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HomeMy WebLinkAbout1999-02-01 Adopted Committee of the Whole Minutes.pdf) February 1, 1999 2:00 p.m. Council Chamber PRESENT: Elected Officials: Mayor C. Durksen Councillor T. Baker Councillor J. Clements Councillor C. Gordon Councillor L. King Councillor B. Levens Councillor K. Stewart 1. DELEGATIONS Corporation of the District of Maple Ridge COMMITTEE OF THE WHOLE 1l1EETING MINUTES Appointed Staff: R. W. Robertson, Chief Administrative Officer R. A. Wells, General Manager of Financial and Corporate Services J. Hertzog, Acting Municipal Clerk J. Rudolph, General Manager of Public Works and Development M. W. Murray, General Manager of Community Development, Parks and Recreation Services T. Fryer, Director of Current Planning S. Karasz, Confidential Secretary Chair Vice Chair Mayor Acting Mayor 1.1 Certificate of Achievement -Presentation to Diane Vezina, By-law Enforcement Officer 1.2 The Mayor presented Diana Vezina with her Level 2 By-law Enforcement Certificate and extended Council's congratulations on her achievement. Monumental Drawing Project -Marie Budreau -Request for Financial Support Ms. Budreau advised that she was before Council in August of 1998 to explain the above noted project. The Monumental Drawing will be a gift to the I-i:aida Nation and she is making preparations to have it installed at Skidegate on the Queen Charlotte Islands. She is requesting funding from the District in the amount of $700.00 for air fare and to ship the drawing. Committee of the Whole Minutes February 1, 1999 Page 2 The Mayor explained that Municipal policy does not permit Council to approve donations of this nature. He offered to make a personal donation and suggested that Ms. Budreau approach the other Councillors on an individual basis. 1.3 Animal Advocate Society -Julie Stone -re Control of the Cat Population (See also Item 3.1) Ms. Stone was not in attendance. 2. PUBLIC WORKS AND DEVELOPMENT SERVICES Chair Vice Chair Councillor T. Baker Councillor B. Levens 2.1 Latecomer Agreement -LC 61/98 -SD/31/96 -102 Avenue and 244 Street Reference was made to the staff report dated January 12, 1999 recommending that the subject agreement be executed. RECOMMENDATION That with respect to the subdivision of lands involved in SD/31/96 (102 Avenue and 244 Street), be it resolved: 1. That the cost to provide the excess or extended services required for subdivision are in whole or in part, excessive to the Municipality and that the cost to provide these services shall be paid by the owners of the land being subdivided, and 2. That the Latecomer charges be imposed for such excess or extended services on the parcels and in the amounts a set out in the staff report dated January 12, 1999, and 3. That the Mayor and Clerk be authorized to sign and seal a "Latecomer Agreement" with the subdivider of the said lands. 2.2 Requests for a One Year Extension of Development Applications under Council Procedures By-law No. 5632-1997 2.2.1 RZ/26/93 -116 Avenue West of 240 Street -RS-3 to RM-1 Councillor Baker stated that the extensions are subject to the review of the Procedures By-law that is currently taking place. . J Committee of the Whole Minutes February 1, 1999 Page 3 Councillor King questioned if there is any significance to the requests for extensions being presented to Council at different meetings. The Director of Current Planning advised that staff is trying to bring them to Council in manageable batches. Reference was made to the staff report dated January 8, 1999 and the Committee agreed to the following recommendation: RECOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/26/93 to rezone property at 116 Avenue west of 240 Street from RS-3 to RM-1 to permit the construction of 49 townhouse units. 2.2.2 RZ/39/95 -12271, 12273, 12275 -224 Street-RS-I to RM-2 Refer~e was made to the staff report dated January 11, 1999 and the Committee agreed to the following recommendation: RECOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/39/95 to rezone . property at 12271, 12273 and 12275 -244 Street from RS-1 to RM-2 to permit the construction of a four storey apartment building. 2.2.3 RZ/57/94 -20663-123 Avenue-RS-3 to P-4 Reference was made to the staff report dated January 8, 1999 and the Committee agreed to the following recommendation: RECOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/57 /94 to rezone property at 20663 -123 Avenue from RS-3 to P-4 to permit a Church use . Committee of the Whole Minutes February 1, 1999 Page 4 2.3 1999 Work Program Status Report Reference was made to the staff report dated January 7, 1999 and the Committee agreed to the following recommendation contained therein: ACTION REQUIRED -That the staff report entitled 1999 Work Program Status Report dated January 7, 1999 be received for information. 2.4 ALR/6/98-26171 Dewdney Trunk Road This item was deferred from the January 26, 1999 Council Meeting. The Mayor asked that the application be further deferred to the February 15, 1999 Committee of the Whole meeting in order that the proponents can be in attendance. ACTION REQUIRED -That ALR/6/98 (26171 Dewdney Trunk Road) be placed on the February 15, 1999 Committee of the Whole Agenda . . . 2.5 Requests for a One Year Extension of Development Applications under Council Procedure By-law No. 5632-1997 2.5.1 RZ/15/94 -116 Avenue -20624 -113 Avenue and 11295 Dartford Street -RS-1 and C-3 to RM-2 Reference was made to the staff report dated January 20, 1999 and Committee agreed to the following recommendation: RECOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/15/94 to rezone property at 20624 -113 Avenue and 11295 Dartford Street from RS-1 and C-3 to RM-2 to permit the construction of a 36 unit, 3 storey apartment building. 