Loading...
HomeMy WebLinkAbout2001-08-27 Adopted Committee of the Whole Minutes.pdfCorporation of the District of Maple Ridge SPECIAL COMMITTEE OF THE WHOLE MEETING MINUTES August 27, 2001 7:00p.m. Council Chamber PRESENT Elected Officials Mayor A. Hogarth Councillor C. Gordon Councillor J. Harris Councillor F. Isaac Councillor L. King Councillor K. Morse Councillor C. Speirs Appointed Staff R. Robertson, Chief Administrative Officer T. Fryer, Municipal Clerk M. Murray, General Manager of Community Development, Parks and Recreational Services F. Quinn, General Manager Public Works and Development Services J. Pickering, Director of Planning C. Marlo, Confidential Secretary Other Staff as Required M. Rossi, Planner SILVER VALLEY PLANNING STUDY-REVIEW OF CIVITAS REPORT The Chief Administrative Officer provided a summary of the staff report focusing on: ♦ Context of the study ♦ Land Use Management System Overview ♦ Background and format of the Civitas Study ♦ Basis of the staff comments ♦ Highlights of the effects of the Report and the changes required ♦ Summary of staff comments ♦ Sound approach ♦ Difficult to adopt and implement ♦ Movement has generally been to more sustainable form and format ♦ Need for Council direction ♦ Steps required for implementation ♦ Time to complete -6-12 months ♦ Cost-$100-200,000 ♦ Options for completion -staff or consultant or combination of both ♦ Stakeholders -important to maintain lines of communication Committee of the Whole Minutes August 27, 2001 Page 2 of 12 ♦ Workplan -Detailed Planning Department Workplan to be presented September 10, 2001 at Committee of the Whole The Chief Administrative Officer then outlined the 4 options staff is recommending Council consider: ♦ Adopt the Civitas Report in principle noting that the result will not likely be the plan in its current format, changes will be required to make it work ♦ Identify general principles and proceed with a pilot ♦ Defer to OCP Review ♦ Reject the draft plan and utilize as a resource document. He advised that staff recommends option 2. Chris Mundy Mr. Mundy asked if the subdivision and arterial routes would remain unchanged or if Council will protect the wildlife and environment. He asked that the Plan be accepted before Silver Valley is carved up with subdivision and major roads. If the Plan is not accepted we may never know or see the difference. Silver Valley will be destroyed. He requested that Council accept the plan so Silver Valley can survive. Wendy Dedalt, GVRD Parks Ms. Dedalt read a submission from GVRD Parks to the Mayor & Council addressing concerns that the Blaney Bog wetland complex be maintained. The GVRD engaged a consultant to draft Terms of Reference for studies required to design drainage and storm water management systems that will sustain the bog. They also commissioned a consultant to prepare an overview of the crane population in the Lower Fraser Valley with observations on the role of Blaney Bog wetland complex. Both reports were submitted for Council's consideration. She encouraged the District to continue dialogue with the GVRD on this matter. Claus Andrup The issue that appears to be foremost in minds is the cost to taxpayers. Opponents talk of the cost of maintaining larger green areas, sewage, fire services, and infrastructure. They talk of the land assembled by the municipality and the need to ensure the sale of land fetches top dollar for the municipality. Mr. Andrup urged Council to look at the issue not just in the context of money. He pointed to mistakes made by other municipalities. In the big world 1600 acres is a small price to pay to show we are capable of responsible development. It is misleading to promote the idea that the Civitas proposal is more expensive than the old slash and bum method. The fear that the Civitas proposal is expensive is based on presumption not fact. The guidelines are the result of end-user input and not the input of special interest groups. He commented on the uniqueness and appeal of the Silver Valley area and suggested that if he was a developer he would be chomping at the bit to be part of Silver Valley as proposed by Civitas. . ) Committee of the Whole Minutes August 27, 2001 Page 3 of 12 The Municipal Clerk clarified that, as this is not a Public Hearing, there is no obligation to read correspondence. Prior to the start of the meeting, 19 individuals letters and 203 form letters in support of the Study were received. Additional form letters were submitted at the meeting. Copies of the correspondence have been given to Council. Ross Davies Mr. Davies offered strong support for adopting the plan in principle. He focused his reasons for this support based on his experiences as a fisheries technician. He has never seen a development that doesn't impact on adjacent watercourses. Any development in Silver Valley will have negative impact on watercourses. The Civitas Plan, he believes, will result in a dramatic reduction in damage because of the cluster design and the reduction of impervious surfaces. He views the Plan as a compromise that he is willing to accept. He spoke of studies