Loading...
HomeMy WebLinkAbout2013-09-17 Adopted Public Hearing Minutes.pdfDistrict of Maple Ridge PUBLIC HEARING September 17, 2013 The Minutes of the Public Hearing held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia on September 17, 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 F. Quinn, General Manager of Public Works and Development C. Carter, Director of Planning C. Goddard, Manager of Development and Environmental Services J. Charlebois, Manager of Community Planning L. Zosiak, Planner II 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 September 24, 2013. The Mayor then called upon the Manager of Development and Environmental Services to present the following items on the agenda: 1) RZ-103-08 Maple Ridge Heritage Revitalization Agreement Bylaw No. 6709-2009 Legal: Location: Purpose Lot 4, Section 4, Township 15, BCP46967 28702 -104th Avenue To release the Statutory Right of Way for a horse trail, as an alternative route has been identified by the Parks & Leisure Services Department. The Planner gave a power point presentation providing the following information: • Application Information • Subject Map • Neighbourhood Context Public Hearing Minutes September 17, 2013 Page 2 of 7 • Site Characteristics • Registered Statutory Right-of-Way Plan • Recommendation There being no comment, the Mayor declared this item dealt with. 2a) 2012-029-CP Maple Ridge Official Community Plan Amending Bylaw No. 6995-2013 Purpose: 2b) 2012-029-CP Official Community Plan amendments are proposed to implement the Community Amenity Program in the Albion Area and to give Council the flexibility to apply Amenity Zoning in areas outside of Albion. Maple Ridge Zone Amending Bylaw No. 6996-2013 Purpose: A Density Bonus structure is proposed for the Zoning Bylaw through the RS-id, RS-1b, and RM-1 zones and will apply only to lands within the Albion Area Plan. Within each of these zones, the existing base density will remain the same and continue to be an option for applicants. Where applicants choose the base density, no Amenity Contributions will be required. The Planner gave a power point presentation providing the following information: • Community Amenity Program Pilot Area • Background Information • Density Bonus Structure for Albion Area Plan • Proposed Eligible Amendments • Proposed OCP Policy Amendments • Albion Area Plan Policy Amendments • Zoning Bylaw Amendments • Density Bonus Examples • Amenity Reserve Fund Bylaw • School District Referral • Terms and Conditions The Acting Manager of Legislative Services advised that correspondence expressing opposition and correspondence expressed concern was received on this item. Public Hearing Minutes September 17, 2013 Page 3 of 7 Craig Ruthven Mr. Ruthven spoke as a representative of the Our Neighbourhoods group. He advised on the history of the group and outlined work done to engage the public in the development application process and community planning. He advised on results of a survey done by the group. Mr. Ruthven expressed concern that amenity funding is being discussed so late in the hour. Bob Goos Mr. Goos asked whether a demographer reviews developments as they come forward. He advised that as development in Albion goes in , traffic on Tamarack Lane increases. He asked whether Council or the Planning Department consider what will happen with traffic flow along Kanaka Way and other tributary roads as more homes are added into the Albion community. Jackie Chow Ms. Chow read a prepared statement which she provided to the Acting Corporate Officer. She outlined her concerns with the density bonusing program, the increase in greenhouse gases partially due to car dependent development and encouraged development in existing urban areas. Craig Ruthven Mr. Ruthven spoke to underfunding of amenities, development cost charges and density bonusing. Raymond Nothstein, Development Manager, Wesbild Holdings Mr. Northstein stated that Wesbild Holdings supports the Albion Neighbourhood plan as well as an amenity fee. He provided an explanation of the impact an amenity fee may have on current and future developments. Randy Dick -Portrait Homes Mr. Dick referred to a paper put out by the Greater Vancouver Homeowners Association titled "Best Practices for Funding Community Amenities" and provided comments in line with that discussion paper. He put forward suggestions on the amenity bonusing process for Council consideration in terms of fees and zoning. Craig Ruthven Mr. Ruthven asked when he will be provided an opportunity to address criticisms of the Our Neighbourhood questionnaire. There being no further comment, the Mayor declared this item dealt with. Public Hearing Minutes September 17, 2013 Page 4 of 7 3a) 2013-021-RZ Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013 Legal: Location: Purpose: From: To: 3b) 2013-021-RZ Parcel A & B, District Lot 278, Group 1, New Westminster District, NWP88024 20581, 20591 and 20593 Maple Crescent To amend Schedule "B" of the Official Community Plan as shown on Map No. 857. Commercial Institutional Maple Ridge Zone Amending Bylaw No. 6990-2013 Legal: Location: From: To: Purpose: Parcel A, District Lot 278, Group 1, New Westminster District, NWP88024 20581 Maple Crescent RS-1 (One Family Urban Residential) P-2 (Special Institutional) To permit future construction of a two storey "Drug and Alcohol Treatment Centre". 