2.5.2 RZ/21/96 -20194 and 20197-Mcivor Avenue-RS-I and RS-3 to RS-lb Reference was made to the staff report dated January 21, 1999 and the Committee agreed to the following recommendation: ) Committee of the Whole Minutes February 1, 1999 Page 5 RECOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/21/96 to rezone property at 20194 and 20197 Mcivor Avenue from RS-1 and RS-3 to RS-lb to permit subdivision into 51 lots. 2.5.3 RZ/25/93-116 Avenue West of 240 Street-RS-3 to CD-1-93 Reference was made to the staff report dated January 20, 1999 and the Committee agreed to the following recommendation: RJJCOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/25/93 to rezone property at 116 Avenue west of 240 Street from RS-3 to CD-1-93 to permit subdivision into 27 lots. 2.5.4 RZ/39/96-10683 and 10705 -240 Street-RS-3 to RS-lb and CD-1 Reference was made to the staff report dated January 21, 1999 and the Committee agreed to the following recommendation: RECOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/39/96 to rezone property at 10683 and 10705 -240 Street from RS-3 to RS-lb and CD-1 to permit subdivision into 27 lots. 2.5.5 RZ/40/90-23947 Zeron Avenue-RS-3 to RS-lb Reference was made to the staff report dated January 21, 1999 and the Committee agreed to the following recommendation: RECOMMENDATION Committee of the Whole Minutes February 1, 1999 Page 6 That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/40/90 to rezone property at 23947 Zeron Avenue from RS-3 to RS-lb to permit subdivision into 27 lots. 2.5 .6 RZ/51/94 -11312 -206 Street; 20615 and 20623 -113 Avenue -C-3 to RM-2 Reference was made to the staff report dated January 20, 1999 and the Committee agreed to the following recommendation: RECOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/51/94 to rezone property at 11312 -206 Street; 20615 and 20623 -113 Avenue from C-3 to RM- 2 to permit a 36 unit, 3 storey apartment building. 2.5.7 RZ/53/93 -11902-232 Street-RS-I to RM-1 Reference was made to the staff report dated January 21 , 1999 and the Committee agreed to the following recommendation: RECOMMENDATION That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year extension be granted to Rezoning Application RZ/53/93 to rezone property at 11902 -232 Street from RS-2 to RM-1 to permit an 18 unit townhouse project. 2.6 RZ/36/98-11951 Burnett Street-RS-2 to CS-1 Reference was made to the staff report dated January 18, 1999 recommending that the subject application to permit an addition to the existing service commercial building to the north and consolidate two lots be forwarded to Public Hearing subject to the conditions specified in the report. The Director of Current Planning displayed an overhead map of the site and provided details of the proposal. ) Committee of the Whole Minutes February 1, 1999 Page 7 Councillor King noted that the site is close to a residential area and questioned what provisions have been made for landscaping and buffering. The Director of Current Planning displayed a drawing showing the proposed buffer between the site and the adjacent property. He noted that the Advisory Design Panel will be viewing the proposed buffer, etc. and there will also be an opportunity for input at the public information meeting and Public Hearing. He feels that the buffer issue can be adequately addressed through those initiatives. The Committee agreed to the following recommendation: RECOMMENDATION 2.7 That application RZ/36/98 (for property located at 11951 Burnette Street) to rezone property described in the staff report dated January 18, 1999 from RS-2 (One Family Urban Residential) to CS-1 (Service Commercial) be forwarded to Public Hearing, noting that the conditions to be met prior to Public Hearing and prior to final consideration of the Zone Amending By-law are detailed in that report and that the accompanying Official Community Plan Amending By-law be forwarded to the same Public Hearing . . . RZ/32/98 -11970-232 Street and two lots on Dewdney Trunk Road-RS-I to CS-I Reference was made to the staff report dated January 6, 1999 recommending that the subject application to permit a gasoline bar, convenience store, restaurant and car wash be forwarded to Public Hearing subject to the conditions specified in the report. Messrs. Art Cowie and Gordon Cleeton of Shell Canada were in attendance to speak to the application. Mr. Cowie advised that it is a replacement of the Shell station on 227 Street and Dewdney Trunk Road. He noted that the proposal conforms to the Official Community Plan. He displayed drawings of the project and identified the proposed self-serve gasoline bar, car wash and fast food/take-out areas, buffering, etc. He explained the traffic circulation and advised that they will be submitting a full traffic study. Mr. Cowie referred to concerns that were raised at a previous Public Hearing for a similar proposal on the site related to the impact on the property next door and the access provisions. He advised that those concerns have been addressed in the current proposal. The proponents have had ongoing dialogue with the Golden Ears strata group next door and intends to meet with them again next week. The have worked with staff to resolve the access concerns. Committee of the Whole Minutes February 1, 1999 Page 8 The Mayor stated that he would be opposed to the car wash running into the late hours of the morning, particularly if large trucks will be going through it, as it would disturb the neighbourhood. Councillor Stewart