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Home My WebLink About2015-07-21 Public Hearing Minutes.pdfCity of Maple Ridge PUBLIC HEARING July 21, 2015 The Minutes of the Public Hearing held in the Council Chamber of City Hall, 11995 Haney Place, Maple Ridge, British Columbia on July 21, 2015 at 7:00 p.m. ____________________________________________________________________________ PRESENT Elected Officials Appointed Staff Mayor N. Read F. Quinn, Acting Chief Administrative Officer Councillor C. Bell C. Marlo, Manager of Legislative Services Councillor K. Duncan C. Carter, Director of Planning Councillor B. Masse A. Kopystynski, Acting Manager of Development and Councillor G. Robson Environmental Services Councillor T. Shymkiw D. Hall, Planner Councillor C. Speirs A. Gaunt, Confidential Secretary ______________________________________________________________________________ Note: Councillor Masse was not in attendance at the start of the meeting. 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 July 28, 2015. The Mayor then called upon the Acting Manager of Development and Environmental Services to present the following items on the agenda: 1a) 2014-054-RZ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7152-2015 LEGAL: Parcel One (Explanatory Plan 8154) of Parcel “B” (Reference Plan 8155) of the South East Quarter Section 28, Township 12, New Westminster District; Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part Subdivided by Plan 38973, Section 28, Township 12, New Westminster District, Plan 1105 LOCATION: 23598 and 23627 Dogwood Avenue PURPOSE: To amend Schedule “B” of the Official Community Plan FROM: Estate Suburban Residential Public Hearing Minutes July 21, 2015 Page 2 of 9 TO: Conservation and Forest AND PURPOSE: To amend Schedule “C” of the Official Community Plan to add to Conservation and Forest 1b) 2014-054-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 7103-2014 LEGAL: Parcel One (Explanatory Plan 8154) of Parcel “B” (Reference Plan 8155) of the South East Quarter of Section 28, Township 12, New Westminster District; Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part Subdivided by Plan 38973, Section 28, Township 12, New Westminster District, Plan 1105 LOCATION: 23598 and 23627 Dogwood Avenue PURPOSE: A site specific text amendment to allow a density bonus for smaller lot dimensions and area consistent with the RS-1c (One Family Urban [Low Density] Residential) in the RS-2 (One Family Suburban Residential) zone. The Manager of Legislative Services advised that correspondence asking questions and submitting comments pertaining to the application was received from Lyn Peters and that correspondence opposing the application was received from Jim and Brenda Richardson. The Acting 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 • Proposal • Proposed Subdivision Plan • Park Area • Terms & Conditions Note: Councillor Masse joined the meeting at 7:06 p.m. Public Hearing Minutes July 21, 2015 Page 3 of 9 Brenda Finlayson Ms. Finlayson read from a prepared statement which she provided to the Manager of Legislative Services. She addressed concerns with the impact this development will have on the natural habitat, wildlife and traffic safety. She provided information on the heritage designation of the South Alouette River. Brenda Richardson Ms. Richardson advised that she has submitted a letter to Council. She expressed that although Dogwood Avenue does have some smaller lots, it did not make sense to place a subdivision at the end of the street. Gavin Roach Mr. Roach asked how the designated conservation area and forest will be maintained over time and how the maintenance will be paid for. Staff clarified that the portion of the land with the tree stands will be dedicated to the City and that there may be a local area servicing agreement in the future for services in the parkette area. Art Guggenheimer Mr. Guggenheimer spoke in opposition to the application. He expressed concern with the smaller lot size compared to the ½ acre lots currently in the area and with the severe impact to privacy in the back of his property. There being no further comment, the Mayor declared this item dealt with. Note: Councillor Shymkiw excused himself from discussion of Item 2 at 7:19 p.m. as his family has a building in the area. 2) 2012-031-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6914-2012 LEGAL: Lot 2, District Lots 280 and 281, Group 1, New Westminster District, Plan BCP50883 LOCATION 11055 Hazelwood Street FROM: RS-3 (One Family Rural Residential) TO: M-3 (Business Park) PURPOSE To permit industrial development in a Business Park format The Manager of Legislative Services advised that correspondence expressing concerns and making comments pertaining to the application was received from Joe Mulligan, Frank Beck, Public Hearing Minutes July 21, 2015 Page 4 of 9 Ian