of two watersheds for compliance with land development regulations. Both showed high levels of non-compliance. Regulations alone don't protect habitat. There are new Streamside Protection Regulations but it is too early to say if they will work. If we are successful at implementing the Plan it will be good press for the municipality and a case study for rest of province. Dwaina Spraeue Ms. Sprague requested that Council adopt in principle the Civitas plan for Silver Valley and begin a more detailed workplan with timelines and costs. How we develop Silver Valley will be how we will develop the rest of Maple Ridge. This is an opportunity to revitalize our community, create new by-laws and regulations for development. It is an opportunity to remove obstacles and set new standards for development and growth. She is tired of standard planning which results in extra cars and new strip malls putting old strip malls out of business. She spoke of what she is looking for in a community and asked that Council give the community something to hope for and reasons to stay here. She asked that Council permit all residents to have input into changes in their neighborhoods. Thomas Spraeue Mr. Sprague spoke in favour of full adoption of plan. He noted that he does not represent any special interest group. He believes that it is evident that we cannot proceed with development as in the past. Urban sprawl is unsustainable and creates problems. Development as we know it cannot continue. It is time we pursued more creative ways to proceed with development that is environmentally friendly and desirable to potential members of the community. He asked how a rejection of this plan and a continuation of traditional development with all its problems could be in the best interest of the community, He urged Council to show leadership, vote to adopt the plan in principle, and take steps to implement the plan for the whole of the Silver Valley area. Zale Hammren Mr. Hammren spoke of the credibility of the Silver Valley Neighbourhood Association pointing out that what they want is what is best for the community. They are interested in the future of Maple Ridge. Development of Silver Valley is inevitable but he asked that Committee of the Whole Minutes August 27, 2001 Page 4 of 12 Council ensure that the beauty of the area be maintained. It would be a shame if future generations were not able to enjoy the area. He asked that Council not look at more studies and test sites but adopt the plan in principle. Done Staneer Mr. Stanger asked Council to adopt the Civitas Plan in principle. The concept is not new. It is a proven concept. People who live in Silver Valley are not a special interest group, it is the development community whose only interest is to develop and move on who are. Any new development should have the concept of an environmentally sustainable community applied to its development practices. The economic benefits of this type of development are huge. Tourism to Golden Ears Park and the UBC Research Forest is an enormous source of untapped revenue. He asked what type of development would make people stop on their way to the park -a subdivision to drive through or the Civitas concept. Patty Morrison Ms. Morrison strongly supported adopting the plan in principle for all of Silver Valley. There will always be a division between those who want land for economic gain and those who value it for environmental, aesthetic and spiritual reasons. The Civitas Plan doubles green space, reduces impervious surfaces and still maintains the same number of housing units. It is her hope that it will become the norm to apply these standards to all development in Maple Ridge. The Civitas Plan offers the qualities that draw homeowners to an area. It should be a marketer's dream. It is her hope that developers will buy into the concept. The Civitas Plan offers the opportunity to develop and thrive. Dave Smith Mr. Smith participated in the Study as the equestrian representative on the Committee. This was a positive example of community planning. It was an opportunity to hear what all sectors believe can be created in Silver Valley. All groups support a vision for Silver Valley. He stated that together we can change and together we will change. It just means more effort. He asked that Council adopt the Civitas study in principle, option #2, not just for Silver Valley but for other areas as well. Tara Bloxall Ms. Bloxall expressed concerns about the transfer of open space to public ownership and access (page 96, section 6.5). Land cannot be transferred -it must be bought. The report suggests to her that Civitas is aware that Maple Ridge cannot afford to purchase the land required and is suggesting as an alternative that owners hand over their property rights to the municipality. She spoke of the impact this would have on homeowners if Council decides on a plan that we cannot afford to implement. Values will drop if land is targeted for schools, parks, civic buildings and green space. She questioned if Council would consider putting covenants on private property that limit what can be