Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium

Transcription

1 OOG;~51 Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium Council Present: Chairman - Mayor G. Ferguson; Councillors - K. Funk, S. Gibson, W. Lee, G. Peary, 1. Robertson, P. Ross, R. Sweeney, M. Warawa, and C. Wiebe Staff Present: City Manager - H. Cochran; City Clerk - T.O. Strong; Director of Development Services - R. Danziger; Manager, Current Development - G. Boyle; Council Recording Secretary - A. Cooper Media Present: Rogers Cablesystems Public Present: 100+ The Chairman outlined the procedures to be followed. 1. By-law No. 3831, Matsqui Zoning Amendment No. 495 (Beesley Engineering Ltd.) ( R93-63) The Manager, Current Development, presented By-law No. 3831, cited as "Matsqui Zoning By-law, 1985, Amendment By-law No. 495". If approved, the by-law would rezone property at 3300 block Blue Jay Street from One Unit Country Residential Zone (RS-4) to One Unit Urban Residential Zone (RS-l) and Multi-Unit Residential RM-16 Zone. Single-family residential lots are proposed along Blue Jay Street and an RM-16 development is to be integrated with the townhouses proposed for the immediately abutting lots to the north and south. There were no comments or questions. 2. By-law No , Matsqui Zoning Amendment No. 558 (Noort Developments Ltd.) ( /R95-18) The Manager, Current Development, reviewed By-law No , cited as "Matsqui Zoning By-law, 1985, Amendment By-law No. 558". A single-family residential subdivision at urban density is proposed for lands at block McKee Road and 3200 block Manning Drive. If approved, Land Use Contract No. 135 would be discharged from Lot 185, and the underlying One Unit Urban Residential Zone (RS-I) would apply. The subject portion of Lot 332 would be rezoned from One Unit Country Residential Zone (RS-4) to One Unit Urban Residential Zone (RS-l).

2 Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 2 K. Medsker, 3350 Omineca Court, expressed concern about the amount of surface water running down the hill and under the foundations of his home, for two or three months every winter. He felt that a development which would necessitate removal of more trees would increase the problem. He was also concerned that the waterfall in the area not be destroyed or spoiled. The Manager, Current Development, advised that the waterfall is part of a watercourse along the south boundary of the proposed development. She said it will be protected and will become public property. R. Hallett, Purcell Avenue, was also concerned about surface water. He asked if the creek which runs behind his property is a salmon spawning creek, and said that it rises to 2 feet deep in the winter. He also asked if the fence bordering existing properties would be replaced, after it had been removed to accommodate the ditch running alongside it, and if the walkway from Manning Street will be extended as far as Prince Charles Elementary School. Mr. Hallett would also like to see lighting installed in the walkway, to discourage loitering, drinking, and drug use, which is already becoming a problem. He was happy to see that the waterfall will remain and asked if there would be public access from the street. Retention of trees was also a concern. The Manager, Current Development, said that access to the waterfall would be through a trail system. She stated that the development is situated within a development permit area, which is established to protect the environment, including saving as many trees as possible, and protecting the steep slope. Before clearing the property, therefore, the developer is required to submit plans for approval. She advised that the walkway will be extended through to Manning Drive for improved access, and that it will have to meet specific standards. Mr. Hallett also brought up the problem of drinking water. For a period in the summer of 1995, residences were completely without water for a few days, and he wanted to know how the water supply to existing homes would be impacted by the new development. G. Boyle assured Mr. Hallett that the developer would not be able to proceed until a new reservoir, which will improve water in the whole area, is in place.

3 00025:s Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 3 S. Gourley, Selkirk Avenue, said that a number of residents in the area were not aware of the meeting as they did not receive notices. Also, he complained that the zoning sign is at the north end of Manning Street and not easily visible to all residents, and that one family was advised by the realtor when purchasing the property that the green space would stay. He suggested that establishing a park with trails to the waterfall would increase maintenance; whereas, now it is wild and needs no upkeep. He felt the quality of life would deteriorate as traffic increases in the area, and cited the Mary Hill By-pass in Coquitlam as an example of what he fears will happen. G. Boyle invited Mr. Gourley to discuss his concerns with Development Services outside the meeting, when staff would be better able to go into details of the development process scheduled for that area over the next few years. W. Kemp, 3235 Manning Street, echoed the concerns of his neighbours regarding traffic and water problems. K. Peters, 3222 Manning Street, said she had not been aware that there was a rezoning proposal under way. She was concerned about the loss of the forest and asked that a greenbelt be left in addition to the area around the stream and waterfall. F. Dykstra, representing Noort Developments, attempted to address some of the concerns expressed. A triangular greenbelt adjacent to the school is designated as park land. Some trees will probably be retained, and a junior baseball diamond is also planned. With respect to traffic concerns, he advised that Manning Street will extend directly into the subject development, and will tie into McKee Road and McKinley Drive. Traffic currently using Wells Gray A venue will be relieved somewhat as Manning Street provides a route to McKinley Drive. He also reminded people that the entire area was without trees when the subdivision was first built, and that, over time, the proposed development will provide a fine addition to what is already established as their neighbourhood. D. Jewer, Wells Gray Avenue, enquired as to the purpose of a pumping station installed in the area. The Director of Engineering advised that it was for water, not sewer.

