HomeMy WebLinkAbout2017-01-17 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
January 17, 2017
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
6:00 P.M. DATE: January 17, 2017
1) 2016-325-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7283-2016
LEGAL: Lot 4, Except Westerly 81.1 Feet, District Lot 401, Group 1,
New Westminster District Plan 7863
LOCATION: 22606 Dewdney Trunk Road
PURPOSE: To permit a temporary taxi dispatch use.
2) 2015-346-CP
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO.7187-2015
PURPOSE: To amend the recently adopted Wildfire Development Permit Area guidelines
to remove the references to the National Fire Protection Association (NFPA)
standards and provide greater flexibility when reviewing development
applications.
3) 2014-009-CP
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7292-2016
LOCATION: 11230 and 11240 206 Street; 20605, 20617, 20627, 20643, 20645,
20661 Maple Crescent; 11202, 11233 and 11391 Dartford Street; 20598
and 20657 Lorne Avenue and PIDs 003-435-181 and 004-963-415
PURPOSE: To align existing Hammond commercial properties with the new Hammond
Village Commercial land use designation.
FROM: C-3 (Town Centre Commercial) & RS-1 (One Family Urban Residential)
TO: H-2 (Hammond Village Commercial) & P-4 (Place of Worship Institutional)
4) 2014-009-CP
HAMMOND AREA PLAN BYLAW NO. 7279-2016
PURPOSE To amend Schedule “C” of the Official Community Plan as shown on
Map No. 933
FROM: Agricultural
TO: Conservation
PURPOSE: To amend Schedule “A” of the Official Community Plan to include the
Hammond Area Plan (Chapter 10) and the Hammond Development Permit
Area Guidelines (Chapter 8). This includes updating policy language and section headings where warranted. Figure 6, Area Plans map is also updated
showing the Hammond Area Plan location and boundaries.
To amend Schedule “B”, Generalized Future Land Use map, of the Official
Community Plan to identify the location and boundaries of the Hammond
Area Plan.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 6:00 p.m., Tuesday, January 17, 2017 to
consider the following bylaws:
1) 2016-325-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7283-2016
LEGAL: Lot 4, Except Westerly 81.1 Feet, District Lot 401, Group 1,
New Westminster District Plan 7863
LOCATION: 22606 Dewdney Trunk Road
PURPOSE: To permit a temporary taxi dispatch use.
2) 2015-346-CP
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7187-2015
PURPOSE: To amend the recently adopted Wildfire Development Permit Area
guidelines to remove the references to the National Fire Protection
Association (NFPA) standards and provide greater flexibility when
reviewing development applications.
3) 2014-009-CP
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7292-2016
LOCATION: 11230 and 11240 206 Street; 20605, 20617, 20627, 20643,
20645, 20661 Maple Crescent; 11202, 11233 and
11391 Dartford Street; 20598 and 20657 Lorne Avenue and
PIDs 003-435-181 and 004-963-415
PURPOSE: To align existing Hammond commercial properties with the new
Hammond Village Commercial land use designation.
FROM: C-3 (Town Centre Commercial) & RS-1 (One Family Urban Residential)
TO: H-2 (Hammond Village Commercial) &
P-4 (Place of Worship Institutional)
4) 2014-009-CP
HAMMOND AREA PLAN BYLAW NO. 7279-2016
PURPOSE: To amend Schedule “C” of the Official Community Plan as shown
on Map No. 933
FROM: Agricultural
TO: Conservation
PURPOSE: To amend Schedule “A” of the Official Community Plan to include the
Hammond Area Plan (Chapter 10) and the Hammond Development
Permit Area Guidelines (Chapter 8). This includes updating policy
language and section headings where warranted. Figure 6, Area
Plans map is also updated showing the Hammond Area Plan location
and boundaries.
To amend Schedule “B”, Generalized Future Land Use map, of the
Official Community Plan to identify the location and boundaries of the
Hammond Area Plan.
Hammond Area Plan Map No. 933
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Planning Department Counter of City Hall, between 8:00 a.m.
and 4:00 p.m. from January 6, 2017 to January 17, 2017, Saturdays, Sundays and Statutory Holidays excepted. Staff reports for Item Nos. 1) and 2) see Council Meeting dated December 6,
2016 and for Item Nos. 3) and 4) see Council Meeting dated November 29, 2016, on the City
website at www.mapleridge.ca/AgendaCenter.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., January 17,
2017. Please note that all written submissions provided in response to this consultation will become
part of the public record which includes the submissions being made available for public inspection.
Dated this 6th day of January, 2017.
Laurie Darcus, MMC
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-325-RZ
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
1.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2016
and Members of Council FILE NO: 2016-325-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Official Community Plan Amending Bylaw No. 7283-2016
22606 Dewdney Trunk Road
EXECUTIVE SUMMARY:
A Temporary Use Permit application has been received for the subject property, located at 22606
Dewdney Trunk Road, to permit a temporary taxi dispatch use. The applicant is currently operating a
taxi dispatch office at 20542 Dewdney Trunk Road; however, this property is not commercially zoned
and the previous temporary use permit has lapsed. A previous application to rezone 20542
Dewdney Trunk Road and bring the taxi dispatch use into compliance was received in 2013 but the
applicant did not proceed beyond first reading and the application was subsequently closed due to
inactivity. The applicant no longer intends to develop 20542 Dewdney Trunk Road to include the
existing non-compliant taxi business. The purpose of the subject application is to temporarily
relocate the taxi business to 22606 Dewdney Trunk Road to rectify the current business’ non-
compliance at the current location. Council granted first reading and considered the early
consultation requirements for the Official Community Plan (OCP) Amending Bylaw No. 7283-2016,
on September 20, 2016.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7283-2016 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7283-2016 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7283-2016 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7283-2016 , as amended, be given second
reading and be forwarded to Public Hearing;
5) That the following terms and conditions be met prior to final reading:
i) Amendment to Official Community Plan Appendix D – Temporary Use Permits, to add the
subject property to the list of properties; and
- 2 -
ii) Provision of a refundable security equivalent to 100% of the estimated landscape cost, in
accordance with the terms and conditions of the Temporary Use Permit.
DISCUSSION:
1) Background Context:
Applicant: SDM Transport Ltd.
Legal Description: Lot 4 Except Westerly 81.1 Feet District Lot 401 Group 1 New
Westminster District Plan 7863
OCP:
Existing: Town Centre Commercial
Proposed: Temporary Use Permit
Zoning:
Existing: CS-1 (Service Commercial)
Surrounding Uses:
North: Use: Automotive Repair, Indoor Recreation
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
South: Use: Road, Vacant, Bus Loop
Zone: RS-1 (One Family Urban Residential), C-3 (Town Centre
Commercial)
Designation: Medium and High-Rise Apartment, Town Centre Commercial
East: Use: Child Care
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
West: Use: Restaurant, Office
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Vacant
Proposed Use of Property: Taxi Dispatch Office
Site Area: 0.168 ha. (0.4 acres)
Access: Dewdney Trunk Road, 226 Street
Servicing requirement: Urban Standard
2) Background:
The applicant proposes to amend Appendix D - Temporary Use Permits of the OCP to allow a
Temporary Use Permit for a taxi dispatch office. The uses requested for the temporary use permit
include a taxi dispatch office and taxi parking. The applicant proposes to improve the overall
appearance of the property by painting the existing building, and adding landscaping.
- 3 -
The applicant is currently operating a taxi dispatch office at 20542 Dewdney Trunk Road; however,
this property is not commercially zoned and the previous temporary use permit has lapsed. A
previous application to rezone 20542 Dewdney Trunk Road and bring the taxi dispatch use into
compliance was received in 2013 but the applicant did not proceed beyond first reading and the
application was subsequently closed due to inactivity. The applicant no longer intends to develop
20542 Dewdney Trunk Road to include the existing non-compliant taxi business. The purpose of the
subject application is to temporarily relocate the taxi business to 22606 Dewdney Trunk Road to
rectify the current business’ non-compliance at the current location (see Appendix A and B)
3) Project Description:
The subject property has vehicular access via Dewdney Trunk Road and 226 Street, which the
applicant proposes to keep fenced with a chain link gate for security purposes. A total of 43 parking
spaces will be provided on the property for taxi parking and taxi driver parking. The existing building
on the property will be utilized for a taxi dispatch office, which operates 24 hours per day, seven days
a week. No propane refueling will take place on the property.
4) Planning Analysis:
i) Official Community Plan:
An OCP amendment is required to add the subject property into Appendix D – Temporary Use
Permits of the OCP. Appendix D of the OCP states the following:
1. Lands in the City may be designated to permit temporary uses if a condition or circumstance
exists that warrants the use for a short period of time but does not warrant a change of land use
designation or zoning of the property.
2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses
on specific properties. Council may specify conditions for the temporary use.
3. Designated Temporary Use Permit areas will require guidelines that specify the general
conditions regarding the issuance of permits, the use of the land, and the date the use is to
terminate.
4. As a condition of issuing the permit, Council may require applicants or owners to remove
buildings, to restore the property to a specific condition when the use ends, and to post a
security bond. A permit may be issued for a period of up to three years, and may be renewed
only once.
5. Council may issue Temporary Use Permits to allow:
a) temporary commercial uses, i.e., temporary parking areas; and
b) temporary industrial uses, i.e. soil screening.
c) other temporary uses.
6. A Temporary Use Permit is issued in accordance with the provisions of Section 492 of the Local
Government Act.
7. The following section lists areas designated for Temporary Uses and describes the purpose of
the use. The described purpose and the specified general conditions for issuing a Permit for the
declared areas are described as part of the Temporary Use Permit.
The main difference between rezoning and temporary use permits is the duration of time that the
use is permitted on the property, and the removal and restoration requirements. The bylaw has
been amended to add the Permit Area Number “4”, to be in sequential numeric order within
Appendix D of the OCP (see Appendix C).
- 4 -
ii) Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Library on November 22, 2016. A
total of three people attended the meeting from surrounding apartment buildings and were
concerned that the applicant intended to construct a tall building that would impede their view. After
the applicant presented the proposal (see Appendix D), the attendees felt that the presence of an
office operating 24 hours per day would increase safety in the neighbourhood.
5) Interdepartmental Implications:
The Licenses, Permits and Bylaws Department (the Bylaws Department) has provided the following
draft operating requirements for the business license, which are in line with the City’s Taxi Bylaw.
The records of all daily trips for each taxi must be kept in the place of business for a period of
six months and shall be produced for inspection at any time on request by the Police or the
Bylaw department.
Any taxi that is older than 7 years must be removed from the fleet.
The drivers must always have a current chauffeurs permit and the Company must send the
bylaw department updated lists of all current drivers.
All drivers must clearly display photo identification inside the taxi.
Each taxi must display a vehicle for hire plate that is valid for the current year. These plates
are not transferrable from vehicle to vehicle.
A list of complaints must be forwarded to the Bylaw Department twice monthly.
As the Bylaws Department is currently dealing with infractions at the existing business location, the
above noted conditions will need to be resolved to the satisfaction of the City prior to issuance of a
Temporary Use Permit on the subject property. The property located at 20542 Dewdney Trunk Road
holds a valid business license which expires on December 31, 2016. Due to the RS-1 (One Family
Urban Residential) zoning of that property, which does not permit a taxi dispatch use, the business
license will not be renewed for that property.
6) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to amend Appendix D - Temporary
Use Permits of the Official Community Plan (OCP) is proposed to allow a Temporary Use Permit on
the subject property, is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
- 5 -
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7283-2016,
and that application 2016-325-RZ be forwarded to Public Hearing.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden, M. Urb
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7283-2016
Appendix D – Site and Landscape Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2016
FILE: 2016-325-RZ
BY: PC
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.
121 AVE.
BROWN AVE.227 ST.227 ST.121 AVE.
LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
LANE
BROWN AVE.
119 AVE.
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12075
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22625226392270511931225402258822582
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226491190922644/482264112003 225892256622603Municipal Hall
1186222597 119472267422661
22637-4512047
11834 22611Arts Centre
227202260611940/48226602268012060
12038
11995
/09
1188922670 2270822596SUBJECT PROPERTY
´
Scale: 1:2,500
22606 DEWDNEY TRUNK ROAD
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2016
FILE: 2016-325-RZ
BY: PC
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.
121 AVE.
BROWN AVE.227 ST.227 ST.121 AVE.
LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
LANE
BROWN AVE.
119 AVE.
SELKIRK AVE.226502271211857
12075
226061185822602226452256722626120182258311937
1197122681225962258722519
11920/3622588120872263012085
11890
119702262012077
11882 225972256122481226102257612070
11900 225901196322574RCMP22577
11844
11910
11990 22557226252226112261522610226332264022490226242263411980
11996
2271122577Haney Place Mall 2256222701/226482255022680118692262122530/62
22625226392270511931225402258822582
1187622640225042255811960
2264722631Courthouse 22610225542251411944
226491190922644/482264112003 225892256622603Municipal Hall
1186222597 119472267422661
22637-4512047
11834 22611Arts Centre
227202260611940/48226602268012060
12038
11995
/09
1188922670 2270822596SUBJECT PROPERTY
´
Scale: 1:2,500
22606 DEWDNEY TRUNK ROAD
Aerial Imagery from the Spring of 2011
CITY OF MAPLE RIDGE
BYLAW NO. 7283-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7283-2016."
2. Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by deleting Temporary Commercial Use Permit Area Location No.2 in its entirety and
renumbering subsequent locations accordingly.
3. Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by the addition of the following, in sequential numeric order:
Temporary Commercial Use Permit Area Location No. 4
Purpose:
To permit a temporary taxi dispatch office and taxi parking located at 22606 Dewdney Trunk
Road.
Location:
Those parcels or tracts of land shown on Temporary Commercial Use Permit Area No. 5 map,
and known and described as:
Lot 4 Except: Westerly 81.1 feet; District Lot 401 Group 1 New Westminster District Plan
7863
is hereby designated to permit a temporary commercial use for a taxi dispatch office, for the
lesser of a three-year maximum period or in the event of an offence to any City bylaw. The
time period becomes effective upon adoption of this bylaw.
4. Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by the addition of the attached Temporary Commercial Use Permit Area Location No. 4 map,
in sequential numeric order.
5. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended, is hereby amended
accordingly.
READ a first time the 20th day of September, 2016.
READ a second time the 6th day of December, 2016.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
DATE: Sep 6, 2016 BY: DT
McINTOSH AVE.
BROWN AVE.227 ST.227 ST.LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
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11970
12077
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11910
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22637-4512047
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12038
/09
118892267022596Rem.
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P 60562
P 68843
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P 7997 P 80888P 8695
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(P9687)
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NWS 2403 LMP 37413P 12215P 9541
P 51167
*PP088P 43724LMP 19460
EPS 2538P 65997 *PP086P 12215BCP 34253
P8695*PP088
P 8843
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LP 73289
P 43724 (EPS 2806)P 8081
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P 60451
(EPS 1223)
*PP084
P 9236P 8844P 44882
P 58055*LMP18210 P 43724
P 8679P 54086EP 69139RP 69394
BCP 52040BCP 49797
RW 59110
RW 18394
P 57372LMP 46994EPP 14312EP 65137
LMP 52324
RW 18394
LMP 45326 BCP 13823
RP 68844 RW 18394RW 68845
P 70955
EPP 13648
RW 61238
´
Scale: 1:2,000
TEMPORARY COMMERCIAL USE PERMIT AREALocation No. 5
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-346-RZ
File Manager: Michelle Baski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2016
and Members of Council FILE NO: 2015-346-CP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Wildfire Development Permit Update
Second Reading
Official Community Plan Amending Bylaw No. 7187-2015
EXECUTIVE SUMMARY:
On July 26, 2016, Council gave first reading to Official Community Plan Amending Bylaw No. 7187-
2015, to amend the recently adopted Wildfire Development Permit Area Guidelines to remove the
references to the National Fire Protection Association (NFPA) standards and provide greater
flexibility when reviewing development applications, while still offering a satisfactory measure of risk
management for wildfire events.
In the first reading report, a commitment was made to consult with the Urban Development Institute
(UDI) and Greater Vancouver Home Builders Association (GVHBA) through the UDI/GVHBA Liaison
Committee, as well as the Maple Ridge Builders’ Forum, prior to seeking second reading on the
bylaw. As these consultations have now occurred, the Official Community Plan Amending bylaw is
coming forward for second reading and to be forwarded to Public Hearing.
RECOMMENDATION:
That Official Community Plan Amending Bylaw No. 7187-2015, as amended, be given second
reading, and be forwarded to Public Hearing.
DISCUSSION:
On July 26, 2016, Council gave first reading to Official Community Plan (OCP) Amending Bylaw No.
7187-2015, to amend the recently adopted Wildfire Development Permit Area bylaw to remove the
references to the NFPA Standards and provide greater flexibility when reviewing development
applications (see Appendix A).
CONSULTATION UPDATE:
UDI/GVHBA
The proposed OCP amending bylaw was presented at the September 16, 2016 Maple Ridge
Development Liaison Committee meeting, and a positive written response was received on
September 27, 2016 (see Appendix B). Both the UDI and GVHBA are supportive of the proposed
amendments as their members have also found that some of the NFPA standards conflicted with
Official Community Plan policies and could undermine the unit yields for some projects. They feel
that staff have provided a good compromise that limits the loss of development yields while still
providing wildfire protection. The UDI and GVHBA also appreciated the approach of reviewing the
policy one year after adoption to assess the impacts and fine-tune the policy.
Builders’ Forum
The proposed OCP amending bylaw was also presented at the November 16, 2016 Builders’ Forum.
Approximately 45 builders were in attendance. There was discussion around coordination of the
various consultants involved in a development proposal; however, no serious concerns were raised
with the proposed amendments.
Agricultural Land Commission
A referral was sent to the Agricultural Land Commission (ALC) regarding the proposed amendments.
A response has not been received. Comments from the ALC on the original OCP amending bylaw
were received on September 18, 2014. The ALC comments were related to the definition of farm
use and the ALC in the Development Permit Area Exemptions section.
The current exemption section in the bylaw reads as follows:
“On lands where a farm use, as defined in the Agricultural Land Reserve Use, Subdivision
and Procedure Regulation B.C. Reg. 171/2002 or its successor, is being practiced and
where the building design for residential buildings comply with the NFPA 1144 (latest
edition) building guidelines, a Wildfire Development Permit will not be required. Non-
residential farm buildings are exempt from all Wildfire Development Permit requirements, as
long as they are sited at least 10 metres away from all residential buildings.”
In order to remove the reference to the NFPA standards, the proposed wording reads as follows:
“For non-residential farm buildings, located on lands where a farm use is being practiced, as
defined in the Agricultural Land Reserve Use, Subdivision and Procedure Regulation B.C.
Reg. 171/2002 or its successor, provided that they are sited at least 10 metres away from
any residential building(s) and wildfire interface. If within 10 metres, then a restrictive
covenant detailing building design and landscaping requirements will be required for these
types of developments within the Wildfire Development Permit Area.”
This wording has been revised slightly from what had been proposed at first reading, to remain
consistent with the ALC’s original comments. The bylaw has been amended to reflect this revision
(see Appendix C).
CONCLUSION:
As there were no significant concerns with the proposed amendments to the Wildfire Development
Permit Guidelines, it is recommended that second reading be given to OCP Amending Bylaw No.
7187-2015, as amended in this report, and that application 2015-246-CP be forwarded to Public
Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – First reading report
Appendix B – UDI/GVHBA response letter
Appendix C – OCP Amending Bylaw No. 7187-2015
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: July 25, 2016
and Members of Council FILE NO: 2015-346-CP
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Wildfire Development Permit Update
First Reading
Official Community Plan Amending Bylaw No. 7187-2015
Development Procedures Amending Bylaw No. 7233-2016
EXECUTIVE SUMMARY:
On October 28, 2014, Council approved Official Community Plan Amending Bylaw No. 7101-2014
and Development Procedures Amending Bylaw No. 7102-2014 for the Wildfire Development Permit
Guidelines. At that time, there was also a commitment made to report back to Council one year
after adoption. Since the adoption of the bylaws, several development applications have been
subject to the Wildfire Development Permit and staff and the consultants have had an opportunity to
further evaluate the program. For the most part, the Wildfire Development Permit has been
successful; however, there have been some challenges in applying the Wildfire Development Permit
Guidelines as they were originally written. Specifically, the guidelines refer to compliance with the
National Fire Protection Association (NFPA) standards, which have proven to be significantly
restrictive, resulting in potential reductions to development potential within the Wildfire
Development Permit Area and substantially increased construction costs.
The following report provides an update on the Wildfire Development Permit and includes
recommendations intended to fine-tune the policy. Official Community Plan Amending Bylaw No.
7187-2015 and Development Procedures Amending Bylaw No. 7233-2016 are intended to amend
the recently adopted bylaws to remove the references to the NFPA Standards and make the
Development Procedures Schedule J consistent with the other schedules within the bylaw.