referred to the portion of property to the southeast and questioned what the utilization of that portion of the site will be. Mr. Cowie advised that Shell Canada will sell it to whoever develops those properties. Councillor Levens asked if there will be landscaping on the stretch with the blank wall. Mr. Cowie advised that there is a 6 foot fence and hedge; it would be up to the designer of the next scheme to take that into account. He offered to work on this issue if anyone has any suggestions. Further discussion ensued on the close prox1m1ty of the access points to the intersection. The Director of Current Planning advised that the Engineering Department has looked at the width of the access points and they have been reduced to a safe width. Councillor King questioned where the closest "mom and pop" store 1s and the Direcror of Current Planning advised that it is across the street. She asked what the size of the proposed convenience store is and the Director of Current Planning advised that it is 1000 square feet. She questioned how this compares with others that have been approved. The Director of Current Planning offered to provide that information prior to the Council meeting. Councillor King noted that some Municipalities do not allow self-serve gasoline stations and she feels that full-serve stations might be safer. She noted that Council was going to look into the merits of self-serve and full-serve stations and now has a proposal before them prior to doing that. She would like to have a little more information in that regard prior to making a decision. Councillor Gordon noted that this is a service commercial site next to a residential site. She does not disagree that this is a good land use, but she has concerns regarding the business operating 24 hours a day. She would like to have a further discussion about the hours of operation, particularly as the site abuts an already existing neighbourhood. Councillor Gordon noted that this is a replacement site and stated that the service station industry does not have a good track record of leaving sites in an attractive and well kept manner. Most are abandoned and left to become derelict. 227 Street and Dewdney Trunk Road is in the core area and she is concerned as to what might happen to that comer once the site is abandoned. She does not want to see an eyesore left behind. ) Committee of the Whole Minutes February 1, 1999 Page 9 Councillor Clements asked who will be operating the fast food take-out. The proponents advised that has not been decided yet. Mr. Gordon Cleeton addressed Council's comments. He advised that the car wash will be fully automated and will accommodate passenger cars; it will not be used by large trucks. The convenience store is not a grocery store. It will sell packaged items that are basically consumable in the car. He referred to the concern regarding full-serve stations and noted that a number of Municipalities are going to a split serve facility which offers full serve in the day and self serve at night. He feels that self-serve is safer for the attendant than having to run back and forth to the cars at night as they can stay inside the station. Councillor King indicated that she would rather have the split-serve service than self- serve and suggested that this be explored a little further. Mr. Cleeton advised that Shen does not leave a site to become an eyesore in the community. They are required to follow a number of wind-up procedures and address several environmental issues. They do remedial work and screen the site. Shell does not li~1o hold onto a site for too long and it is their practice to sell it. Councillor Stewart advised that the application will be reviewed agam by the Advisory Design Panel. He noted that there are only two lanes going north from the site. The site is close to a school and will attract considerable traffic due to the extended hours of operation. He feels it is important that there be more opportunities for turning movements at the intersection and that the intersection be improved to accommodate those movements. The General Manager of Public Works and Development Services advised that staff does not feel those improvements are necessary at this time. The Mayor expressed concern as to whether the proposed buffering is adequate. He reiterated that he does not want to see the car wash operate 24 hours a day. Mr. Cowie advised that their car washes do not normally operate 24 hours a day but he will work with staff on the hours of operation. Councillor King questioned if the District has a by-law on hours of operation of a car wash and if so, it should apply across the whole Municipality. She feels that a review should be undertaken to determine if there are any regulations in place. She added that she will support the application proceeding to Public Hearing but feels that there are issues that need to be resolved prior to Public Hearing. Committee of the Whole Minutes February I, 1999 Page 10 The Committee agreed to the following recommendation: RECOMMENDATION That application RZ/32/98 (for property located at 11970 -232 Street) to rezone property described in the staff report dated January 6, 1999 from RS-1 (One Family Urban Residential) to CS-1 (Service Commercial) be forwarded to Public Hearing, noting that the conditions to be met prior to Public Hearing and prior to final consideration of the Zone Amending By-law are detailed in that report and that the accompanying Official Community Plan Amending By-law be forwarded to the same Public Hearing. 