4 Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 4 D. Riley, Wells Gray Avenue, was concerned about process, and indicated that work was already under way. The developer responded by emphasizing the existence of the development permit area, with its strict ecological guidelines, and assured residents that the developers are operating under strict controls. He invited residents to discuss their concerns directly with the developers and City staff. The Director of Development Services added that the work observed was surveying, which has to be done before plans can be made. B. Finch, 3243 Manning Street, was concerned about what would happen to the wildlife, which currently includes deer, coyotes, and bears, once the area is developed. There were no further comments or questions.. 3 By-law No , District of Abbotsford Zoning By-law No , Amendment By-law (Dragon Fort Restaurant) ( R95-34) By-law No , cited as "District of Abbotsford Zoning By-law No , Amendment By-law", was outlined by the Manager, Current Development. If approved, the property at 2427/2439 Pauline Street and 33602/33620 Homeview Street would be rezoned from RS-l Single Family Residential Zone and C-2 Neighbourhood Commercial Zone to C-3 Town Centre Commercial Zone to allow for restaurant and retail space with an attached residential unit. Correspondence from E. Wiens, Birch Manor, Apartment B McDougall A venue, was read into the minutes. Mr. Wiens was opposed to closing the street which gives rear access to the property, and to parking on Pauline Street. He suggested also that a boulevard be provided. The letter is attached to, and forms part of, these minutes. There were no further comments or questions..4 By-law No , District of Abbotsford Zoning By-law No , Amendment By-law (Gadson Holdings Ltd.) ( R95-52) The Manager, Current Development, presented By-law No , cited as "District of Abbotsford Zoning By-law No , Amendment By-law". The by-law proposes to rezone the property at 45 Douglas Street from M-l Light Industrial to C-2 Neighbourhood Commercial. If approved, expansion of the existing Duty Free Store is proposed. There were no comments or questions.

5 0002S~) Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 5.5 By-law No , District of Abbotsford Official Community Plan By-law No , Amendment By-law; and By-law No , District of Abbotsford Zoning By-law No , Amendment By-law (Frontier Trading Post) ( / R95-42) By-laws Nos and , cited as "District of Abbotsford Official Community Plan By-law No , Amendment By-law" and "District of Abbotsford Zoning By-law No , Amendment By-law", respectively, were highlighted by the Manager, Current Development. The applicant proposes to rezone the property located at 64 Sumas Way from RS-l Single Family Residential to C-2 Neighbourhood Commercial Zone. If By-law No is approved, the subject property would be redesignated from Residential to Commercial under the District of Abbotsford Official Community Plan. By-law No proposes a tourist information/currency exchange office and associated uses as part of the existing customs brokers use. B. Frankish, nd Avenue, spoke on behalf of himself and H. Peet and M. Shobe, nd Avenue, and E. and T. Vos, st Avenue. Mr. Frankish said he was in support of the rezoning to legitimize the use of the existing building. His concerns included additional traffic driving too fast along the back alley, and also using the alley as access to the newly-established post office. Access to the post office from First A venue is not possible, as the road is blocked off at the railway line. He suggested that a hammerhead turnaround be installed at the First A venue cul-de-sac, to provide an easier means of exit. Another suggestion Mr. Frankish made was to plant a landscaping screen between commercial and residential properties - possibly six-foot trees with a minimum mature height of 20 feet. With reference to the property at 64 Sumas Way, Mr. Frankish noted that the building only occupies one-half of the land, yet the rezoning application is for the entire property. He indicated that the neighbours were worried as to what will be developed on the other half. His concerns relate also to setting a precedent, as another customs broker on the north side of Second Avenue. Mr. Frankish thought it important to establish reasonable guidelines for commercial development in a residential neighbourhood. Correspondence from E. and T. Vos addressed the issue of traffic speeding down the alley, and asked that access be controlled. The letter is attached to, and forms part of, these minutes.