RECOMMENDATIONS:
1. That Official Community Plan Amending Bylaw No. 7187-2015 be given first reading;
2. That Official Community Plan Amending Bylaw No. 7187-2015 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Official Community Plan Amending Bylaw No. 7187-2015 is
consistent with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
4. In respect of Section 475 of the Local Government Act, requirement for consultation during
the development or amendment of an Official Community Plan, Council must consider
whether consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. Boards of Education, Greater Boards and Improvements District Boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that additional consultation be required with the Urban
Development Institute and Greater Vancouver Home Builders Association via the Maple Ridge
UDIGVHBA Liaison Committee, and the Maple Ridge Builders’ Forum prior to second reading,
in addition to the early posting of the proposed Official Community Plan amendments on the
City’s website, together with an invitation to the public to comment, and;
5. That Development Procedures Amending Bylaw No. 7233-2016 be given first and second
reading.
DISCUSSION:
a) Background Context:
In 2004, the Provincial Government recommended that all communities undertake a Community
Wildfire Risk Assessment and funding was established to help municipalities pay for this work.
A Maple Ridge Wildfire Risk Assessment and a Wildfire Protection Plan were produced for the City in
2007. These documents discussed the risk of wildfire in Maple Ridge and the Plan provided the
following context in the executive summary:
“The District of Maple Ridge is embedded within the forest; approximately 60% of
the community is forested. This region of the Province is susceptible to both
lightning and human caused fires. Overall, the community could be classified with
a fire risk profile described by a low to moderate fire probability and high to
extreme consequences based on the values at risk.”
The Community Wildfire Protection Plan provided 21 recommendations on:
Risk assessment;
Education and communication;
Structure protection;
Emergency response;
Training
Fuel management; and
Post fire rehabilitation.
- 3 -
On July 10, 2007, Council passed the following resolution:
“That the recommendations contained in the Community Wildfire Protection Plan be
adopted in principle pending the development of a detailed implementation plan
with an associated financial plan which will be brought back to Council for their
consideration and adoption; and
That staff be instructed to make application to the Union of British Columbia
Municipalities for grant funding to develop an implementation plan for the
Community Wildfire Protection Plan recommendations.”
In the Fall of 2007, Maple Ridge was awarded a grant for the development of municipal wildfire
legislation. At that time, a staff working group was formed with representatives from Fire, Planning,
Engineering, Operations, Building, and Parks and Leisure Services Departments to develop a draft
Wildfire Development Permit. During that time, staff worked together to ensure the draft
incorporated:
risk mitigation measures;
a process that would work concurrently and in concert with existing related regulations; and
built-in flexibility to allow for alternative options that effectively mitigate risk.
At the January 7, 2013 Council Workshop, Council raised concerns with the technical aspects of the
boundaries of the Wildfire Development Permit Area and the potential costs that would be incurred
by the development community and referred the Wildfire Development Permit back to staff. A peer
review was conducted and it was determined that the methodology used to prepare the Wildfire
Development Permit Area was sound and that the forests around Whonnock Lake and Webster’s
Corner should also be included in the Wildfire Development Permit Area.
Over the course of developing the Wildfire Development Permit Area Guidelines, four consultation
events occurred in 2012, and one in 2014 when the boundaries were revised to include the forests
around Whonnock Lake and Webster’s Corner. On May 27, 2014, Council passed a resolution
directing staff to prepare the bylaws for the Wildfire Development Permit Area Guidelines. A Public
Hearing for the Official Community Plan Amending Bylaw No. 7101-2014 was held on October 21,
2014. The Official Community Plan Amending Bylaw No. 7101-2014 and Development Procedures
Amending Bylaw No. 7102-2014 received third and final reading on October 28, 2014. The areas
included within the Wildfire Development Permit Area are not proposed to change as a result of this
report.
b) Update:
The Wildfire Development Permit Guidelines were originally written to be as flexible as possible with
built-in exemptions and options if the requirements were not feasible. The requirements to meet the
National Fire Protection Association (NFPA) standards referenced made it difficult to develop within
the Wildfire Development Permit Area without significantly reducing the developable area or
significantly increasing the cost of building. This was not the intent of the Wildfire Development
Permit Guidelines.
- 4 -
In addition, staff have identified concerns with the NFPA standards, noting that they often conflict
with the Official Community Plan Silver Valley Area Plan, which was developed through extensive
public consultation in 1994 and adopted in 1996. Examples of Development Principles from the
Silver Valley Area Plan that conflict with the NFPA and FireSmart principles include:
Plan compact housing clusters as a solution to preserving natural environments and
significant vegetation.
Promote patterns and forms of development that allow for retention of existing mature trees
and vegetation.
Adopt road and street types and standards that limit speed, fit to topography and minimize
impervious areas.
Utilize reduced road width to achieve traffic calming, reduced site consumption, and
maintenance of the desired rural character.
Encourage unpaved, shared driveways and narrow paved lanes to housing clusters to
minimize paved areas.
Since the Wildfire Development Permit Area Guidelines were adopted on October 28, 2014, twelve
Wildfire Development Permit applications have been received and three have been approved. Of
the twelve Wildfire Hazard Assessment reports that have been provided by consultants to the City, 9
have been prepared by Diamond Head Consultants Ltd. and 3 have been prepared by B.A. Blackwell
and Associates. Both consultants have expressed concern with preparing Wildfire Hazard
Assessment reports in accordance with the NFPA standards.
The main examples of NFPA code requirements that conflict with the Silver Valley Area Plan
Development Principles and/or Zoning Bylaw No. 3510–1985 siting regulations include the
following:
Building Separation:
Issue
During the Development of the Wildfire Development Permit Guidelines, there was always an
awareness that establishing separation distances in the bylaw could be problematic. NFPA 1141
requires that any building shall be separated from another building by at least 9.1 metres (30 ft.)
and shall be set back at least 9.1 metres (30 ft.) from a property line.
The FireSmart Protecting Your Community from Wildfire manual requires a minimum of 15 to 20
metres of space separating dwellings to minimize the spread of fire. Current Zoning Bylaw siting
requirements are as follows:
Zone Interior Side
Setback
Front Setback Rear Setback
R-1 Residential District 1.2 m (4 ft.) 5.5 m (18 ft.) 8.0 m (26 ft.)
R-2 Urban Residential District 1.2 m (4 ft.) 3.0 m (10 ft.) 8.0 m (26 ft.)
R-3 Special Amenity Residential District 1.2 m (4 ft.) 3.0 m (10 ft.) 6.0 m (20 ft.)
- 5 -
The Fire Chief at the time had indicated a comfort in using his discretion when considering
alternatives to the NFPA standards. However, when reviewing the Wildfire Hazard assessments,
concerns with variances and liability have since arisen from staff and the consultants.
Recommendation
The proposed alternative to the siting requirements is to manage the building construction materials
at wildfire interfaces and provide landscaping treatment within the different priority zones. This is
addressed through the proposed revisions to the Wildfire Development Permit Area Guidelines (see
Appendix A). The FireSmart Homeowner’s Manual provides guidance for how to reduce the risk of
wildfire hazard with respect to building construction and landscaping treatments.
Access:
Issue
NFPA 1141 requires a minimum clear width of 3.7 metres (12 ft.) for each lane of travel, excluding
shoulders and parking, which conflicts with the Road Cross Sections identified in the Maple Ridge
Supplementary Standard Detail Drawings. The typical lanes of travel for arterial and collector roads
range from 3.4 metres (11 ft.) in typical areas, to 3.1 metres (10 ft.) in Silver Valley areas. In
addition, when vehicles are parked on both sides of a local road, the width does not accommodate
the ability for two vehicles to pass and requires drivers to yield to oncoming vehicles.
Recommendation
As an alternative for developments with a single access, the Registered Professional Forester, in
consultation with the Project Engineer, will be required to identify strategic locations to provide
passing lanes within Wildfire Development Permit Areas. This is addressed through the proposed
revisions to the Wildfire Development Permit Area Guidelines (see Appendix A).
Building Materials:
Issue
NFPA 1144 requires exterior vertical walls to “meet the requirements for heavy timber construction,
ignition-resistive material, fire-retardant-treated wood, or be a minimum 20 minute fire-rated
assembly where walls are potentially exposed to a wildland fire”. FireSmart recommends that “any
material used for siding purposes should be fire-resistant, such as stucco, metal siding, brick,
cement shingles, concrete block, poured concrete and rock. Siding material should be at least 12
millimetres thick and extend from ground level to the roofline.”
When the Wildfire Development Permit Guidelines were initially under review, developers had a
concern with the additional cost of ignition-resistant or non-combustible materials for the exterior
cladding. Since the adoption of the Wildfire Development Permit Guidelines, the option of using
vinyl siding with external sprinklers has been considered and deemed unsuitable. Upon further
review, the logistics of managing the external sprinklers and the lack of reference standards for
installation of such sprinklers made the option unfeasible. It was also problematic to ensure there
would be the capacity to run the external sprinklers without impacting the water pressure and
storage capacity required for Fire Department suppression needs.
- 6 -
In the interim, serious wildfires in the country illustrated the importance of target-hardening
buildings, noting that vinyl siding easily melts, exposing combustible building materials which
catches fire.
Recommendation
It is recommended that exterior elevations exposed to the wildfire interface be constructed of
ignition-resistant or non-combustible materials (i.e. stucco, metal siding, brick, cement shingles,
cement board, concrete block, poured concrete, concrete composite, rock and logs or heavy timber).
The approximate cost of installing vinyl siding ranges from $2.40-$3.10 per square foot. The
approximate cost of installing non-combustible hardie board and rainscreen ranges from $5.75-
$6.75 per square foot. A typical rear elevation of an R-1 sized home, minus the windows, is
approximately 530 ft², so the difference in cost for this example could range from $1,400.00 to
$2,300.00. This amount would vary, depending on the size of the home and number of elevations
that are exposed to the wildfire interface.
Additional Proposed Revisions:
In addition to the revisions to the Wildfire Development Permit Area Guidelines described above, a
minor revision to Section 8.4, Development Permit Area Exemptions is proposed to exclude a single-
family home Building Permit from requiring a Wildfire Hazard Development Permit, as long as a
restrictive covenant is registered on title, specifying the building design, siting, landscaping and
open space requirements, as specified in the guidelines.
Schedule J of the Development Procedures Bylaw No. 5879–1999 is also proposed to be amended
to include the requirement for the application form and fee and to remove the details of the Wildfire
Hazard Assessment report (see Appendix B) and to provide these details as a separate hand-out for
applicants. This practice is consistent with other technical report guidelines, such as Geotechnical
Reports or Agricultural Impact Assessments.
c) Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended additional consultation is conducted with the Urban
Development Institute and Greater Vancouver Home Builders Association via the Maple Ridge
UDIGVHBA Liaison Committee, and the Maple Ridge Builders’ Forum, prior to second reading, in
addition to the early posting of the proposed OCP amendments on the City’s website, together with
an invitation to the public to comment.
CONCLUSION:
As with current City practice, this report represents a review of the Wildfire Development Permit that
was adopted in 2014. Since that time, the City has reviewed twelve Wildfire Hazard Assessment
Reports and has had an opportunity to review the Wildfire Development Permit Guidelines. For the
most part, the Wildlfire Development Permit has been successful; however, there have been
challenges in applying the Wildfire Development Permit Guidelines as they were originally written.
Specifically, the guidelines refer to compliance with the NFPA standards, which have proven to be
- 7 -
significantly restrictive, resulting in potential reductions to development potential within the Wildfire
Development Permit Area and substantially increased construction costs.
The proposed amendments to the Official Community Plan Wildfire Development Permit Area
Guidelines, Exemptions and Development Procedures Bylaw Schedule J will help to reduce the
difficulty in applying NFPA standards and provide greater flexibility when reviewing development
applications, while still offering a satisfactory measure of risk management for wildfire events.
It is recommended that Council grant first reading to Official Community Plan Amending Bylaw No.
7187-2015 and first and second reading to Development Procedures Amending Bylaw No. 7233-
2016.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Michael Van Dop”
_______________________________________________
Approved by: Michael Van Dop
Assistant Chief Planning and Prevention
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – OCP Amending Bylaw No. 7187-2015
Appendix B – Development Procedures Amending Bylaw No. 7233-2016
CITY OF MAPLE RIDGE
BYLAW NO.7187-2015
A Bylaw to amend the Official Community Plan
WHEREAS the Local Government Act empowers a local government to adopt or amend an
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community
Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amending Bylaw No.7187-2015."
2. Section 8.4 Development Permit Area Exemptions, Item 4 is replaced with the
following:
“4. A Wildfire Development Permit is not required under the following circumstances:
a) For an addition or renovation to any existing building in the municipality where the
value of the work indicated on the building permit application does not exceed 50%
of the assessed value of the improvements on the property on the date of the
building permit application. For the purposes of this section the value of the building
on the date of the building permit application is deemed to be the value as shown on
the most recent assessment, by the British Columbia Assessment Authority, where
such an assessment is available.
b) For interior renovations to an existing lawfully constructed, or legally non-conforming,
building or structure wholly contained within, and not projecting beyond, the
foundation.
c) For a single family home or a subdivision resulting in the creation of not more than
two residential lots. A restrictive covenant detailing building design and landscaping
requirements will be required for these types of developments within the Wildfire
Development Permit Area.
d) For non-residential farm buildings, located on lands where a farm use is being
practiced, as defined in the Agricultural Land Reserve Use, Subdivision and
Procedure Regulation B.C. Reg. 171/2002 or its successor, provided that they are
sited at least 10 metres away from any residential building(s) and wildfire interface.
If within 10 metres, then a restrictive covenant detailing building design and
landscaping requirements will be required for these types of developments within
the Wildfire Development Permit Area.
e) For public works and services and maintenance activities carried out by, or on behalf
of, the City.
f) For any construction of a building or structure or any alteration of land that does not
require a permit from the City.”
3. Section 8.12 Wildfire Development Permit Guidelines, Subsection 8.12.1 Key
Guideline Concepts and 8.12.2 Guidelines, Items A-D are replaced with the
following:
“Intent
The Wildfire Development Permit Area Guidelines are intended for the protection of life and
property in designated areas that could be at risk of wildfire and where this risk, in some
cases, may be reasonably abated through implementation of appropriate precautionary
measures.
A Development Permit will be required for all development and subdivision activity or
building permits for areas identified as Wildfire Risk Areas identified on Map 1: Wildfire
Development Permit Area. A Development Permit may not be required under certain
circumstances indicated in the Development Permit Exemptions, Section 8.4, Item 4. These
Development Permit Guidelines are to work in concert with all other regulations, guidelines
and bylaws in effect.
8.12.1 Key Guideline Concepts
The intent of the Key Guideline Concepts is to ensure that development within the Wildfire
Development Permit Area is managed to minimize the risk to property and people from
wildfire urban interface hazards and to further reduce the risk of potential post-fire
landslides and debris flows.
Applications for Wildfire Development Permits will be assessed against the following key
guideline concepts:
1. Locate development on individual sites so that, when integrated with the use of
mitigating construction techniques and landscape management practices, the risk of
wildfire hazards is reduced;
2. Mitigate wildfire impacts while respecting environmental conservation objectives and
other hazards in the area;
3. Ensure identified hazard areas are recognized and addressed within each stage of the
land development process; and
4. Manage the interface forest fuel components, including vegetation and structures,
thereby increasing the probability of successful fire suppression, containment and
minimize adverse impacts.
8.12.2 Guidelines
The design and construction of buildings and structures located within the boundaries of the
Wildfire Development Permit Area shall be in accordance with the following key guidelines.
Additional details can be found in the BC Wildfire Service FireSmart manuals.
The City may consider alternative design and construction solutions if the alternative
solution meets the intent of these guidelines.
A. Subdivision Design and Construction
1. The development building face should be located a minimum of 10 metres away from
the adjacent forest interface. This 10 metre distance (Priority Zone 1) should be created
between all sides of the foundation and the forest interface (vegetation shall be
modified to mitigate hazardous conditions within 10 metres of the foundations prior to
the start of construction). The treatment within Priority Zone 1 may include: treating fuel
on the existing parcel; developing a trail as a part of the Priority Zone; or including an
environmental and geotechnical setback, if such treatment is mutually beneficial to the
intent of the setback areas and FireSmart principles.
2. Priority Zone 1 may incorporate cleared parks, roads, or trails to meet the 10 metre
distance requirement.
3. Development shall be set back a minimum of 10 metres from the top of ridgelines, cliffs
or ravines. Variations may be considered if a wildfire hazard assessment can justify a
change in the setback distance.
4. Where the City requires fire hydrants within a development, these must be fully
functional prior to construction above the foundation level.
5. For subdivisions where a secondary access is not provided and an emergency Utility
Vehicle (UTV) trail system is planned as an alternative, the trail access must be
constructed with a 1.5 metre trail width and a minimum height and width of 2 metres
cleared of vegetation, with pullouts for passing and turnaround every 500 metres, where
appropriate. In areas where a 30 metre environmental setback is required, the City may
consider including the trail within the 30 metre setback; however, it must be located
outside of a 15 metre watercourse setback from the top of bank. Trails or turnaround
points must consider appropriate design measures for protecting environmentally
sensitive and/or geotechnical sensitive areas.
6. Access points suitable for evacuation and the movement of emergency response
equipment must be provided. The number of access points and their capacity should be
determined during subdivision design. Two means of access are preferred for
subdivisions in a Wildfire Development Permit Area. If two access points are not
possible, then the single access must have the capability of accommodating two fire
trucks - each with a width of 2.9 metres – safely passing each other at strategic
locations.
B. Building Design and Siting
1. Locate building sites on the flattest areas of the property and avoid gullies or draws that
accumulate fuel and funnel winds.
2. Steep roofs and closed or screened gutters are preferred in order to prevent the
collection of leaves or needles, and to reduce the risk of ember shower accumulation.
3. Buildings must comply with the requirements listed below. Accessory buildings located
within the Wildfire Development Permit Area must meet the same building standards as
the principal residence.
Roofing Materials
a) Roof materials shall have a Class A or B fire resistance rating as defined in the current
British Columbia Building Code, as amended. Examples of typical Class A or B roofing
products include, but are not limited to: asphalt shingles, metal, concrete tile, clay tile,
synthetic, slate, and hybrid composite materials. Note: Wood shakes and shingles are
not acceptable, unless certified to Class A or B.
Exterior Cladding
a) Exterior cladding on elevations adjacent to the wildfire interface shall be constructed
of ignition-resistant or non-combustible materials such as: stucco, metal siding, brick,
cement shingles, cement board, concrete block, poured concrete, concrete composite,
rock and logs or heavy timber.
b) Decorative construction features, such as fascia, trim board materials and trim
accents, are exempted from this requirement, to a maximum of 10% per elevation.
Overhanging Projections and Cantilevered Floors
a) Overhanging projections attached to buildings and their support (i.e. decks, balconies,
porches, structural columns, and beams) shall be constructed of heavy timber
construction, ignition-resistant or non-combustible materials, similar to those allowed
in the “Exterior Cladding” section above.
b) The underside of all exposed floors (i.e. underside of balconies, decks and porches)
shall be sheathed or skirted with fire-resistant materials, similar to those allowed in the
“Exterior Cladding” section above.
c) The underside of all cantilevered floors (i.e. bay windows, hutches, and window seats)
shall be protected with fire-resistant materials and have the floor system fire-blocked
at the exterior wall plane.
d) Areas under overhang projections must be kept clear of debris.
Exterior Doors and Windows
a) Exterior doors and garage doors shall be constructed of non-combustible materials (i.e.
metal clad, solid core wood or have a 20 minute fire protection rating), and must meet
the requirements of the North American Fenestration Standard (NAFS).
b) Exterior windows and glazing within doors exposed to the wildfire interface and
skylights shall be tempered glass, multi-layer glazing, or have a fire protection rating of
not less than 20 minutes, and must meet the requirements of the NAFS. Openable
windows shall be covered with non-combustible, corrosion-resistant screens.
Eaves, Soffits and Vents
a) All eaves and ventilation openings in exterior walls, roofs, and soffits shall be covered
with non-combustible, 3 millimetre corrosion-resistant wire mesh, or be designed to
prevent flame or ember penetration into the structure.
b) Eaves and soffits shall be constructed of ignition-resistant or non-combustible
materials.
Chimney
a) Spark arrestor screens are required on all wood-burning appliances.
C. Landscaping and Open Spaces
1. Landscaping within the 10 metre Priority Zone 1 should be designed based on FireSmart
landscaping standards to ensure minimal fuel loading within the landscaped areas and
provide ongoing resistance to wildfire. The type and density of fire resistive plantings
incorporated within landscaped areas will assist in mitigating the wildfire hazard.
2. Removal of all debris (wood and vegetation) after land clearing for development must be
completed prior to the approval of any new subdivision plan.
3. A landscaping security may be required for landscaping works in accordance with the
Maple Ridge Landscape Security Policy No. 6.28.”