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 Site Plan • Proposed Building Elevations • Proposed Landscape Plan • Terms and Conditions Public Hearing Minutes September 17, 2013 Page 5 of 7 The Acting Manager of Legislative Services advised that one piece of correspondence opposing the application was received. Jen Stafford Ms. Stafford identified herself as an employee of the Inner Visions Recovery Society and a resident of the Hannah House Treatment Centre. She acknowledged the concerns of the neighbourhood pertaining to the application. Ms. Stafford advised that the treatment centre proposed will have more staff than the current facility and that the new facility will be monitored. Margaret Ickert Ms. Ickert advised that she does not object to the application based on the proposed tenants. She is opposed to the size of the proposed institution in a residential neighbourhood. She expressed concern that the building does not fit with historical Hammond, that a limited amount of information was provided by the developer, that the facility lacks parking and service access and is within walking distance of three elementary schools. Ms. Ickert questioned what will happen with the proposed development should the proponent lose funding. She stated that the neighbourhood does not support the application and requested an area plan for Hammond prior to such a proposal being considered. Joanna Schofield Ms. Schofield provided background information on the Inner Visions Recovery Society. She outlined details of the program for the future residents of the proposed development, indicating that the program has structured policies and procedures with rules to be followed by residents. Ms. Schofield spoke to the appearance of the proposed building. She addressed concerns pertaining to parking on the site. Sandy Macdougall Mr. Macdougall advised he is not in opposition to the application. He expressed concern over the significant loss of the heritage character of the neighbourhood. He also expressed concern as to the control the District will have over what will happen at this facility in the future. He felt that something should be done to incorporate or acknowledge the heritage significance of the neighbourhood. Bill Nicholson Mr. Nicholson identified himself as a staff member with Inner Visions Recovery Society. He spoke to the success of the society's program. Mr. Nicholson advised that the program is currently being run out of the former Maple Crescent Lodge which he does not feel is a heritage building. He stated that he has not had complaints pertaining to the program in place currently and addressed concerns over parking and rights of residents at the facility. He spoke to what the Inner Visions program has done for him and asked that the positive work done by the society be taken into consideration. Public Hearing Minutes September 17, 2013 Page 6 of 7 Jennifer Barn Ms. Barn spoke in favour of the application. She indicted that she is a currently a participant in an Inner Visions program and spoke to the support received. She addressed concerns pertaining to parking on the site. Alyssa Lechie Ms. Lechie identified herself as a participant in an Inner Visions program and also a resident of the Hammond area. She felt that the neighbourhood will become a safer neighbourhood with the development of the proposed building. Eric Phillips Mr. Phillips does not have concerns with Inner Visions program. He advised that the Maple Crest Lodge is in the heritage inventory and that the building being considered for rezoning was once a bakery and that the family still resides in the area. He expressed concern with the closure of the street behind the proposed development and the impact on traffic and future property development. Mr. Phillips took issue with the method by which the development information meeting was held. He reiterated his concern over the loss of heritage buildings in the area. Dana Greening Ms. Greening is not opposed to having help for persons in need of treatment. She expressed concern that there was no Council or staff representation at the development information meeting. She also expressed concern that the development information meeting was not widely advertised stating that she lives in the area however did not receive notification. Ms. Greening is concerned that a proposed 17 bed centre is now being looked at as a 42 bed centre and also expressed concern over the lack of parking. She stated that a community plan is needed prior to commitment being made on future projects. Mayor Daykin spoke to the proposed size of the facility and indicated that a conversation with the applicant pertaining to a heritage look for the building was held. The Manager of Development and Environmental Services advised on the number of units being proposed. He addressed concerns over the design and character of the proposed building, advising that some changes have been made to incorporate some elements of heritage into the design. Kelly Lieshout Ms. Lieshout expressed concern with the Inner Visions treatment program. She felt that the proposed development should not be built until a Hammond Area Plan is in place and that a precedent may be set for further such developments in the area. Mayor Daykin addressed the concern pertaining to attendance of staff and Council members at the development information meeting. Public Hearing Minutes September 17, 2013 Page 7 of 7 Rob Grant Mr. Grant stated that he is not opposed to the proposed treatment centre. He questioned the two phase process and asked what the buildings in the second phase will look like and asked if the developer could present a plan to show all phases. He advised that his actual concern pertains to the actual rezoning as it has been said that an official community plan will be done in Hammond at some point. He expressed concern with the vacant properties in the area from Maple Crescent to Lorne Avenue. Jill Williamson Ms. Williamson spoke to concerns expressed pertaining to the impact on the character and heritage aspect of the neighbourhood. Sandy Macdougall Mr. Macdougall advised that he does not have concerns over safety pertaining to the proposed facility. He expressed concern over future monitoring and assurances. He stated he is in support of the application provided there will be monitoring. Joanna Schofield Ms. Schofield addressed concerns about the heritage design and the impact on the neighbourhood. She spoke to the original condition of the Maple Crescent Lodge and outlined the work done by the Inner Visions Society to renovate the building. She spoke to the positive aspects of the work done on the Maple Crescent Lodge. Eric Phillips Mr. Phillips reiterated that he is concerned about the loss of the heritage aspect of Hammond and expressed that he would like to see the heritage atmosphere retained. He asked that the proposed building respect the heritage aspect of the community. 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< d the :ubr aring at 8:39p.m. V Certified Correct Ff. Riach, Acting Corporate Officer