6 Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 6 Correspondence from H. Peet and M. Shobe asked that four concerns be addressed: access and egress to the back lane; landscaping between commercial and residential properties; anxiety that the area does not become a large-scale business area; and retention of the residential flavour. The letter is attached to, and forms part of, these minutes. Mr. Frankish noted that the prevailing winds in the area are northeast and southwest, and requested an asphalt parking lot, to keep the dust down. Representatives of PCB Properties and Pacific Customs Brokers said that a plan was in place to eliminate eastbound traffic in the lane, and that landscaping was planned for the eastern boundary of the property. They indicated their willingness to listen to ideas from local residents and co-operate as much as possible. There were no further comments or questions.. 6 By-law No , Matsqui Zoning Amendment No. 559 (T. Dancy/ B.C. Ltd.) ( /R95-49) The Manager, Current Development, presented By-law No , cited as "Matsqui Zoning By-law, 1985, Amendment By-law No. 559". If approved, the by-law would rezone property at 2855 Mt. Lehman Road from Agricultural One Zone (A-I) to Freeway Commercial Zone (CS-6) to allow a three-bay ambulance station on the site. There were no comments or questions.. 7 By-law No , Matsqui Zoning Amendment No Text Amendment ( / R 95-49) By-law No , cited as "Matsqui Zoning By-law, 1985, Amendment By-law No. 560", was presented by the Manager, Current Development. If approved, the by-law would amend the text of Matsqui Zoning By-law, 1985, by adding Civic Use as a permitted use in the Freeway Commercial Zone (CS-6) and deleting the minimum lot area requirement. There were no comments or questions.

7 OOO;~57 Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 7.8 By-law No , Matsqui Zoning Amendment No Text Amendment ( / R 96-05) By-law No , cited as "Matsqui Zoning By-law, 1985, Amendment By-law No. 561" was presented by the Manager, Current Development. If approved, the by-law would amend the text of Matsqui Zoning By-law, 1985, by revising the floor space ratio provisions in the Core Commercial Highrise Zone (C-3H). There were no comments or questions.. 9 By-law No , Matsqui O.C.P. Amendment No Text Amendment ( /0CP 197) The Manager, Current Development, presented By-law No , cited as "Matsqui Official Community Plan, Amendment By-law No. 197". If approved, the by-law would designate certain lands south of Dahlstrom Avenue, north of South Fraser Way and east of Trethewey Street, as "Simon Avenue Development Permit Area No. 55". The objectives of this development permit area designation are to ensure that all new commercial buildings in this area provide an interesting street exposure and possess a form and character that is architecturally innovative, visually attractive, and two storeys or more in height. A letter received April 11, 1996, from K. Pfenniger, B.C. Ltd., Burgess A venue, was read. Mr. Pfenniger asked for exemption from the development permit requirement, as his plans to construct a building on Cruickshank Street area are in the final stages. The letter is attached to, and forms part of, these minutes. D. Davies, owner of the Highwayman Pub, Simon Avenue, expressed concern that, if her one-storey pub were to burn down, she would have to replace it with a two-storey structure oriented toward the street. As Provincial Government legislation requires a one-storey building oriented away from the street, she indicated her intention to comply with the Provincial regulations. She felt that the main problem in the area was parking, and that would only increase with more two-storey buildings. W. Oldenborger, Simon Avenue, expressed similar concerns as he, too, owns a one-storey building, and his parking lot is used by other businesses on the street. He asked for written assurances that, in the event of a fire, his one-storey building could be re-constructed.

8 000:258 Minutes of a Public Hearing held Monday, April 15, 1996, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 8 The Manager, Current Development advised that the two-storey requirement was because of building massing and appearance. Two storeys will give the streetscape a strong presence, but obviously, if the Provincial Government stipulates one, the City would have to consider that. She allowed that there could be wording changes to the text amendment. F. Dykstra, speaking for Noort Investments, the property managers of Simon Centre at and Simon Avenue, spoke in support of the amendment. In his correspondence dated April 12, 1996, he commended Council and staff for taking steps to ensure the best overall enhancement of the area and its subsequent long-term impact on the City. There were no further comments or questions..10 By-law No , District of Abbotsford Zoning By-law No , Amendment By-law ( / R96-07) By-law No , cited as "District of Abbotsford Zoning By-law No , Amendment By-law", was presented by the Manager, Current Development. If approved, the District of Abbotsford Zoning By-law would be amended to expand the permitted uses in the M-2 General Industrial Zone to include restaurants to a maximum gross floor area of 175 m 2 ; and the C-3 Town Centre Commercial Zone would be amended to include day care centres and nursery school facilities. There were no comments or questions. 3. TERMINATION Moved by Councillor Funk, seconded by Councillor Gibson, that the Public Hearing terminate. (8:15 p.m.) CARRIED. Certified Correct:

9 OOO ')t."( f.~0'1j Typed from hand-written submission received from: E. Wiens Birch Manor Apartment B ~Ibugall Road Abbotsford, B. C. V25 1 W3 Phone April 2, 1996 The City of Abbotsford Re: Development Proposal /R We are opposed. To Two Parts. ~H4 A. Closing Street tais give us access at rear. B. Parking on Pauline. We think residents should be entitled to some street parking without restriction. I talked to Alderman Warawa. Nothing happens maybe we should double their pay. Also think there should be strip of green like they did at the Bank. m:\1996\notes\weinsnot.es

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11 NOTICE OF PUBLIC HEARING to consider an amendment to District of Abbotsford Zoning By-law, aoo nc!.~.. i::uj. File: / R95-34 Take notice that the Council of the City of Abbotsford will hold a Public Hearing in the Matsqui Centennial Auditorium, South Fraser Way, Abbotsford, B.C., at the hour of 7:00 p.m. on the 15th day of April, 1996, under the provisions of the Municipal Act to consider the following: At the Public Hearing, all persons who believe their interest in property is affected by the... --~~ proposed by-laws shall be afforded a reasonable opportunity to be heard or to present --..>nrj tten submissions respecting matters contained in the by-laws that are the subject of the _... =-. ~ DISTRICT OF ABBOTSFORD ZONING AMENDMENTd Y- ' W BY-LAW NO ' -"-" -'-BRA~UN AVE ~ IIJ : ljij... " '-l L-- " 15'0, v~ r. r---.j.---l-"---4 ~15'~~. t LOCATION: 2427/2439 Pauline Street and 33602/33620 Homeview Street LEGAL: Lots 1, 2, 3, 9, 10 (Except: the North 8 Feet), 11, 12, and Parcel "c" (By-law Plan 65809) all of Section 22 Township 16 NWD Plan 2054 and Lot "B" of Lots 4 and 5 Section 22 Township 16 NWD Plan CURRENTLY ZONED: RS-l Single Family Residential Zone and C-2 Neighbourhood Commercial Zone PROPOSED ZONE: C-3 Town Centre Commercial Zone PURPOSE: If approved, the applicant proposes to develop a restaurant with an attached residential unit. The above is a synopsis of by-law amending the Zoning By-law of the former District of Abbotsford and is not deemed to be an interpretation thereof. A copy of each by-law and relevant background docu~entation may be inspected in the Development Services Department (2nd floor), Abbotsford City Hall, South Fraser Way, Abbotsford, B.C., on April 1, 2, 3, 4, 9, 10, 11, 12, and 15, 1996 between 8:30 a.m. and 4:30 p.m. R. Danziger Director of Development Services

12 Edward and Teresa Vas st ave Huntingdon, B.C. To: Council of the City of Abbotsford Re: Amendment to Zoning of 64 Sumas Way Lots 29,30,31,32 The concerns that we have with the changing of the use of the lots in question have to do with the back alley. The back alley traffic load was increased when the access to Sumas Way off of First ave was blocked. Since the post office was moved to the business on the address in question the traffic load again was increased. If the amendment is approved we fear that the traffic load will lncrease. There are nine children, primary grades and down, that live on the properties that border the back alley that runs from B street to Sumas Way, plus friends that may be playing with our children. There are a lot of people that drive responsibly down the alley but many people in cars, trucks, vans, and TOW TRUCKS use it as a speedway to Sumas Way and the post office. Control the access to the alley from the business, make it parl of the requirements for amendment to put up signs for speed control, and keep all commercial traffic limited to Sumas Way as this area east of Sumas Way is zoned Residential Yours truly, Ed Vos, local paramedjc Teresa Vos, Registered Nurse