done with the property. She asked that Council show fiscal restraint and not spend money on a project that cannot be completed and will leave many families not knowing their future. r . i ) Committee of the Whole Minutes August 27, 2001 Page 5 of 12 Dou2 Noble Mr. Noble stated that he doesn't know if this is the best proposal but it is a lot better than what has been happening for the last 30 years. Development has not been in the best interest of homeowners, it has been patchwork development with no thought given to centralizing development. Development has jumped around the community like a spastic jackrabbit. The goal was to obtain maximum land coverage with no thought to green space, amenities, traffic congestion, pollution, transportation, etc. He spoke of the disappearance of dairy farms in Maple Ridge but noted that this is a natural progression. He asked that Council try to make future developments environmentally friendly, and a pleasant and agreeable area to live in as per the Civitas report. Bill Hartley Mr. Hartley spoke of the value his family places on the quality of life in Maple Ridge and of the investment in time, effort and tax dollars they have put towards preservation of that quality of life. He stated that they expect good stewardship of their investment. The Silver Valley Study process has created an understanding of development and an awareness of the alternatives to suburban sprawl. The Civitas Plan offers an opportunity for our community to be what we want it to be. Conventional land development may place at risk our investment in Blaney Bog and the Alouette River. Civitas suggests a new direction, an opportunity to apply methods that have been proven to work elsewhere, an opportunity to show that existing policies in our Official Community Plan are achievable. He asked that Council adopt the Civitas Plan in principle, develop the workplan for implementation and continue to involve the participants, the stakeholders and the public m an open process. Geoff Clayton Speaking in favour of adoption in principle, Mr. Clayton pointed out that developing in the style of Mary Hill or Westwood Plateau would be a disaster for Silver Valley. He • pointed out major differences between the areas. He suggested that a complete study of the financial viability of the Plan should be the next step. If studies suggest that it will be a taxpayer subsidized development process, consideration should be given putting a freeze on future development in Silver Valley. Peter Barnes ARMS spokesperson, Peter Barnes, asked Council to adopt the Civitas Plan to protect the work that has been done to reclaim the Alouette River. ARMS joined the process because they saw it as a good faith effort especially since environmental issues were included. They feel the basic principles of the Plan should be implemented and encourage Council to use the Civitas report to remodel the OCP. The Plan will assist the process as a lot of groundwork has been completed. He asked that Council give consideration to not developing any further in Silver Valley until the ground rules are established. Roy Josephson Mr. Josephson felt that the Civitas Plan is a fantastic opportunity to develop Silver Valley. Where there is no vision, people perish. He urged Council to adopt the Plan in Committee of the Whole Minutes August 27, 2001 Page 6 of 12 principle and move ahead as quickly as possible. He compared the steps required to build a solid foundation for a house with the foundation that the Civitas Study provides for development of Silver Valley. Development to date has been piecemeal. He urged Council to adopt the plan and not let this opportunity slip through our fingers. Stephen Sheppard Stephen Sheppard represented the Landscape Architecture Program at UBC that did some early studies for the report. He noted that it is unprecedented to have the community supporting so much growth in an area. Maple Ridge is a unique place deserving of unique treatment. He felt it would be difficult to get the standards going. Input from other communities will be needed to create the mechanisms required to make these new standards a reality. Environmental and economic issues still need to be studied, 1.e. impact on Blaney Bog. There is a lot of work to be done to produce the standards. Gavin Roach Mr. Roach offered his opinion that the plan is the product of a level of community involvement and outside expertise that has rarely been seen in the Lower Mainland. The debate is ultimately about the right of a community to shape itself. Sprawling development has been discredited as unsustainable in almost every way. It's not just that we want to change but that we must change. We need to be a smart community when it comes to growth and when it comes to taking advantage of an opportunity. The Plan is not about asking developers to tear down existing developments or to tear up existing plans. The Plan is based on the principle that it is achievable. Support for this approach is extraordinary. Civitas is saying that the traditional way of doing things needs to change. Mr. Roach stated that Council