00024 1 :30 p.m. in the Matsqui Centennial Auditorium Present Chairman - Mayor D. Kandal Councillors - K. Funk, S. Gibson, B. Hambley, G. Peary, H. Teichrob, and C. Wiebe Administrator - H. Cochran Director of Corporate Services - D. Cooney Director of Development Services - R. Danziger Manager, Current Development - G. Boyle Manager, Long Range Planning - P. Moritz Senior Planners - J. Malcolm, T. de Jong Deputy Approving Officer - R. Hintsche Manager, Inspection Services - T. Higgins (part) By-Law Enforcement Officer - R. Redfern (part) Deputy Director of Public Works - J. Duckworth Development Engineer - B. Twerdoff Economic Development Officer - M. Harvey Recording Secretary - K. Timms Media - A-C Times, A.S. & M. News, CFVR Radio, and Rogers Cablesystems Public - 12 In Report No. 94-13, the Deputy Approving Officer presented a development variance permit for the 426203 B.C. Ltd. property located at 3873 Gladwin Road. The permit, specific to Lot 17 shown on Schedule "A" of the report, would relax the lot depth from 30 m to 21 m and rear lot line setback from 7.6 m to 5 m, and exempt the lot from the Subdivision Bylaw, Section 202 requirement that lot frontage on a street must be a minimum 10% of the total lot perimeter. 426203 B.C. Ltd. (GladWin, 3873 D94-02) R. Hintsche explained that there was ample space on the property to build a sizeable home and noted that the rear lot line setback would not significantly impact the neighbourhood. He also proposed that a restrictive covenant be required at the time of subdivision to limit the building height along the south face to 1-1/2 storeys and to ensure proper setbacks. Councillor Peary asked if the building envelope could be moved to the north to allow greater building setbacks at the south end of the lot, and R. Hintsche replied that this could be looked at. 3D Moved by Councillor Wiebe, seconded by Councillor Teichrob, that application D94-02 for a development variance permit for the 426203 B.C. Ltd. property at 3873 Gladwin Road be approved in principle, and a permit be prepared for an upcoming Council hearing, subject to the conditions outlined in Report No. 94-13; and further, that the minimum 10% lot frontage requirement to be waived.
00025 1 :30 p.m. in the Matsqui Centennial Auditorium Page 2 Consideration was then given to an application for a development variance permit for the A. Masuta property at 2113 Ware Street as outlined in Report No. 94-12 from the Deputy Approving Officer. The permit would relax both the minimum width of the corner lot from 21 m to 18.15 m to enable subdivision into two lots, and the minimum interior side setback from 2 m to 1.5 m to allow retention of an existing home on the corner lot. Masuta, A. (Ware, 2113 D93-36) 31 Moved by Councillor Peary, seconded by Councillor Funk, that application D93-36, for the A. Masuta property located at 2113 Ware Street, be approved in principle, and that a permit be prepared for an upcoming Council hearing. Report No. 94-22 from Senior Planner, J. Malcolm, concerned an application from 412903 B.C. Ltd., et ai, to rezone the properties at 2758, 2780 and 2794 Clearbrook Road from One Unit Urban Residential Zone (RS-1) to Multi-Unit Residential RM-110 Zone to permit the development of a four-storey apartment building. 412903 B.C. Ltd., et al (Clearbrook, 2758, 2780 & 2794 R93-53) The site, which is designated High Density Residential in the Official Community Plan, abuts single-family detached dwellings to the north and multi-unit buildings to the east, south and west. Off-site costs, as noted by Public Works, were listed in the report and included road dedications on Old Yale Road, Clearbrook Road and Mt. Waddington Avenue, and construction of roadwork improvements such as sidewalks, underground wiring, ornamental street lighting, boulevard and associated drainage works. Access control, on-site storm water detention and development cost charges would also be applicable. Councillor Peary noted that the access on Mt. Waddington could be improved by including the lot to the immediate east in the development. This would reduce traffic at the intersection of Clearbrook Road and Mt. Waddington Avenue. Concern was expressed by Councillors Hambley, Peary, and Teichrob about the proposed density variance, particularly the variance in lot coverage from 35% to 50%. Staff explained that the variance application would be dealt with separately. 3'.2 Moved by Councillor Funk, seconded by Councillor Wiebe, that application R93-53 for the properties located at 2758, 2780 and 2794 Clearbrook Road be approved in principle, but rejected for access control and off-site costs for which the municipality has not budgeted, as outlined in Report No. 94-22.