4. Subsection 8.12.2 Guidelines, Item E be renumbered accordingly.
5. Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended is hereby amended
accordingly.
READ a first time the 26th day of July, 2016.
READ a second time the 6th day of December, 2016.
PUBLIC HEARING HELD the day of , 2016.
READ a third time the day of , 2016.
ADOPTED, the day of , 2016.
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-009-CP
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
3.
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 21, 2016
and Members of Council FILE NO: 2014-009-CP
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Rezoning of Hammond Village Commercial Area and
Zoning Bylaw Amendments – Hammond Area Plan
First and Second Reading – Zone Amending Bylaw 7292-2016
11240 and 11230 206 Street; 20605, 20617, 20627, 20643, 20645, 20661 Maple
Crescent; 11233, 11202 and 11391 Dartford Street; 20657 and 20598 Lorne Avenue;
PIDs 003-435-181 and 004-963-415
EXECUTIVE SUMMARY:
On September 20, 2016, Council gave first reading to Hammond Area Plan Bylaw No. 7279-2016.
In conjunction with Council’s consideration of second reading of the same bylaw, this report outlines
Zoning Bylaw amendments – Zone Amending Bylaw 7292-2016 - that are required to reflect the
policy directions of the new Area Plan.
A new H-2 (Hammond Village Commercial) zone (see Appendix B) has been created to align with the
Hammond Village Commercial land use designation, located in the Upper Hammond Precinct.
Additionally, it is proposed that properties under this land use designation be rezoned to the H-2
(Hammond Village Commercial) zone in conjunction with the Hammond Area Plan approval process.
The intent of the new commercial zone is to tailor the range of uses more closely to the character
and needs of the Hammond area. This report explains the proposed zoning provisions and policy
alignment with the Hammond Area Plan. As well, this report outlines concurrent zoning
considerations including the correction of an existing split-zoning condition on a neighbourhood
character site.
RECOMMENDATION:
1) That Maple Ridge Zone Amending Bylaw No. 7292-2016 be given first and second readings,
and be forwarded to Public Hearing.
BACKGROUND:
The September 19, 2016 staff report identified that, stemming from the Hammond Area Plan and its
policy directions, new zones would be brought forward in conjunction with a second reading report
for the Hammond Area Plan.
DISCUSSION:
Below is an outline of changes under Zone Amending Bylaw 7292-2016, including the proposed H-2
(Hammond Village Commercial) zone, and an overview of its alignment with the Hammond Area Plan.
Hammond Village Commercial Zone:
The Hammond Area Plan encourages the creation of a hub of vibrant commercial activity in
Hammond’s historic commercial node at Maple Crescent and Dartford Street through mixed-use
development forms. The envisioned form of commercial development outlined in the Hammond
2
Village Commercial policies include ground level retail shops and services with apartments or offices
above.
The proposed H-2 (Hammond Village Commercial) zone (see Appendix B) is intended to support this
policy vision while reflecting the unique size and character of this commercial area due to its historic
subdivision pattern. This Hammond-specific zone is based on the City’s H-1 (Heritage Commercial)
zone, as a number of the properties include sites identified as having heritage character or heritage
potential, with two properties on the City’s Heritage Inventory.
The zoning provisions for the H-2 (Hammond Village Commercial) zone include a minimum height of
11 metres (3 storeys) and a maximum height of 15 metres (4 storeys). The height range will help
achieve Hammond Area Plan policies by promoting densification at the commercial node, while
ensuring compatibility with the surrounding neighbourhood. The existing C-3 (Town Centre
Commercial) zone by comparison does not have a height maximum, therefore, under the new
proposed zoning, a greater level of protection and sensitive design will be achieved. Furthermore, the
proposed siting requirements for the H-2 (Hammond Village Commercial) zone conform to the
desired form and character for the village commercial node, which include a consistent street
frontage of commercial uses.
Additionally, the H-2 (Hammond Village Commercial) zone will also permit a variety of local-serving
uses in future redevelopment efforts or new construction projects, and will ensure that the potential
commercial floor space will create a vibrant village environment. Permitted uses focus on personal
and professional services, convenience and other forms of retail, restaurants, and a new
microbrewery and distillery use. This latter use is intended to permit the manufacturing of beer,
wine, and spirits within the commercial node with supporting accessory uses of a tasting lounge and
retail sales.
Another component of Zone Amending Bylaw 7292-2016 is the addition of two schedules that
further regulate commercial use in the commercial node. In order to help facilitate the creation of
animated and lively public spaces, the new zone also outlines specific locations within the
commercial area where retail must be provided on the first storey (see Schedule J of the new zone).
Additionally, and to further enhance the viability of this commercial node, office and residential uses
will be permitted above the retail first storey.
In recognition that local commercial areas can rely on vehicle trips, parking was also a consideration
in the drafting of the new H-2 (Hammond Village Commercial) zone. It was noted specifically that the
historic subdivision pattern of the Hammond Village Commercial node may challenge the
accommodation of current land use parking standards. As a result, allowance was provided under
the new zone for certain properties to be used for future off-street parking sites (identified as
Schedule K in the new zone).
Proposed Rezoning of Land:
In addition to the creation of the new H-2 (Hammond Village Commercial) zone, another intent of the
enclosed Zone Amending Bylaw 7292-2016 is to rezone the 14 properties that are to be designated
Hammond Village Commercial and currently zoned C-3 (Town Centre Commercial) to H-2 (Hammond
Village Commercial). As noted earlier, the C-3 (Town Centre Commercial) zone, which aligns with the
Town Centre Commercial land use designation, is not deemed appropriate in terms of its height,
massing, or use provisions for the smaller-scaled Hammond Village Commercial node. The proposed
rezoning will therefore facilitate a future form of development that reflects the Hammond Area Plan
village commercial policies, supports the desired form and character for the commercial node, and
further distinguishes the Hammond Village Commercial designation from the Town Centre
Commercial land use designation.
3
The rezoning process from C-3 (Town Centre Commercial) to H-2 (Hammond Village Commercial) will
not render existing conforming uses on the 14 subject properties non-conforming based on a review
of BC Assessment use categories. However, it is noted that some existing uses may be non-
conforming under the current C-3 (Town Centre Commercial). These current non-conformances
would remain through the city-led rezoning process and are subject to the provisions of Division 13
of the Local Government Act.
Staff note: the Hammond Village Commercial designation is proposed to cover additional properties
than the 14 C-3 (Town Centre Commercial) zoned properties discussed above. One property in the
village commercial node is presently zoned C-4 (Neighbourhood Pub), and it is expected to remain
under its existing zoning. Other properties are zoned RS-1 (One Family Urban Residential) and it is
anticipated that these will go through future, applicant-led rezoning processes to the H-2 (Hammond
Village Commercial) zone.
Relationship to Hammond Area Plan Process:
As noted earlier, the proposed H-2 (Hammond Village Commercial) zone is intended to support the
founding policy vision for this area. The Hammond Area Plan includes 11 policies for the Hammond
Village Commercial land use, as follows:
Policy 3-27
Principal buildings within the Hammond Commercial designation will range from a
minimum of three (3) to a maximum of four (4) storeys.
Policy 3-28
Conservation and/or adaptive re-use of buildings listed on “The Heritage
Resources of Maple Ridge” is encouraged.
Policy 3-29
Ground floor commercial is required within the Hammond Commercial
designation with office and/or residential use above grade.
Policy 3-30
Orient living and activity spaces toward streets and public spaces, so that
opportunities for “eyes on the street” are created wherever possible.
Policy 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.
Policy 3-32
Attractive landscaping and seating design is important in public spaces to invite
people to rest, reflect, or meet and visit with others.
Policy 3-33
Incorporating public art into new development and public spaces is encouraged.
Policy 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.
Policy 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.
Other Zoning Considerations:
One final zoning consideration relates to the property at 11391 Dartford Street. The site is a historic
church that is, in part, currently zoned RS-1 (One Family Urban Residential). During the planning
process, the property and its split-zoning was identified and requested to be addressed. As part of
the proposed rezoning of the Hammond commercial village, it is also suggested that this property be
brought into compliance with the P-4 (Place of Worship Institutional) zone, and be concurrently
rezoned as a further means to protect the historic character of the area.
4
CITIZEN IMPLICATIONS:
The proposed amendments to the Zoning Bylaw to create a new H-2 (Hammond Village Commercial)
zone, and to rezone 15 properties, reflects the desired outcomes of the Hammond Area Plan. The
Hammond Area Plan process involved numerous public feedback opportunities and community
engagement initiatives. Additionally, a letter has been sent to each of the owners of the 15
properties under rezoning consideration to explain the nature of the change and invite them to meet
with Planning Department staff should further discussion be desired.
CONCLUSION:
This report describes Zoning Bylaw amendments to implement the Hammond Area Plan and to align
with its Hammond Village Commercial land use designations. The intent of the new H-2 (Hammond
Village Commercial) zone is to tailor the range of uses and form of development regulations more
closely to the needs and existing character of the Hammond area. Zone Amending Bylaw 7292-
2016 also includes the rezoning of 15 subject properties; 14 of which are from C-3 (Town Centre
Commercial) to H-2 (Hammond Village Commercial) and one of which is from RS-1 (One Family Urban
Residential) to P-4 (Church Institutional). It is recommended that first and second reading be
granted to Zone Amending Bylaw 7292-2016 and that the item be forwarded to the same Public
Hearing where the Hammond Area Plan will be introduced.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden, M.Urb
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E. C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A –Hammond Area Plan Land Use Designations
Appendix B - Zone Amending Bylaw 7292-2016
BY: DT
CITY OF MAPLE RIDGEPLANNING DEPARTMENT
LOUGHEED HWY
GOLDEN EARS
WAY
THORNE AVE
WHARF ST
MAPLE CRES207 ST207 ST203 ST210 ST210 ST113B AVE
WHARF ST203 ST113B AVERIVER RD
207 ST114B AVE
115 AVE
BARCLAY ST207 ST114 AVE203 STDEWDNEY TRUNK RD
DEWDNEY TRUNK RD 210 STKINGSTON STMAPLEMEADOWSWAY
LOUGHEED
H
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117 AVE207 ST117 AVE206 ST
118 AVE
MA
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LORNE AVE
MAPLE LANE
LATVALLA LANELANELANE
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WHARF ST DITTON ST114 AVE
OSPRING STWARESLEY ST207A STKENT STST
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116B AVE
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MILLER STSTONEY AVE
STANTON AVE
BEST STBRUCE AVE
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119A AVE
WALNUT CRES
BATTLE AVE ROSEWOOD STDENIZA AVE OWEN STMCFARLANE AVE
ASHLEY CRES
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T 204 ST205A ST206A STMISUTO PL209 ST113 AVE 209 ST205 ST208 ST115A AVE 206B ST116 AVE
119 AVE 211 ST206 ST119 AVE
206 ST206 ST115 AVE
GOLF LANE
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116 AVE208 ST205 ST113 AVE
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MCKINNEY AVE TANNER PL
HUNTER PL
ROSEWOOD PLSENTINEL ST´
LOW DENSITY RESIDENTIAL
LOW DENSITY MULTI-FAMILY
MEDIUM DENSITY MULTI-FAMILY
HAMMOND VILLAGE COMMERCIAL
HAMMOND GENERAL EMPLOYMENT
MAPLE MEADOWS BUSINESS PARK
HAMMOND GENERAL INDUSTRIAL
INSTITUTIONAL
PARKS & OPEN SPACE
CONSERVATION
HAMMOND AREA PLAN BOUNDARY
N.T.S.DATE OF LAST REVISION: XXX XX, 2016DATE ADOPTED: XXX, XX 2016
HAMMOND AREA PLAN"SCHEDULE 1"FRASERRIVERCITY OFPITT MEADOWS
CITY OF MAPLE RIDGE
BYLAW NO. 7292-2016
A Bylaw to amend the text Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as
amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7292-2016."
2.That PART 2 INTERPRETATION be amended with the addition of the following definition after
MEDICAL MARIHUANA, COMMERCIAL PRODUCTION:
MICROBREWERY, WINERY AND DISTILLERY means premises on which beer, ale, cider, wine or
sprits are manufactured using traditional methods, often in small or seasonal batches. This use
includes accessory retail display and sales as well as sampling and lounge spaces, provided that
the combined floor area allocated to such accessory uses does not exceed the manufacturing
floor area.
3.That PART 7 – COMMERCIAL ZONES be amended by the addition of the following commercial
zone following H-1 HERITAGE COMMERCIAL:
714 HAMMOND VILLAGE COMMERCIAL H-2
1)PURPOSE
1. This zone is intended for mixed-use development within Hammond’s historic commercial
area and is specific to sites designated Hammond Village Commercial in the Hammond
Area Plan.
2)PRINCIPAL USES
1.The following principal use and no other shall be permitted in this zone:
(a)apartment (see Section 10, OTHER REGULATIONS in this zone);
(b)assembly;
(c)convenience store;
(d)financial services;
(e)indoor commercial recreation;
(f)liquor primary establishment;
(g)licensee retail store;
(h)microbrewery, winery and distillery;
(i)personal services;
(j)personal repair services;
(k) professional services;
(l) restaurants;
(m) retail sales;
(n) off-street parking, permitted on those parcels included on Schedule “J” Hammond
Commercial and Off-Street Parking;
(o) vehicle and equipment repair services, permitted on the following parcel:
20657 Lorne Avenue
Lot 697 District Lot 278 New Westminster District Plan 114
3) ACCESSORY USES
1. The following uses shall be permitted as accessory to a permitted principal use in this
zone:
(a) boarding, accessory to an apartment use;
(b) home occupation, accessory to an apartment use;
(c) outdoor display or sales area.
4) LOT AREA & DIMENSIONS
1. Minimum lot area and dimensions shall not be less than:
(a) net lot area; 191.0 square metres
(b) lot width; 6.0 metres
(c) lot depth. 27.0 metres
5) LOT COVERAGE
1. The lot coverage of all buildings and structures shall not exceed 90%.
6) SETBACKS
1. No building or structure shall be sited less than:
(a) from a front lot line; 0 metres
(b) from a rear lot line; 1.5 metres
(c) from an interior lot line; 0 metres
(d) from an exterior lot line. 4.5 metres
7) HEIGHT
1. No building or structure shall be less than 11 metres.
2. No building or structure shall be greater than 15 metres.
3. Notwithstanding clauses 1 and 2, the following height restrictions on properties identified
on Schedule ‘J’ Hammond Commercial and Off-Street Parking shall be as follows:
(a) No building or structure shall be less than 3.6 metres;
(b) No building or structure shall be greater than 11 metres.
8) PARKING & LOADING
1. Off-street parking and off-street loading shall be sited to the rear of the building, inside a
building or structure, or underground;
2. Off-street parking and off-street loading shall be provided in accordance with Maple
Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended.
9) OTHER REGULATIONS
1. For properties identified on Schedule “K”, Hammond Ground Floor Commercial Required,
an apartment use shall be limited exclusively to storeys above the first storey of a
building.
2. An apartment use:
(a) shall provide a minimum of 5% of the lot area as useable open space which may be
provided in balconies, terraces, patios, rear yards, courtyards or roof decks.
(b) shall provide a balcony for all dwelling units which are not ground-oriented and shall
be a minimum of 5% of the dwelling unit size or 4.6 square metres per dwelling unit,
whichever is greater;
(c) shall have a separate public entrance from the ground floor front elevation if located
in a building or structure with other uses except that on a corner lot access may be
from the ground floor exterior side elevation;
(d) shall be permitted only if the site is serviced to the standard set out in Maple Ridge
Subdivision and Development Servicing Bylaw.
3. All persons carrying out a permitted use shall conduct the business or undertaking within
a completely enclosed building except for accessory outdoor display, seating, or sales
area and off-street parking and loading.
4. A home occupation use shall comply with the regulations of Section 402 (4).
4. Those parcels or tracts of land and premises known and described as:
Lot 795 District Lot 278 New Westminster District Plan 114
Lot 797 District Lot 278 New Westminster District Plan 114
PID 007-226-551
Lot 793 District Lot 278 New Westminster District Plan 114
Lot A District Lot 278 New Westminster District Plan 10059
Lot B District Lot 278 New Westminster District Plan 10059
Lot 789 District Lot 278 New Westminster District Plan 114
Lot 790 District Lot 278 New Westminster District Plan 114
Lot A District Lot 278 New Westminster District Plan 12703
Lot B District Lot 278 New Westminster District Plan 12703
Lot 1110 District Lot 278 New Westminster District Plan 52216
PID 003-435-181
Lot 697 District Lot 278 New Westminster District Plan 114
Lot 726 District Lot 278 New Westminster District Plan 114
and shown on Map No. 1698 a copy of which is attached hereto and forms part of this Bylaw, are
hereby rezoned to H-2 (Hammond Village Commercial).
5. Those parcels or tracts of land and premises known and described as:
Lot 695 District Lot 278 New Westminster District Plan 114
and shown on Map No. 1698 a copy of which is attached hereto and forms part of this Bylaw, are
hereby rezoned to P-4 (Church Institutional).
6. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ a first time the 29th day of November, 2016.
READ a second time the 29th day of November, 2016.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
206 ST.CANADIAN PACIFIC RAILWAYMAPLE CR.
LORNE AVE.
MELVILLE ST.
LORNE AVE.206 ST.BATTLE AVE.
114 AVE.114 AVE.207 ST.113 AVE.WARESELY ST.205 ST.DARTFORD ST.207 ST.MAPLE CR.
113 AVE.DARTFORD ST.205742068511381 2072011318205912074720618/201129511312 207042064511415
20575205122073920523207101127120582 2068320603/112063120631205822074211315
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2054020660/6411391 20732205362058211280
11428
20575206832065711236
11304
113101132820614
20540206752065820574205312072120621/232070511314 206802053011240205832055611266 2062411288
207201127320583
11240 206682056520617/251132920656
11260
1128120586/90206061131520478
11267206572064111386
11252 2073311410
11233/9
11232
112642060720561206062045711317
2065611230
20427
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2061720622206142060011395
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20433
11352
11376 2067511291/93
11250
11406
20564205232050720627/3911226
11311
20661205912073820676B
A
1
Rem 2
1
B
746
A
741
S 1/2
780
623
743
2
690
710
2
Rem
790
672
7901
B
619
S 1/2
2
669
629
733 730
1
314
B
2
847
E 1/2 78912
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2
1
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762
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*
749
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2
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3
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700638
696
761
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17
C A N A D IA N P A C IF IC R A IL W A Y
N 1/2
5
615
B
645
686
640
A
1
667 688
3
4
Rem 1
620
626
711
633
763 & 766
642
693
752
1
726
117
673
692
5
625
574
5
687
698
728
767
621
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671
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768 & 769
714
770
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S 1/2
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S 1/2
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P 908P 36414RW 51276
RP 76645
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RW 52217 RW 71974
RW 52217 EP 47222RW 65007 EPP 23405RW 72041
E
P 72953
´SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
C-3 (Town Centre Commercial) RS-1 (One Family Urban Residential)
H-2 (Hammond Village Commercial)P-4 (Place of Worship Institutional)
7292-20161698
Schedule "J" DATE: Oct 27, 2016 BY: DT
PLANNING DEPARTMENT206 ST.CANADIAN PACIF
IC
RA
ILWAY
LORNE AVE.
BATTLE AVE.207 ST.113 AVE.DARTFORD ST.207 ST.MAPLE CR.20574206852059111312
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11260
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11267
11252
11233/9
11232
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2065611230
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11278
2058111339
11277
1128920561
2060511295
11261
11249
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206432066511235
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1133420512
11230 2061611202
1131220670
206232064111296
11272
11224
11302
11208
20660206312061511258
11291/93
11250 205642050720627/3911226
11311
2066120676B
1
Rem 2
1
746
A
741
S 1/2
780
743
2
710
Rem
790
7901
B
S 1/2
2
733 730
1
B
2
E 1/2 789A
727
748
1122
2
1
762
749
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2
761
Rem
1186
781
N 1/2
B
A
1
3
4
711
763 & 766
752
726
728
767
753 B
755
S 1/2
Rem N 90'756
A/24
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719
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3
1
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774 & 775
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1
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713
1
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A
S 30' 778
725
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764 & 765 1113
Pcl. A 736
721
758
N 1/2
B
797
2
729
724
768 & 769
714
770
of
Rem
754
Rem
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RW 65007 EPP 23405RW 72041
´
Scale: 1:2,500
Bylaw No. 7292-2016 Schedule "J"
Hammond Commercial and Off-Street Parking
Schedule "K" DATE: Oct 27, 2016 BY: DT
PLANNING DEPARTMENT206 ST.CANADIAN PACIF
IC
RA
ILWAY
LORNE AVE.
