l. harris, d. loewen, p. ross, and j

Minutes of a Public Hearing held August 11, 2008, at 7:02 p.m. in the Matsqui Centennial Auditorium

Council Present: Mayor G. Ferguson; and Councillors B. Beck, C. Caldwell, M. Gill, L. Harris, D. Loewen, P. Ross, and J. Smith

Staff Present: City Manager - F. Pizutto; Acting Director, Administration and Corporate Services - B. Flitton; Acting Director, Corporate Services - J. Lewis; Director, Development Services - G. Acheson; Director, Engineering - J. Gordon; Director, Parks, Recreation and Culture - M. Taylor; Senior Planner - M. Thornton; and Administration Manager - S. Davis

Staff Present for a Portion of the Meeting: None

Media Present: Abbotsford News; and Shaw Communications Inc.

Public Present: 50.:!:.

Mayor Ferguson called the hearing to order at 7:02 p.m., and outlined the procedures to be followed;

1. Bylaw No. 1781-2008, Z.A. No. 566; 0781331 BC Ltd. (K. S. Mann) 2368 Queen Street; rezones from A 1 to 12 (3360-20/R08-006)

If approved, the applicant proposes to develop establish a future industrial development.

L. Perrin, 304 - 33450 George Ferguson Way, opposes the development, due to food security and feels that agricultural land should be retained for agricultural use.

There were no further comments or questions.

2. Bylaw No. 1795-2008,Z. A. No. 569; Viam Holdings Inc. (M. De Cotiis, I. De Cotiis, and M. De Cotiis), 2263 and 2273 McKenzie Road; rezones land from RS2 to RM60 (3360-20/R08-002) (3020-20/008-006)

If approved, the applicant proposes to develop a 48 unit townhouse development consistent with RM60 Zone.

If Development Permit No. 1627 with variances is approved, the applicant proposes to increase the number of tandem parking stalls, decrease parking stall setbacks from buildings and property lines and decrease the building setbacks from all property lines.

T. Yamamoto, applicant, spoke to the general deSign, that parking issues are worked out; retention of trees and landscape buffering, including fencing; and this will be a family oriented complex.

R. Dalton, 33886 George Ferguson Way, raised concerns about the walkway adjacent to the site and that it should be closed.

Minutes of a Public Hearing held July 7, 2008, at 7:02 p.m. in the Matsqui Centennial Auditorium

S. Smith, 33921 Andrews Place, is opposed to the development, feels that property values will go down, wants the sidewalk closed, and feels the proposed trees are insufficient to address privacy concerns.

P. Fielding, 2225 Taylor Way, is opposed to the development, because of the loss of tree canopy and garden space, and feels trees should be retained; and that the sidewalk should be closed.

Correspondence dated July 30, 2008, S. and K. Couper, raised concerns about the construction of the development, which is attached to and forms part of these minutes.

Correspondence dated August 11, 2008, from J. Waldman, Developer, spoke to his submission, which is attached to and forms part of these minutes.

There were no further comments or questions.

8. Termination

Moved by Councillor Beck, seconded by Councillor Gill, that the Public Hearing terminate. (7:23 p.m.)

CARRIED.

Certified Correct:

City Clerk

Sharon Scott

From: Jeremy Waldman [email protected]]

Sent: Monday, August 11, 2008 1 :38 PM

To: George Ferguson; Bruce Beck; Christine Caldwell; Simon Gibson; Moe Gill; Lynne Harris; Dave Loewen (Councillor); Patricia Ross; Joe Smith

Cc: Melissa Pryce; Margaret-Ann Thornton; Grant Acheson

Subject: 2263/2273 McKenzie Road Public Hearing

Mayor Ferguson and Council,

Please see the attached letter as a background to the public hearing for our Rezoning and Development Application this evening on the above referenced property. Please also find attached a report summarizing our public consultation to date along with architectural illustrations and OCP included in our application to the City and presented to residents of the neighborhood .

This letter and accompanying report is addressed for Councils review prior to tonight's Public Hearing.

Regards,

JEREMY WALDMAN MANAGER. DEVELOPMENT

I :\ \ I ,\ (. () :\ I L I V EWE L L-

Suite 300 - 911 Homer Street Vancouver. BC Canada V6B 2W6 Tel. 604602-7700 Gel. 604 319-3410 Fax. 604602-7110 Email.jwaldman@amacon .com Web. www.amacon .com

8/1112008

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AIViACON

A lIgllst I I, 200S

City of Abbotsford 32315 South Fraser Way Abbotsford. Be V2T I W7

Attn: Mayor Fcrguson and Council

RE: 2263/2273 McKenzie Road Puhlic Hearing

[ am writing in regards to our Rt:zollillg allLI Dt:vt:lopl1lt:nt Application for a 48 unitto\\,lIllOUSt: project at 2263173 McKenzie Road which goes to public hearing at City lIall this t:vcning. Key points to be considered at the public hearing are as follows:

• We have actively engaged the neighborhood through extensive public consultation alltl a recent open house to hear feedback ami address concerns of neighbors.