00026 1 :30 p.m. in the Matsqui Centennial Auditorium Page 3 T. de Jong, Senior Planner, introduced her Report No. 94-24, which concerned an application from M. and J. Anderson to rezone the properties at 27629 and 27615 Fraser Highway from One Unit Suburban Residential Zone (RS-2) to Service Commercial Zone (CS-1) and Service Station Zone (CS-5) to allow development of a gas bar! convenience store, and other automotive-related commercial uses. Anderson, M. & J. (Fraser, 27629 & 27615 R93-49) The subject property, located on the western-most boundary of Matsqui and bordering the Township of Langley, is surrounded by residential uses to the immediate north, south and east, and a shopping centre and predominantly auto-related commercial uses to the west. At present, sanitary sewer and water services are not available to this site from either Matsqui or the Township of Langley. Previous consultation, between the two municipalities, however, indicated that Langley plans to investigate alternative improvements to its sanitary treatment capabilities and, depending on the outcome, future servicing may be possible. It was noted that approval of the application at this time would be incompatible with the principles of the Official Community Plan. Prior studies of the development potential along the Fraser Highway Corridor concluded that the Fraser Highway should remain outside the urban development designation and form a buffer between growth areas. C. Nottle, Group Two Design Consultants Inc., said that it was unfortunate a border existed between the two municipalities as the proposed development was compatible with the present land uses in east Aldergrove. He also pointed out that he was told by Langley's Engineering Department that sanitary sewer and water services could be provided. Councillor Funk, supporting the application, stated that the neighbouring uses west of the subject property were suitable for the proposed rezoning..33 Moved by Councillor Gibson, seconded by Councillor Wiebe, that application R93-49 to rezone the M. and J. Anderson, and S. Sekhon properties at 27629 and 27615 Fraser Highway, from One Unit Suburban Residential Zone (RS-2) to Service Commercial Zone (CS-1) and Service Station Zone (CS-5), be denied. Opposed: Councillor Funk The Manager, Current Development introduced Report No. 94-14 from Assistant Planner, A. Campeau, regarding a letter dated January 14, 1994, from J. and F. Evans requesting temporary retention of a second dwelling at 27975 Quinton Avenue. Evans, J. & M. Quinton, 27975 (Second Dwelling)
00027 1 :30 p.m. in the Matsqui Centennial Auditorium Page 4 In March 1991, the owners signed a restrictive covenant with the District of Matsqui agreeing to demolish an older home, upon completion of construction of a new home on the subject property. The conditions and terms of the agreement were to be met by February 28, 1994. The new home has since been completed, and the older home is presently rented to M. Chesham, a single-parent with three school-age children. Evans, J. & M. Quinton, 27975 (Second Dwelling) (cont'd) In a letter dated January 18, 1994, M. Chesham asked that she be permitted to reside in the older home until either alternate accommodation is found, or the end of the current school year. General consensus indicated that the Committee sympathized with M. Chesham and would permit her to occupy the older home until June 30, 1994, subject to posting of a $1,000 bond by the owners. J. Evans informed Council that he would like to convert the older home to a carpenter shop! storage building, rather than demolish it. The Chairman instructed him to proceed by submitting a new application with the appropriate fee and the necessary documentation. 31- Moved by Councillor Gibson, seconded by Councillor Funk, that permission be granted to M. Chesham to occupy the illegal second dwelling at 27975 Quinton Avenue until June 30, 1994, subject to the posting of a $1,000 bond by the owners, J. and F. Evans. The Manager, Current Development introduced Report No. 94-27 concerning a development variance permit application for property owned by M. Lehner at 33160 Plaxton Crescent. The permit would relax the front lot line setback from 15 m to 2.6 m to legalize a partially constructed garage. G. Boyle explained that the applicant had not applied for a permit prior to commencement of construction and, in accordance with Council policy, she requested Council's instruction prior to any processing of the application. Lehner, M. (Plaxton, 33160 094-05) In his letter dated January 20, 1994, M. Lehner pointed out that the current garage location would allow him to retain his view of Mill Lake, and would not adversely affect adjoining properties as it was adequately screened by large trees. ss Moved by Councillor Peary, seconded by Councillor Funk, that application 094-05 for the M. Lehner property at 33160 Plaxton Crescent be referred to staff for a review of the options relative to the requested variance.
00028 1 :30 p.m. in the Matsqui Centennial Auditorium Page 5 Speaking to Report No. 94-11, Senior Planner, T. de Jong, provided an interim report on the Industrial Zoning Study. She explained that the study arose due to many contributing factors; namely, the changing nature of industry and commerce, by-laws biased towards large manufacturers, and the pressure to commercialize industrial lands. Issues raised at the meetings of the Industrial Zoning Study Steering Committee included the need for: a) increased enforcement of by-laws in the industrial community; b) clarity and consistency in defining and applying zoning regulations; and c) controlling the commercialization of industrial lands. (Industrial) Zoning Study The report concluded that offices should be encouraged to locate in the central business district areas; limited commercial services should be permitted in a general industrial zone which would be created by integrating the existing M-1 and M-3 zones; separate zoning policies should be created for autowreckers, salvage and recycling businesses; and a light industrial zone should be established which would replace the current M-2 zone to accommodate low impact manufacturing and relevant commer Cial/ industrial uses. The Committee generally agreed with the conclusions of the report, and it was recommended that input and coordination be sought from the District of Abbotsford. Councillor Funk questioned whether or not the results would have been the same had there been more industry representation on the steering committee. Councillor Wiebe stated that zoning policies must be flexible enough to accommodate retail businesses within a light industrial zone. Councillor Gibson preferred that offices be located in the business core, rather than in industrial areas, and agreed that clarifying and redefining the zones would simplify understanding. Moved by Councillor Hambley, seconded by Councillor Gibson, that Report No. 94-11 from T. de Jong, Senior 3" Planner be received, and that staff proceed to draft policy recommendations as outlined in the report. Moved by Council/or Gibson, seconded by Councillor Funk, that the Committee of Council (Development) meeting be adjourned. Adjournment TIme: 2:50 p.m.