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HomeMy WebLinkAbout2011-08-30 Adopted Public Hearing Minutes.pdfDistrict of Maple Ridge PUBLIC HEARING August 30, 2011 The Minutes of the Public Hearing held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia on August 30, 2011 at 6:00 p.m. PRESENT Elected Officials Mayor E. Daykin Councillor C. Ashlie Councillor J. Dueck Councillor A. Hogarth Councillor M. Morden Councillor C. Speirs ABSENT Councillor L. King Appointed Staff K. Swift, Acting Chief Administrative Officer C. Marlo, Manager of Legislative Services C. Goddard, Manager of Development and Environmental Services A. Gaunt, Confidential Secretary Mayor Daykin called the meeting to order. The Manager of Legislative Services explained the procedure and rules of order of the Public Hearing and advised that the bylaws will be considered further at the next Council Meeting on August 30, 2011. The Mayor then called upon the Manager of Development and Environmental Services to present the following items on the agenda: 1) RZ/089/10 Maple Ridge Zone Amending Bylaw No. 6767-2010 Legal: Location: From: To: Purpose: Lot 213, District Lot 245, Group 1, New Westminster District, Plan 62639 12359 216 Street RS-1 (One Family Urban Residential) RS-1b (One Family Urban (Medium Density) Residential) To permit the future subdivision of 3 single family lots. Public Hearing Minutes August 30, 2011 Page 2 of 8 The Manager of Legislative Services advised that correspondence opposing the application was received from Mr. & Mrs. Yu and that correspondence pertaining to fencing was received from Tony and Brenda Wilkes. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Proposed Site Plan • Terms and Conditions There being no comment, the Mayor declared this item dealt with. 2) RZ/07 4/10 Maple Ridge Zone Amending Bylaw No.6785-2010 Legal: Location: From: To: Purpose: South½ of Lot 5 Except Part in Plan LMP2415, Section 17, Township 12, New Westminster District, Plan 8881 11716 Burnett Street RS-1 (One Family Urban Residential) R-1 (Residential District) To permit the future subdivision of 3 single family lots. The Manager of Legislative Services advised that no correspondence was received on this item. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Proposed Site Plan • Terms and Conditions Public Hearing Minutes August 30, 2011 Page 3 of 8 Michael Thomas Mr. Thomas advised that he was approached by the developer to discuss placement of a cu I- de-sac. He is opposed to this application due to the height of the proposed houses and the negative impact on privacy as well as the resale value of his property. He also advised that he has been told that the municipality is planning on replacing a public access way with a road. The Manager of Development and Environment Services advised on discussions held regarding property to the north of the application as well as with the developer. He advised that there are currently no plans to put in a road to replace the public access way. There being no further comment, the Mayor declared this item dealt with. 3) RZ/116/10 Maple Ridge Zone Amending Bylaw No.6793-2011 Legal: Location: From: To: Purpose: Lot 80, District Lot 263, Group 1, New Westminster District, Plan 40628 12393 203 Street RS-1 (One Family Urban Residential) RS-1b (One Family Urban (Medium Density) Residential) To permit the future subdivision of 3 single family lots The Manager of Legislative Services advised that correspondence opposing the application was received from Ralph DiTomaso. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Proposed Subdivision Plan • Terms and Conditions Public Hearing Minutes August 30, 2011 Page 4 of 8 Ron Thompson Mr. Thompson spoke against the application. He wished to see the current rural setting with larger lots maintained and expressed concern that the application is going in the opposite direction. He also expressed concern with the safety aspect due to the proposed placement of driveways onto 124 Avenue. Mr. Thompson stated that 124 Avenue west of 203 Street is famous and that to ruin such a setting with the proposed development is sacrilege. Leslie Hjort-Olsen Ms. Hjort-Olsen spoke to the beauty and the distinctiveness of 124 Avenue due to the single level housing. She expressed that to build multi-level houses on small lots alongside existing rancher style houses does not make sense. She is against any type of multi-level housing on the street and expressed concern with the negative impact of the proposed development on the integrity of the street. She asked that the developer be asked to adjust his proposal to fit the street rather than the street living with the consequences of the developer's proposal. She submitted her speaking notes. Melanie Patterson Ms. Patterson spoke to zoning which does not always fit a neighbourhood. She provided examples of neighbourhoods which have been negatively affected by infill with resulting illegal suites and traffic congestion. She quoted various sections of the Official Community Plan and stated that the application is not compatible with the existing neighbourhood and didn't' meet the infill policy of the Official Community Plan. She expressed safety concerns with traffic should the proposed lots front 124 Avenue as well as the impact of small lots and driveway sizes on street parking. She pointed out that should larger vehicles from the proposed lots park on 124 Avenue, that roadway will not have enough room for dual traffic. The Manager of Development and Environment Services advised that 124 Avenue is a finished road with curb and gutter on both sides of the street. He also advised that the plan proposed is preliminary and that variances would be required to for the lot size. Ron Thompson Mr. Thompson expressed concern that although the area residents are against this application, rules can be changed and bylaws relaxed through variances to allow the development to take place. Mayor Daykin advised that although variances are a separate issue, Council has the choice not to grant variances. Mr. Thompson expressed concern that