must make a commitment to constituents to make a plan with so much support a reality. Staff must be directed to take whatever steps are necessary to make this a reality. A 5-minute recess took place at this point in the meeting. Ed Brett Mr. Brett is an Engineer who works with developers. He noted that Civitas states that their focus was on planning with only a basic look at economics. There is environmental legislation in place to protect Silver Valley. The Civitas recommendations require more consideration, as many will introduce problems. Both conventional and innovative systems will be required in case the innovative systems don't work. Taxpayers land wi 11 be devalued under the plan. The cost to taxpayers will be $4-5 million if the Plan is implemented. A cost/benefit analysis is required. The Civitas Report states that the Plan will be challenged because of the cost. The Plan has forgotten taxpayers. Tax payers w i II be forced to subsidize costs. Taxes were raised this year and Mr. Brett ask how much more of an increase will be added if plan implemented. Gary Lycan The stated purpose of the study was to develop a plan that considered the environment first. Economics were not placed highly for consideration. Mr. Lycan questioned some of ) Committee of the Whole Minutes August 27, 2001 Page 7 of 12 the Key Guiding Principles of the study. Linked parks and open space systems produce safety concerns for children and wildlife. He asked if the public is ready to accept wild vegetation over manicured lawns. Narrower roads increase the danger of children being hit when running out between parked cars. Will the public accept unpaved, shared driveways? Will "Granny" accept climbing up a set of stairs and living in an attic over a garage off a rear lane? The Provincial Government made the requirement for municipalities to adopt Official Community Plans. Only by having a set of rules in advance can a buyer be assured of what the future of community will be. OCP changes are required but this needs to be done far enough in advance not to provide windfall profit or loss to anyone. The Civitas Plan doesn't consider that most of the Silver Valley area is made up of small parcels. Not everything in the Civitas report is unachievable. There are areas of more difficult slope and terrain that might incorporate some of these principles. Narrower roads might be useful in some situations. Council should move forward slowly and test these principles as development proceeds. Walter Johnson Mr. Johnson addressed two issues -economics and drainage. He suggested that the offsite costs will be large and the Development Cost Charges will not pay the freight. The onsite costs will also be costly. The land must bare the costs and recovery is only by way of a marketable product and density. Protection of the drainage flows and water quality can be provided within the Storm Water Management Plan. He spoke of the conditions in Silver Valley that affect the drainage system and different methods for controlling drainage. Debbie Miller Ms. Miller represented the Katzie First Nation in the planning process. The study was achieved through an exercise in broad open-minded thinking. The process brought everyone together to better understand each other's viewpoints. The Katzie First Nation would like to see the Civitas Study put to work in the Silver Valley, as it will be a benefit for the District and a tool to assist future suburban planning and development. Don Charlton Mr. Charlton asked what part of the budget the $100,000 cost for the Study came from. The Chief Administrative Officer advised that it came from the unallocated surplus account. Mr. Charlton then asked where the next $200,000 will come from . Councillor Morse responded that until a decision has been made about the Plan that information cannot be provided as a variety of options will need to be explored. Mr. Charlton stated that Council is deciding on a report that the District cam1ot afford. General Revenue is coming out of an asset that we should be getting an asset for. The financing isn't available to do this. The District is going to have to buy people's land. Before adopting the Plan, Council needs to address all economic costs that will occur. Edward Auersper~ Mr. Auersperg stated that he is happy to see that the debate has moved from whether to develop to how and when to develop. He hopes that Council won't be persuaded to do a pilot project. With all the arguments being presented it will be difficult to determine Committee of the Whole Minutes August 27, 2001 Page 8 of 12 which are real challenges. Most people live in Silver Valley because they like the way it is. He felt no apologies would be necessary for people who bought hoping to make a profit. Council only owes people a good economic market. He suggested that Council ask themselves what they want their legacy to be. Good, careful, specific planning codes make for a wealth and a rise in property values. Mr. Auersperg hoped that Council will accept the Plan as it is and work out the details. Bob Quinnell Mr. Quinell felt that both sides of the