13 Howard Peet Maureen Shobe nd Ave. Abbotsford, B.C. V2S 8C2 Apr. 12!96 To the Mayor and Council; The City of Abbotsford RE. amendment by-law no and : As residentslhomeowners near the property aforementioned we have a number of concerns we would like to see addressed prior to completion of rezoning. ttl The proposed business or any future businesses shall not have access or egress to the back lane between First and Second Ave. (We do not wish to see increased traffic flow) #2 The present proposal uses only approximately the first 2 of 4 lots fronting Sumas Way leaving the back 2 lots empty at this time. (We would like to see this back sixty feet kept neat, landscaped, and include a row of hedges to provide a wind and noise break between the commercial and residential properties) #3 We do not have many reservations about the present business plan for this specific property, ie. post office, customs brokers, sale of sports licenses, and currency exchange but we are very concerned about the potential for future plans once rezoning is complete and either the present or future owners opt to open other businesses that are permissible under C2 zoning. (We do not wish to see a large business such as a convenience store that might stay open 24 hrs., create more noise, and become a hangout for border crossers or teen-agers. This would interfere with the way of life we presently enjoy) #4 The East side of Sumas Way is largely residential and we would like it kept that way. We do not want to see this amendment to zoning becoming an open opportunity for all property owners fronting Sumas Way to expect equal access to rezoning to commercial thereby creating an incompatible mix of homes and businesses. (This land is an exception as it cannot be used appropriately in a residential capacity) (We enjoy the quiet and sociable community as it is now and do not want to bring the noise already present from the border closer towards our homes) (The original community plan was designed with the West side of Sumas Way as being commercial and we would certainly like to see this concept followed in future planning and rezoning considerations) Respectfully yours, Howard Peet! Maureen Shobe

14 B.C. Ltd Burgess Ave. Abbotsford, B.C V4X 2A6 April 1996 CITY OF ABBOTSFORD S. Fraser Way Abbotsford, B.C V2T 1W7 MR. MAYOR & COUNCIL MEMBERS: for. -rt\'e: ~'E L()~u 1\.,..- Re: PUBLIC HEARING - APRIL 15, 1996 and Lot 9, Sec. 20, Twp. 16, NWD Plan (Cruickshank St.) In regard to consideration of an amendment to the District of Matsqui Official Community Plan for lands in which our property is located, to consider it a development permit area, we wish to bring to your attention the following: We are well under way in our plan designs for the building we intend to construct and the plans are in the final stages. The building we propose to put on this property meets the current required by-laws without requiring a variance or development permit. The building is a two-storey building. In lieu of all the work that has already gone into this project, we are hoping that because we already meet the required by-laws that we could be exempt from having to obtain a development permit, should the amendment be accepted. If not, we would have to put a stop on all the works in progress and any new requirements would delay our construction considerably. Should this happen, we would have to put our project on hold for an indefinite period of time (or not continue at all) as the construction time would not fit in with our scheduling. Your early reply in regard to this matter is greatly appreciated. Yours truly, B.C. Ltd. sh enclosure Karl Pfenniger Phone: Fax:

15 SCHEDULE BYLAW NO BEING MATSQUI O.C.P. AMENDMENT BYLAW NO. 197 DEVELOPMENT PERMIT AREA NO SIMON AVENU 000') ~5. r" b ~ (/) I- (.) UJ c.. (/) 0 0::: c.. 0:: (.) UJ..J 0 C2 0 A ~ (/) > UJ ~ UJ :r: I UJ 0::: I- ~ CIl a o ~ -J -J c:( SOUTH FRASER WAY

16 Noort Investments & Jlssociates th Street, Burnaby, B.C. Canada V3N 3N4 Phone: (604) Fax: (604) ~soc. April 12, 1996 Mayor and Council City of Abbotsford South Fraser Way Abbotsford, B.c. V2T 1W7 Attention: Mayor, Council Members, Staff Representatives Your Lordship, council members, staff and members of the community: Re: "Simon Avenue Development Permit Area No. 55" We are the property and building owners and managers of Simon Centre at and Simon Avenue. We fully support the amendment to the Official Community Plan which will designate the Simon A venue Development Permit Area. In 1988, Simon Centre was one of the first developments constructed within this area. We understood then and during the years following that development of these lands would be along the line of creating a professional, commercial urban core providing numerous centres for office related business use. The City of Abbotsford, by way of this proposed amendment, is taking the necessary steps to ensure the best overall enhancement of this area and its subsequent long term impact upon the City. They are to be commended for their foresight and efforts in this regard. Thank you for your consideration of this matter and your audience here this evening. Best regards, NOORT INVESTMENTS ~~ Per: