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Home My WebLink About2009-05-19 Public Hearing Minutes.pdfDistrict of Maple Ridge PUBLIC HEARING May 19, 2009 The Minutes of the Public Hearing held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia on May 19, 2009 at 7:00 p.m. ____________________________________________________________________________ PRESENT Elected Officials Appointed Staff Mayor E. Daykin J. Rule, Chief Administrative Officer Councillor C. Ashlie C. Marlo, Manager of Legislative Services Councillor J. Dueck J. Pickering, Director of Planning Councillor A. Hogarth C. Goddard, Manager of Development and Environmental Councillor L. King Services Councillor M. Morden A. Gaunt, Confidential Secretary Councillor C. Speirs ______________________________________________________________________________ Mayor Daykin called the meeting to order. The Manager of Legislative Services explained the procedure and rules of order of the Public Hearing. She advised that in accordance with the Local Government Act, once a Public Hearing item is closed, no further input into that item can be received by the Municipal Council until bylaws are either adopted or defeated. The bylaws will be considered further at the next Council Meeting on May 26, 2009. The Mayor then called upon the Manager of Development and Environmental Services to present the following items on the agenda: 1) RZ/059/08 Maple Ridge Zone Amending Bylaw No. 6653-2009 Legal: Lots 9 & 10, Section 17, Township 12, New Westminster District, Plan 22046 Location: 11865 & 11873 Burnett St From: RS-1 (One Family Urban Residential) To: RM-2 (Medium Density Apartment Residential) Purpose: To permit the construction of a 39 unit apartment building. Public Hearing Minutes May 19, 2009 Page 2 of 10 The Manager of Legislative Services advised that correspondence was received from Kathy Graham and Loretta Harris posing questions as to elevation of the development and fencing. 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 • Submitted Information • Project Details Kathy Graham Ms. Graham inquired about the type and height of the fencing between her property and the proposed development. She would like to see all properties backing onto her strata have the same type of fencing. The Manager of Development and Environmental Services advised on the fencing for the development. Ms. Graham asked for confirmation that there will be no drainage from the new development onto the strata. The Manager of Development and Environmental Services advised on drainage management for new developments. There being no further comment, the Mayor declared this item dealt with. 2a) RZ/015/08 Maple Ridge Official Community Plan Amending Bylaw No. 6652-2009 Legal: Lot 14, Section 16, Township 12, New Westminster District, Plan 27689 Location: 11252 Cottonwood Drive Purpose: To amend Schedules “B” and “C” of the Official Community Plan Public Hearing Minutes May 19, 2009 Page 3 of 10 From: Conservation To: Urban Residential 2b) RZ/015/08 Maple Ridge Zone Amending Bylaw No. 6574-2008 Legal: Lot 14, Section 16, Township 12, New Westminster District, Plan 27689 Location: 11252 Cottonwood Drive From: RS-3 (One Family Rural Residential) To: RM-1 (Townhouse Residential) Purpose: To permit the construction of 81 townhouses. The Manager of Legislative Services advised that correspondence was received from Richard Elgert and Jerry Burton opposing the application. 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 • Submitted Information • Project Details Ken Knechtel Mr. Knechtel expressed concern over the continued development around the Kanaka Creek water shed. He asked whether a storm water management system is in place to protect Kanaka Creek. He spoke to the sensitivity of the ecosystem of the Kanaka Creek water shed and questioned the effect of a development the size of the one proposed on that ecosystem. Mr. Knechtel also expressed concern over the high number of invasive plant species in Maple Ridge and suggested a covenant be placed on the conservation area the requiring the developer to remove all invasive plant species for a period of 5 years. He asked about the setback for the two creeks. Public Hearing Minutes May 19, 2009 Page 4 of 10 There being no further comment, the Mayor declared this item dealt with. 3a) RZ/003/09 Maple Ridge Official Community Plan Amending Bylaw No. 6660-2009 Legal: Lots 43-76, Section 11, Township 12, New Westminster District, Plan BCP33315 Location: Beecham Place/108 Avenue/Erskine Street Purpose: To amend Schedule “B” of the Official Community Plan From: Low/Medium Density Residential To: Medium/High Density Residential 3b) RZ/003/09 Maple Ridge Zone Amending Bylaw No. 6661-2009 Legal: Lots 43-76, Section 11, Township 12, Plan BCP33315 Location: Beecham Place/108 Avenue/Erskine Street From: RS-1b (One Family Urban (Medium Density) Residential) To: R-1 (Residential District) Purpose: To subdivide 34 lots into 45 lots. The Manager of Legislative Services advised that there was no correspondence on this item. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Neighbourhood Context • OCP Context • Site Characteristics • Submitted Information • Project Details Public Hearing Minutes May 19, 2009 Page 5 of 10 Ken Knechtel Mr. Knechtel asked for clarification as to the location of this application. He expressed concern with Kanaka Creek’s ability to handle increased inflows from new subdivisions without proper storm management. There being no further comment, the Mayor declared this item dealt with. Note: Items 4a) and 4b) were dealt with following Items 5a) and 5b) 4a) RZ/110/08 Maple Ridge Official Community Plan Amending Bylaw No. 6649-2009 Legal: Lots 34-58 & 62, Section 32, Township 12, New Westminster District, Plan BCP33856; Lots 3 & 4, Section 32, Township 12, New Westminster District, Plan 17907; Parcel B of SE ¼ Section 32, Township 32, New Westminster District Reference Plan RP6048. Location: 22960-23170 Gilbert Drive (even numbers only) & 13719, 13751, 13819 & 13829 232 Street, and Parcel B of SE ¼ Section 32, Township 32, New Westminster District Reference Plan RP6048 Purpose: To amend Figures “2 and 3A” of the Official Community Plan From: Eco Clusters, Low Density Urban, Medium Density Residential, Civic Med/High Density Residential, Neighbourhood Park, Conservation To: Conservation, Medium/High Density Residential, Neighbourhood Park, Civic, Medium Density Residential And: To amend Figure 4 of the Official Community Plan, to remove from Neighbourhood Park and Conservation and add to Neighbourhood Park and Conservation 4b) RZ/110/08 Maple Ridge Zone Amending Bylaw No.6650-2009 Legal: Lots 34-58 & 62, Section 32, Township 12, New Westminster District, Plan BCP33856; Lots 3 & 4, Section 32, Township 12, New Westminster District, Plan 17907; Parcel B of SE ¼ Section 32, Township 32, New Westminster District Reference Plan RP6048. Location: 22960-23170 Gilbert Drive (even numbers only) & 13719, 13751, 13819 & 13829 232 Street and Parcel B of SE ¼ Section 32, Township 32, New Westminster District Reference Plan RP6048 Public Hearing Minutes May 19, 2009 Page 6 of 10 From: CD-3-98 (Comprehensive Development) & A-2 (Upland Agricultural) To: R-1 (Residential District), RM-1 (Townhouse Residential), P-1 (Park & School), R-3 (Special Amenity Residential District), and RST–SV (Street Townhouse-Silver Valley) And: Text Amendment to provide a new Street Townhouse Residential Zone, RST –SV (Street Townhouse- Silver Valley), which is intended for use only within areas of Silver Valley not designated as Eco-Cluster. This zone is for street oriented fee-simple townhouses residential developments. And: Text Amendment to the Density Section of the RM-1 (Townhouse Residential) zone. The intent is to amend and replace PART 6 RESIDENTIAL ZONES, Section 602 RM-1 Townhouse Residential (5) Density with the following: All buildings and structures shall not exceed a floor space ratio of 0.6 times the net lot area, excluding a maximum of 50 m2 of habitable basement area. Purpose: To permit the development of approximately 145 townhouse units, 39 single family lots, and 29 street townhouse units, school/park site and Neighbourhood Park. The Manager of Legislative Services advised that correspondence was received from Zuzana Vasko opposing amendments to the conservation area. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Submitted Information • Project Details Ken Knechtel Mr. Knechtel expressed concern with the negative effect additional subdivisions in this area will have on the groundwater flow. He also expressed concern that the additional houses will raise sewage levels which could overwhelm the current sanitary sewage system design and dump raw sewage into adjoining ditches and streams. Public Hearing Minutes May 19, 2009 Page 7 of 10 Mr. Knechtel spoke to the lack of maintenance of infrastructure, particularly of the bridges near his property. He suggested that 232nd Street remain the primary access to Silver Valley and asked where another road going into the area will be built. Mr. Knechtel questioned the adequacy of the existing drainage system when taking into account instantaneous flow. There being no further comment, the Mayor declared this item dealt with. 5a) RZ/054/02 Maple Ridge Official Community Plan Amending Bylaw No. 6642-2009 Legal: Lot 1, Except: Part on Plan BCP30872, Section 32, Township 12, New Westminster District, Plan 85759 Location: 22600 136 Avenue Purpose: To amend Figures “2 & 4” of the Official Community Plan From: Eco Cluster To: Conservation, and to remove that portion of trail from Figure “4” 5b) RZ/054/02 Maple Ridge Zone Amending Bylaw No.6643-2009 Legal: Lot 1, Except: Part on Plan BCP30872, Section 32, Township 12, New Westminster District, Plan 85759 Location: 22600 136 Avenue From: A-2 (Upland Agricultural) To: R-1 (Residential District) and RST (Street Townhouse Residential) And: Text Amendment to provide a new Street Townhouse Residential Zone, RST (Street Townhouse Residential), which is intended for use only within areas of Silver Valley designated as Eco-Cluster. This zone is for street oriented fee-simple townhouses within Eco-Cluster developments. Purpose: To permit the development of 38 single family units and 2 fourplex street townhouse buildings. Public Hearing Minutes May 19, 2009 Page 8 of 10 The Manager of Legislative Services advised that correspondence was received Zuzanna Vasko opposing amendments to the conservation area. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Neighbourhood Context • OCP Context • Submitted Information • Project Details • Development Information Meeting • Development Considerations David Vandergugten Mr. Vandergugten outlined concerns of neighbourhood residents pertaining to the laneway behind their houses. He provided a visual presentation of the narrowness of the laneway. He cited safety concerns, particularly for the children living in the existing subdivision, should traffic utilizing the lane increase as a result of the new development. Dwight Watts Mr. Watts expressed concern that vehicles coming out of the proposed subdivision will use the lane as a short cut to Foreman Drive turning the laneway into a collector road. He stressed that this will be unacceptable situation for the existing neighbourhood. Darlene Terry Ms. Terry stated the smaller lanes planned in Silver Valley subdivisions meant to calm traffic are not working. She expressed concern that the increased traffic from the proposed subdivision will use the neighbourhood lane as a funnel to Foreman Drive noting that the lane was not designed to be a collector route. She stated that no further development should occur in the area until another access road is put into place. David Vandergugten Mr. Vandergugten requested that a barrier be put at the top of the laneway to prevent thru traffic, however, but still allow access for Fire Services. He provided examples of barriers in other areas of Maple Ridge. He submitted a petition from residents in the neighbourhood requesting a lane barrier. The Manager of Development and Environmental Services advised that the developer has agreed to barricade the lane during construction. He also advised that the District Engineering Department has indicated it is not in favour of permanent closure of the laneway. Public Hearing Minutes May 19, 2009 Page 9 of 10 David Laird, Damax Consulting – Applicant Representative Mr. Laird addressed the concerns of the neighbourhood residents pertaining to the laneway. Doug Pastorek Mr. Pastorek advised that he fully supports the residents bringing forward issues with the laneway, however, he felt that closing the lane to thru traffic will cause more issues. He asked if traffic studies for the area have been done and whether another roadway can be built prior to the proposed subdivision being development. He expressed concern that there is only one access point to handle the increased amount of traffic in the area. Ken Knechtel Mr. Knechtel inquired as to future plans for 136 Street. He expressed that developments in Silver Valley are a threat to his farm due to increased groundwater flow and drainage. Doug Pastorek Mr. Pastorek stated that a traffic pattern study for the Silver Valley area should be done. Ken Knechtel Mr. Knechtel expressed concern with the increased flow of runoff as a result of development in Silver Valley and the possible effect on his farmland in terms of flooding should the water from the development drain into the active floodplain below. Doug Pastorek Mr. Pastorek reiterated his concern over the increase in traffic in the Silver Valley and asked whether a formal request for traffic analysis can be made. Ken Knechtel Mr. Knechtel expressed concern with the structural integrity of the bridges in the area. He stated that major infrastructure repairs should be made prior to continuing further development in Silver Valley. There being no further comment, the Mayor declared this item dealt with. 6) RZ/005/09 Maple Ridge Zone Amending Bylaw No. 6647-2009 Purpose: To make text amendments to the Maple Ridge Zoning Bylaw No. 3510- 1985 in order to eliminate redundancy, amend definitions, simplify wording and clarify requirements. Some of the proposed text amendments include: 1) The addition of new definitions such as: Basement; Body Rub; Floor Space Ratio; Minimum Lot size; Parent Parcel; Remainder Lot; Residential Floor Area; Setback and Warehouse; Public Hearing Minutes May 19, 2009 Page 10 of 10 2) The correction of typing errors or updating of terminology to ensure consistency; 3) An amendment to the RM-1 zone (Townhouse Residential) to permit a maximum density of 0.6 times the net lot area plus a maximum of 50 sq.m. of habitable basement area; 4) An amendment to the C-3 zone (Town Center Commercial) density provision to exclude common facility areas such as common stairwells, common corridors, balconies, basement or cellar areas like mechanical rooms, heating, laundry and storage facilities, amenity areas, swimming pools and open sundecks from the residential density calculations. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • New definitions • Purpose • Existing typing errors and consistency • Text amendment to the RM-1 zone (Townhouse Residential) and purpose • Text amendment to the C-3 (town center commercial) and purpose The Manager of Legislative Services advised that no correspondence was received on this item. Ken Knechtel Mr. Knechtel suggested that the bylaw include a covenant to require developers to remove all invasive plants for a specified number of years in order to protect native plants in conservation areas. 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 8:32 p.m. ____________________________ E. Daykin, Mayor Certified Correct ______________________________ C. Marlo, Corporate Officer