issue had made good points. To support the Civitas Plan is a noble thing. He attended all the workshops and noted there were lots of passionate people in attendance who put a lot of time in, Everyone is excited by what was put into the plan. There has to be new ways to develop, we don't have to do things the same way. There are realities that have to be addressed. The plans Civitas brought through are a prototype and are not meant to be put into action the way they were put out. To adopt the Plan the way it is and trigger spending would be not responsible. Taking this to the OCP level is sensible. That is what the development community depends on. Bob Ballantyne When Mr. Ballantyne moved to Silver Valley 6 years ago he thought there was an OCP and now it is being done again. He doesn't believe that the road proposed in the Civitas Plan would be capable of handling the horse trailers that use the road. He questioned whether small groups would be able to work together to accomplish the Plan. Chris Reakes Ms. Reakes stressed that a price cannot be put on the air we breathe or the water we drink. She compared what could happen to Silver Valley with the development of Bend Oregon as described to her by an acquaintance. She displayed a Curbing Urban Sprawl newspaper headline and asked that this not be what future generations inherit. Bill Archibald Mr. Archibald spoke in favor of the Plan. The Civitas Plan accommodates the trails that go through Silver Valley but the OCP does not. The Civitas Plan leaves the area with a lifestyle. He suggested that one solution to the land assembly issue would be a volunteer unitization system. He urged Council to support the Plan and the people who live in Silver Valley. Lyn Peters Ms. Peters stated that what the Official Community Plan and the Silver Valley Review promised the people of Maple Ridge is not what is happening in Silver Valley . Outdated development practices continue. She would have liked to see a staff report written by staff who attended the Civitas Study. Ms. Peters addressed a few specific points in the staff report. She felt that economic value is always changing so the effect of the Report is no different. Servicing will be the same if development is through clustering or wall to wall housing. She felt it was about time road designs were changed. In response to the statement that the parks, parkettes and greenbelt areas and trails will be more costly to Committee of the Whole Minutes August 27, 2001 Page 9 of 12 maintain she spoke of the value of those parks and suggested that all of the parks 1 n Maple Ridge have problems that need to be addressed. Ron Potter Mr. Potter spoke of his family history of living in Silver Valley and of their enjoyment of its amenities. He called on Council to do the right thing and adopt the Civitas Plan in principle as soon as possible. Susan Leech Ms. Leech spoke on behalf of staff at the UBC Malcolm Knapp Research Forest. She came to encourage Council to adopt the plan. Staff believes the Civitas Plan will ease the impacts of development on the Research Forest and allow them to continue offering research sites. The Plan will also reduce the risks of forest fires as compared to the Guide Plan for the area. The UBC Research Forest is a world class research and outdoor education destination. The principles of the Civitas Plan would make Silver Valley, the gateway to the UBC Research Forest, a world-class community development. She spoke of the many benefits of leaving trees in the greenspace areas. She pointed out that while in the short term these amendments may be costly, fiscal benefits will be felt in the long term. She urged Council to adopt the Civitas Plan for the entire Silver Valley. Linda Botel Although Ms. Batel is anti-development for Silver Valley she would like to see the Civitas Plan adopted in principle. If development must take place then it should have the least impact possible. Tom Baker Mr. Baker stated that he attended this meeting because he has serious concerns as a taxpayer. He did not believe the community was present, just people who have a special interest in Silver Valley. The report does not contain sufficient information on the costs. As a builder he would establish costs, figure out how he was going to pay and then make a decision on whether or not he could afford it. He supports what has been said about the value of the plan but is concerned about its financing . He felt this needed serious study. Council needs to determine where the money is coming from and who is going to pay. The public needs to be advised before these costs are put on their tax bills. Lyn Peters Ms. Peters continued to comment on the staff report. She pointed to Angus Reid Polls that identified high levels of public support for protecting parks, streams and environmentally sensitive areas. She felt that the dangers of forest fires exist no matter how the area is developed. A larger danger is that there is only one entrance to Silver Valley. Ms. Peters chose to live in Maple Ridge because of its natural beauty. She asked Council to do what the people want and