BATTLE AVE.207 ST.113 AVE.DARTFORD ST.207 ST.MAPLE CR.20574206852059111312
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´
Scale: 1:2,500
Bylaw No. 7292-2016 Schedule "K"
Hammond Ground Floor Commercial Required
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-009-CP
File Manager: Lisa Zosiak
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
4.
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 21, 2016
and Members of Council FILE NO: 2014-009-CP
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Second Reading: Hammond Area Plan Bylaw No. 7279-2016
EXECUTIVE SUMMARY:
On September 20, 2016, Council gave First Reading to Hammond Area Plan Bylaw No. 7279-2016.
The Bylaw includes the Hammond Area Plan and the Hammond Development Permit Area
Guidelines. On September 21, 2016, the Hammond Area Plan Bylaw was mailed as a formal referral
to the following agencies:
Katzie First Nation
City of Pitt Meadows
School District 42
Agricultural Land Commission
Comments on the Bylaw were requested within 30 days of the date of the letter. Each of the above
were contacted after the 30 days as a friendly reminder. To date, comments have only been
received from School District 42.
The Hammond Area Plan Bylaw was also sent for information and comment to:
Translink
Metro Vancouver
Fraser Health
Comments have been received from Fraser Health and included in this report (Appendix A). In
addition, no comments have been received from the community after First Reading.
A legal review was also undertaken on the Hammond Area Plan and Development Permit Area
Guidelines and solicitor comments have since been received and incorporated into the Bylaw. These
comments are minor in nature and have not altered the meaning or intent of the Hammond Area
Plan or the Development Permit Area Guidelines.
Staff have continued to review the content of the Hammond Area Plan and some minor changes and
additions are proposed prior to Second Reading and these are discussed in the report.
RECOMMENDATION:
That Hammond Area Plan Bylaw No. 7279-2016 as amended be given second reading and be
forwarded to Public Hearing.
2
1.0 BACKGROUND:
The Hammond Area Plan process entered Phase V, Plan Approval, upon Council granting First
Reading to Hammond Area Plan Bylaw No. 7279-2016 on September 20, 2016. Five phases made
up the Area Plan process and updates have been provided to Council through each phase.
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
Considerable public consultation was undertaken through this process and significant input
received. Updates within each phase have also been provided to the community through the
#MyHammond webpage on the Maple Ridge website, Facebook, Twitter, Instagram, YouTube videos,
and to an email list of subscribers.
Just prior to First Reading, notifications were posted on the Hammond Neighbours Facebook page
and an email sent out through the subscriber list. The #MyHammond webpage was updated after
First Reading and no comments have been received from the community at this time. Similar
notifications that were sent out for First Reading have also been sent prior to Council’s consideration
of the Hammond Area Plan Bylaw a second time.
2.0 FORMAL REFERRALS:
Section 475 of the Local Government Act (formerly Section 879) requires that Council give
consideration to whether consultation is required with specific organizations and authorities. In the
March 3, 2014 Hammond Area Plan Scoping Report to Council, the following agencies were
identified for formal consultations through a referral of the Area Plan Bylaw after First Reading:
Katzie First Nation
City of Pitt Meadows
School District 42
Federal and Provincial government and related agencies
For the final bullet above, only the Agricultural Land Commission was identified as a senior
government agency requiring consultation on the Hammond Area Plan.
Prior to preparing the Area Plan, Maple Ridge staff met with the Katzie Chief, council members, and
band staff on June 13, 2016 to discuss the Hammond Concept Plan. Subsequent to that meeting
the following policy was developed and included within the proposed Hammond Area Plan:
3-8 The Hammond area is part of the Katzie First Nation’s traditional territory and
many artifacts may still remain from Katzie activities over the past hundreds
of years. 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
Referral packages containing Hammond Area Plan Bylaw No. 7279-2016 were mailed out on
September 21, 2016 to all of the identified agencies. Staff contacted the Katzie First Nation on
October 17, 2016 and sent a follow-up email on November 3, 2016, with an offer to meet and
discuss the Area Plan policies. No response has been received to date.
Two emails were sent to the Agricultural Land Commission (ALC) (October 17 and November 1,
2016), with a phone message left on November 3, 2016. The ALC has acknowledged receiving the
formal referral package, but no further response has been forthcoming.
School District 42 responded to the referral with an email, on November 9, 2016, stating that they
will need exact numbers on the specific forms of housing to project student needs over the evolution
of the plan. Estimates of the total number of units within each housing form were emailed to School
District 42 on November 10, 2016 and staff will follow-up to determine if further information or
discussion is needed.
Communications with Pitt Meadows on October 18 and November 1, 2016 confirmed that the
package was received and that staff would endeavor to provide comments.
Should any comments be received from the above agencies following Council’s second reading of
the Bylaw, such input can be reflected at public hearing.
2.1 Other Agencies
The Hammond Area Plan Bylaw package was also sent to the following additional outside agencies
for information and comment on September 29, 2016:
Translink
Metro Vancouver
Fraser Health
Comments have been received from Fraser Health and are included as Appendix A. Generally,
Fraser Health is supportive of the content and policies of the Hammond Area Plan and they include
four bullet points to enhance the language in the Bylaw. The language enhancement is appreciated
from a health perspective and was seen to reinforce many of the directions set out already in the
Plan. Specifically, the Hammond Area Plan policies are aimed at creating a compact and healthy
community for Hammond residents over the long-term and as such, the intent aligns with the
comments received from Fraser Health. Fraser Health did not provide any specific comments on the
Development Permit Area Guidelines.
4
3.0 LEGAL REVIEW
The Hammond Area Plan and the Development Permit Area Guidelines were sent to the City’s
solicitor for a legal review after First Reading and comments received have been incorporated into
Hammond Area Plan Bylaw No. 7279-2016. Generally, most of the comments provided were to
improve policy wording ensuring alignment between policies and existing regulations, and ensuring
alignment between the Hammond Area Plan and the Development Permit Area Guidelines. While
modifications have been made to policy language for improving clarity, no policies have been deleted
or added as a result of the legal review. Similarly, with the Development Permit Area Guidelines,
some wording has been modified to improve clarity, but the intent remains the same. One area for
improving clarity within the Development Permit Area Guidelines involved the identification that the
Guidelines shape more than form and character. Drawing on language under Section 488 (formerly
919.1) of the Local Government Act, the Guidelines clearly state the intent to take on a wider
sustainable perspective, including the:
Protection of the natural environment, its ecosystems and biological diversity;
Protection of development from hazardous conditions;
Revitalization of an area in which a commercial use is permitted;
Establishment of objectives for the form and character of intensive residential development;
Establishment of objectives for the forma and character of commercial, industrial or multi-
family residential development;
Establishment of objectives to promote energy conservation; and
Establishment of objectives to promote the reduction of greenhouse gas emissions.
This information has been added to the “Overview and Purpose” section on page 1 of the
Development Permit Area Guidelines.
4.0 PROPOSED CHANGES TO HAMMOND AREA PLAN BYLAW
Staff have continued to review the content of the Hammond Area Plan Bylaw to ensure it aligns with
existing regulations and bylaws, as well as those under development. Prior to Second Reading, the
following changes have been made to Hammond Area Plan Bylaw 7279-2016:
Hammond Area Plan:
The projected population and unit count at build out was calculated and incorporated into
Section 1.4, Assumptions and Target, of the Area Plan using 2011 census data and persons
per household information provided by Metro Vancouver. The unit count was determined
using the land area and the units per hectare permitted under each land use form. Recently,
this work was reviewed and refined for the update to the Maple Ridge Development Cost
Charge (DCC) Bylaw, currently underway, and the projected population and unit count
numbers differed somewhat from what was originally calculated. The population projection
was originally calculated to be approximately 12,700 at build-out and the DCC work
calculated a population projection of approximately 11,000 people at build out. The total
unit count was originally calculated at 5,000 units and through the DCC review, the unit
count totaled 5,700. In an interest of retaining consistency between bylaws, it has been
determined that the most recent review, will be utilized for the Hammond Area Plan. The
Area Plan has been updated with the most recent figures. It is important to note that these
are projections only and will be monitored over the lifetime of the Area Plan.
5
Policy 3-1 suggests using Community Amenity Contributions as a mechanism for funding
projects within the Hammond neighbourhood, in accordance with Council Policy 6.31. A
policy language change is proposed prior to Second Reading to amend the language to
reflect the challenge of tracking City-wide Community Amenity Contributions generated within
the Hammond area and then allocating the funds to the Hammond Area. The initial intent
was to establish a funding source to help enhance informal trails in Lower Hammond and
possibly other neighbourhood precincts. Since First Reading of the above Bylaw, it is has
been determined that a more appropriate mechanism for funding Hammond trails is the
Development Cost Charge Bylaw, which is currently being reviewed for an update. The policy
wording for Second Reading is now proposed as follows:
3-1 Community Amenity Contributions, or other levies and charges, collected through new
development, within the Hammond Area Plan boundaries, may be utilized within the
Hammond neighbourhood and be applied in accordance with the policies or
regulations that enable the type of contribution, levy, or charge made.
Policy 3-40 is related to the Infill General Employment designation and additional language is
proposed to help ensure compatibility of new development with existing surrounding uses,
particularly residential. The proposed policy wording for Second Reading now includes the
addition of items a) and b), with items c) through d) re-alphabetized accordingly, is as follows:
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. Block sizing is reflective of surrounding uses;
b. Building forms are appropriately located on site and scaled in consideration of
adjacent developments;
c. Principal buildings within the Infill General Employment designation are Permitted
to a maximum height of 3 storeys;
d. Attractive landscaping, including fencing/screening, should be provided along the
perimeter of the site;
e. Outdoor storage and refuse/recycling areas should be well-screened with
attractive landscaping and fencing, particularly those visible to roadways and/or
adjacent residential areas.
A new policy is being added to the Infill General Employment designation, with a renumbering
of subsequent policies, to encourage appropriate transitional buffering of the typically higher
intensity light industrial use with adjacent lower intensity residential uses.
3-41 Integrate infill industrial developments with surrounding residential and non-
residential activities through the use of appropriate transition of uses.
6
Appendix A – Zoning Matrix has been updated to include:
o RM-1 Townhouse Residential zone, under the Low Density Multi-Family Designation
o H-2 Hammond Village Commercial zone, under the Hammond Village Commercial
Designation in concurrence with the new zone proposed in a separate Council report;
and
o M-6 Hammond General Employment zone, under the Hammond General Employment
designation in anticipation of a new zone coming forward on this through an active
development application.
The look of the Hammond Area Plan has been updated with formatting and photos that align
with the look and format of the Official Community Plan.
Development Permit Area Guidelines:
Beyond the wording modifications discussed in Section 3.0, Legal Review above, no further
changes are proposed.
Addition to Section 5 of Bylaw 7279-2016:
The addition of the following item to the Bylaw, which will be inserted in Chapter 8 of the
Official Community Plan, sub-section 8.2 Application and Intent:
8. Hammond Development Permit Area Guidelines pursuant to Section
488(1)(a)(b)(c)(d)(e)(f)(h)(i)(j) of the Local Government Act for property within the
Hammond Area as identified on Schedule B of the Official Community Plan. The
Hammond Development Permit applies to Low Density Multi-Family, Medium Density-
Multi-Family, Infill General Employment, and Hammond Village Commercial land use
designations and development.
5.0 NEXT STEPS:
Upon Council granting the Hammond Area Plan Bylaw Second Reading, the Bylaw will be forwarded
to the January 2017 Public Hearing. Legal notification requirements will be made, with a newspaper
advertisement prior to the public hearing date in accordance with Section 466 of the Local
Government Act and Notice of Public Hearing Bylaw No. 3348-1984. Additional notification will be
sent through social media and email, as well as an updated posting on the #MyHammond webpage.
CONCLUSION:
The Hammond Area Plan Bylaw package has gone through further refinement since First Reading
and additional work has been undertaken in the meantime to consider implementation; specifically,
the drafting of a new zone, the H-2 Hammond Village Commercial zone. This zone is discussed in a
related Council report.
7
The Area Plan and the Development Permit Area Guidelines will have significant influence on how
the neighbourhood evolves and develops over the next 20 to 30 years. The community has
participated extensively in this process through a variety of mechanisms and their input has been
immensely valuable to the Plan’s content. It is anticipated that the Hammond Area Plan Bylaw will
be brought to Public Hearing in January, where the community will have one more opportunity for
comment.
“Original signed by Lisa Zosiak”
_______________________________________________
Prepared by: Lisa Zosiak, M.R.M., 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 & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E. C. Swabey
Chief Administrative Officer
Appendix A: Letter from Fraser Health, dated October 26, 2016
Appendix B: Hammond Area Plan Bylaw No. 7279-2016
Fraser Health Authority #300-205 Newport Drive Tel (604) 949-7264
Healthy Built Environment Program Port Moody, BC Fax (604) 949-7706
V3H 5C9 Canada www.fraserhealth.ca
October 26, 2016 Sent by e-mail
Lisa Zosiak
Planner
City of Maple Ridge
11995 Haney Place
Maple Ridge, BC V2X 6A9
Dear Ms. Zosiak,
RE: Hammond Area Plan
Thank you for allowing Fraser Health the opportunity to provide comments on the Hammond Area Plan.
We are pleased to see that current plan incorporated previous feedback we provided on the Hammond
Preliminary Concept Plan. We understand the importance of this comprehensive area plan in shaping the
future and growth of the Hammond community through land use and development. The design of a
community is an essential component of its residents’ health and well-being. Local governments are key
stakeholders that can create a built environment that supports a healthier community and helps reduce the
risk of chronic disease.
Fraser Health focuses on five key physical features of a Healthy Built Environment (HBE): Healthy Housing,
Healthy Neighbourhood Infrastructure, Healthy Transportation Networks, Healthy Food Networks, and
Healthy Natural Environments. The following feedback has been separated into these five principle areas
and provides an assessment on how the Hammond Area Plan addresses them.
Healthy Housing
We are pleased to see that the plan has set out a policy that addresses the housing needs of people with
varying income levels, ages, and disabilities. Policy 3-7 (Special needs housing incorporated within the
Hammond neighbourhoods located close to public transit, shopping and services) aligns with the HBE
concept of having accessible housing. Older residents in communities which are not “location-efficient” (ie.
not well connected to essential services) are less likely to leave their house, visit the doctor, or make other
essential trips1. As well, it is encouraging to see that the policy includes having flexible living units that
accommodate people with physical disabilities, which is vital to improving the health of all residents.
Mixed housing forms can help to increase residential density and proximity around commercial and
essential services; the Hammond Plan’s designation of Low and Medium density multi-family units is a key
component of accomplishing this. The multi-unit structures proposed in the plan, such as duplex,
townhouse, and low rise apartment forms, can increase the quantity of affordable residential units and
meet the needs of lower income households2.
Fraser Health Authority #300-205 Newport Drive Tel (604) 949-7264
Healthy Built Environment Program Port Moody, BC Fax (604) 949-7706
V3H 5C9 Canada www.fraserhealth.ca
Healthy Neighbourhood Infrastructure
The changes to neighbourhood design outlined in the plan provide numerous opportunities to have a
complete, compact, and connected neighbourhood design. We support efforts to create an interconnected
community which can help to improve social and mental well-being3. This is emphasized through Policy 3-
46 of the plan which aims to “enhance connectivity throughout Hammond and create links with parks and
other points of interest” through the use of mixed use neighbourhoods in all areas of Hammond. The
pedestrian oriented commercial hub of shops and services along with the new developments can enhance
both existing built form and neighbourhood character, and promote a sense of belonging and aging in
place.
It is encouraging to see that the Hammond Plan includes infill development, as listed in Section 3.2.3 (Infill
General Employment). This use of underutilized lands adjacent to residential areas can help to create a
compact neighbourhood that encourages active transportation, such as walking and cycling. We are also
pleased to see that Policy 3-39 in this section emphasizes that businesses in the infill development area will
only be light industrial and must not generate “significant traffic noise, fumes, or odors”, all of which is part
of traffic related air pollution (TRAP) which can lead to respiratory illnesses4.
Healthy Transportation
The Hammond neighbourhood profile from the “My Health My Community” (2015)5 survey indicated that
82% of respondents in Hammond commute by car, 12% by walking or cycling, and only 6% via public
transit. We encourage further efforts to prioritize active transportation as well as increased accessibility to
public transit. Increased physical activity is vital to reducing the risk of chronic disease, such as obesity.
We are pleased to see that the Hammond plan has incorporated previous comments on emphasizing active
forms of transportation, as evident in policy 4-3 (“where new developments are proposed, pedestrian and
cycling connections should be improved or created”). The presence of safe and accessible walking/cycling
routes is particularly important for promoting physical activity and healthier lifestyles. The MHMC survey
also indicated that 34.7% of respondents are obese (Body Mass Index/BMI >30). Increased walkability in
neighbourhoods has been associated with decreased BMI levels and reduced risks of chronic disease.
Efforts to ensure transportation networks are accessible to all was also previously mentioned on the
feedback for the Hammond Preliminary Concept Plan and so we are pleased to see that policy 4-1 explicitly
states that those with wheelchairs, strollers, mobility devices, as well as all families and seniors, will be
“accommodated [for] in the design of sidewalks, public plazas, and other public spaces”.
It is also encouraging to see the incorporation of secure bike lock-up/storage areas for both multi-
residential units as well as commercial buildings (Design Permit Area Guidelines 2.3.3 and 3.3.4); lack of
adequate cycling infrastructure has been cited as the main deterrent to cycling as a viable transportation
method. 6
Fraser Health Authority #300-205 Newport Drive Tel (604) 949-7264
Healthy Built Environment Program Port Moody, BC Fax (604) 949-7706
V3H 5C9 Canada www.fraserhealth.ca
Healthy Food Networks
The consideration of identifying suitable space for a community garden in Hammond (as outlined in policy
3-47) is encouraging, as it can stimulate an increase in food literacy, or one’s knowledge about the impacts
of food choices on their health and environment. Community scale food infrastructure and services can aid
in cultivating social connectivity and encouraging healthy behaviours; this is important because there are a
slightly lower percentage of Hammond residents consuming 5+ servings of vegetables and fruits per day
(22.4%) compared with the rest of Maple Ridge (23.8%) and Metro Vancouver (24.9%) as a whole.1
Healthy Natural Environments
We are pleased to see that efforts have been made to ensure that natural landscapes are retained as much
as possible, and enhancement of green space being prioritized. The retention of this open space and
natural landscaping is paramount to protecting biodiversity. Current research shows a relationship between
biodiversity and various facets of our ecosystem, such as improved water quality, soil health, and
pollination, all of which are required to sustain life7.
We also support the plan’s proposal to make existing parks more open and accessible, which helps facilitate
physical activity.
Recommendations:
Provide a health linkage to the mixed housing forms that the plan discusses. Under 3.1 Residential,
Guiding Principle #2 can include: “A range of housing forms and tenures promotes demographic
diversity, nurtures social engagement, and can improve mental health and well-being.
Include policies that support access to healthy food options such as: locating food retail stores
close to residential so that fresh produce is readily available and accessible, and supporting local
food production, sale and distribution opportunities
Include discussion of safe road design, which can include a variety of opportunities (ie.
incorporating curb extensions, marked pedestrian crosswalks, reducing crosswalk distance) to
reduce the incidence of motor vehicle collisions and increase road user and pedestrian safety.
Include discussions which connect community design and planning to health and chronic disease
prevention to further support the Vision for a healthy community
Overall, the Hammond Area Plan has taken steps to incorporate several Healthy Built environment
principles. Specific recommendations have been made to further expand on these principles within this
community. We are pleased to be given the opportunity to provide feedback on this plan and look forward
to being involved in future opportunities and initiatives in which we can apply a public health lens. If you
have any questions regarding Fraser Health’s comments feel free to contact me at (604) 949-7264.
Fraser Health Authority #300-205 Newport Drive Tel (604) 949-7264
Healthy Built Environment Program Port Moody, BC Fax (604) 949-7706
V3H 5C9 Canada www.fraserhealth.ca
Sincerely,
Alexander Lui, B.Sc., B.Tech., CPHI(C)
Fraser Health
Healthy Built Environment Program
Sources Used
1 National Conference of State Legislatures. (2011). Aging in place. Retrieved from: http://assets.aarp.org/rgcenter/ppi/liv-
com/aging-in-place-2011-full.pdf
2 Provincial Health Services Authority (2014). Healthy Built Environment Linkages: A toolkit for Design, Planning, Health.
3 Aurand, A. (2010). Density, Housing Types and Mixed Land Use: Smart Tools for Affordable Housing. Urban Studies 47(5):1015-
1036
4 Matt F, Cole-Hunter T, Nieuwenhuijsen M, et al.(2016). Acute respiratory response to traffic-related air pollution during physical
activity performance. Environment International;97(1):45-55
5 My Health My Community. (2015). Hammond Neighbourhood Profile
6 de Souza A, Sanches S, Ferreira M. (2014). Influence of Attitudes with Respect to Cycling on the Perception of Existing Barriers for
Using this Mode of Transport for Commuting. Procedia Social And Behavioral Sciences: 111-120.
