PUBLIC HEARING MARCH 26, 2007 6:00 P.M. COUNCIL CHAMBERS PRESENT: ALSO PRESENT: Mayor Jim Eglinski Councillor Lori Ackerman Councillor Bruce Christensen Councillor Dan Davies Councillor Larry Evans Councillor Don Irwin Councillor Karen Simpson John Locher, City Manager Carol Susak, Director of Corporate Administration Therese Jean, Director of Finance Patti Murray, Director of Community Services Horacio Galanti, Director of Engineering Jim Rogers, Director of Protective Services Victor Shopland, Director of Public Works and Utilities Sarah Tittemore, Director of Marketing and Communications Janet Prestley, Deputy City Clerk 1. Call to Order: The meeting was called to order at 6:00 p.m. Official Community Plan Amendment Bylaw No. 1897, 2007 Mayor Eglinski explained the public hearing process to the audience and the proposed official community plan and zoning amendments that will allow for this land to be rezoned and offered for sale as a multi-family residential development. The City Manager provided an overview of the report. The Director of Corporate Administration read letters of objection received from Ed Pimm, Darwin Pimm and Robert Herman into the record. Mayor Eglinski invited the proponent s representatives to provide a presentation regarding the proposed rezoning.
City of Fort St. John Public Hearing Page 2 Theresa Mucci, TMR Development Consulting and Ron Rodgers, Royal LePage, are the representatives for Steve s Sand and Gravel who have owned the property for over 25 years. Ms. Mucci explained that there is approximately 75 acres that are planned for commercial, single family and multi-family residential development as part of this rezoning proposal. She provided an overview of the proposal and the rationale for rezoning the parcels. Ms. Mucci reported that there are seven acres adjacent to the existing single family residential area that will remain as single family to act as a buffer between the existing R1 and proposed RM2 residential zones. Councillor Ackerman asked for specific details regarding the development and Ms. Mucci replied that this rezoning is to allow for the property to be assembled as a package and offered for sale to a developer who will develop the land for its best and highest use. Councillor Davies asked about access off of the Bypass Road and Ms. Mucci replied that 112 Street will be extended to allow for traffic in the subdivision. She noted that the Ministry of Transportation will allow access to the Bypass Road under a special permit for the proposed commercial property. Councillor Davies asked about the number of households that would comprise this area and Ms. Mucci replied that it would depend on what the developer who purchased the property wished to construct. Councillor Christensen expressed concern regarding the buffer zone between R1 and RM2 zones and Ms. Mucci replied that homeowners who intend to purchase residential lots in the buffer zone will know that an RM2 zone will be adjacent to their lot. Councillor Evans asked if there were provisions to build the R1 zone prior to the multifamily residential. Ms. Mucci replied that there are developers who are looking for RM2 zones to develop at this time, therefore, the single family development would be developed later. Councillor Ackerman expressed concern with the fact that a number of developers have come into the City resulting in an increased number of rentals. Ms. Mucci replied that the City would ultimately decide what would be built on the property through the development permit process. The City Manager clarified that the next step would be the development plan although the permitted uses would remain the same. Councillor Ackerman stated that the development plan would not have to be brought forward to Council for approval once the property is rezoned. Mayor Eglinski asked for comments from the audience.
