commercial core.
Figure 42: Recessed, clear entry with weather protection
awning and signage above and on the window.
Figure 43: Smaller retail spaces, multiple entries,
transparent front and visible signage on the canopy.
Figure 41. Commercial open to the street, incorporating
patio space, landscaping and nearby bike parking.
34
3.7.6 A single external sign band may be applied to each façade a the first storey, and should not
exceed 1.0m in height along any length.
3.7.7 A minimum clearance of 2.3m should be
maintained for signs projecting over the
sidewalk or other public space.
3.7.8 The following are preferred and acceptable
types of signage in the Hammond Village
commercial designation (see image examples
on the following page):
x Projecting two dimensional or blade
signs suspended from canopies and
awning (fitting within a 92cmx153cm
(36”x60”) horizontal rectangle);
x Externally lit signs;
x Small vertical banners and signs; and
x Temporary sandwich board signs
located on the sidewalk, and out of
the direct flow of pedestrian traffic.
3.7.9 Any free standing signs should incorporate
architectural features and materials used by the
main building on the site.
3.8 Lighting
3.8.1 Illuminate building facades and features by
providing architectural lighting on the face of
buildings.
3.8.2 Provide pedestrian scaled lighting with high
quality design above sidewalks for night time
visibility.
3.8.3 Illuminate paths and entry areas sufficiently to
ensure pedestrian comfort and safety.
3.8.4 Soft white LED lighting is preferred in public areas.
3.8.5 Minimize light pollution and ensure lighting is sensitive to nearby residential uses. Avoid visible,
glaring light sources by using down lights or up lights with cut-off shields.
Figure 45: Small recessed courtyard shops with blade
signage and potted planting at entrance add character and
a welcoming feel..
Figure 44. Temporary sandwich board signs placed out of
the main flow of pedestrian traffic can add to the street life
and look.
35
3.8.6 Gooseneck lights and sconces applied to fascia underneath weather protection elements are the
preferred types of storefront lighting.
3.8.7 Incorporate valence lighting into canopies and
up-lighting to illuminate pathways.
3.8.8 Use of LED lighting for storefronts and seasonal
lighting on street trees is encouraged.
3.8.9 Avoid the use of exterior fluorescent light
sources.
3.8.10 Incorporate architectural glare free lighting
into the canopy soffit that has either a low-
level light source or one not directly visible to pedestrians.
3.9 Utilities, Recycling and Garbage
3.9.1 Screen all storage, loading and utility areas or incorporate landscaping or decorative fencing.
3.9.2 Provide areas for recycling collection, composting and waste disposal that are appropriately
sized, screened from view using an enclosure that reflects the materials and architecture of the
main building on site, are easily accessible and have capacity for future expansion.
3.9.3 Shelter rooftop utilities and infrastructure from view.
.
Figure 46: Gooseneck lighting highlights signage and
directs light.
36
44.0 Infill General Employment
The Infill General Employment designation is applied to mostly underutilized lands adjacent to the
railway tracks in Precincts 2 (Upper Hammond) and 3 (Lower Hammond). These lands are narrow and
limited in potential for redevelopment. The intent of Infill General Employment is to create
opportunities for businesses that do not generate much traffic and have minimal need for public
parking. Additionally, this designation is limited to businesses that do not produce much noise, odor, or
fumes and blend well into the nearby residential areas either through attractive building design and
landscape screening.
4.1 Siting
4.1.1 All new development should address the
street with a clear and visible entrance.
4.1.2 Where possible, new development should
have a reduced or zero front yard set-
back.
4.1.3 Ensure direct pedestrian connections to
the nearest public right of way and to
adjacent lots.
4.1.4 Pedestrian access to the site should be
well marked and accessible. Connect front
doors and public streets with paved
sidewalks.
4.2 Massing
4.2.1 Avoid blank walls. Where walls without
windows are necessary, decorative architectural
details and materials, landscape screening, or
artwork is encouraged.
4.2.2 Large developments should be articulated,
include varying height and rooflines or use
decorative materials to break up the mass and
scale of the building.
4.2.3 Incorporate outdoor patios, plazas or amenity
areas with comfortable seating and gathering
areas.
Figure 48: Pedestrian and bicycle amenities are strongly
encouraged.
Figure 47: Development addresses the street and blends
well with surrounding residential area.
37
4.3 Parking, Access, Loading and Utility Areas
4.3.1 Locate parking areas at the side and rear of
buildings.
4.3.2 Where parking is visible from a fronting or
flanking street it should be screened with trees,
plants or decorative fencing.
4.3.3 Screen all storage, loading and utility areas or
incorporate landscaping or decorative fencing.
4.3.4 Provide areas for recycling collection, composting
and waste disposal that are appropriately sized, screened from view using an enclosure that
reflects the materials and architecture of the main building on site, are easily accessible and
have capacity for future expansion.