7 Peri P, Lencinas M, Martínez Pastur G, et al. (2016). Biodiversity and ecological long-term plots in Southern Patagonia to support
sustainable land management: The case of PEBANPA network. Journal For Nature Conservation 34(1):51-64.
1
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.
2
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;
b. To add the following paragraph in Section 8.2 Application and Intent, after item 7, as
follows:
"8. Hammond Development Permit Area Guidelines pursuant to Section
488(1)(a)(b)(c)(d)(e)(f)(h)(i)(j) of the Local Government Act for property within the
Hammond Area as identified on Schedule B of the Official Community Plan. The
Hammond Development Permit applies to Low Density Multi-Family, Medium
Density-Multi-Family, Infill General Employment, and Hammond Village
Commercial land use designations and development.”
c. 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 20th day of September, 2016.
READ a second time the 29th day of November, 2016.
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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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:
To:
To Amend Schedule CAgricultural
Conservation
7279-2016933
City ofPitt Meadows
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 1
10.5 HAMMOND AREA PLAN
Chapter 10, Page 2 Maple Ridge Official Community Plan Bylaw No. 7060-2014
HAMMOND AREA PLAN
TABLE OF CONTENTS
1.0 INTRODUCTION
1.1 Background
1.1.1 History
1.1.2 Katzie First NaƟon
1.2 Area Plan Process
1.3 AssumpƟons and Targets
1.4 The Role of the Area Plan
1.5 Guiding Principles
1.5.1 Guiding Principles and SupporƟng ObjecƟves
2.0 NEIGHBOURHOOD CHARACTERISTICS
2.1 Precinct 1: North Hammond
2.1.1 Precinct 1 – Key CharacterisƟcs
2.2 Precinct 2: Upper Hammond
2.2.1 Precinct 2 – Key CharacterisƟcs
2.3 Precinct 3: Lower Hammond
2.3.1 Precinct 3 – Key CharacterisƟcs
2.4 Precinct 4: Maple Meadows Business Park
2.4.1 Maple Meadows Business Park – Key CharacterisƟcs
3.0 HAMMOND LAND USE DESIGNATIONS
3.1 ResidenƟal
3.1.1 Single-Family & Compact ResidenƟal
3.1.2 Low Density MulƟ-Family
3.1.3 Medium Density MulƟ-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 InsƟtuƟonal
3.5 ConservaƟon
4.0 MULTI-MODAL TRANSPORTATION & CONNECTIVITY
5.0 WATER & HABITAT
APPENDIX A – Zoning Matrix
SCHEDULE 1 – Hammond Area Plan Land Use DesignaƟon Map
FIGURE 1 – Hammond Heritage Character Area
FIGURE 2 – ConnecƟvity
FIGURE 3—Floodplain
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 3
Chapter 10, Page 4 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 5
1.1.1 HISTORY
Prior to seƩlement, the area we know today as Hammond was one of the five original Katzie communiƟes located in
southwestern BriƟsh Columbia. European seƩlement in this area began in the 1860s, at a Ɵme when the area was
described as ‘heavily Ɵmbered 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 condiƟon that the first railway staƟon in Maple Ridge be built in Hammond. Emmeline
Mohun, whose husband, Edward Mohun, draŌed the town layout, donated the lower porƟon of the townsite.
ConstrucƟon of the Canadian Pacific Railway line, staƟon and yards began in 1882. Labourers flocked to the area,
including many Chinese workers. In these early years, Port Hammond JuncƟon served as a supply depot, and the town
conƟnued to grow with businesses, such as hotels and bars, in response to the influx of workers, seƩlers and industry.
In August 1883 the township of Port Hammond JuncƟon was registered at the New Westminster Court House. Two
years later, the Hammond Post Office opened, and Hammond StaƟon 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 culƟvaƟon, and by 1910, the opening of first lumber mill, which grew into the largest cedar mill in
the world. As the community developed, schools, churches, a bank and telephone service were all established.
Today, the urban fabric of historic Upper and Lower Hammond reflects the origins of the early seƩlers who worked in
local industry and agriculture. Small commercial buildings and modest wood-frame houses, set within a regular street
grid, sƟll exist today. Their construcƟon reflects the ready availability of wood, and some houses display a high degree
of sophisƟcaƟon in their use of wooden ornamentaƟon. These early buildings, and their landscaped seƫngs, anchor
the historic character of the community.
1.1 BACKGROUND
The Hammond neighbourhood is located in the southwest corner of Maple Ridge. It is bounded on the west by
the City of PiƩ Meadows and the Katzie First NaƟon, and on the south by the Fraser River; to the north are
Lougheed Highway and Dewdney Trunk Road commercial areas, and to the east is mainly single-family
development. The nearby highway network includes the Golden Ears Bridge, providing quick access to regional
transportaƟon routes.
Hammond has a number of unique qualiƟes combining to make it a neighbourhood with heritage character.
Some prominent features include several early 1900’s single-family houses, a historic commercial area, a 5.4
hectare baseball park, and a 16 hectare golf course. Local employment opportuniƟes exist within the Maple
Meadows Business Park, Hammond Cedar Mill, and nearby commercial areas.
Residents of Hammond describe it as a friendly and family-oriented place, where many neighbours know each
other and get together for social events. Hammond is also valued for its smaller size homes with ample garden
space, mature trees, and open drainage canals. Many residents also enjoy walking and bicycling through the
neighbourhood.
1.0 INTRODUCTION
Chapter 10, Page 6 Maple Ridge Official Community Plan Bylaw No. 7060-2014
1.1.2 KATZIE FIRST NATION
Prior to European seƩlement, Hammond was inhabited by the Katzie people. The Katzie tradiƟonal language is called
Halkomelem, which the Katzie are currently aƩempƟng to revive. Hammond was just one of five Katzie communiƟes
that also included PiƩ Lake, Sheridan Hill, Point Roberts and Point Grey.
Like many First NaƟons people, the Katzie migrated seasonally within their territory to locaƟons 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 sƟll exist within the PiƩ Meadows and
Hammond area and the Katzie are working on a program to culƟvate these starchy tuberous roots that once grew in
abundance.
Most of the Hammond area is idenƟfied by the Katzie as their tradiƟonal territory. Indeed, at one Ɵme 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 sƟll remains in Hammond and is in acƟve use today.
Sources:
Wapato in Katzie TradiƟonal Territory, by Terry Spurgeon hƩp://www.sfu.ca/archaeology-old/museum/peb/wapato1.html (sourced on August 19,
2016).
Katzie First NaƟon History, hƩp://www.katzie.ca/katzie_history_part_1.htm (sourced on August 19, 2016).
Katzie First NaƟon Background, hƩp://www.katzie.ca/background_informaƟon.htm (source on August 19, 2016).
Katzie Eco-cultural RestoraƟon Project pamphlet: Outlines the history and use of wapato in Katzie culture and provides a descripƟon of the restoraƟon
project.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 7
1.2 IMPETUS AND TIMING OF HAMMOND AREA PLAN PROCESS
Prior to 2006, Maple Ridge iniƟated amendment to the Official Community Plan to re-designate a considerable porƟon
of the Hammond area from Commercial to ResidenƟal. The amendment was necessitated to address issues relaƟng to
the non-conforming status of many of the single family residences in the area, as well as to respond to findings staƟng
that the area was over-supplied with Commercial designated land. Since 2006, the Hammond area has experienced
development applicaƟons that are inconsistent with the Official Community Plan. At the January 2012 Public Hearing,
Council heard from area residents commenƟng on a development applicaƟon, involving an Official Community Plan and
rezoning amendment, that was proposing a 36 unit apartment building in an area predominantly designated for single
detached residenƟal 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 applicaƟon 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 preservaƟonof exisƟng heritage.”
Development applicaƟons 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 ConsultaƟon
Phase III: DraŌ 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 communicaƟon. At the
outset, #MyHammond was used as an easy recall project tagline for community engagement through Facebook, TwiƩer,
Instagram, YouTube video and a #MyHammond webpage. TradiƟonal outreach was also used to engage through
posters, emails, leƩers, background briefs, etc.
The process included three public open houses, each with a corresponding quesƟonnaire, made available at the event
and online. Early in the process the public was also invited to provide input through three #MyHammondTalks online
quesƟonnaires. 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 uƟlized in
Chapter 10, Page 8 Maple Ridge Official Community Plan Bylaw No. 7060-2014
#MyHammond open house banners, informaƟon 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 preparaƟon of a draŌ 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 preparaƟon of an Area
Plan Bylaw.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 9
1.4 ASSUMPTIONS AND TARGETS
Table 1, below, shows the current populaƟon of Hammond is esƟmated to be 5,782. This was calculated using Metro
Vancouver’s “family size raƟo” data from 2011 mulƟplied by the total number of units within the Hammond Area
boundary. There is currently a total of 1,974 dwelling units in Hammond, as shown below with the range of housing
types.
It is anƟcipated that through the Hammond Area Plan new development will occur over several years and result in a
build-out populaƟon esƟmated at approximately 11,000 people residing in a total of 5,700 units. It is also esƟmated
that this populaƟon will be able to support approximately 26,000 sq. Ō. (2,415 m2) of retail and non-retail commercial
floorspace in Hammond’s historic commercial area. Currently, Hammond businesses occupy approximately 7,000 sq. Ō.
(650 m2) of commercial floor area.
1.5 THE ROLE OF THE AREA PLAN
The Hammond Area Plan reflects the community’s values and is intended to be the preeminent document for long range
planning and development within the Hammond Area boundaries. The Hammond Area Plan will form part of the
overarching Official Community Plan Bylaw within Chapter 10, Area Plans. FoundaƟonal to the Area Plan are the Guiding
Principles with supporƟng ObjecƟves. These were derived from the Area Plan process to help set goals for the
neighbourhood’s long-term evoluƟon. Area Plan policies were developed out of the Guiding Principles and ObjecƟves
and expand on how the goals and will be applied and acted upon.
Housing Type Actual Number of Dwelling
Units by Type
Current EsƟmated
PopulaƟon (2015)
Single-Family 1,365 3,986
Single-Family/Secondary Suite 196 572
Duplex 17 50
Triplex 2 6
Fourplex 2 6
Townhouse 342 1,026
Apartment 50 136
TOTAL 1,974 5,782
Table 1. ExisƟng Household profile for Hammond neighbourhood
Chapter 10, Page 10 Maple Ridge Official Community Plan Bylaw No. 7060-2014
1.5.1 HAMMOND DEVELOPMENT PERMIT AREA GUIDELINES
The Hammond Area Plan is supported by Development Permit Area Guidelines intended to help maintain the unique
character of the Hammond neighbourhood. Specifically, the Guidelines outline design criteria for new development and
are also incorporated into the Official Community Plan. The content of the Guidelines is derived from the same inputs
that contributed to creaƟon of the Area Plan, through the Area Plan process, as well as best pracƟces in sustainable
design and development. The Hammond Development Permit Area Guidelines will be used in conjuncƟon with the
Hammond Area Plan for the following land use designaƟons (shown on aƩached Schedule 1, Hammond Area Plan Land
Use DesignaƟons):
xLow Density MulƟ-Family
xMedium Density MulƟ-Family
xInfill General Employment
xHammond Village Commercial
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 11
1.6 GUIDING PRINCIPLES
Pursuant to SecƟon 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, supporƟng ObjecƟves have been
developed and are included below.
1. NEIGHBOURHOOD CHARACTER IS RETAINED
Objectives:
xPromote retenƟon of heritage character elements
xRetain historic street grid paƩern, including laneways
xEncourage retenƟon of mature trees and established garden spaces
xCelebrate Hammond’s history in ways that idenƟfy special places, people, features, or events
2. A RANGE OF HOUSING FORMS AND TENURES PROMOTES DEMOGRAPHIC DIVERSITY
Objectives:
xAllow diverse housing opƟons in form and density to broaden the range of housing cost
xPlan for development that enables “aging in place” for residents
xEncourage a greater supply and variety of rental housing forms
3. NEW DEVELOPMENT ENHANCES AND COMPLIMENTS EXISTING BUILT FORM AND NEIGHBOURHOOD CHARACTER
Objectives:
xEncourage a range of development forms that fit with surrounding character
xNew development is designed to foster “eyes on streets”
xOrient development to include a friendly face towards laneways wherever possible
xCreate aƩracƟve and inviƟng public spaces by uƟlizing plant materials and seaƟng areas
xEncourage development on vacant lots
xEnsure new development incorporates useable and aƩracƟve greenspace
xEncourage industrial development that is designed to miƟgate impacts on adjacent uses
4. HISTORIC COMMERCIAL AREA SERVES COMMUNITY NEEDS
Objectives:
xPlan for a pedestrian-oriented commercial hub of shops and services that meet residents’ daily needs
xEncourage a greater density of mixed-use development that contributes to viability of the village commercial area
xAllow for short-term commercial ventures, such as pop-up shops, to help revitalize village commercial area and
enhance other employment areas
Chapter 10, Page 12 Maple Ridge Official Community Plan Bylaw No. 7060-2014
5. SUSTAINABLE BUILDING TECHNOLOGIES ARE UTILIZED
Objectives:
xRetain, reuse and adapt exisƟng buildings, parƟcularly those with heritage value or character
xIncorporate energy efficiencies into building design to help reduce greenhouse gas emissions
xDesign new buildings to be adaptable to future uses
xEncourage building design, technologies and materials that promote energy and water conservaƟon as well as the
reducƟon of greenhouse gases (GHG)
xConƟnue to promote waste reducƟon and responsible disposal of all waste materials
6. FLOOD RISKS ARE MINIMIZED THROUGH REGULATORY STANDARDS AND DESIGN BEST PRACTICES
Objectives:
xConƟnue to manage Wharf Street dyke as a defence against flood events
xApply floodplain construcƟon standards for new development (see Zoning Bylaw)
xConƟnue to uƟlize a three-Ɵer stormwater management approach
xEnsure landscape design incorporates current best management pracƟces and proacƟve strategies to manage
stormwater runoff
xConƟnue to make flood miƟgaƟon and emergency program informaƟon available to the public
xConƟnue to recognize and protect natural drainage areas for the important role they play in flood miƟgaƟon
7. NATURAL LANDSCAPE IS MAINTAINED AND ENHANCED
Objectives:
xPromote retenƟon and expansion of the tree canopy on public and private lands
xImprove the quality and funcƟon of greenspace in Hammond
xMaintain and enhance drainage canals for greater biodiversity
xEncourage and support local stewardship acƟviƟes
8. MULTI-MODAL TRANSPORTATION ROUTES PROVIDE OPTIONS TO AUTOMOBILE
Objectives:
xEnsure increased neighbourhood walkability as development occurs
xPromote idenƟfied bicycle routes throughout the neighbourhood
xIncorporate traffic management measures as new development occurs
xPromote community gathering spaces and points of interest along pedestrian and bicycle routes
9. OPEN SPACES AND RECREATIONAL OPPORTUNITIES CONTRIBUTE TO THE ENJOYMENT AND WELL-BEING OF RESIDENTS
Objectives:
xPlan for new recreaƟon trails, where opportuniƟes exist
xIdenƟfy opportuniƟes for trail connecƟons to align with pedestrian and bicycle network
xIdenƟfy opportuniƟes to enhance public spaces through improved or new park space, public art, interpreƟve signs,
and wayfinding signs
xWork with community to idenƟfy and support local food producƟon opportuniƟes
xProvide public access to Fraser River
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 13
10. EMPLOYMENT OPPORTUNITIES ARE AVAILABLE CLOSE TO HOME
Objectives:
xConƟnue to support operaƟon of the Hammond Cedar Mill and recognize its historical presence in the community
xProvide for a range of shops and services in the historic commercial area that contribute to Hammond’s small
business community
xConƟnue to support and encourage business development in the Maple Meadows Business Park and lands within
the Infill General Employment designaƟon
The above word diagram was created from community input received
during the first Hammond Area Plan open house.
Chapter 10, Page 14 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2.0 NEIGHBOURHOOD CHARACTERISTICS
The Hammond neighbourhood has grown significantly since it was registered as a Township in 1883 and character
differences are reflected in the Ɵme period in which various parts of the neighbourhood were built. Differences in
character are evident in land use, street grid paƩern, built form, and design of public space. A primary goal of the
Hammond Area Plan is to retain these neighbourhood characterisƟcs that contribute to the vitality and livability of the
area. To achieve this goal, precincts are idenƟfied where clear differences in neighbourhood character exist. The intent
is to retain and enhance the desirable features within each of these areas over Ɵme.
Using input received through the public consultaƟon process, four precincts have been idenƟfied:
Precinct 1: North Hammond
Precinct 2: Upper Hammond
Precinct 3: Lower Hammond
Precinct 4: Maple Meadows Business Park
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 15
Chapter 10, Page 16 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2.1 PRECINCT 1: NORTH HAMMOND
North Hammond is predominantly a single-family low-density
residenƟal 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 aŌer the
residenƟal areas to the south were established. CharacterisƟcs
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 exisƟng connecƟvity to other areas of the neighbourhood for pedestrian and
cycling acƟvity and creaƟng new opportuniƟes wherever possible. This may be accomplished by retaining exisƟng and
creaƟng new sidewalks as well as exisƟng and new mulƟ-use trails that help shorten travel routes within the
neighbourhood (see Figure 2, ConnecƟvity).
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 paƩern blocks,
oŌen increases the travel distances to nearby neighbourhood desƟnaƟons. 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 residenƟal, with single family lots. Lot sizes range from 370m2 to over 600m2 with some
irregular shapes and sizes. Homes are larger and typically cover 35-40% of the lot area.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 17
Chapter 10, Page 18 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Greenspace and Landscaping
North Hammond homes are generally larger and cover more lot area than those in Precincts 2 and 3. Many of the
homes feature front lawns and manicured landscaping. Although trees and shrubs are not as mature as some in the
other residenƟal 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 NaƟon cemetery is a heritage site idenƟfied in this area.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 19
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 staƟon in 1885 resulted in more homes,
commercial businesses, and industry. As the commercial hub
grew into a bustling centre of acƟvity, the Port Hammond
Lumber Company began its operaƟon on the riverfront in
1908.
Much of the unique character that grew out of Hammond’s
early days remains evident within Precinct 2 and retaining this
character is a goal of this Area Plan.
Chapter 10, Page 20 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Figure 1: Hammond Heritage Character Area
2.2.1 HERITAGE CHARACTER AREA
A heritage character study was undertaken by Donald Luxton & Associates and the findings were summed up as follows:
The concentraƟon of heritage and character sites is situated in Upper Hammond, where a significant
number of resources exist in fairly close conjuncƟon.
The above map, prepared by Donald Luxton & Associates, shows the boundaries of the heritage character area
idenƟfied through the study. The characterisƟcs that contribute to the concentraƟon of these heritage
character sites include:
xBuilt form – “Small commercial buildings and modest wood frame houses reflect the working class nature
of the seƩlement…”.
xLand Use PaƩern – “The early commercial area contains a number of modest early commercial buildings…
This has always been the locaƟon of commercial acƟviƟes, across from the mill site. The residenƟal areas
developed north of the commercial area and also to the west. This paƩern conƟnues to the present day.”
xLot PaƩern and Street Grid – “The very Ɵght street grid provides more of a village atmosphere and a more
walkable environment”.
xLandscaping – “Landscaping has matured to provide visual interest”.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 21
HAMMOND HERITAGE CHARACTER AREA – DEFINITIONS OF FIGURE 1 HERITAGE CLASSIFICATIONS
The following resources have been idenƟfied and mapped on Figure 1 in order to determine the concentraƟon of
heritage resources and heritage character sites within the 1882 Hammond boundaries.
HERITAGE REVITALIZATION AGREEMENT
A legally protected heritage site. Statements of Significance have been prepared for both buildings on the
site.
HERITAGE REGISTER
Recognized for their heritage value, and officially listed on the Maple Ridge Community Heritage Register.
Statements of Significance have been prepared for these two sites.
HERITAGE INVENTORY
IdenƟfied 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 potenƟal for inclusion on the Maple
Ridge Heritage Inventory or Register. These sites have not been fully researched or evaluated, but they make
a strong contribuƟon to neighbourhood character and have been flagged for their potenƟal 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 potenƟal for sensiƟve renovaƟon. These sites have been idenƟfied
at this Ɵme through a visual survey only, and are noted as supporƟng overall neighbourhood character.
Chapter 10, Page 22 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2.2.1 PRECINCT 2 – KEY CHARACTERISTICS
STREET AND BLOCK PATTERN
Lots divided into a Ɵght grid system, with very few lanes, characterize Precinct 2. The Ɵght 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 interesƟng neighbourhood pockets within the area.