Dunbrack and Denis Chabot. She also advised that late correspondence from Natalie Baekgaard will be circulated to Council the following day. The Planner gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • Official Community Plan Context • Site Characteristics • Development Proposal • Green Space and Environmental Plan • Multi-Purpose Trail Detail • Terms & Conditions Frank Beck Mr. Beck expressed concern with the connection of Kingston Street to Wharf Street and the resulting negative impacts of increased traffic. He spoke to existing traffic problems in the industrial park and reiterated that adding more traffic by opening up Wharf Street would create even more traffic issues. Randy Schmidt Mr. Schmidt is not against the application, however, he expressed concern with the size of the property and the possible negative impact on the neighbouring residential properties as resulting from increased noise, lighting and odors from a large industrial user. Mr. Schmidt was not in opposition to a road to Wharf Street. Duffey Malinosky Mr. Malinosky spoke in opposition to the application as he believes the area should be maintained for residential development. He expressed concern over a negative impact on the neighbourhood and a possible drop in the property values of the surrounding residential area. Eric Phillips Mr. Phillips is not opposed to a business park use of the property. He does not wish to see Hazelwood connecting with Wharf Street in that Wharf Street is a dyke and not made for heavy traffic. He expressed concern with the impact of increased traffic from the bridge though the area and asked that any negative impacts be mitigated. Rafe Fitzpatrick Mr. Fitzpatrick identified himself as a former member of the Community Liaison Committee working with TransLink and BCIT on a previous proposal. He advised that one of the major concerns, particularly for properties on Ospring Street backing onto the proposed development, is light pollution. He expressed concern with the impact of light pollution, Public Hearing Minutes July 21, 2015 Page 5 of 9 noise and possible flooding as well as possible effects on his foundation resulting from construction. Mr. Fitzpatrick also expressed concern over the loss of privacy and that greenspace will be lost. He asked that consideration be given to a wall or a noise buffer and a park area. Joe Mulligan Mr. Mulligan expressed concern over the impact on his privacy of the proposed building. He also commented on the negative impact of noise and air pollution and the possibility of water draining onto his property as well as the potential of dirt from construction landing on his house and property. Eric Phillips Mr. Phillips asked about a park identified to the west of the property and which park this is. The Planner clarified that this area is the property adjacent to the site and is conservation. Mr. Phillips put forward that this area is the Katzie Slough. There being no further comment, the Mayor declared this item dealt with. Note: Councillor Shymkiw returned to the meeting at 7:44 p.m. 3a) 2014-028-RZ Maple Ridge Official Community Plan Amending Bylaw No. 7154-2015 Purpose: To change the text of the Maple Ridge Official Community Plan Bylaw No. 7060-2014 as follows: To amend Schedule A, 10.2 Town Centre Plan, 3.3 Land Use Designations, Medium and High Rise Apartments, by deleting and replacing Policy 3-23 by the following: Policy 3-23 All Medium & High-Rise Apartment developments should be a minimum of five (5) storeys and may reach over twenty (20) storeys. To amend Schedule A, 8.11 Town Centre Development Permit Area Guidelines, North View and South View – Key Guideline Concepts 2, by deleting the phrase “(greater than 5 stories)” and replacing it by “(greater than 4 storeys)”. To update all supportive diagrams in Chapter 8.11 Town Centre Development Permit Area Guidelines related to Medium and High- Rise Apartment residential to reflect a minimum five (5) storey building height. Public Hearing Minutes July 21, 2015 Page 6 of 9 3b) 2014-028-RZ Maple Ridge Zone Amending Bylaw No. 7092-2014 Legal: Lots 10, 11 & 12, all of Section 20, Township 12, New Westminster District, Plan 8081; Lot 1, Section 20, Township 12, New Westminster District, Plan 8843 Location: 12080 Edge Street and 22554/22566/22576 121 Avenue From: RS-1 (One Family Urban Residential) To: RM-3 (High Density Apartment Residential) Purpose: To permit a future construction of a 5 storey, 73 unit apartment building. Purpose: A site specific text amendment for calculating the Floor Space Ratio (FSR). The Manager of Legislative Services advised that correspondence expressing concern with the application was received from Stacy Jobse. The Acting 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 • Zoning Text Amendment • Sustainability and Amenities • Site Plan • Underground Parking Plan • Building Elevations • Landscaping Details • Terms & Conditions Graham McLean – Applicant Mr. McLean advised that the architect and the engineers for the application were present to answer questions. Public Hearing Minutes July 21, 2015 Page 7 of 9 Don Spindor Mr. Spindor advised that he is on the Building Committee at St. Patrick’s Church and that the committee would like to see 121 Avenue become a one way from Edge Street to 227 Street. He requested that the committee be involved in discussions pertaining to access to the St. Patrick’s School property. Anita Mar Ms. Mar asked for a time line on development of the property, particularly when buildings and houses will be removed and when the application will come before Council for further readings. Mr. McLean advised that the applicant’s intent is to proceed as soon as Council approves the zoning and the building application. There being no further comment, the Mayor declared this item dealt with. 4) 2015-158-RZ Maple Ridge Zone Amending Bylaw No. 7155-2015 Legal: Lot 19, District Lot 404, Group 1, New Westminster District, Plan EPP32520 Location: 23980 Kanaka Way Purpose: Site specific text amendment to allow for a Commercial Daycare (child care centre) on the ground floor of a 2 storey commercial/residential building. The Manager of Legislative Services advised that 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 • Site Plan • Rendering of building • Terms & Conditions Public Hearing Minutes July 21, 2015 Page 8 of 9 Kathy Mang Ms. Mang runs a family daycare and expressed concern over the number of large day care centres in Maple Ridge and the lack of children to fill these spaces. Sherry Welykholowa Ms. Welykholowa is an in-home care provider. She expressed concern with the impact of the proposed day care on traffic in the area particularly on the intersection at Kanaka Way and 240th Street which is already a high accident intersection. Samantha Johnston Ms. Johnston expressed support for the child care centre at this new location. She stated that many parents prefer to have children in a large daycare and did not feel that lack of children to fill day care spaces is a concern. She expressed appreciation of the locality of the new child care centre in that she can walk with her children between the facility and Kanaka Creek School. John Wynnyk Mr. Wynnyk’s asked whether the open space to the west of the proposed day care will become a parking or a playground area. The Acting Manager of Development and Environmental Services advised that the open space will be designated as a child play area. Mr. Wynnyk expressed concern with the current lack of parking for the area and that Kanaka Way will become a parking lot for persons accessing the play area. He advised that he was opposed to development proposed due to the limited parking. The Acting Manager of Development and Environmental Services advised on parking spaces and on the parking study done for the area. Mr. Wynnk requested a copy of the traffic study. Lynsey Pashley - applicant Ms. Pashley reported that the new child care centre is 85% full and that another location is being closed. She provided background information on the decision to open a child care centre in this location and advised that a traffic study was done. Sherry Welykholowa Ms. Welykholowa questioned the parking study and expressed concern that with the proposed child care centre being 85% full, additional traffic will be added to that area. She wondered whether there will be enough parking spaces to allow all users of the child care centre to go in, park and unload their children. The Mayor advised that the parking study for the application is available. Public Hearing Minutes July 21, 2015 Page 9 of 9 Anita Wynnyk Mrs. Wynnyk asked whether parking is being addressed only for the day care or for the whole complex and stated that she feels there is not enough parking being provided. The Acting Manager of Development and Environmental Services advised that the parking is for all uses on the site. Mrs. Wynnyk clarified that she is not against the proposed daycare, rather that she is concerned with the traffic congestion and traffic problems currently being experienced in the area. John Wynnk Mr. Wynnk asked whether street parking is recognized as parking for the complex or strictly as street parking. The Acting Manager of Development and Environmental Services provided further clarification on parking for the site and advised that there will be a total of 19 parking stalls. Tasleem McGillivary Ms. McGillivary spoke in favour of the proposed new centre. She felt that as many parents will drop children off early, the facility will not contribute to traffic congestion. 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 8:16 p.m. ____________________________ N. Read, Mayor Certified Correct ______________________________ C. Marlo, Corporate Officer