4.3.5 Where possible, include a dedicated parking space to car share vehicles and an electric vehicle
charging station.
4.3.6 Provide pedestrian amenities and bicycle parking on site in a convenient and covered location.
4.4 Landscaping
4.4.1 Maintain mature tree stands and vegetation on site and replace trees that were removed during
site development with trees suited to the climate and soil conditions (Maple Ridge Tree
Protection and Management Bylaw).
Figure 50: Parking located to the side or rear of the building, where visible from the street should be screened with
landscaping.
Figure 49: A friendly face to the street, use of landscape,
clear entrances, and pedestrian amenities help
employment buildings blend well with nearby residential.
38
4.4.2 New development shall ensure direct and accessible pedestrian connections to public rights-of-
way and/or local trail networks and cycling pathways within new or existing green corridors to
encourage alternative modes of transportation.
4.4.3 All new development should include high quality landscaping at entrances, along pedestrian
pathways.
4.4.4 Apply climate change resilient, ‘xeriscape’ or low water use landscaping techniques to minimize
and/or eventually eliminate the need for irrigation.
4.4.5 Plant shade trees and vegetation in paved open spaces, in particular to break up larger parking
areas, line internal roads, sidewalks and driveway access.
4.4.6 Fencing of the lot perimeter is not permitted except where safety or storage of materials are of
concern. In this case, landscape screening with fencing and only in this designated area within
the lot is encouraged to provide a more attractive visual appearance.
4.5 Architectural Patterns and Materials
4.5.1 New development should incorporate architectural materials and features that reflect
Hammond’s history and/or where a more contemporary style is desired, add to the unique
character of the area and exhibit a design response to the location and context. Some examples
of contextual components to draw on include:
x the railway;
x the Fraser River; or
x the cedar mill/forest industry.
Figure 51: General employment guidelines.
Articulated massing with varying
roof height and lines
Development addresses the street and has one
central entrance with direct pedestrian access
Landscaping to include shade trees and shrubs
Parking screened and located to
the side or rear of the building
No obvious parking
No blank walls or
windows
39
4.5.2 In order to blend into the adjacent residential area, new development shall minimize the
number of entrances. A common entrance should be used where there are multiple units in one
building. Entrances shall be clearly marked and addressed.
4.6 Signage
4.6.1 All freestanding signs should be located in a landscaped area and/or incorporated in the design
of the building. They should be no higher than the first storey of the primary building on the site
they identify. A freestanding sign should incorporate architectural features and materials used
by the main building on the site.
4.6.2 All other signage providing directional information or identifying the purpose of buildings should
be no more than 1 m (3 ft.) wide near or over doors and windows intended for public access.
4.7 Lighting
4.7.1 All walkways, driveways, entrances and pedestrian pathways should be adequately lit with
energy efficient lighting.
4.7.2 Minimize light pollution and ensure lighting is sensitive to nearby residential uses. Avoid visible,
glaring light sources by using down lights or up lights with cut-off shields
4.8 Transition of Use and Vacant Lot Improvement
4.8.1 Keep vacant lots clean, clear and grassed.
4.8.2 Where fencing is required on a vacant lot, use transparent and decorative fences that maintain
sight lines between the sidewalk and main building entrance. Steel, aluminum, wood or vinyl are
acceptable materials. Chain link fencing is strongly discouraged except at the rear lot line or to
separate the lot from industrial uses. Subject to the general regulations of the Zoning Bylaw.
40
´JAN 16, 2014Figure 6.AREA PLANSCORPORATION OFTHE DISTRICT OFPLANNING DEPARTMENTCity of Maple RidgeCity of Maple RidgeCity of Pitt MeadowsDistrict of MissionCity ofPitt MeadowsDistrict of MissionFra serRiverWhonnockWhonnockCrDEWDNEY TRUNK RD240 ST248 ST252 ST256 ST112 AVE104 AVE124 AVE100 AVE102 AVEGRANT AVE256 ST272 ST276 ST280 ST104 AVE108 AVE96 AVE264 ST112 AVEMCNUTT RD264 ST124 AVE128 AVE128 AVE130 AVEALOUETTE RD132 AVE136 AVE132 AVE216 STABERNETHY WAY232 STCEDAR WAYPARK LANELOUGHEED HWY216 STLakeKanakaCreekN o rt h AlouetteRiverA louetteRiver116 AVE277 STBELL AVE268 STFERGUSONAVE116 AVEMARC RD224 STLAITY ST110 AVE144 AVERevised XXX. XX, 2016Adopted Feb. 11, 2014Bylaw No. 7060-2014MAPLE RIDGETown CentreSilver ValleyThornhillAlbionAlbion FlatsEXISTING AREA PLANSFUTURE AREA PLANSURBAN AREA BOUNDARYNot To ScaleHammondAPPENDIX B Schedule 3
APPENDIX B
Schedule 4