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Home My WebLink About2013-04-16 Adopted Public Hearing Minutes.pdfDistrict of Maple Ridge PUBLIC HEARING April 16, 2013 The Minutes of the Public Hearing held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia on April 16, 2013 at 7:00 p.m. PRESENT Elected Officials Mayor E. Daykin Councillor C. Ashlie Councillor C. Bell Councillor J. Dueck Councillor A. Hogarth Councillor B. Masse Councillor M. Morden Appointed Staff J. Rule, Chief Administrative Officer C. Marlo, Manager of Legislative Services C. Carter, Director of Planning A. Kopystynski, Planner D. Hall, Planner A. Gaunt, Confidential Secretary Mayor Daykin 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 April 23, 2013. The Mayor then called upon the Manager of Development and Environmental Services to present the following items on the agenda: 1a) 2012-047-RZ Maple Ridge Zone Amending Bylaw No. 6927-2012 Legal: Location: From: To: Purpose: Lot 9, District Lot 401, Group 1, New Westminster District, Plan 4769 Parcel A (Explanatory Plan 8125) Lot 8, District Lot 401, Group 1, New Westminster District, Plan 4769 Lot D, District Lot 401, Group 1, New Westminster District, Plan 21162 Lot 8 Except Parcel "A" (Explanatory Plan 8125 District Lot 401, Group 1, New Westminster District, Plan 4769 22577, 22569, 22557 Royal Crescent & 11771-226 Street RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) To permit the future construction of a five storey, 48 unit apartment building. Public Hearing Minutes April 16, 2013 Page 2 of 5 1b) 2012-047-RZ Maple Ridge Zone Amending Bylaw No. 6967-2013 Legal: Lot 9, District Lot 401, Group 1, New Westminster District, Plan 4769 Parcel A (Explanatory Plan 8125) Lot 8, District Lot 401, Group 1, New Westminster District, Plan 4769 Lot D, District Lot 401, Group 1, New Westminster District, Plan 21162 Lot 8 Except Parcel "A" (Explanatory Plan 8125 District Lot 401, Group 1, New Westminster District, Plan 4769 Location: 22577, 22569, 22557 Royal Crescent & 11771-226 Street PART 6, RESIDENTIAL ZONES, SECTION 604, RM-2 MEDIUM DENSITY APARTMENT RESIDENTIAL DISTRICT is amended as follows: i. SECTION 5, Density, is amended by adding the following after 5 (e): f) The maximum floor space ratio shall be 1.89 at the following locations: 22577 Royal Crescent Parcel A (Explanatory Plan 8125) Lot 8, District Lot 401, Group 1, New Westminster District Plan 4769 22569 Royal Crescent Lot 9, District Lot 401, Group 1, New Westminster District, Plan 4769 22557 Royal Crescent Lot D, District Lot 401, Group 1, New Westminster District, Plan 21162 11771 226 Street Lot 8 Except Parcel "A" ( Explanatory Plan 8125) District Lot 401, Group 1, New Westminster District, Plan 4769 The Manager of Legislative Services advised that no correspondence was received on this item. A. Kopystynski, Planner gave a power point presentation providing the following information: • Application Information • Neighbourhood Context • OCP Context • Site Characteristics • Project Details and Plans • Terms and Conditions Public Hearing Minutes April 16, 2013 Page 3 of 5 He advised that a typographical error in Bylaw No. 6927-2013 will be corrected. Bill Archibald Mr. Archibald expressed concern over the impact of the proposed development towers on a neighbouring site, specifically on the west viewscape. He also expressed concern with the lack of sidewalks on Lougheed Highway, parking in the area and the possible safety issues of the proposed building in reference to the highway. He stated that improvements could be made for pedestrian traffic in the area. He is opposed to the proposed development. Mark Lasack -Project Architect Mr. Lasack provided clarification of the shadow analysis for the project and addressed concerns over pedestrian and vehicular traffic in the area. There being no further comment, the Mayor declared this item dealt with. 2} Maple Ridge Zone Amending Bylaw No. 6971-2013 Purpose: To amend the Zoning bylaw to establish zoning regulations for the commercial production of medical marihuana as authorized under Federal legislation. To establish the definition of the commercial production of medical marihuana as authorized under Federal legislation, with all associated uses, to be directed into Agricultural Zones with prescribed setback requirements from property lines/schools and residential structures. The Manager of Legislative Services advised that correspondence opposing the application was received from Sheila & Terrance Bianco, Bruce Hobbs, Craig Speirs and Grant Pearson. D. Hall, Planner gave power point presentation providing the following information: • Proposal for bylaw • Federal context explanation • Proposed amendments • Implications • Proposed Federal Legislation • Terms and Conditions Ken Stewart Mr. Stewart expressed concern over activities surrounding the marihuana grow operation industry. He spoke to federal legislation and felt it did not address