2.8 RZ/35/98-12061 -222 Street-RS-1 to P-1 (to permit a Pre-school Use) The Director of Current Planning circulated a report dated January 27, 1999 respecting the subject matter recommending that the application be forwarded to Public Hearing subject to the conditions specified in the report. He exphlined that the Golden Ears Pre-school is currently using the Cam Neely Arena and will be displaced if it is tom down to accommodate the town core project. They are looking for an interim location until they can move back into the town core. This site is owned by the Municipality and there is an existing house on the property that will be converted for the operation of the pre-school. Councillor Stewart noted that the Chief Administrative Officer did not sign off on the report. He questioned what the cost will be to the District if the rezoning goes ahead. The General Manager of Community Development, Parks and Recreation Services advised that staff anticipates receiving rent for the property as is the case now. Staff expects their involvement in the improvements that have been identified, although further discussions need to be completed with them on that particular topic. He has indicated that staff is supportive of moving the playground equipment currently outside the recreation complex to that site. He anticipates that the District's costs will be minimal although all the financial details are not known at this stage. Councillor Stewart stated that he will support the application going to Public Hearing. The Chief Administrative Officer advised there are a number of other public uses that will be impacted by the core redevelopment proposal that may request transitional help. There has to be consistency with respect to the requests and although the costs attached to this application may be minimal, there may be others where the costs are higher. Committee of the Whole Minutes February 1, 1999 Page 11 Councillor Levens suggested that this application be deferred and staff provide an overall report on what is going to happen to everyone before any decisions are made to spend money on this case which could set a precedent for the rest. Councillor King stated that she supports the application going to Public Hearing. By the time it gets to that stage, Council will be know more about the transitional cases. She noted that Council enticed the Golden Ears Pre-school into using the arena in the first place. All the users of the Arena need to be considered in a respectful manner and there needs to be some policies around the transition. The Director of Current Planning clarified that this application will likely not go to Public Hearing until April and that there will be a public information meeting in the meantime. Councillor Gordon indicated that she is in agreement with the Chief Administrative Officer's comments with respectto the need to be consistent. She noted that there needs to be a transition plan in place for the users, although Council has not yet made all the required decisions regarding the downtown core redevelopment. It is a complex undertaking to make those decisions and also accommodate the current users.· She agreed that the District enticed the pre-school into the Arena. Council must bear in mind that some of the services that will be disrupted are provided by the District or are services that the District has encouraged community groups to provide. She is in favour of the application proceeding to the public information meeting and Public Hearing. The Committee agreed to the following recommendation: RECOMMENDATION That application RZ/35/98 (for property located at 12061 -222 Street) ) to rezone property described in the staff report dated January 27, 1999 from RS-1 (One Family Urban Residential) to P-1 (Park and School) be forwarded to Public Hearing, noting that the conditions to be met prior to Public Hearing and prior to final consideration of the Zone Amending By-law are detailed in that report and that the accompanying Official Community Plan Amending By-law be forwarded to the same Public Hearing 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) Chair Vice Chair Councillor J. Clements Councillor K. Stewart Committee of the Whole Minutes February 1, 1999 Page 12 3.l Spaying/Neutering of Cats-By-law No. 5756-1999 Reference was made to the staff report dated January 5, 1999 recommending that the subject by-law be granted three readings. Councillor Stewart advised that the by-law is not asking people to licence their cats but to identify them. Mr. Brian Nelson of the S.P.C.A. was in attendance and voiced his support of the by- law. Councillor King referred to the material that has been submitted by Ms. Stone of the Animal Advocate Society under Item 1.3 and asked if Mr. Nelson would provide Council with his comments on same. The Committee agreed to the following recommendation: RECOMMENDATION .. That Maple Ridge Cat Spray/Neuter By-law No. 5756-1999 be read a first and second time and that the rules of order be waived and Maple Ridge Cat Spray/Neuter By-law No. 5756-1999 be read a third time. 3.2 Disbursements for the Month Ended November 30, 1998 Reference was made to the staff report dated December 15, 1998 and the Committee concurred with the recommendation contained therein: RECOMMENDATION That the Disbursements as listed below for the month ended November 30, 1998 now be approved: General Payroll Total $3,984,111.86 964,546.79 $4,948,658.65 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES ) Committee of the Whole Minutes February 1, 1999 Page 13 Nil 5. OTHER ISSUES Nil 6. ADJOURNMENT 3:l0p.m. /' ~eyorC75urksen, Presidi ember of the Committee /sk Chair Vice Chair Chair Vice Councillor C. Gordon Councillor L. King Mayor Chair Acting Mayor