TYPICAL LOT SIZE AND LAYOUT
Upper Hammond is primarily comprised of residenƟal, single family lots with a few larger, mulƟ-family buildings. Lot
sizes generally range from 610m2 to over 890m2 with many homes typically small and modest in size, parƟcularly in the
Heritage Character Area (HCA). Lots within the Village Commercial Area vary in size from slightly smaller and slightly
larger than the nearby residenƟal lots. The curve of the railway line has also created some irregular shaped residenƟal
and commercial lots. ResidenƟal 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,
contribuƟng 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 CraŌsman 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 acƟvity that is commemorated with a sign, plaque, or public
art.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 23
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 operaƟon in 1908 and
conƟnues today. There are a number of older homes
scaƩered 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
concentraƟon of similar structures found in Upper
Hammond. Most development in Lower Hammond
represents eras from the mid to late 20th and early 21st
centuries. The study also idenƟfied Lower Hammond’s grid-
paƩern road network and lot configuraƟon, 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 eclecƟc and interesƟng mix of
housing form. Also noteworthy in the study is the following observaƟon:
Upper and Lower Hammond are also at a different orientaƟon, with Upper Hammond
oriented north-south and Lower Hammond angled relaƟve to True North. This gives each
area a more disƟnct idenƟty and provides visual containment.
Lower Hammond is located in the Fraser River floodplain and this will conƟnue 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:
xNumerous vegetated open drainage channels with adjacent informal trails that connect various blocks
xRoads with a narrower paved width compared to other suburban residenƟal areas (such as Precinct 1)
xFew sidewalks
Chapter 10, Page 24 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Two areas of focus for Lower Hammond are:
1) Maintaining the rural character;
2) Enhancing connecƟvity within Precinct 3 and idenƟfying opportuniƟes to link with other Hammond
LocaliƟes and beyond.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 25
2.3.1 PRECINCT 3 – KEY CHARACTERISTICS
STREET AND BLOCK PATTERN
Lower Hammond has a very regular, repeƟƟve, grid street paƩern 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 DiƩon Street.
TYPICAL LOT SIZE AND LAYOUT
Lower Hammond is made up of mostly single family lots that range in size from approximately 560m2 to over 890m2.
The Hammond Cedar Mill is also located in Precinct 3 and covers close to 25% of the area. Housing in this Precinct has
been constructed over several decades resulƟng in an eclecƟc 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 aŌer the 1980’s tend to have a larger footprint and smaller front and rear yards.
GREENSPACE AND LANDSCAPING
Undeveloped and open rights of way with vegetated drainage canals help provide a sense of rural openness from the
street. Pedestrians have established informal pathways along the drainage canals.
Several sites have older small homes with generous setbacks that contribute to the greenspace and open feel. Although
Lower Hammond was established at the same Ɵme as Upper Hammond, it does not have the same abundance of
mature trees. This is likely due to its lower elevaƟon and drainage issues. Wharf Street serves both as a road and dyke
for the floodplain area. Single-family homes are located on both sides of Wharf Street and while the homes on the
Fraser River side have spectacular views, they do not benefit from the flood protecƟon 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 potenƟal and one listed on the “Heritage Resources of Maple Ridge”.
OTHER HISTORIC ACTIVITIES & COMMUNITY-LED AMENITIES
Much history is evident and recorded within Lower Hammond and as such there are signs, plaques, and park names to
help commemorate Hammond’s history.
Chapter 10, Page 26 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2.4 PPRECINCT 4: MAPLE MEADOWS BUSINESS PARK
Although land use is a primary factor that sets Precinct 4
apart, the area does have other characterisƟcs important to
its future. Most of the northern porƟon of Maple Meadows
Business Park was constructed in the early 1990’s and the
southern porƟon is currently undeveloped. Because the
business park has grown slowly over the years, the paƩern
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 connecƟvity with the regional highway network.
The Business Park is located close to Lougheed Highway and
adjacent to Golden Ears Way and Golden Ears Bridge. When
the undeveloped lands to the south of 113B Avenue eventually develop, an alternaƟve access to the area will be
required. This will be parƟcularly beneficial for emergency access.
Enhancing local and regional connecƟvity is an important requirement for the Precinct 4 road network, which includes
improvements to roads and routes, as well as increasing pedestrian and cycling connecƟons to other areas within the
neighbourhood. ConsideraƟons regarding development in the floodplain will also conƟnue to be a focus for Precinct 4,
including best pracƟces for stormwater management.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 27
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 connecƟons exist within blocks to help shorten travel routes. As the Business Park conƟnues
to develop (parƟcularly to the south) and redevelop, opportuniƟes will be idenƟfied for creaƟng linkages, where
appropriate, for pedestrian and bicycle acƟvity. It is intended that an alternaƟve access for Lower Hammond will be
provided through Precinct 4, as both exisƟng 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 idenƟfied within Precinct 4.
Chapter 10, Page 28 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.0 HAMMOND LAND USE DESIGNATIONS
PopulaƟon growth is anƟcipated 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 residenƟal units within the neighbourhood with a populaƟon of
5,700 residents. It is anƟcipated that at build-out, the number of residenƟal units will be approximately 5,700 with an
esƟmated populaƟon of 11,000 residents. While growth and change are supported by the community, retaining the
exisƟng heritage character of the neighbourhood is strongly desired.
Providing a greater range of housing forms and accommodaƟng an increase in density within some areas of Hammond
will support revitalizaƟon of the historic commercial area at Maple Crescent and 207th Street and provide local shops
and services within walking and cycling distance of nearby homes (see Schedule 1, Hammond Area Land Use
DesignaƟons). Increasing residenƟal densiƟes will also help support the ridership of the West Coast Express and the
Frequent Transit Network of bus routes just north of Hammond with stops located along Lougheed Highway and
Dewdney Trunk Road.
GUIDING PRINCIPLES
1. Neighbourhood character is retained
2. A range of housing forms and tenures promotes demographic diversity
3. New development enhances and compliments exisƟng built form and neighbourhood character
4. Historic commercial area serves community needs
5. Sustainable building technologies are uƟlized
6. Flood Risks are minimized through regulatory standards and design best pracƟces
7. Natural landscape is maintained and enhanced
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 29
OBJECTIVES
xPromote retenƟon of heritage character elements
xRetain historic street grid paƩern, including laneways
xEncourage retenƟon of mature trees and established garden spaces
xCelebrate Hammond’s history in ways that idenƟfy special places, people, features, or events
xAllow diverse housing opƟons in form and density to broaden the range of housing cost
xPlan for development that enables “aging in place” for residents
xEncourage a greater supply and variety of rental housing forms
xEncourage a range of development forms that fit with surrounding character
xNew development is designed to foster “eyes on streets”
xOrient development to include a friendly face towards laneways wherever possible
xCreate aƩracƟve and inviƟng public spaces by uƟlizing plant materials and seaƟng areas
xEncourage development on vacant lots
xNew development incorporates useable and aƩracƟve greenspace
xEncourage a greater density of mixed-use development that contributes to viability of the village commercial area
xRetain, reuse and adapt exisƟng buildings, parƟcularly those with heritage value or character
xIncorporate energy efficiencies into building design to help reduce greenhouse gas emissions
xDesign new buildings to be adaptable to future uses
xEncourage building design, technologies and materials that promote energy and water conservaƟon as well as the
reducƟon of greenhouse gases (GHG)
xConƟnue to promote waste reducƟon and responsible disposal of all waste materials
xEnsure landscape design incorporates current best management pracƟces and proacƟve strategies to manage
stormwater runoff
xPromote retenƟon and expansion of the tree canopy on public and private lands
xImprove the quality and funcƟon of greenspace in Hammond
Chapter 10, Page 30 Maple Ridge Official Community Plan Bylaw No. 7060-2014
POLICIES
3-1 Community Amenity Contributions, or other levies and charges, collected through new development, within
the Hammond Area Plan boundaries, may be utilized within the Hammond neighbourhood and be applied
in accordance with the policies or regulations that enable the type of contribution, levy, or charge made.
3-2 The adapƟve reuse of heritage sites and buildings is encouraged. RehabilitaƟon of a heritage site may involve
the use of heritage conservaƟon legislaƟon idenƟfied 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 lisƟngs on the “Heritage Resources of Maple Ridge” and specific properƟes idenƟfied
within the Heritage Character Area shown in Figure 1.
3-3 For heritage projects requiring a Statement of Significance or a Heritage ConservaƟon Plan, Maple Ridge may
consider the “Standards and Guidelines for the ConservaƟon of Historic Places in Canada” published by Parks
Canada. This tool helps users to understand the historic place and secondly determine the best approach in
its conservaƟon.
3-4 Maple Ridge will establish a community engagement process to explore potenƟal legislaƟon and regulatory
tools for conservaƟon of the Heritage Character Area idenƟfied in Figure 1. Examples of some potenƟal tools
include a Heritage ConservaƟon Area Bylaw, property tax exempƟon for protecƟon of a heritage property,
heritage conservaƟon covenants, and/or a specific Heritage Character Area zone that permits uses, densiƟes,
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
Ɵme, design compaƟbility with the exisƟng character is encouraged to maintain livability, streetscape
aestheƟcs, and Hammond’s sense of place. Elements of the exisƟng built form should be incorporated into
site and building design for all forms of development. For example:
a) Space for ample light penetraƟon should be provided between buildings;
b) Building heights should not appear imposing to smaller exisƟng buildings;
c) ExisƟng mature trees and shrubs should be retained, wherever possible; and
d) Landscaping should include new plants and trees that will aƩract bees, buƩerflies, and songbirds;
e) Establish garden areas that provide energy conservaƟon benefits, such as shade in the summer and light
penetraƟon in the winter (i.e. using deciduous trees).
3-6 Providing a range of housing forms and tenures is encouraged throughout the Hammond neighbourhood.
These include single-family and mulƟ-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 recreaƟon; and
c) Flexible living units to accommodate people with physical disabiliƟes.
3-8 The Hammond area is part of the Katzie First NaƟon’s tradiƟonal territory and many arƟfacts may sƟll remain
from Katzie acƟviƟes over the past hundreds of years. Maple Ridge will work with Katzie First NaƟon to create
a process for ensuring that applicaƟons for new development undertake an archaeological review, wherever
warranted, in accordance with the Heritage ConservaƟon Act.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 31
3-9 Land assembly or lot consolidaƟon proposed in conjuncƟon with development, redevelopment, conversion,
or infill development should meet the following condiƟons:
a) That any residual lots or remaining land parcels are leŌ in a configuraƟon and lot area suitable for a
future development proposal, or may be consolidated with other abuƫng residual lots or land parcel,
and complies with the applicable Land-Use DesignaƟons and Policies of SecƟon 3.0.
b) The use of any residual abuƫng lots or land parcels can conƟnue to funcƟon in accordance with the
applicable Land Use DesignaƟon and Policies of SecƟon 3.0.
c) Residual abuƫng lots or land parcels are not leŌ in a condiƟon unsuitable for the maintenance of the
exisƟng land use;
d) The land assembly proposal will incorporate adequate impact miƟgaƟon measures such as the provision
of buffers, landscaping, site design, building arrangements and building design to ensure compaƟbility
with abuƫng exisƟng 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 miƟgate
for potenƟal shadow casts and blocking of daylight on nearby properƟes.
3-11 Maple Ridge encourages noise abatement and vibraƟon miƟgaƟon measures for all new building construcƟon
within 50 metres of the railway corridor. The level and impact of noise and vibraƟon on a development site
should be assessed by a qualified acousƟc and vibraƟon consultant through the preparaƟon of a noise and
vibraƟon impact study, undertaken early in the process. The study should assess the impact of all noise and
vibraƟonal sources affecƟng the development site and provide recommendaƟons for noise abatement and
vibraƟon miƟgaƟon 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 PrevenƟon Through Environmental Design (CPTED) are encouraged, parƟcularly
to the internal spaces and finishing of all garage structures.
3-13 To minimize impervious surfaces, incorporate on-site landscaping infiltraƟon strategies and rainwater
retenƟon to comply with the Subdivision and Development Servicing Bylaw.
3-14 Energy efficient design and Best Management PracƟces 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
cerƟficaƟon program is encouraged, as they contribute to energy savings and greenhouse gas reducƟons
through enhanced envelope performance and decreased reliance on mechanical systems for heaƟng, cooling,
and venƟlaƟon.
Chapter 10, Page 32 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.1 RESIDENTIAL
Hammond is an established neighbourhood and it is important that new development is compaƟble with exisƟng
character. Retaining neighbourhood character is a key aim for the Hammond Area Plan, while allowing for increased
residenƟal densiƟes that support a more vibrant community. AddiƟonally, introducing new forms of residenƟal
development is intended to aƩract 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 exisƟng built form and neighbourhood character
7. Natural landscape is maintained and enhanced
OBJECTIVES
xPromote retenƟon of heritage character elements
xRetain historic street grid paƩern, including laneways
xEncourage retenƟon of mature trees and established garden spaces
xCelebrate Hammond’s history in ways that idenƟfy special places, people, features, or events
xAllow diverse housing opƟons in form and density to broaden the range of housing cost
xPlan for development that enables “aging in place” for residents
xEncourage a greater supply and variety of rental housing forms
xEncourage a range of development forms that fit with surrounding character
xNew development is designed to foster “eyes on streets”
xOrient development to include a friendly face towards laneways wherever possible
xEncourage development on vacant lots
xEnsure new development incorporates useable and aƩracƟve greenspace
3.1.1 SINGLE-FAMILY & COMPACT RESIDENTIAL
INTENT:
Single-family dwellings, duplex, and triplex are the forms of development permiƩed in the Single-Family & Compact
ResidenƟal designaƟon (See aƩached Schedule 1). The intent is to allow for some density increase that is compaƟble
with exisƟng single-family form and neighbourhood character. Secondary suites and garden suites are also encouraged
uses outside of the floodplain area.
POLICIES
3-16 Single-family, duplex and triplex housing forms may be permiƩed in the Single-Family & Compact ResidenƟal
designaƟon.
3-17 Detached garden suites and secondary suites are permiƩed, subject to consistency with exisƟng Maple Ridge
bylaws and regulaƟons.
3-18 AdapƟve re-use of exisƟng buildings is encouraged.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 33
3-19 The following characterisƟcs should be incorporated into all forms of new development within the Single-
Family & Compact ResidenƟal designaƟon:
a) A site size and configuraƟon that enables building orientaƟon towards streets and laneways wherever
possible;
b) Careful consideraƟon of size, locaƟon, and orientaƟon 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 exisƟng mature landscaping that contributes to the neighbourhood character;
c) Design that is sensiƟve to surrounding built form, parƟcularly 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 residenƟal form is the intent of the Low Density MulƟ-Family
designaƟon (see aƩached Schedule 1), which permits townhouse, fourplex and courtyard development forms. Lands in
this designaƟon are primarily located in high acƟvity areas along major corridor roads and adjacent to large community
gathering spaces and the West Coast Express. It also serves as a transiƟonal development form and density between
Single-Family & Compact ResidenƟal and the Medium Density MulƟ-Family designaƟons (see aƩached Schedule 1).
ConsideraƟon of Hammond’s exisƟng neighbourhood character, including historic building elements and aƩracƟve
garden spaces, is an important aspect of this designaƟon.
POLICIES
3-20 Townhouse, fourplex, and courtyard housing forms are permiƩed in Low Density MulƟ-Family designaƟon,
with ground level entry to each unit.
3-21 Maximum building height permiƩed is three (3) storeys.
3-22 The following characterisƟcs should be incorporated into all forms of development within the Low Density
MulƟ-Family designaƟon:
a) A site size and configuraƟon that enables building orientaƟon towards streets and laneways wherever
possible;
b) Careful consideraƟon of size, locaƟon, and orientaƟon 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 exisƟng mature landscaping that contributes to the neighbourhood character;
c) Design that is sensiƟve to surrounding built form, parƟcularly for buildings that are three (3) storeys in
height;
d) Parking for residents is provided in a concealed structure.
Chapter 10, Page 34 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.1.3 MEDIUM DENSITY MULTI-FAMILY
Intent:
The Medium Density MulƟ-Family designaƟon allows for the highest residenƟal densiƟes within Hammond. Providing
for a level of density aimed at establishing a vibrant Hammond neighbourhood is the intent of the Medium Density
MulƟ-Family designaƟon (see aƩached Schedule 1), which permits residenƟal forms of townhouse, rowhouse and
apartment. Similar to the Low Density MulƟ-Family designaƟon (see aƩached Scheduled 1), this future land use is
primarily located along major corridors with focus areas being where Hammond’s highest density is most suitable and
beneficial to neighbourhood vibrancy.
POLICIES
3-23 Townhouse, rowhouse, and apartment housing forms are permiƩed within the Medium Density MulƟ-Family
designaƟon.
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 densiƟes are compaƟble with exisƟng character is an important consideraƟon. Design for
new development should include:
a) OrienƟng living and acƟvity spaces toward streets and laneways, so that opportuniƟes for “eyes on the
street” are created wherever possible;
b) Careful consideraƟon of size, locaƟon, and orientaƟon 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 exisƟng mature landscaping that contributes to the neighbourhood character;
c) Design that is sensiƟve to surrounding built form and height, parƟcularly for buildings that are three (3) or
more storeys in height;
d) Parking for residents is provided in a concealed or underground structure.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 35
3.2 EMPLOYMENT
There are four land use designaƟons for employment within Hammond: Hammond Village Commercial, Maple
Meadows Business Park, Infill General Employment and Hammond General Industrial (see aƩached Schedule 1). The
intent is to provide a range of employment opƟons 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 exisƟng built form and neighbourhood character
4. Historic commercial area serves local community needs
7. Natural landscape is maintained and enhanced
10. Employment opportuniƟes are available close to home
OBJECTIVES
xPromote retenƟon of heritage character elements
xRetain historic street grid paƩern, including laneways
xEncourage retenƟon of mature trees and established garden spaces
xCelebrate Hammond’s history in ways that idenƟfy special places, people, or features
xEncourage a range of development forms that fit with surrounding character
xNew development is designed to foster “eyes on streets”
xOrient development to include a friendly face towards laneways wherever possible
xCreate aƩracƟve and inviƟng public spaces by uƟlizing plant materials and seaƟng areas
xEncourage development on vacant lots
xEnsure new development incorporates useable and aƩracƟve greenspace
xEncourage industrial development that is designed to miƟgate impacts on adjacent uses
xPlan for a pedestrian-oriented commercial hub of shops and services that meet residents’ daily needs
xEncourage a greater density of mixed-use development that contributes to viability of the village commercial area
and enhance other employment areas
xAllow for short-term commercial ventures, such as pop-up shops, to help revitalize village commercial area and
enhance other employment areas
xPromote retenƟon and expansion of the tree canopy on public and private lands
xImprove the quality and funcƟon of greenspace in Hammond
xConƟnue to support operaƟon of the Hammond Cedar Mill and recognize its historical presence in the community
xProvide for a range of shops and services in the historic commercial area that contribute to Hammond’s small
business community
xConƟnue to support and encourage business development in the Maple/Meadows Business Park and the Infill
General Employment designaƟon
Chapter 10, Page 36 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.2.1 HAMMOND VILLAGE COMMERCIAL
Intent:
Hammond Village Commercial (see aƩached Schedule 1) designated lands are mainly concentrated in Hammond’s
historic commercial node at Maple Crescent and Darƞord Street. CreaƟng a hub of vibrant commercial acƟvity is
encouraged through mixed-use development forms that include ground level retail shops and services with apartments
or offices above. AddiƟonal ways to aƩract people and enliven the area are seasonal or temporary “pop-up” businesses
and the incorporaƟon of public spaces into new development.
POLICIES
3-27 Principal buildings within the Hammond Commercial designaƟon will range from a minimum of three (3) to a
maximum of four (4) storeys.
3-28 ConservaƟon and/or adapƟve 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 designaƟon with office and/or
residenƟal use above grade.
3-30 Orient living and acƟvity spaces toward streets and public spaces, so that opportuniƟes for “eyes on the
street” are created wherever possible.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 37
3-31 CreaƟng public outdoor meeƟng spaces is encouraged in the Hammond Village Commercial designaƟon and
may take the form of a public square, plaza, courtyard, or passageways between buildings.
3-32 AƩracƟve landscaping and seaƟng design is important in public spaces to invite people to rest, reflect, or meet
and visit with others.
3-33 IncorporaƟng public art into new development and public spaces is encouraged.
3-34 Maple Ridge will undertake a study to explore appropriate parking standards and alternaƟve parking opƟons,
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 condiƟons exist, opƟons include
landscaped visitor parking at grade, concealed above-grade structure for all parking, or concealed above-grade
structure for residents’ parking and landscaped visitor parking at grade.
3-36 Temporary, seasonal, or pop-up businesses will be encouraged, parƟcularly where there is a vacancy within an
exisƟng store-front.
3-37 InterpreƟve signage, plaques or other medium that provides historic informaƟon of a place, people, and/or
event should be incorporated into development wherever possible.