should this development be approved, it will be precedent setting for the area. Public Hearing Minutes August 30, 2011 Page 5 of 8 John Hjort-Olsen Mr. Hjort-Olsen pointed out that of 11 existing homeowners, 8 property owners are present and that 2 of the 3 that are not present are on vacation. He stated that he felt this application should not be allowed to go ahead considering the number of variances required. He expressed concern that the proposed development will jeopardize property values and stated that the proposal is not an appropriate use of property for this street and that the area is unique and deserves to remain as such. Mr. Mauno Nurmi Mr. Nurmi requested an explanation of the variance process. He asked who decides whether a variance goes through or not. The Manager of Development and Environmental Services explained the variance process and the current rezoning proposal. Mr. Nurmi asked whether residents have a say in the variance process. Mayor Daykin advised that residents can comment on proposed variances in a separate public process. Melanie Patterson Ms. Patterson felt that Maple Ridge is currently a transitory area and that changes in high to medium density areas are not a concern to most residents therefore community context is often not taken into account. She expressed that the residents of 124 Avenue wished to see the character and integrity of the street maintained and did not wish to see the street converted to medium density. She expressed concern that this type of development is precedent setting for the area and that lots the size of the existing properties will disappear. Ron Antalek Mr. Antalek spoke to the subdivision of a property across from this proposed application in 2005 and the concerns of the neighbourhood expressed at that time. He stated that the Planning Department has advised on previous concerns. He acknowledged that 124 Avenue is a special street and that safety will be ensured. He also explained the proposed lot frontage and advised that the proposed homes will fit into the neighbourhood. Leslie Hjort-Olsen Ms. Hjort-Olsen acknowledged the statements made by Mr. Antalek however she expressed that despite his statements, the proposed development will consist of houses which are multi-level and do not have the correct frontage for the street. She reiterated her opposition to the proposed multi-level houses and the number and size of the lots and asked that the residents of the street be thought about during the process. Public Hearing Minutes August 30, 2011 Page 6 of 8 Ron Thompson Mr. Thompson did not agree with statements made by Mr. Antalek. He felt that should this application be allowed, Council will have failed the people of Maple Ridge. There being no further comment, the Mayor declared this item dealt with. 4) 2011-067-RZ Maple Ridge Zone Amending Bylaw No.6847-2011 Legal: Location: From: To: Purpose: Lot 192, District Lot 247, Group 1, New Westminster District, Plan 35428 21755 Lougheed Highway CS-1 (Service Commercial) C-2 (Community Commercial) To permit an expansion of uses in the existing building. The Manager of Legislative Services advised that no correspondence was received on this item. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Site Plan • Terms and Conditions Steve Zuliana -on behalf of Quality Inn Hotel Mr. Zuliana provided an explanation for the request for rezoning stating that the upper space of the building has not been leased due to economic conditions and that rezoning will allow other types of commercial services which have expressed interest to lease the space. There being no further comment, the Mayor declared this item dealt with. Public Hearing Minutes August 30, 2011 Page 7 of 8 5) RZ/119/10 Maple Ridge Zone Amending Bylaw No. 6787-2010 Legal: Location: From: To: Purpose: Lot 1, Except Plan LMP8710, District Lot 399, Group 1, New Westminster District, Plan 19826; Lot 2, District Lot 399, Group 1, New Westminster District, Plan 19826 22388 124 Avenue & 12385 224 Street RS-1 (One Family Urban Residential) RM-1 (Townhouse Residential) To permit future construction of 10 townhouse units in the RM-1 zone. The Manager of Legislative Services advised that correspondence expressing opposition to the application was received from Mel Ingram. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Site Plan • Terms and Conditions Jessica Lim Ms. Lim expressed concern with the noise and the impact on privacy to her property due to the height of the buildings in the proposed development. She asked how the townhouse units will be built, how the developer will protect the privacy of the neighbouring properties and how parking on site will be handled. The Manager of Development and Environment Services explained the visitor parking area and the separation between properties. He also explained the positioning of the townhouses to address privacy issues. Public Hearing Minutes August 30, 2011 Page 8 of 8 Robert Weatherwax Mr. Weatherwax expressed concern with the increased amount of water flowing into the existing waterways and affecting housing at the bottom of the hill. He also expressed concern with the increased traffic on the area stating there are existing traffic issues already. He asked that surface water and where it will go be looked at prior to allowing any further development. He invited Council to the area during the worst weather to view what is occurring. Jessica Lim Ms. Lim asked if there is a possibility to minimize the number of townhouses proposed as she felt that 10 units are too many for the location. The Manager of Development and Environment Services explained that the number of units is dependent on zoning, that the Planning Department will look at the design proposed for a development but does not dictate the number of units. There being no further comment, the Mayor declared this item dealt with. Having given all those persons whose interests were deemed affected by the matters contained herein a chance to be heard, the Mayor terminated the Public Hearing at 7:07 p.m. Certified Correct ~HJr C. Marlo, Corporate Officer