issues associated with the industry properly. He outlined steps taken by the City of Coquitlam to regulate the industry. Mr. Stewart highlighted adverse affects of marihuana grow ops in Maple Ridge, including those with licences and advised on the negative impact on his neighbourhood resulting from two licenced grow ops. A copy of his presentation was submitted. Public Hearing Minutes April 16, 2013 Page 4 of 5 Terry Dumas Ms. Dumas does not support the bylaw. She felt that further discussion cannot be held without more information on how the proposed bylaw will work and outlined a list of questions and concerns. She expressed concern over the impact of such large commercial grow operations on people, property value and wildlife and requested that unanswered questions be dealt with prior to moving forward with the proposed bylaw. Terry Bianco Mr. Bianco expressed concerns pertaining to the proposed bylaw. He spoke to the negative impact on neighbouring homeowners and highlighted impacts on his own neighbourhood as a result of two large licensed grow operations. He expressed concern over the venting from these facilities and the impact on the surrounding area, particularly on children, the impact of light pollution, increased traffic and the potential involvement of a criminal element as a result of these types of grow ops. Ken Kelleway Mr. Kelleway advised that he is working as a contractor for Leaf Cross Biomedical, an organization which is hoping to bring a medical marihuana production facility into Maple Ridge. He provided information pertaining to future Health Canada guidelines and on the facility which Leaf Cross wishes to establish in Maple Ridge. Lisa Cornish Ms. Cornish expressed her concern about the activities in her neighbourhood as a result of two licenced grow operations. She invited all of Council to the neighbourhood to experience what the residents are dealing with. She asked that parcels of land eligible for a licenced grow operation be above 10 acres and that the bylaw be reconsidered. Doug Doug identified himself as a designated grower. He did not feel that the grow operation he runs is a nuisance to his neighbours and advised on some of the chemicals used. He put forward that in the future the licenced marihuana grow op business will become highly regulated and that the business owners will be responsible to both the District and the Federal Government. Ken Stewart Mr. Stewart spoke to the proposing zoning. He expressed concern that current setbacks would not be sufficient and that narrow parcels of land are not suitable to allow for proper venting. He asked what will happen to the existing medical marihuana operations once the bylaw has passed and whether or not these would be shut down. He expressed concern that the federal government is not dealing with the issue appropriately and wished to know what will be done with recreational marihuana growers in the future. Public Hearing Minutes April 16, 2013 Page 5 of 5 Terry Bianco Mr. Bianco expressed concern over the commercial production of marihuana in that it can attract a criminal element. He felt such operations should not be allowed in residential areas in order to negate impacts on neighbourhoods. He advised that the licensed grow operations in his neighbourhood have had a negative impact on the properties in the area and asked Council to reconsider what it was planning in terms of the proposed bylaw. Ken Kelleway Mr. Kelleway spoke to what will happen when the larger scale commercial grow operations come in. He advised that municipalities will not be able to stop them and that they will have to be controlled by the Federal Government. He felt that the proposed bylaw was a good direction to take and that with only a certain number of licences being distributed throughout Canada, there is hope that this will get rid of smaller grow ops. Mr. Kelleway expressed that lighting at such facilities should be policed by the Bylaws Department and that this could be added to the proposed bylaw to ensure that such facilities are not invasive. Lisa Cornish Ms. Cornish expressed concern with motion sensor lights as they are highly disruptive. She felt there should be another way to police the facilities as due to the high amount of wildlife, motion sensor lights are difficult to control. She also expressed concern pertaining to the possible scale of a building for such an operation compared to smaller buildings in the area and felt these operations should be on larger properties. Teresa McLean Ms. McLean inquired about the correct spelling of the term marihauna and was advised that the spelling is correct. She expressed that larger commercial medical marihuana grow operations should be in an industrial site where they will not harm neighbourhoods and should be regulated by on site government officials. 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 8:01 p.m. ,~ Certified Correct C. Marlo, Corporate Officer