3.2.2 MAPLE MEADOWS BUSINESS PARK
INTENT:
Maple Meadows Business Park (see aƩached Schedule 1) designated lands encompass most of Precinct 4. This area
has been an employment generator since its incepƟon 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 anƟcipated it
will conƟnue to expand and evolve into the future.
POLICY
3-38 Lands within the Maple Meadows Business Park designaƟon will be subject to exisƟng policies to regulate
Business Parks in the Maple Ridge Official Community Plan.
Chapter 10, Page 38 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.2.3 INFILL GENERAL EMPLOYMENT
INTENT:
The Infill General Employment (see aƩached Schedule 1) designaƟon is applied primarily to underuƟlized lands
adjacent to residenƟal areas and the railway tracks in Precincts 2 (Upper Hammond) and 3 (Lower Hammond). These
lands are narrow and limited in potenƟal. The intent of Infill General Employment is to create opportuniƟes for
businesses that do not generate much vehicular traffic and have minimal need for public parking. AddiƟonally, this
designaƟon is limited to businesses that produce minimal noise, odor, or fumes and blend well into the nearby
residenƟal areas either through aƩracƟve building design or landscape screening. Some examples may include public
storage facility, medical tesƟng laboratory, manufacturing operaƟon, mulƟ-media and/or art studio.
POLICIES
3-39 Businesses in the Infill General Employment designaƟon will be light industrial or business park uses that do
not generate significant traffic, noise, fumes, or odors.
3-40 Lands within the Infill General Employment designaƟon are located in close proximity to residenƟal areas and
compaƟbility with adjacent use is important. IncorporaƟng the following elements into site and building
design within the Infill General Employment designaƟon is encouraged:
a) Block sizing is reflecƟve of surrounding uses;
b) Building forms are appropriately located on site and scaled in consideraƟon of adjacent developments;
c) Principal buildings within the Infill General Employment designaƟon are PermiƩed to a maximum height of
3 storeys;
d) AƩracƟve landscaping, including fencing/screening, should be provided along the perimeter of the site;
e) Outdoor storage and refuse/recycling areas should be well-screened with aƩracƟve landscaping and
fencing, parƟcularly those visible to roadways and/or adjacent residenƟal areas.
3-41 Integrate infill industrial developments with surrounding residenƟal and non-residenƟal acƟviƟes through the
use of appropriate transiƟon of uses.
3.2.4 HAMMOND GENERAL INDUSTRIAL
INTENT:
The Hammond Cedar Mill is located in Lower Hammond (Precinct 3) and the site makes up the Hammond General
Industrial (see aƩached Schedule 1) designaƟon. The Mill has been providing local jobs since 1908 and is anƟcipated to
conƟnue for the foreseeable future. The operaƟon is as much a part of Hammond’s historic character as the railway
and street grid paƩern.
POLICY
3-42 Lands within the Hammond General Industrial designaƟon will be subject to exisƟng policies to regulate
Industrial lands in the Maple Ridge Official Community Plan.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 39
Chapter 10, Page 40 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.3 PARKS & OPEN SPACE
INTENT:
When the original Hammond township plan, registered in 1883, was created, lands were dedicated for two parks. One
is Hammond Park, which is located in Upper Hammond (Precinct 2) and the other is Tolmie Park, located in Lower
Hammond (Precinct 3). Baseball was played in both parks, with Hammond Park being the locaƟon for the Hammond
Cedar Baseball team – a team of amateur players recruited by the cedar mill manager starƟng in 1924. League baseball
was moved to the Hammond Stadium when it opened in 1957.
Hammond is also home to the Maple Ridge Golf Course, which officially opened in 1925.
Several parks have been established in Hammond since the township’s incepƟon, and today they include the following:
xHammond Stadium, Pool, and Community Centre
xHammond Park
xMaple Ridge Golf Course
xTolmie Park
xEmmeline Mohun Park
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 41
The Parks & Open Space designaƟon (see aƩached Schedule 1) conƟnues to include lands dedicated to a range of
recreaƟonal acƟviƟes located within all three of Hammond’s residenƟal Precincts that contribute to outdoor leisure
acƟvity, neighbourly interacƟons, and locally organized events. AddiƟonally, 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 recreaƟonal opportuniƟes contribute to the enjoyment and well-being of residents
OBJECTIVES
xPromote retenƟon of heritage character elements
xEncourage retenƟon of mature trees and established garden spaces
xCelebrate Hammond’s history in ways that idenƟfy special places, people, features, or events
xPromote retenƟon and expansion of the tree canopy on public and private lands
xImprove the quality and funcƟon of greenspace in Hammond
xMaintain and enhance drainage canals for greater biodiversity
xEncourage and support local stewardship acƟviƟes
xPlan for new recreaƟon trails, where opportuniƟes exist
xIdenƟfy opportuniƟes for trail connecƟons to align with pedestrian and bicycle network
xIdenƟfy opportuniƟes to enhance public spaces through improved or new park space, public art, interpreƟve signs,
and wayfinding signs
xWork with community to idenƟfy and support local food producƟon opportuniƟes
xProvide public access to Fraser River
POLICIES
3-43 All lands designated as Park within Hammond are subject to a master plan administered by the Parks & Leisure
Service Department.
3-44 Maple Ridge will ensure that uses within Park spaces should serve the needs of all ages and demographics,
parƟcularly seniors and youth.
3-45 Maple Ridge will conƟnue to work with the Parks & Leisure Services Commission on the delivery of recreaƟon
programs that create age-appropriate opportuniƟes that meet the needs of all genders, abiliƟes, and income
levels within the community.
3-46 In an effort to ensure that Parks within Hammond are accessible to everyone, including those with physical
disabiliƟes, Maple Ridge will conƟnue to work with the Municipal Advisory CommiƩee on Accessibility Issues to
ensure accessibility needs are considered and addressed.
3-47 To enhance connecƟvity throughout Hammond and create links with Parks and other points of interest, new
pathways and trails within Park spaces will be selected in consideraƟon of the larger pedestrian and bicycling
network.
3-48 Where sufficient neighbourhood demand is confirmed, Maple Ridge will consider idenƟfying suitable space for
a community garden in Hammond.
3-49 Emmeline Mohun Park currently provides public views and access to the Fraser River. Where new
opportuniƟes arise, Maple Ridge will consider establishing addiƟonal park space along the river to provide
increased public access.
Chapter 10, Page 42 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3-50 To encourage urban wildlife, including songbirds, bees, buƩerflies and other insects, appropriate naƟve shrub
and plant material will be used in Park areas, wherever feasible.
3-51 Maple Ridge will work with the community to idenƟfy opportuniƟes to enhance Hammond Park spaces through
inclusion of new recreaƟon acƟviƟes, public art, heritage feature(s), interpreƟve plaques and/or wayfinding
signage.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 43
3.4 INSTITUTIONAL
INTENT:
Hammond has a broad range of InsƟtuƟonal (see aƩached Schedule 1) uses that are both public and private in nature.
InsƟtuƟonal uses include services such as educaƟon, government, fire protecƟon, public transit, health and welfare, and
cultural/spiritual insƟtuƟons.
GUIDING PRINCIPLES
1. Neighbourhood character is retained
3. New development enhances and compliments exisƟng built form and neighbourhood character
7. Natural landscape is retained and enhanced
9. Open spaces and recreaƟonal opportuniƟes contribute to the enjoyment and well-being of residents
OBJECTIVES
xPromote retenƟon of heritage character elements
xRetain historic grid paƩern, including laneways
xEncourage retenƟon of mature trees and established garden spaces
xCelebrate Hammond’s history in ways that idenƟfy special places, people, features, or events
xEncourage a range of development forms that fit with surrounding character
xNew development is designed to foster “eyes on streets”
xOrient development to include a friendly face towards laneways wherever possible
xCreate aƩracƟve and inviƟng public spaces by uƟlizing plant materials and seaƟng areas
xEncourage development on vacant lots
xEnsure new development incorporates useable and aƩracƟve greenspace
xPromote retenƟon and expansion of the tree canopy on public and private lands
xImprove the quality and funcƟon of greenspace in Hammond
xIdenƟfy opportuniƟes to enhance public spaces through improved or new park space, public art, interpreƟve signs,
and wayfinding signs
xWork with community to idenƟfy and support local food producƟon opportuniƟes
POLICIES
3-52 Maximum building height for new InsƟtuƟonal development is three (3) storeys.
3-53 Building and site design for new development should be compaƟble with the exisƟng character of the area and
adjacent buildings. Design should include:
a) OrienƟng acƟve spaces toward streets and laneways, so that opportuniƟes for “eyes on the street” are
created wherever possible;
b) Careful consideraƟon of size, locaƟon, and orientaƟon 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 exisƟng mature landscaping that contributes to the neighbourhood character;
c) Design that is sensiƟve to surrounding built form and height, parƟcularly for buildings that are three (3)
storeys in height.
Chapter 10, Page 44 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.5 CONSERVATION
INTENT:
Most of the land within the ConservaƟon designaƟon (see Schedule 1) is adjacent to the Golden Ears Bridge and part of
the Katzie Slough. The Slough was once an area rich in biodiversity, but today mainly provides natural drainage for the
surrounding developed area, including Lower Hammond (Precinct 3). Increasing biodiversity not only contributes to
effecƟve rainwater management, but also producƟve 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 addiƟon to biodiversity, the Slough’s drainage capability
also provides an essenƟal 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 ConservaƟon designated land in the Katzie Slough is in the Agricultural Land Reserve and
any changes intended for this area may require approval from the Agricultural Land Commission.
GUIDING PRINCIPLES
6. Flood risks are minimized through regulatory standards and design best pracƟces
7. Natural landscape is retained and enhanced
9. Open spaces and recreaƟonal opportuniƟes contribute to the enjoyment and well-being of residents
OBJECTIVES
xConƟnue to recognize and protect natural drainage areas for the important role they play in flood miƟgaƟon
xPromote retenƟon and expansion of the tree canopy on public and private lands
xImprove the quality and funcƟon of greenspace in Hammond
xMaintain and enhance drainage canals for greater biodiversity
xEncourage and support local stewardship acƟviƟes
xPlan for new recreaƟon trails, where opportuniƟes exist
xIdenƟfy opportuniƟes for trail connecƟons to align with pedestrian and bicycle network
xIdenƟfy opportuniƟes to enhance public spaces through improved or new park space, public art, interpreƟve signs,
and wayfinding signs
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 45
POLICIES
3-54 Maple Ridge will conƟnue to protect natural features designated ConservaƟon, 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
regulaƟons.
3-55 Maple Ridge will support efforts to enhance biodiversity within the Katzie Slough to support naƟve insect, fish,
and wildlife species, while conƟnuing to maintain this wetland area as a natural drainage system for the
surrounding floodplain area.
3-56 Maple Ridge will encourage educaƟon and awareness of the environmental and flood protecƟon benefits of
natural drainage systems, through programs, projects, publicaƟons, or other forms of communicaƟon and
public engagement.
3-57 RecreaƟon trails will be retained, expanded and enhanced, wherever possible, to permit sensiƟve public access
to natural areas for recreaƟon and educaƟon.
Chapter 10, Page 46 Maple Ridge Official Community Plan Bylaw No. 7060-2014
4.0 MULTI-MODAL TRANSPORTATION & CONNECTIVIT Y
INTENT:
The original 1883 Port Hammond JuncƟon Township plan laid out numerous short blocks, some containing laneways,
enabling numerous connecƟons for local residents to travel from one area of the neighbourhood to another. As
Hammond grew over the years, the grid paƩern for new areas was not laid out in the same manner and resulted in
longer blocks, numerous cul-de-sacs, and fewer connecƟvity opƟons for local residents.
Today, connecƟvity 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
recreaƟon routes. Walking and cycling are popular acƟviƟes in Hammond and the community has expressed a desire
for road and route improvements to make these acƟviƟes safer and more desirable. A West Coast Express StaƟon,
part of the TransLink network, is located in the northwest corner of Hammond and provides regional connecƟvity 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 idenƟfied as an obstacle to connecƟvity within
Hammond, parƟcularly Lower Hammond, with longer and more frequent trains impacƟng four railway crossings. This
limits access into and out of the Lower Hammond area. Figure 2 ConnecƟvity map shows exisƟng and proposed routes
intended to support mulƟ-modal transportaƟon, including a new mulƟ-modal access connecƟng Lower Hammond with
Maple Meadows Business Park.
GUIDING PRINCIPLES
8. MulƟ-modal transportaƟon routes provide opƟons to automobile
OBJECTIVES
xEnsure increased neighbourhood walkability as development occurs
xPromote idenƟfied bicycle routes throughout the neighbourhood
xIncorporate traffic management measures as new development occurs
xPromote community gathering spaces and points of interest along pedestrian and bicycle routes
POLICIES
4-1 Universal accessibility is encouraged in transportaƟon planning and design. Wherever possible, the needs of
wheelchairs, the visually impaired, strollers, scooters, and other mobility devices used by pedestrians with
disabiliƟes, 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 conƟnue to monitor traffic flows through Hammond to effecƟvely 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 connecƟons should be improved or created,
wherever possible, linking into the local and broader community. New routes may be idenƟfied that reduce
long blocks and travel Ɵme to desƟnaƟons, 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. CreaƟng an addiƟonal mulƟ-modal connecƟon between Lower Hammond (Precinct 3) and Maple
Meadows Business Park (Precinct 4) will be created through new development to provide uninterrupted
access.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 47
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 connecƟvity throughout
Hammond.
4-6 Maple Ridge will encourage the retenƟon of laneways and the creaƟon 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 conƟnue to consult and work in cooperaƟon with Regional and Provincial agencies to improve
public transit and parƟcularly to:
a) Increase exisƟng transit service to a level that is consistent with a compact and mulƟ-modal community;
and
b) Provide safe and convenient access to transit faciliƟes.
Chapter 10, Page 48 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Figure 3: Water & Habitat
5.0 WATER & HABITAT
INTENT:
Approximately half of the Hammond area is located in the Fraser River floodplain and flooding has long been a
concern for residents, parƟcularly during peak storm events and freshet season. Climate change is also bringing
greater frequency and intensity of storm events. ExisƟng flood miƟgaƟon measures in Hammond include the Wharf
Street dyke, vegetated drainage canals, and the Princess Street Pump StaƟon.
EffecƟvely managing rainwater runoff is important in the protecƟon of property and the natural environment. The
greater the percentage of impervious surfaces within a drainage area, the greater impact urbanizaƟon will have on
both water quanƟty and quality. Two key components of rainwater management are: 1) capitalizing on opportuniƟes
to reduce impervious surfaces; and 2) enhancing natural areas to help slow and infiltrate rainwater. SelecƟng
appropriate landscape design opƟons including a mix of plant materials that promote biofiltraƟon and exfiltraƟon in
natural drainage areas. Healthy natural environments help improve water quality, slow volume during peak events,
and reduce pressure on nearby floodplain pump staƟons. The pump staƟons are designed for large scale water
conveyance from flood prone areas.
There are a number of opportuniƟes for improving greenway corridors and increasing biodiversity within exisƟng
drainage canals in Lower Hammond located in road right-of-ways and on vacant municipally owned lots.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 49
GUIDING PRINCIPLES
6. Flood risks are minimized through regulatory standards and design best pracƟces
7. Natural landscape is retained and enhanced
OBJECTIVES
xConƟnue to manage Wharf Street dyke as a defence against flood events
xApply floodplain construcƟon standards for new development (see Zoning Bylaw)
xConƟnue to uƟlize a three-Ɵer stormwater management approach
xEnsure landscape design incorporates current best management pracƟces and proacƟve strategies to manage
stormwater runoff
xConƟnue to make flood miƟgaƟon and emergency program informaƟon available to the public
xConƟnue to recognize and protect natural drainage areas for the important role they play in flood miƟgaƟon
xPromote retenƟon and expansion of the tree canopy on public and private lands
xImprove the quality and funcƟon of greenspace in Hammond
xMaintain and enhance drainage canals for greater biodiversity
xEncourage and support local stewardship acƟviƟes
Chapter 10, Page 50 Maple Ridge Official Community Plan Bylaw No. 7060-2014
POLICIES
5-1 Maple Ridge will maintain both open channel and conduit drainage systems in Lower Hammond with a goal of
improving water quality and biodiversity in the area.
5-2 Maple Ridge will conƟnue to invesƟgate 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 naƟve insects, birds, and small mammals. Plant materials that help to improve water
quality will also be considered to help ensure fewer chemicals and contaminants are flushed into nearby
waterways, including the Fraser River.
5-4 Maple Ridge will encourage opportuniƟes for public outreach to educate and raise awareness of the benefits
of drainage canals in stormwater management, including flood miƟgaƟon, and enhancement of local ecology.
5-5 Maple Ridge will conƟnue 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 construcƟon standards established in the Zoning
Bylaw to help maximize safety in a flood event. This includes building to required flood construcƟon levels and
prohibiƟng the construcƟon of living spaces within the “freeboard” area.
5-7 Maple Ridge will conƟnue to maintain its emergency response system, including an Emergency OperaƟons
Centre and Emergency Support Services, that are acƟvated 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 prioriƟze projects, programs and policies intended to:
a) Protect and where possible enhance exisƟng aquaƟc and riparian habitat;
b) Facilitate development and re-development of land in a manner that protects ecosystem integrity;
c) Develop cost effecƟve capital, operaƟons and maintenance soluƟons to idenƟfied issues;
d) Protect life and property; and
e) Ensure safe conveyance of stormwater .
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 51
APPENDIX A – ZONING MATRIX
1. CONDITIONS:
a) This Matrix is to be read in conjuncƟon 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 designaƟon or category may not be appropriate for a specific site and are
not applicable in all areas of the municipality;
c) Lot consolidaƟon 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 DesignaƟons and
Categories based on compliance with Official Community Plan policies;
e) The P-4 Church InsƟtuƟonal Zone will be considered in all Land Use DesignaƟons subject to saƟsfying all
requirements of the Zone.
2. ZONING MATRIX:
Hammond Area Plan Land Use DesignaƟon
Zones
Single Family & Compact ResidenƟal R-1 ResidenƟal District
CD-1-93 Amenity ResidenƟal District
RS-1 One Family Urban ResidenƟal
RS-1b One Family Urban (Medium Density) ResidenƟal
RT-1 Two Family Urban ResidenƟal
Low Density MulƟ-Family RM-1 Townhouse ResidenƟal
Medium Density MulƟ-Family RM-1 Townhouse ResidenƟal
RM-2 Medium Density Apartment
RM-4 MulƟple Family ResidenƟal District
RM-5 Low Density Apartment ResidenƟal
Hammond Village Commercial H-2 Hammond Village Commercial
Infill General Employment M-6 Hammond General Employment*
Maple Meadows Business Park M-3 Business Park
Hammond General Industrial M-2 General Industrial
InsƟtuƟonal P-1 Parks and School
P-2 Special InsƟtuƟonal
P-4 Church InsƟtuƟonal
P-4a Church InsƟtuƟonal/EducaƟonal
P-6 Civic InsƟtuƟonal
Parks & Open Space P-1 Park and School
P-3 Children’s InsƟtuƟonal
P-4 Church InsƟtuƟonal
P-6 Civic InsƟtuƟonal
* Note that this zone is not yet adopted in the Zoning Bylaw, but is anƟcipated for future use in the Infill General Employment designaƟon.
Chapter 10, Page 52 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 53
Chapter 10, Page 54 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 55
Chapter 10, Page 56 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Development Permit Area Guidelines
September, 2016
Hammond Area Plan
Contents
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
List 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
Overview 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:
• Low Density Multi-family
• Medium Density Multi-family
• Infill General Employment
• 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
Hammond 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:
• good transportation access;
• a nearby rail commuter station;
• riverfront property potential;
• employment lands;
• small commercial node; and
• a unique historic quality with heritage features remaining.
With continued growth pressure throughout the Lower Mainland, Hammond will redevelop and change
over time. As such, there is opportunity to build on the neighbourhood’s unique and historic qualities
valued by the community.
Hammond Heritage and History
At the heart of the Hammond community is the historic townsite and commercial node. Surrounded by
a residential area, two central parks, and oriented to the Mill site and activities on the Fraser River, the
node forms a unique enclave within the larger neighbourhood, containing significant history and historic
value. With this in mind, a heritage character study identified key heritage features and sites within the
original 1882 Port Hammond Junction Township plan boundaries.
The historic places with contributing heritage character and value are identified as follows:
Heritage Revitalization Agreement - Legally Protected Heritage Sites. Statements of Significance have
been prepared for these two sites.
Heritage Register - Recognized for their heritage value, and officially listed on the Maple Ridge
Community Heritage Register. Statements of Significance have been prepared for these two sites.
Heritage Inventory - Identified in “The Heritage Resources of Maple Ridge, 1998” as having heritage
value but not yet officially recognized. Statements of Significance have not been prepared for these
sites.