City of Fort St. John Public Hearing Page 3 Kim Henry, 10852 West Bypass, is currently a rural resident but could become incorporated if the boundary extension proceeds and he will be directly affected by this rezoning. Mr. Henry stated that the land was designated as single family residential which is one of the reasons he purchased his property. Mr. Henry noted that the property would be in a more lucrative market under high density zoning which is the reason for this request. Mr. Henry noted that there should be a plan for this parcel rather than 75 acres of blanket zoning for RM2 and is worried about apartments and townhouses comprising this development. Ted Pimm, 10707 106 Avenue, submitted a letter of opposition to the rezoning as well as a petition signed by 64 neighbouring residents. Mr. Pimm conveyed the following issues: an increase in traffic in the existing neighbourhood if the rezoning is allowed, the possibility of an additional 3,000 multi-family units being constructed on this land, the Water Tower is a nice quiet residential area at this time, this vacant land is currently used as a field for residents to participate in a variety of recreational activities, that the neighbours would like to participate in land use planning in this area. Paul Knightly, 10915 102 Avenue, suggested that if the property is for sale, let the developer purchase and rezone it. He stated that an apartment building is directly behind his house and garbage collects in his yard from this building and people have used his backyard for altercations. Mr. Knightly mentioned that there have been a number of re-zonings in this area and asked Council to leave this parcel as single family residential. Lisa Bode, 10911 110 Avenue, constructed a new home in this area and explained that the lot was selected since the Official Community Plan designed the vacant land as single family residential. She expressed concern about property values decreasing in this area and frustration with the fact that the when an application is submitted to Council, it is up to the residents to fight to keep the Official Community Plan in tact. Rene Day, 10607 108 Street, stated that these owners are looking to maximize their selling profits for this land. He added that developers will develop the land as they see fit and the currents owners are not offering any incentives for this rezoning. Paul Mackey, 10703-108 Street, stated that green space is scarce in this area of the City and Council should include a substantial area designated for park. Bob Korda, 10922 110 Avenue, expressed concern with the amendment since changing the Community Plan changes the basis of how residents in this area came to
make their decisions to invest in this part of the City. He stated that this is a massive zoning change since there are 75 acres involved.
City of Fort St. John Public Hearing Page 4 Rick Walters, Remax Realtor, confirmed that there is a need for more RM2 property in the City although he doesn t agree with this area being rezoned for this purpose. He noted that buyers always ask what that field is zoned for prior to purchasing in the neighbourhood. Mr. Walters conveyed his opposition to the proposed rezoning. Lucien Aubin, 10712 106 Street, built a house seven years ago in this area because it was a great neighbourhood and would like this parcel to be developed as single family residential. Mayor Eglinski asked for comments from the audience for the second time. Joe Temple, 10611 107 Street, asked what the average age of the people living in this development would be. He mentioned that Finch Elementary School would not be able to accommodate a large number of children. Dave Marshall, 11332 91 Street, just purchased a vacant lot in this area and doesn t want the property rezoned. Carolyn Gill, 10603 106 Avenue, mentioned that 106th Street is getting busier and traffic does not stop at the 106 Street/106 Avenue intersection. She is very concerned about the increase in traffic and accidents involving children if this multi-family development proceeds, therefore, is opposed to this rezoning. Mayor Eglinski asked for comments from the audience for the third time. Ms. Mucci replied to the statements received from residents: the neighbourhood appears to have a not in my back yard attitude, RM2 does not allow trailer parks to be constructed in this zone, is worried about the misconception with the first advertisement not including the R1 parcel adjacent to the multi-family development, stated that this is private property, the developer must dedicate 5% towards green space within each of the designated areas, the Official Community Plan is a living document and is amended as required, this land will be developed at some point in time, the owner is responsible for cleaning up the large amount of garbage that is collected and deposited on this parcel. Hearing none, Mayor Eglinski declared this part of the Public Hearing closed.
City of Fort St. John Public Hearing Page 5 3. Resolution to Close Public Hearing and Rise with Report: MOVED/SECONDED THAT, City Council close the Public Hearing with respect to Official Community Plan Amendment Bylaw No. 1897, 2007 and and rise with report to City Council. CARRIED 4. Adjournment: The hearing adjourned at 7:05 p.m. Confirmed by Council this 10th day of April, 2007 CERTIFIED CORRECT IN ACCORDANCE WITH SECTION 124 OF THE COMMUNITY CHARTER WILLIAM JAMES EGLINSKI, MAYOR CAROL SUSAK, DIRECTOR OF CORPORATE ADMINISTRATION