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HomeMy WebLinkAbout2013-05-21 Adopted Public Hearing Minutes.pdfDistrict of Maple Ridge PUBLIC HEARING May 21, 2013 The Minutes of the Public Hearing held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia on May 21, 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 R. Riach, Acting Corporate Officer C. Goddard, Manager of Development and Environmental Services A. Gaunt, Confidential Secretary Mayor Daykin called the meeting to order. The Acting Corporate Officer 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 May 28, 2013. The Mayor then called upon the Manager of Development and Environmental Services to present the following items on the agenda: 1) 2011-069-RZ Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 Legal: Location: Purpose: From: TO: And: Parcel T, District Lot 278, Group 1, New Westminster District, Plan 52363 20660 Maple Crescent To amend Schedule "B" of the Official Community Plan as shown on Map No. 851. Urban Residential Conservation To amend Schedule "C" of the Official Community Plan as shown on Map No. 852 to add as Conservation. Public Hearing Minutes May 21, 2013 Page 2 of 12 1a) 2011-069-RZ Maple Ridge Zone Amending Bylaw No. 6845-2011 Legal: Location: From: To: Purpose: Parcel T, District Lot 278, Group 1, New Westminster District, Plan 52363 20660 Maple Crescent RS-1 (One Family Urban Residential) and C-3 (Town Centre Commercial) RS-1 (One Family Urban Residential) To permit a future subdivision into 2 lots. The Acting Corporate Officer 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 • Neighbourhood Context • OCP Context • Site Characteristics • Terms and Conditions Hugo Busch Mr. Busch expressed concern pertaining to the property in its current state in terms of the continuous dumping of garbage and undesirable activity after dark. He advised that he is a retired forester and spoke to a number of trees on the site which he views as safety hazards. He also expressed concern with the effect of development and fill on trees currently on the property as well as on neighbouring properties. There being no further comment, the Mayor declared this item dealt with. 2) 2011-034-RZ Maple Ridge Official Community Plan Amending Bylaw No. 6960-2012 Legal: Location: Purpose: Lot B (BN161831), Section 3, Township 12, New Westminster District, Plan 19526 24106 -102 Avenue To amend Schedule "A" of the Official Community Plan as shown on Map No. 845. .. Public Hearing Minutes May 21, 2013 Page 3 of 12 From: To: Medium Density Residential and Conservation Medium Density Residential and Conservation And: To amend Schedule "C" of the Official Community Plan as shown on Map No. 846 to add to Conservation and to remove from Conservation. 2a) 2011-034-RZ Maple Ridge Zone Amending Bylaw No. 6816-2011 Legal: Location: From: To: Purpose: Lot B (BN16183), Section 3, Township 12, New Westminster District, Plan 19526 24106-102 Avenue RS-3 (One Family Rural Residential} R-3 (Special Amenity Residential District) To permit a future subdivision into 3 lots. The Acting Corporate Officer advised that correspondence opposing the application was received from Shelley Larsen. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • OCP Context • Site Plan • Terms and Conditions There being no comment, the Mayor declared this item dealt with. 3) 2011-063-RZ Maple Ridge Zone Amending Bylaw No. 6854-2011 Legal: Location: From: Lot 107, District Lot 242, Group 1, New Westminster District, Plan 46729 20974-123 Avenue RS-1 (One Family Urban Residential) Public Hearing Minutes May 21, 2013 Page 4 of 12 To: Purpose: RS-1b (One Family (Medium Density) Urban Residential) To permit a future subdivision into 6 lots. The Acting Corporate Officer advised that correspondence opposing the application was received from Blake Handford and Helen Kita, Yani Mitchell and Robin Dhir. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Proposed Subdivision Plan • Terms and Conditions Blake Handford Mr. Handford highlighted points from a letter forwarded to Mayor and Council. He is not opposed to densification in the area, however, feels that the application for six lots is too high due to the existing congestion in the area. He asked whether consideration could be given to allowing driveways to connect to 123 Avenue two at a time. Mr. Handford spoke to the possible compromise of root systems of existing trees on the property as a result of other trees being taken down. He indicated that there are rats on the property and wondered where the rats will go once the buildings are demolished. He also asked that the water table and flooding problems in the area be considered. Mr. Handford also expressed concern with the placement of a surveyor ribbon and asked who would bear the cost of replacing an existing fence. The Manager of Development and Environmental Services advised that he will provide request that the developer provide answers to questions asked by Mr. Handford and suggested follow up with the file manager. He provided information on the building envelope, lot grading, drainage on the site and work done to preserve trees on the site. He advised that he will provide the number of the surveyor to Mr. Handford. He also advised that the developer will be asked to deal with any issues concerning rats. Robin Dhir -Applicant Mr. Dhir spoke to the concern pertaining to the fence on the property. He advised that any issue pertaining to rats will be addressed and that he is open to any concerns and questions residents of the neighbourhood may have. Public Hearing Minutes May 21, 2013 Page 5 of 12 Blake Handford Mr. Handford asked how the development will affect the property taxes in the area. There being no further comment, the Mayor declared this item dealt with. 4) RZ/004/06-01 Legal: Location: Lot 1, District Lot 241, Group 1, Plan New Westminster District Plan 69727 Parcel 2, (RP17121) of PCL B (RP16630) of Lot 1, District Lot 241, Group 1, New Westminster District Plan 4921 Parcel A, (EXPL PL11166) Lot 1, Except PCL B (Expl Pl 16630) and Except Part subdivided by Pl 69727, District Lot 241, Group 1, New Westminster District Plan 4921 12140, 12142 and 12170 203 Street Purpose: To release the Restrictive Covenant Restricting Basements. The Acting Corporate Officer advised that no correspondence was received on this item. The Manager of Development and Environmental Services advised that application RZ/004/06-01 is not a rezoning application. He explained that it is an application to remove a covenant to remove restrictions on basements in the subdivision. He advised on the reasons to allow removal of the restrictive covenant. • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Subdivision Plan • Recommendation There being no comment, the Mayor declared this item dealt with. 5) 2012-049-RZ Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 Legal: Location: Part NE ¼, Group 1, North of LMP6073, District Lot 7890, Section 19, Township 15 12420 -269 Street Public Hearing Minutes May 21, 2013 Page 6 of 12 Purpose: From: To: And: 5a) 2012-049-RZ To amend Schedule "B" of the Official Community Plan as shown on Map No. 848. Suburban Residential Conservation To amend Schedule "C" of the Official Community Plan as shown on Map No. 849 to add to Conservation. Maple Ridge Zone Amending Bylaw No. 6930-2012 Legal: Location: From: To: Purpose: Part NE¼, Group 1, North of LMP6073, District Lot 7890, Section 19, Township 15 12420 -269 Street A-2 (Upland Agricultural) RS-2 (One Family Suburban Residential) To permit a future subdivision of 91 one acre lots. The Acting Corporate Officer advised that correspondence opposing the application was received from Ken and Kelly Casper. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Subdivision Plan • Terms and Conditions Ken Casper Mr. Casper cited the environmental report provided by the developer pertaining to wildlife corridors being provided to adjacent feeding areas and stating the importance of existing wildlife corridors in the area and that all attempts be made to preserve these corridors. Mr. Casper spoke to complexity of the parcel and the numerous watercourses in the area and stated that the proposed development backs onto Crown land. He expressed concern that Public Hearing Minutes May 21, 2013 Page 7 of 12 the wildlife coming down from above into the dedicated park will be stopped by a fence around the development and will have nowhere to go. He requested that a wildlife corridor be incorporated into the development from the south end of the property linking McFadden Creek and Cooper's Creek through a covenant as well as on the east side of the property. He also expressed concern with the continuous revisions to the proposed development over time. Neil Maxwell Mr. Maxwell stated that he attended the developer's public information meeting and expressed concern with the placement of a trail in the central park. He advised that the issue was resolved and that the trail has been moved. Mr. Maxwell expressed concern with the use of the proposed multi-purpose trail by persons riding quads and/or motorcycles and the fire hazards these vehicles may cause. The Manager of Development and Environmental Services spoke to the concerns of trail usage by vehicles such as quads and motorcycles. Jacquie Chow Ms. Chow read from a prepared statement. She expressed concern with the unnecessary burden on all taxpayers due to the cost of providing infrastructure to areas outside of the urban boundary. She questioned why this type of development is approved when such large sized lots are expensive to service and constitute sprawl. Ms. Chow spoke to increases in greenhouse gases which are in part perpetuated by such developments in rural Maple Ridge. She provided a copy of her statement to the Acting Corporate Officer. Steve Gadby Mr. Gad by asked whether there will be restrictions on the length of time to construct the proposed development and what type of restrictions are placed on times during the day and week allowed for construction. The Manager of Development and Environmental Services advised that the District's noise bylaw will address times during which construction can be carried out. He also advised that the site will be developed in a phased approach. Alex Horacsek Mr. Horacsek expressed a number of concerns with the proposed development including the negative impacts on his property in terms of privacy and noise and on the existing wildlife. He requested that a 30 m setback be placed between his property and the proposed subdivision to allow for continued privacy on his land. Mr. Horacsek also asked about the effect of the proposed development on existing water pressure and how the increase in traffic on 269 Street will be addressed in that there are no sidewalks on the street and it is not currently wide enough for 2 cars. He felt there are too many unanswered questions pertaining to the application and that he has not been contacted by the developer. He would like to receive all answers addressing his concerns in writing. Public Hearing Minutes May 21, 2013 Page 8 of 12 Abraham Gagnon Mr. Gagnon expressed concern with the impact of increased traffic on 269 Street and on the privacy in the area as a result of the proposed development. He asked how the street will be used by young families or for residents to walk along during the construction phase and once the development is complete if there are no proper sidewalks. He questioned why he was required to remove a culvert serving as a second entrance to his property yet a development of 130 acres is allowed. Mike Stefiuk Mr. Stefiuk spoke to lots and a road in the development bordering onto the Blue Mountain Woodlot. He expressed concern with the dissection of a riparian area and a wildlife corridor into the mountain area and asked that a bridge be considered to allow animals to go under the road. He also expressed concern with variances which may be given to allow development to push into riparian zones with approval. He asked about a feature shown on the subdivision plan map. The Manager of Development and Environmental Services advised that the feature constitutes a manmade water course which will be enhanced to carry drainage from the site. Mr. Stefiuk did not approve the location of the roadways for the development. He spoke to his efforts to document the condition of the riparian corridors along McFadden Creek and asked that the District enforce its bylaws and fines. Kevin Healing -Creus Engineering Ltd. Mr. Healing addressed several concerns brought forward. He advised that this property has been part of the Official Community Plan as a residential development for quite some time and that issues have been discussed with the District or with the existing neighbourhood. He addressed the question of setbacks and the use of municipal infrastructure, advising that the development will be on septic systems and that although the development will be on the municipal water system, funds will go towards the municipality in the form of DCC's. Mr. Heeling also advised that the development will be carried out in phases and addressed the concern over lack of water pressure. He also spoke to crossings to be provided for the movement of wildlife in the area. Alex Horacsek Mr. Horacsek advised that the creek flowing through the front of his property has in the past flooded. He expressed concern that the redirection of any of the creeks on the site of the proposed development may add to the possibility of flooding. He asked where residents can go to hear answers on issues being brought forward and reiterated that he would like to have answers in writing. Mike Stefiuk Mr. Stefiuk expressed concern over the impact of the proposed storm water management plan and the detention ponds on McFadden Creek and the water feed system for the Bell Irving Hatchery. Public Hearing Minutes May 21, 2013 Page 9 of 12 Ken Casper Mr. Casper reiterated his concerns with the impact on wildlife coming off Blue Mountain and where it will go upon coming to the fence line on the south side of the proposed development. The Manager of Development and Environmental Services advised on discussions with the developer pertaining to a buffer for wildlife. Neil Maxwell Mr. Maxwell felt that some of the lots in the proposed development will not support a type 1 septic field. The Manager of Development and Environmental Services advised that the installation of septic fields is a subdivision approval condition and that the developer will be asked to prove out servicing at that stage. Mr. Maxwell asked whether this issue should be brought forward at Public Hearing; The Manager of Development and Environmental Services advised that what has been provided at Public Hearing was a draft conceptual plan of what may be developed. He advised that all lots are expected to meet standards including the size of septic fields. Kevin Healy -Creus Engineering Ltd. Mr. Healy spoke to the concerns raised over the lack of buffers for wildlife as well as the stormwater management system. Alex Sartori -Sartori Environmental Services Mr. Sartori advised that his firm conducted the majority of the environmental surveys on the site and addressed concerns pertaining to the wildlife corridors. Alex Horacsek Mr. Horacsek did not agree with a scenario offered by the development engineer in terms of buffers. He expressed that as the existing residents have been in the area a long time, the developers of the new subdivision should accommodate the requests of these residents particularly as pertains to buffers. Mike Stefiuk Mr. Stefiuk inquired about the access to the property to the north. The Manager of Development and Environmental Services advised there is no access to the property to the north and explained the allowances for the area. Mr. Stefiuk felt that the elimination of 5 lots in the top corner of the proposed subdivision would best protect the wildlife corridor as well as the forest and the water in the area. He expressed concern over the diminishing animal populations and the disappearance of species as a result of construction. Public Hearing Minutes May 21, 2013 Page 10 of 12 Aaron McKellar Mr. McKellar is not opposed to the application though he expressed concern with the fact that although the new development will have sidewalks and other amenities, these will not be provided further along 269 Street for use by existing property owners. He spoke to the potential negative impact of increased traffic from the proposed development on 269 Street and asked that thought be given to improving the street with some form of walkway or sidewalk. He is in favour of a roadway to the north of the site to provide parking for those who wish to participate in motor sport type sports. Ken Casper Mr. Casper stated that current residents moved into the area as they appreciate interactions with wildlife. He asked for something in writing or a covenant to retain the existing treed area. Abraham Gagnon Mr. Gagnon advised that his wife attended the development meeting for the application and was told by an engineer at the meeting that 269 Street is not the concern of the developer rather that of the municipality. Mr. Gagnon asked whose concern the street is and questioned who will deal with the increase in traffic flow. He expressed concern that 269 Street was originally built to accommodate the current properties and not future developments. He also expressed concern with the removal of trees and gave examples of other developments in Maple Ridge where trees have not been preserved. He reiterated his concern with the negative impact in terms of safety presented by increased traffic from the proposed development. Craig Ruthven Mr. Ruthven asked whether this type of development is consistent with the Official Community Plan. The Manager of Development and Environmental Services provided an explanation of the history of the property in terms of a Official Community Plan designation. He advised that the property is in conformity with the Official Community Plan. Mr. Ruthven felt that the proposed development is an example of leapfrogging and that this type of development should be challenged. There being no further comment, the Mayor declared this item dealt with. 6) 2012-040-RZ Maple Ridge Official Community Plan Amending Bylaw No. 6984-2013 Legal: Location: Lots 1 & 2, Section 10, Township 12, New Westminster Plan 12923 Lot 12, Section 10, Township 12, New Westminster Plan 42419 10412, 10450 & 10500 Jackson Road Public Hearing Minutes May 21, 2013 Page 11 of 12 Purpose: From: To: 6a) 2012-040-RZ To amend Schedule "A" of the Official Community Plan as shown on Map No. 850. Medium Density Residential and Low/Medium Density Residential Low/Med Density Residential and Medium Density Residential Maple Ridge Zone Amending Bylaw No. 6919-2012 Legal: Location: From: To: Purpose: Lots 1 & 2, Section 10, Township 12, New Westminster Plan 12923 Lot 12, Section 10, Township 12, New Westminster Plan 42419 10412, 10450 & 10500 Jackson Road RS-3 (One Family Rural Residential) & A-2 (Upland Agricultural) R-3 (Special Amenity Residential District) & RS-1b (One Family (Medium Density) Urban Residential) To permit a future subdivision of approximately 131 lots. The Acting Corporate Officer advised that correspondence expressing concern with the application was received from Ray and Dianne McMurtry opposing the application. The Manager of Development and Environmental Services gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context • OCP Context • Site Characteristics • Proposed Subdivision Plan • Terms and Conditions Tracy Mcfarlane Mrs. Mcfarlane advised she had asked the developer what will happen with a parcel of land directly beside her house. She outlined where her lot is and described the trail and the green space currently existing. She spoke to the lack of green space, park and play spaces in the area and expressed concern that the proposed development will take away the remaining green space which is heavily used by residents in the neighbourhood. Public Hearing Minutes May 21, 2013 Page 12 of 12 Paul Mcfarlane Mr. Mcfarlane spoke to the proposed road heading northbound and the greenbelt bordering the northside of his property. He asked if the road at 104 Street and MacEachern Street will eliminate the existing green space path and expressed concern with a road going through and the grading due to an extremely steep slope. The Manager of Development and Environmental Services addressed concerns pertaining to the road. He advised that the Planning and Parks Departments are looking at the development of a trail system in the area. He indicated an area within the proposed development designated for lower density units which had been considered for park by the District however due to steep slopes will remain in single family private ownership. Ryan Lucy -Morningstar Homes Mr. Lucy reiterated the statement of the Manager of Development and Environmental Services pertaining to the area which had been considered for park by the District but was not accepted due to the steep slopes. He indicated that although the District does not wish to take ownership of that portion of property, the developer will commit to landscaping and upgrading the trail network and that portion of the site will remain green space. 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 terminate the Public Hearing at 9:09p.m. ~ Certified Correct /C (_____C? R. mach,Acting Corporate Officer