adopt the Civitas Plan. Committee of the Whole Minutes August 27, 2001 Page 10 of 12 Gavin Roache Mr. Roache concluded his presentation by pointing out that the Civitas Plan would result in a reduction in costs. Council needs to be aware that this is a cost saving plan. Land values in areas that are green attract a premium and that in turn will attract a premium in terms of property taxes. He asked that Council look at the savings not just the costs. Following the presentation by the public, members of Council were given an opportunity to comment or ask questions. Mayor Ho2arth Mayor Hogarth read a prepared statement of support for the Civitas Plan. He read quotes from outside agencies and other levels of government commending the District on this undertaking. The Plan suggests that approval times will be reduced thus saving the development community money. Homes backing onto greenspace traditionally sell faster and for more money. The cost of the Study to this point works out to $27 per unit in Silver Valley. It is possible that adopting the plan will save $2,700 per unit. He asked his colleagues on Council to support the opportunities this plan presents. Councillor Kin2 Councillor King asked that the following items be addressed: ♦ Costs -in particular the requirement to obtain certain lands for public use. ♦ Servicing -does innovative servicing require a back up. ♦ Assistance -who will help with this Plan, UBC Research Forest and GVRD have indicated a willingness to help. ♦ Nature of land speculation in the Lower Mainland -need to look at the issue of whether or not an owner has the right to develop. She spoke of the manner in which those in attendance had conducted themselves at the meeting. She felt that this is a good time for change and that this Plan may be applicable to other areas. Councillor King agreed with the comment that Silver Valley is a gateway and felt that it would be an outrage to not treat it as such. The only option she would support other than adoption is to defer to the OCP review. Councillor Harris Councillor Harris commented on the passion that has been demonstrated for this issue. He suggested that Council debate whether or not there should be development in Silver Valley. He pointed out that Council would be irresponsible if they did not consider carefully the advice of staff He urged Council to proceed with clear adoption very carefully. It was his opinion that Option 2 is most realistic approach to this issue. Councillor Speirs Councillor Speirs spoke of his confidence in the Civitas Plan. Silver Valley is a gateway but it is important to be careful with services. He stated he would never apologize for spending money for planning. He is proud of the work that has been done. While he was ) Committee of the Whole Minutes August 27, 2001 Page 11 of 12 willing to move for adoption in principle he felt it wise to ruminate on the issue for two weeks. The key will be assigning value to developable areas. Councillor Gordon Councillor Gordon found this process of neighborhood planning an exciting departure from where we were in the past. To see the number of people involved is very invigorating. This community is important to the people who live there. The Civitas report goes a long way to addressing environmental issues and keeping the quality of life we so value. She felt it is important to have some time to do a reflective process. Financial considerations can't be swept under the carpet. Councillor Isaac Councillor Isaac thanked everyone for coming out. This input is very important to the decision making process. She asked for details of the true costs including staff time and the cost to implement the process. She questioned whether this would necessitate an increase in property taxes. Councillor Isaac also asked for information on how the Fire Department will be developed in that area. Councillor Kine: Councillor King asked for staff comment on: ♦ the extent to which Maple Ridge is counting on the sale of Silver Valley land for future financial planning ♦ Ifwe are going to performance based planning how can we ensure that standards of a certain level are maintained and examples of where has this been done. ♦ Ifwe were to do a pilot project which standards would we be using, which innovative standards would we be using and what would this mean in this area. Councillor Harris Councillor Harris asked to what extent is it necessary to offer up lands the municipality owns in Silver Valley to make this work economically. He has always said that all taxpayers own that land and we have to maximize its value. Councillor Morse Councillor Morse expressed her shared concern for the safety of children when streets are made narrower. She asked for clarification on the amount of money th at has been sp ent. RECOMMENDATION That the staff report entitled "Silver Valley Planning Study" dated July 11, 2001 be forwarded to the September 11, 2001 Council Meeting with no specific recommendation. Committee of the Whole Minutes August 27, 2001 Page 12 of 12 2. ADJOURNMENT -10:15 p.m. Acting' Mayor ~orse Presid1hg Member of the Committee