Loading...
HomeMy WebLinkAbout2015-02-17 Public Hearing Minutes.pdfDistrict of Maple Ridge PUBLIC HEARING February 17, 2015 The Minutes of the Public Hearing held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia on February 17, 2015 at 7:00 p.m. ____________________________________________________________________________ PRESENT Elected Officials Appointed Staff Mayor R. Read J. Rule, Chief Administrative Officer Councillor C. Bell C. Marlo, Manager of Legislative Services Councillor K. Duncan C. Carter, Director of Planning Councillor B. Masse C. Goddard, Manager of Development and Environmental Councillor G. Robson Services Councillor T. Shymkiw D. Pollock, Acting General Manager of Public Works and Councillor C. Speirs Development A. Gaunt, Confidential Secretary ______________________________________________________________________________ Mayor Read 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 February 24, 2015. The Mayor then called upon the Manager of Development and Environmental Services to present the following items on the agenda: 1a) 2011-082-RZ Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 Legal: Lot A, Section 3, Township 12, New Westminster District, Plan EPP9830 Lot B, Section 3, Township 12, New Westminster District, Plan CP46878 Location: 10150 and 10190 Jackson Road Purpose: To amend Schedule “A” of the Official Community Plan From: Low/Medium Density Residential & Medium Density Residential To: Conservation and Medium Density Residential And Purpose: To amend Schedule “C” of the Official Community Plan to add to Conservation Public Hearing Minutes February 17, 2015 Page 2 of 12 1b) 2011-082-RZ Maple Ridge Zone Amending Bylaw No. 6861-2011 Legal: Lot A, Section 3, Township 12, New Westminster District, Plan EPP9830 Lot B, Section 3, Township 12, New Westminster District, Plan BCP46878 Location: 10150 and 10190 Jackson Road From: RS-3 (One Family Rural Residential) and M-2 (General Industrial) To: R-1 (Residential District) and RS-1b (One Family Urban [Medium Density] Residential) Purpose: To permit the future subdivision into approximately 45 single family lots. The Manager of Legislative Services advised that an e-mail opposing the application was received from Thoral Hammoud (Tidst Holdings). The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • OCP Context • Neighbourhood Context • Site Characteristics • Development Proposal • Proposed Subdivision Plan • Timeline for Application • Terms and Conditions David Laird, Aplin and Martin Consultants, Applicant Representative Mr. Laird provided information on the history and process involved in bringing the application back to the public hearing stage. He requested that the developer not be charged the new Albion Amenity Fee as this project was started prior to the amenity fee being put in place and delayed due to unforeseen slope failure. There being no further comment, the Mayor declared this item dealt with. Public Hearing Minutes February 17, 2015 Page 3 of 12 2) 2013-029-RZ Maple Ridge Zone Amending Bylaw No. 6987-2013 Legal: Lots A and B, District Lot 399, New Westminster District, Plan 13442 Location: 22305 and 22315 122 Avenue From: RS-1 (One Family Urban Residential) To: RM-2 (Medium Density Apartment Residential) Purpose: To permit the construction of a 69 unit, 5 storey apartment building. The Manager of Legislative Services advised that an e-mail was received from Janice Rue in opposition to the application and an e-mail commenting on the exterior colour theme was received from Carla on this item. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Official Community Plan Context • Neighbourhood Context • Site Characteristics • Development Proposal • Proposed Building Plan • Proposed Site Plan • Proposed Elevations • Proposed Landscape Plan • Recommendation Shafique Rashid Mr. Rashid identified himself as an owner and representative for properties on both the east and west sides adjacent to the subject property. He expressed concern that allowing this application to go forward will isolate the properties and make them undevelopable. He spoke to an opportunity for a new development combining all four properties and zoning them together. He requested that Council reconsider the application to ascertain whether there is potential for better development should all four lots be consolidated. Mr. Rashid also expressed concern with the style and height of the proposed building. Public Hearing Minutes February 17, 2015 Page 4 of 12 Wayne Bissky, Applicant Representative Mr. Bissky provided background and history on the application. He advised on attempts made on the part of the applicant to arrange consolidation of the neighbouring properties. He explained that the proposed development is designed to allow properties on either side to be developed. Danik Daniels, Owner of Application Property Mr. Daniels spoke to statements put forward Mr. Rashid pertaining to consolidation of properties. He outlined what was done to attempt to consolidate as per direction from the Planning Department. He advised that ‘no build’ zones have been left in order to allow the neighbouring properties to develop and build and that development of neighbouring lots is not inhibited. Mr. Daniels expressed that the density offered by this proposal met density requirements for the downtown core. There being no comment, the Mayor declared this item dealt with. 3a) 2013-041-RZ Maple Ridge Official Community Plan Amending Bylaw No.7087-2014 Legal: Lot 5 Except: Firstly: the East 100 feet; Secondly: Part Subdivided by Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241, Group 1, New Westminster District, Plan 1750 Location: 20738 123 Avenue Purpose: To amend Schedule “B” of the Official Community Plan From: Urban Residential To: Conservation And Purpose: To amend Schedule “C” of the Official Community Plan to add to Conservation 3b) 2013-041-RZ Maple Ridge Zone Amending Bylaw No. 7007-2013 Legal: Lot 5 Except: Firstly: the East 100 feet; Secondly: Part Subdivided by Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241, Group 1, New Westminster District, Plan 1750 Location: 20738 123 Avenue From: RS-3 (One Family Rural Residential) Public Hearing Minutes February 17, 2015 Page 5 of 12 To: R-1 (Residential District) Purpose: To permit a future subdivision of 21 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 • Official Community Plan Context • Neighbourhood Context • Site Characteristics • Development Proposal • Project History • Response to Concerns • New Information – Traffic Study • Revised 123 Avenue Proposal • Proposed Subdivision • Environmental Setbacks • Terms and Conditions Greg Toll Mr. Toll gave a power point presentation outlining his reasons for opposing the proposed development. He cited concerns with the area designated conservation, changes made to 123 Avenue which were not publically available, lack of an intersection in the area and the difficulty in reading traffic studies. He did not agree with the numbers provided by the developer’s engineers. Mr. Toll expressed concern with proposed variances, particularly variances for creek setbacks less than 15 m. He also expressed concern with the environmental report particularly in terms of the impact on local wildlife. He spoke to the susceptibility to wind of the large trees in the area. David Laird, Applicant Representative Mr. Laird addressed concerns expressed by the previous speaker. He provided pictures indicating the history of existing development in the area and work carried out during development in the past. He spoke to the issue of density and indicated that the area already has higher density in the form of a townhouse site. Mr. Laird also addressed concerns in terms of the environment and provided pictures of what would have been done to the property had it been developed at the same time as existing neighbouring subdivisions which had been built under less stringent regulations. Public Hearing Minutes February 17, 2015 Page 6 of 12 Joan Roberts Ms. Roberts conveyed that she is under the understanding that the application property is a piece of land dedicated by George Mussallem to be left as is. She expressed concern with the traffic safety particularly at the 207A Street and the Dewdney Trunk Road intersection and the congestion which may result due to increased traffic from the proposed development. Ms. Roberts also expressed concern with the lot size in that most other properties along 207A Street are larger. She felt it important that the beauty of an area be retained. Suzanne Sauve Ms. Sauve’s main objection to the application is that there are already too many people living in a small area. She expressed concern with current traffic safety and existing parking issues. Ms. Sauve spoke to problems the strata she lives in has with the creek in that the embankment is eroding gradually. She is concerned with how erosion could impact a development which has a creek on each side. She would prefer that 207A Street remain closed where it currently dead-ends and that it be opened to access onto 123rd Avenue. Steven Adamson Mr. Adamson expressed concern with the congestion in the area particularly accessing 207A Street. He explained the current traffic situation and stated he did not wish to see traffic going through this area. He cited traffic safety issues and existing issues with vehicles currently parking on the sides of the road. He felt that the conservation area to be dedicated is not parkland as it is not accessible to the neighbourhood. Ewa Kreczman Ms. Kreczman read from a prepared statement. She expressed disappointment with the information brought back by the applicant since the first Public Hearing. She continues to have concerns with the reduction in setbacks, the lack of a wildlife corridor, the safety of traffic routes and the traffic numbers providing in an engineering report. Ms. Kreczman spoke to the current use of a fire lane by residents of a neighbouring townhouse complex and expressed concern that these residents will begin to use 207A Street once it no longer dead-ends. Cherilynn Toll Mrs. Toll indicated she provided a written statement at the previous Public Hearing. She stated that she was previously advised by City Hall and a realtor that development on this property will consist of a cul de sac with 7 homes. She recounted a story of what had been done by George Mussallem to prevent the road from going through. Mrs. Toll indicated that in the past, the neighbourhood schools were full despite less development and less people and expressed that more development did not guarantee full schools. She wishes to see the area as conservation and indicated that her reasoning is not self-serving rather that she is concerned for children growing up in the area. Public Hearing Minutes February 17, 2015 Page 7 of 12 Peter Robinson Mr. Robinson’s main concern is with the environmental setbacks, particularly for offsets to certain setback areas and the reduction of riparian zones. He feels that the proposal is on land which is a sandbank between two water courses. Mr. Robinson also advised that the Alouette River Management Society has been stocking McKenney Creek with Coho salmon and expressed concern that environmental aspects of the community will begin to disappear due to such developments. Joe Jurich Mr. Jurich spoke to the lack of setbacks from watercourses in the past and his approval for the new setback regulations. He described the types of fish found in McKenney Creek and the wildlife in the area surrounding the townhouse complex he resides in. Andrea Drummond Ms. Drummond spoke to the natural tranquility and the various species of wildlife in the area. She does not consider this area part of the downtown core and does not welcome an increase in density. She encouraged preservation of the 1960’s era yards with large lots and green space. Ms. Drummond expressed concern with past geotechnical issues in the area and encouraged a closer look at these. Greg Toll Mr. Toll continued his power point presentation. He highlighted the differences in terms of green space between East and West Maple Ridge. He reiterated his concern with proposed variances and questioned the environmental report statement that the creek held no fish. He cited the negative impact of the proposed development on the ability of the area to sustain wildlife and suggested that a corridor should be maintained between the two branches of the creek. Mr. Toll did not agree with height variances and also expressed concern over existing and future traffic issues. Steven Adamson Mr. Adamson expressed that there is more wildlife in the area and more fish in the creek than portrayed in the environmental report provided. David Laird, Applicant Representative Mr. Laird responded to residents’ concerns. He advised on geotechnical setbacks and the proposed setback variances. He provided a map of traffic in the area and addressed concerns that the proposed thru road will negatively impact traffic as well as access. He clarified that the park dedication is an environmental park, not a backyard park and indicated that although building height has changed, the proposed subdivision will blend into the existing developments. Public Hearing Minutes February 17, 2015 Page 8 of 12 Artur Siewierski Mr. Siewierski gave a power point presentation. He is against the proposed zoning variances and the requested environmental variances. He requested that the east-west corridor be preserved and also that the area and wildlife in the area be protected and preserved. He asked whether 207A Street will become a collector route without being reclassified as such. Ewa Kreczman Ms. Kreczman advised on the traffic patterns in the area. She reiterated her concerns with the existing traffic issues in the area and the negative impact of the proposed development on traffic and safety. Ms. Kreczman felt that more development in the area will adversely affect population growth and families will move away rather than come to the area which will in turn have a negative impact on the neighbourhood schools. Note: Councillor Duncan left the meeting at 8:40 p.m. Jackie Goolevitch Ms. Goolevitch spoke to the wildlife in the area. She expressed concern with current traffic issues, the negative impact of increased traffic from the proposed development and the encroachment onto lands and creeks. She spoke against the opening of the dead-end on 207 Street. Note: Councillor Duncan returned to the meeting at 8:42 p.m. Peter Robinson Mr. Robinson expressed concern with traffic safety on 123 Avenue particularly at the dip in the road. He felt that access into the proposed subdivision from 123 Avenue should not be allowed unless a turning lane is provided. Rob Le Sage Mr. Le Sage stated that the area north off Dewdney Trunk Road is a slight chicane and should the new development be placed there, another chicane will be created and the street will become very narrow and congested. He echoed comments stating that the area is a sandbar with two creeks and that a geotechnical study should be done. He expressed concern with building on sand as well as the impact on wildlife of the proposed development. Andrea Drummond Ms. Drummond spoke to the issue of bringing in family homes to increase the student population in neighbouring schools. She asked whether School District No. 42 was consulted in terms of the number of students in Fairview and Laity View Elementary Schools. She encouraged the preservation of the existing green space and larger lots. Joe Jurich Public Hearing Minutes February 17, 2015 Page 9 of 12 Mr. Jurich expressed concern with a funnel effect of a roadway moving from a 11.6 m width to a proposed 8.1 m width. Al Hogarth, Applicant Representive Mr. Hogarth spoke in favour of the application. He spoke to creek setback regulations and advised that the proposal was giving the most land of any development along the creek. He stated that the protection of wildlife is better than in the past. He addressed the “urban myths” speakers referred to relating to George Mussallem and advised that the road has always been designated a thru road. Al Hogarth, Applicant Representative Mr. Hogarth described traffic issues in his neighbourhood and addressed concerns around the development of a thru road as a result of the proposed application. He stated that the property in question is private property and that the owners have already reduced density with respect to the Official Community Plan as higher density townhouses are a permitted use. He suggested that a perhaps a buyer of the property would be willing to dedicate the site to the municipality. Artur Siewierski Mr. Siewierski continued his power point presentation. He clarified that residents did not wish to tell Mr. Mussallem what to do with the property and that their concerns were with the environment and safety of neighbourhood children. He asked for a designation of the new portion of 207A Street, whether the costs of widening the street have been taken into consideration and the impact of the widening of the street on the watercourse setback. Mr. Siewierski expressed that his main concern is traffic safety and questioned the traffic study numbers projected. He spoke to high collision sites in Maple Ridge. Greg Toll Mr. Toll continued his power point presentation. He advised on the number of vehicles, bikes and pedestrians crossing the proposed intersection in an hour on a Sunday. He spoke to proposed traffic calming measures. Mr. Toll felt that proposed variances will compromise safety and was not in agreement with the proposed variances for the heights of some of the houses. Ewa Kreczman Ms. Kreczman questioned the width and classification of the road and inquired why there can be different classifications on the same stretch of road. She advised that the concerns of the neighbourhood extend to the other side of the area as well. David Laird Mr. Laird addressed environmental concerns, indicating that the City’s environmental planner had gone through the report in great detail. Mr. Laird also addressed the issue with westbound traffic on 123 Avenue Public Hearing Minutes February 17, 2015 Page 10 of 12 Cherilynn Toll Mrs. Toll indicated that her husband had met with the Environmental Planner. She advised on the conversation between her husband and the planner. Werner Budau Mr. Budau expressed concern with the number of proposed variances and felt this project is not right for the parcel of land it has been designated for. He supported the neighbouring residents’ concerns over parking issues and traffic. Mr. Budau cited a realtor’s study indicating that properties on thru streets were less in value than those not on thru streets and expressed concern with property values being lowered as a result of 207A Street becoming a thru street. Andrea Drummond Ms. Drummond expressed concern over working with 123 Avenue in terms of providing traffic calming due to the drop off on either side of the road. Michelle Siewierski Ms. Siewierski expressed concern with traffic, particularly the turn to 206B Street. She felt that pedestrians could be hit in that area despite “slow down” signage. There being no further comment, the Mayor declared this item dealt with. She requested that written presentations be submitted to the Manager of Legislative Services 4a) 2012-065-RZ Maple Ridge Official Community Plan Amending Bylaw No. 7126-2015 Legal: Lot 8, Section 10, Township 12, New Westminster District, Plan 18280 Lot 1, Section 10, Township 12, New Westminster District, Plan 72103 Lot 5, Section 10, Township 12, New Westminster District, Plan 75957 Lot 6, Section 10, Township 12, New Westminster District, Plan 75957 Location: 10501 Jackson Road, 10601 Jackson Road, 10578 245B Street and PID: 010-396-977 Purpose: To amend Schedule A of the Official Community Plan, Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan From: Low Density Medium To: Conservation Public Hearing Minutes February 17, 2015 Page 11 of 12 And Purpose: To amend Schedule “C” of the Official Community Plan to add to Conservation 4b) 2012-065-RZ Maple Ridge Zone Amending Bylaw No. 7059-2014 Legal: Lot 8, Section 10, Township 12, New Westminster District, Plan 18280 Lot 1, Section 10, Township 12, New Westminster District, Plan 72103 Lot 5, Section 10, Township 12, New Westminster District, Plan 75957 Lot 6, Section 10, Township 12, New Westminster District, Plan 75957 Location: 10501 Jackson Road, 10601 Jackson Road, 10578 245B Street and PID: 010-396-977 From: RS-2 (One Family Suburban Residential) and RS-3 (One Family Rural Residential) To: RS-1b (One Family Urban [Medium Density] Residential) Purpose: To permit the future subdivision of approximately 60 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 • Official Community Plan Context • Neighbourhood Context • Site Characteristics • Proposed Subdivision Plan • Terms and Conditions Josh Carr Public Hearing Minutes February 17, 2015 Page 12 of 12 Mr. Carr requested that issues which are contentious be placed at the end of a Public Hearing agenda. 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 9:34 p.m. ____________________________ N. Read, Mayor Certified Correct ______________________________ C. Marlo, Corporate Officer