Heritage Potential - There are a number of sites within the area boundaries that have high potential for
inclusion on the Maple Ridge Heritage Inventory or Register. These sites have not been fully researched
or evaluated, but they make a strong contribution to neighbourhood character and have been flagged
for their potential heritage value.
8
Heritage Character - These sites contribute to the heritage character of the neighbourhood. They are
generally modest in scale, pre-1940s wood frame structures that reflect the working-class nature of the
area. Some of the sites have been significantly altered, but may have potential for sensitive renovation.
These sites have been identified at this time through a visual survey only, and are noted as supporting
overall neighbourhood character.
Lots identified in the heritage character area and categories within other areas are key to the unique
character, look and feel of the neighbourhood overall. As such, their importance is significant to the
neighbourhood’s future identity. Redevelopment of sites within the neighbourhood, both those which
are situated directly in this historic area as well as those in the surrounding areas should take great care
to support, build on and foster the heritage and historic elements and qualities identified.
9
Hammond
Precincts
Hammond has grown significantly since it was first registered as a Township in
1883 and each phase of new development reflects the time period in which it
was built. As a result, specific areas or precincts within the neighbourhood have
been identified with the primary goal to maintain and build on the character,
look and feel of each one. Specific precinct features may include the era of
development, characteristics of the built form including road patterns, historic
and/or current land use, a prevailing theme and natural features or elements
that support the precinct character.
New development should consider the current form and structure of each
precinct and review the intent for development outlined in this section.
10
Part 2
Neighbourhood Precincts
11
Hammond Precincts
Overview
The Hammond Neighbourhood is structured
around the small commercial node on Maple
Crescent at the Fraser River and Mill site. The
commercial area contains a number of modest
early commercial buildings, some dating back to
the very early 1900s. This has always been the
location of commercial activities, across from
the Mill site and adjacent to the CP Rail right-of-
way and Fraser River. Over time, additional
residential areas developed north of the
commercial area and also to the west (see map
of Hammond Area Plan Precincts on the
following page).
Hammond’s character in each of these areas
reflects these eras of the neighbourhood’s
history and development. Upper Hammond,
with its tight grid street pattern, transitions
north of Hammond Stadium to a more
curvilinear pattern. Lower Hammond, west of
the CP rail line, remains a grid but with larger
blocks and wider streets. The streets of Upper
and Lower Hammond streets are set at different
angles, with Upper Hammond oriented north-
south and Lower Hammond approximately 45
degrees relative to True North. This contributes
to a distinct identity within each area, which
each have self-contained views.
The Hammond Area Plan Precincts map
(following page) outlines the four distinct
character area precincts within the Hammond
Neighbourhood. The character and defining
heritage elements of each precinct are
described below. What sets these areas apart is
the era of development, road and lot patterns,
train tracks, and predominant land use.
Figure 2. Images of Hammond’s variety of existing uses, character, look and feel.
12
Figure 3. Hammond neighbourhood precincts.
13
Precinct 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
• increase residential density with a finer grain of housing style; and,
• increase pedestrian connectivity of the neighbourhood by connecting to local destinations
and public sidewalks.
2. Typical Lot Size and Layout
• 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;
• increase ground-oriented and street fronting townhomes, and;
• Siting to take best advantage of sunlight and/or shading in order to plan for future use of
solar technology.
Figure 4. North Hammond precinct (grey).
14
3. Greenspace and Landscaping
• increase the number of trees planted on lots and within new development; and,
• ensure high quality & climate change resilient landscaping and common greenspace areas.
4. Housing & Heritage Features
• 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);
• enhance the character and
identity of the area with
architectural details, themes and
materials that speak to
Hammond’s history and area
and/or increase the social and
community feel of the
neighbourhood. This may include:
o the use of wood, horizontal
wood siding, wood shingles;
o entrances with porches that
overlook the street; and,
o symmetrical front elevation
and second storey with articulated
units.
Figure 5. Images of typical development in North Hammond.
15
Precinct 2: Upper Hammond
Upper Hammond Precinct is the heart of the
Hammond Neighbourhood. It is the historic Port
Hammond area and contains the small commercial
district surrounded by residential uses. It is directly
adjacent to the CP Rail line and Mill site. This area
is important for the commercial core and strong
heritage value and character. The smaller blocks
and tight grid network of streets create a more
traditional, pedestrian oriented, small
neighbourhood character, look and feel.
Key Guideline Concepts
Upper Hammond includes the active commercial
core area and residential area east of 207th St and the
Hammond Golf Course. As outlined in the Hammond
Neighbourhood Area Plan, development intent of this
precinct is to:
• accommodate new development and density;
• build a strong, viable and vibrant commercial
area for Hammond neighbourhood residents,
and;
• 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
• maintain the tight grid network and walkable
nature of precinct
• where larger parcels exist new development
should strive to incorporate internal walkways
and visual corridors though the development.
2. Typical Lot Size and Layout
• maintain a sense of scale with development
and ensure the massing and scale are broken
up to appear consistent with the scale and
character of the area.
Figure 6. Upper Hammond precinct (grey).
Figure 7.Images of typical Upper Hammond precinct
homes.
16
3. Greenspace and Landscaping
• maintain a high quality and climate
change resilient landscape;
• 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:
• use of wood (for example: wood
shingles, horizontal wood siding);
• central front entrance;
• full open front veranda;
• tapered columns;
• shed dormers;
• double hung windows and multi-pane
windows, and;
• 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.
• Integrate, recognize and commemorate heritage where identified; and,
• Incorporate heritage in design and architecture of buildings.
• Explore further opportunities for Public Art
Figure 9. Townhouse development (background is integrated
with an older historic home, taking on a similar style, colours
and look.
Figure 8. Landscaping in Upper Hammond
17
Precinct 3: Lower Hammond
Lower Hammond Precinct lies west of the CP rail line,
north of the Fraser River and south of the Maple
Meadows Business Park. This area includes the Mill
site, but is otherwise residential and was largely
developed in the 1990s.
The Lower Hammond Precinct also has a gridded
street network but with larger block sizes, lots and
street widths. Bounded by the Maple Meadows
Business Park, Fraser River and CP Rail line, this
precinct is isolated from the rest of the Hammond
Neighbourhood. The precinct area, within the Fraser
River Floodplain, is low, flat and fairly homogeneous in land
use, with few access and pedestrian connections in and out
of the area.
Key Guideline Concepts
1. Street and Block Pattern
• maintain the grid pattern with street facing
ground-oriented multi-family housing;
• provide mid-block pedestrian connections
through blocks to minimize the length/size of the
block.
2. Typical Lot Size and Layout
• 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
• provide high quality and climate change resilient
landscaping,
• where possible, maintain existing mature trees,
• preserve the central park area and make direct pedestrian connections to it.
4. Housing and Heritage Features
• 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.
18
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:
• Enhance safe pedestrian and cycling
connections at the site and neighbourhood
level (including connections the trail
networks in Pitt Meadows)
• Provide climate appropriate and green
features
• Reflect Hammond’s history in a
contemporary way
• Provide buffer between non-compatible
uses
Street and Block Pattern
• New development in this area should seek to provide safe pedestrian connections where
opportunities exist.
Figure 12. Maple Meadows Business Park precinct (grey).
Figure 13. Images of the Maple Meadows Business Park.
19
Greenspace and Landscaping
• 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.
• Provide well maintained planted
vegetated buffers that include trees,
shrubs and groundcover plants between non-
compatible uses.
• Incorporate public art or decorative, or
colourful materials and signage through the
area that enhances wayfinding and is pedestrian friendly.
Figure 14. Landscaping in Maple Meadows Business Park
20
Application of Development Permit Area Guidelines
The Development Permit Area (DPA) Guidelines are based on an examination of
the existing conditions and character within each of the Hammond area
precincts as described in Part 2, with the intent to either build on, improve, or
manage and maintain the character and form of new development within each
precinct while allowing for some change and sensitive residential infill
distributed over the entire neighbourhood area. The Hammond DPA Guidelines
should be read with the Hammond Area Plan.
21
Part 3
Development Permit Area Guidelines
22
Application
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:
• Multi-Family Residential
o Low Density Multi-Family
o Medium Density Multi-Family
• Hammond Village Commercial
• Infill General Employment
Concept sketches, diagrams and images are provided with the guidelines to illustrate how the objectives
of the development guidelines might be achieved through design.
23
1.0 General Guidelines
The following general guidelines are specific to energy efficiency and water conservation. These apply to
all land use designations and new development. Additional sustainability related guidelines (for
example, guidelines related to climate change resilient landscaping, support for walkable communities,
design for health, accessibility, etc.) are incorporated throughout each land use designation as suitable.
1.1 Energy Efficiency and Water Conservation
1.1.1 Where the street grid allows, orient buildings towards the south, with the long axis running east-
west. A southern building orientation is ideally achieved on south-facing lots with minimal
obstructions that can block solar access (sun/shade analysis can identify the impact of
obstructions).
1.1.2 Locate larger windows on the south-facing facade
whenever possible for maximum winter solar gain
and natural light. Limit the size of windows on the
north facade to limit heat loss. With this, provide
deciduous trees in front of south facing windows or
shades on south facing windows to provide summer
shade.
1.1.3 Use deciduous trees on the southern and western-facing side of a building to maximize the
warming effect of solar radiation in winter months and the cooling effect of shade in summer
months.
1.1.4 Where needed, use window overhangs and/or fixed operable shading devices to control solar
gain.
1.1.5 Where compatible with existing development within each precinct, choose roof shape and
orientation to maximize passive solar gain and opportunities for solar energy collection.
1.1.6 Vary height, rooflines and massing to reduce shade on neighbouring buildings and optimize sun
exposure for heat gain and daylight.
1.1.7 Allow for collection of water from roof downspouts and/or direct drainage to planted areas or
into rain barrels for irrigating non-edible plants and landscaping, per best management practices
for stormwater management.
Figure 15. Maximize opportunities for solar
gain and solar collection.
24
2.0 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..
access street street
New
development
Existing Block
25
2.1.5 New development shall provide access to parking that
maintains the established pattern of lot access within the
existing block (see section 1.3 parking and access for additional
guidelines).
2.2 Massing
2.2.1 New development should mimic existing development and
attempt to match the established massing and pattern of the
existing streetscape within each precinct.
2.2.2 New development with large buildings or groups of units
should be articulated to break up the size and massing of the
development.
2.2.3 Height and roofline of new development or renovated
buildings should be consistent in slope and style with the
typical pattern established within the precinct. Heights must
also comply with the Zoning Bylaw.
2.2.4 Apartment buildings over 2 storeys should articulate or step
back upper storeys of buildings (the third storey and above) to
reduce the scale and massing of the building.
2.2.5 New development should provide a transition in scale to
adjacent land uses with a different land use designation. This
can be achieved through:
• Building design and articulation of building features;
• Setback or buffer to adjacent development, and;
• a combination of the above with landscaping and
trees.
Figure 21: Guideline 1.1.9 A transition of scale and density for adjacent land uses.
Figure 18: Example of a duplex that reduces the
prominence of front vehicle access and garage by
emphasizing the entrance and verandah.
Figure 19: Image showing a tri-plex with heritage
character and front access with parking at the side.
Figure 20. Articulated building face breaks up the
massing.
26
2.3 Parking and Access
2.3.1 Rear lane access is preferred, where feasible.
2.3.2 Where front access and garages are required, one or
more of the following strategies should be applied:
Smaller shared parking areas or driveways to the
side or rear of the units or building;
Where a front loaded unit is necessary, the garage
should be set back from the primary entrance;
Ensure other building elements (such as porches,
trellises, landscaping, etc.) act as key focus points to
the street face, or;
Locate the garage partially below grade (except in
floodplain area);
Use of garage doors with larger windows or other
decorative elements.
Use shared parking driveways to reduce the number
of crossings at the sidewalk.
2.3.3 A covered and secure area for bike lock up and storage
should be provided and located with easy and direct
access to bike routes, trails and/or public right of ways.
2.3.4 Where possible, pedestrian and cycling connections should
be improved or created with new development, linking
into the local and broader community.
2.3.5 The creation of new laneways should be considered,
where appropriate and feasible with new development
and used as secondary vehicular and pedestrian access.
Figure 23.Childrens play space within a multi-
family development.
Figure 24: Landscaping in parking areas.
Figure 22. 4 storey apartment building steps down to three to transition to adjacent existing
two storey single family.
27
2.4 Landscaping and Private Outdoor Spaces
2.4.1 Retain existing greenspace, natural assets and
landscaping typical to the precinct. Where possible,
maintain and incorporate into the site plan,
significant tree stands or single mature trees already
existing on a building site, in accordance with the
Tree Protection and Management Bylaw.
2.4.2 Use a vegetation buffer to conceal from view all
utility areas, parking areas, and along pedestrian
walkways to provide screening, while maintaining
visibility for security purposes.
2.4.3 Incorporate landscaping within driveways or parking
areas, such as planters, trees, landscape strips, or
permeable paving.
2.4.4 All new multi-family development should create
private and semi-private common green space and
social areas, for example, a courtyard, covered
seating areas, children’s play space, common garden
plots, and small private yard spaces.
Figure 26: Provide direct pedestrian pathways within
new developments.
Minimize vehicle access and
mimic the pattern of access to
adjacent lots
Common greenspaces and
significant landscaping is
encouraged for multi-family
development
Siting and massing of
development within the
lot mimics the pattern of
development from the
street
Parking located at
the side or back of
the lot
Access Access Street
Parking Parking
Figure 25: Siting Development Permit Guidelines
Figure 27. Landscape buffers provide screening to
parking and utility areas, soften and mark
walkways.
28
2.4.5 New development shall incorporate direct pedestrian
pathways within the development that directly link to
parking areas, public rights-of-ways, nearby transit
stops or amenity destinations.
2.5 Architectural Patterns and Materials
2.5.1 Maintain the established use of materials where
significant heritage value of the precinct is recognized
and has been identified. New development should
include more than one of the following:
• use of horizontal wood siding;
• use of wood shingles;
• an open front, and central veranda;
• use of straight or tapered columns;
• shed dormers; and,
• use of multi-paned windows.
2.5.2 A symmetrical front elevation for new development is
encouraged.
2.5.3 The total area of windows/doors (including front
porches) should be similar to the area of wall surface.
Minimize scale differences of new
development by stepping down
and using landscaping to buffer
Use of similar style and rooflines to existing development
Figure 29: New multi-family development shall borrow existing styles and materials.
Figure 27. Semi-private seating/waiting area along
the street next to multi-family development.
Figure 28. Multi-family development with a small
verandah, overhang, and use of horizontal wood
siding.
29
Utilities, recycling and garbage
2.5.4 Screen all external services (meters,
connections), storage, loading and
utility areas with landscaping or
decorative fencing.
2.5.5 Provide for recycling, green waste
and garbage bin storage to be
enclosed in a building or shelter,
with a design that borrows from the
architectural vocabulary of the main
building on the site.
2.5.6 Shelter rooftop utilities and
infrastructure from view.
Figure 30: Use of wood siding, columns, and multi-paned windows.
Figure 31: Direct internal pedestrian access through a multi-family development connecting to sidewalks.
30
3.0 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:
• Use landscaping to create small outdoor
public spaces, such as “pocket parks” and
courtyards;
• Where possible, provide outdoor patio
space in relation to the building use;
• At a minimum, incorporate decorative
planters, benches and trees.
3.2 Massing
3.2.1 Incorporate large areas of glazing (windows) to
create visual interest and enable views into and out
of the businesses. A minimum 75% glazing on the
ground floor is desired.
Pilasters and columns to
distinguish between individual
businesses and buildings
A cornice, overhang or other decorative motif reminiscent of
Hammond’s heritage and character to clearly distinguish the
roof-line from the walls of buildings
Use of trim details
and landscape or
planters to add
variety and interest
Smaller retail units
with transparent
fronts and clearly
marked entrances
No front
set back
Use of fascia signs and 4 point
awnings on the front face
Slight step back
to reduce
massing
Figure 34: Mixed use development, articulated horizontal massing, smaller retail units, transparent store fronts.
Figure 33: Mixed use with residential units above and
smaller retail shops below.
Figure 32. Shops set at property line and sidewalk, facing
the street.
31
3.2.2 Maintain smaller commercial retail units at ground level, not bigger than 300m2 (3,000 sq.ft.).
3.2.3 Incorporate frequent entrances along the street. Where appropriate, recess entryways to
provide weather protection and further identify the entrance.
3.2.4 Incorporate functional weather protection,
awning, canopies and overhangs into facades
with no front setback that correspond to the
placement of doors and windows.
3.2.5 Articulate the design of buildings to accentuate
building edges, corners and entryways.
3.3 Parking and Access
3.3.1 Locate parking at the rear or side of buildings.
3.3.2 Where parking to the side is necessary, provide a
landscape edge to define the street edge and
pedestrian realm. Incorporate seating, and
architectural materials and form to reflect the
building vernacular.
3.3.3 Where possible, include a dedicated parking
space to car share vehicles and an electric
vehicle charging station.
3.3.4 Provide covered, secure bike lock-up areas near
main entrances.
3.3.5 Provide direct accessible pedestrian sidewalks
from parking areas to entrances and from
entrances to public streets and sidewalks.
3.4 Landscaping & Public Realm Amenity
3.4.1 Use a vegetation buffer to conceal from view all
utility areas, parking areas, and along pedestrian
walkways to provide screening, while
maintaining visibility for security purposes.
Figure 35. Provide for outdoor patio space and allow
activity to spill out onto the street.
Figure 36: Landscape screening and side parking lot.
Figure 37. Seating areas, paving patterns and planters
ensure a high quality and inviting public realm within commercial areas.
32
3.4.2 Incorporate landscaping within driveways or parking
areas, use planters at entrances, trees, landscape
strips, or permeable paving to incorporate additional
greenspace.
3.4.3 Where parking is visible from a fronting or flanking
street it should be screened with trees, plants or
decorative fencing.
3.4.4 Where possible, incorporate and integrate public art
within plaza areas, courtyards, infrastructure,
sidewalks, etc.
3.4.5 Incorporate public amenities with new
development, for example, seating/resting
areas, landscape strips, planters and paving
patterns.
3.5 Architectural Patterns and Materials
3.5.1 Incorporate architectural materials and
features that reflect the Hammond area or add
to the historic qualities and character of the
area. This may include:
• Incorporating a front parapet;
• Use of wood siding ;
• Use of masonry (paving, stones, brick
patterns, etc.);
• Vertical and/or tapered columns;
• Ornamental or integrated artwork;
• Integrated architectural lighting; and,
• Trim details and moldings
• Multi-paned windows
3.5.2 Incorporate colour and decorative details within
building design.
Figure 40. Incorporate
patterns and materials
that reflect aspects of
Hammonds heritage.
Figure 39. Use multi-paned windows to create a historic look
and feel.
Figure 38. Incorporate public art that references Hammond’s history, adds vibrancy, entertains or educates.
33
3.6 Transition of Use and Vacant Lot Improvement
3.6.1 Keep vacant lots clean, clear and grassed.
Temporary or seasonal uses are strongly
encouraged (e.g. outdoor patio, market, pop
up store, sitting area, garden spaces, etc.)
with appropriate permits.
3.6.2 Where fencing is required on a vacant lot,
use transparent and decorative fences that
maintain sight lines between the sidewalk
and main building entrance. Steel,
aluminum, wood or vinyl are acceptable
materials. Chain link fencing is strongly
discouraged except at the rear lot line or to
separate the lot from industrial uses.
Subject to the general regulations of the
Zoning Bylaw.
3.7 Signage
3.7.1 Provide attractive signage on commercial
buildings that clearly identifies uses and
shops.
3.7.2 Signage shall be directed at pedestrians.
3.7.3 Provide visible signage identifying the
building address at all entrances.
3.7.4 Limit the total number of signs to a
maximum of three (for example, entrance
sign, awning sign and sandwich board) to
reduce visual clutter and make individual
signs easier to read.
3.7.5 Representational and iconic signage (for
example, signs that reference Hammond’s
History) are encouraged to supplement
conventional text-based signs. This will help
establish the special character of
Hammond’s small commercial core.
Figure 42: Recessed, clear entry with weather protection
awning and signage above and on the window.
Figure 43: Smaller retail spaces, multiple entries,
transparent front and visible signage on the canopy.
Figure 41. Commercial open to the street, incorporating
patio space, landscaping and nearby bike parking.
34
3.7.6 A single external sign band may be applied to each façade a the first storey, and should not
exceed 1.0m in height along any length.
3.7.7 A minimum clearance of 2.3m should be
maintained for signs projecting over the
sidewalk or other public space.
3.7.8 The following are preferred and acceptable
types of signage in the Hammond Village
commercial designation (see image examples
on the following page):
• Projecting two dimensional or blade
signs suspended from canopies and
awning (fitting within a 92cmx153cm
(36”x60”) horizontal rectangle);
• Externally lit signs;
• Small vertical banners and signs; and
• 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
4.0 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:
• the railway;
• the Fraser River; or
• 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
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