• The OCP designates the property City Residential, which provides for medium and highdensity residcntial development. The adjacent property is being constructed as a 4-storey, 142 unit condominium project reflecting a density of 71 units per acre. In accordance with the direction fr0111 Planning Staffwc are proposing a townhousc project under RM60 zoning at only 24 units per acre.

• Our proposal addresses neighborhood conccrns of privacy through ex isting tree retention, an extensive landscape buffer, solid cedar fence to be constructed along the sitc perimeter, and lower devclopment height. We have also reduced thc amount of exterior glazing fronting residenccs to the south.

• We are not requcsting a variance for visitor parking, however, the required 19 visitor parking stalls on site docs requirc a setback relaxation for 4 stalls. In return, we havc incorporated an additional landscape buffer next to these stalls.

• following discussions with planning staff we have incorporatcd a linkage from our site to the existing pedestrian walkway extending to Andrews Place. It is our understanding closure of this City owned walkway is still in negotiation with abutting residents. Although we feel this is an amenity to the overallncighborhoocl, Amaeon is open to removing thc linkage from our plans should City staff request LIS to do so .

.suill" ,'\00 . 1)11 Il00n!!f Stll'd • VillIl'UIIH'r • B.C . • VflU ~\V6 • Tel: flO;1 Il02·1700 t (7;1); : hOot ()02~7' If) • Wl'hsllc: WWW.illllill:OIl,l"O!ll

We have worked closely with City staff and ncighborhood residents over thc past 12 months to establish a design that incorporates a high-quality form of developmcnt into the neighborhood providing for an attractive transition between adjacellt dcvdopmcnt typcs. As sLlch, we have generated significant lIeighborhood support for this developmcnt; neighbors have expressed to us that they are grateful we are under building the site to provide an attractive transition between the adjacent 4-storey projcct. Furthermore, the townhouse format is expected to enhance affordability for young families as an altcmative to a single family home.

We look forward to the public hearing this evening and hope to keep this application moving forward in order to see this project come to fruition.

cc .: Melissa Pryce, Margaret-Ann 1'hol11\on, Grant Acheson

2263 & 2273 McKellzie Road Townhollse Dcvc/opmcnt Proposal Opell //ollse Summary

Julv 28,2008 - Neighbourhood Open House Summarv

In the late fall of2007, AMACON requested that initial consultation take place with the property owners immediately abutting their development property at 2263 & 2273 McKenzie Road in Abbotsford. A report dated January 4,2008 was provided to AMACON and City stafT summarizing the key issues identified in this report.

Subsequently, the developer submitted their Rezoning and Development Permit applications to the City and received Executive Committee approval and First Reading early in the summer of 2008. At this point, a Neighbourhood Open House was organized to provide information to the larger community, answer neighbourhood questions and receive comments on the proposed townhouse development plans. This repori will summarize the results of this Neighbourhood Open I-louse.

On July 14th, approximately 750 flyers were sent by mail to adjacent homes, apartments

and businesses informing them of the upcoming Neighbourhood Open House on July 28, 2008. The immediately adjacent property owners who had been previously contacted were also mailed a copy of the flyer. A notice of the meeting appeared in the Abbotsford News on July 26th

,

On July 28, 2008, the open house was held between the hours of7pm and 9pm at the Coast Abbotsford Hotel. Seven information boards were presented to the attendees and representatives were available to answer questions and note comments. Margaret Ann Thornton, Sr. Planner from the City of Abbotsford also attended the meeting. Copies of the presentation boards are attached to this repori in Appendix A.

Sixteen people attended the open house representing 10 households. All but two were immediately adjacent to the subject property. Five people submitted their comment sheets at the open house and the remaining attendees had an additional week to send in comments. One attendee sent their comments on July 30th via email. The sign in sheet, comment sheets and email are attached to this report in Appendix B.

The following is a summary of the comments received: • Concerns about traffic, speeding, buses and trucks on McKenzie Road and

Victory Blvd; • Enhancing privacy through a taller, solid perimeter fence, hedging and

landscaping; • Closure of the walkway between 33918 and 33921 Andrews Place; • Improvements to McKenzie Road sidewalks and roadway; • Security on the site during construction; • Phasing of construction;

R08-02 & D08-006 Page 1 August 6,2008

2263 & 2273 McKcll::.ie Road Townhouse DC\'c!0PIIICII( Proposul Opell House SZlI11111OJ:V

• Proximity of the two south visitor parking stalls to the south property line; • Traffic detours, noise, vibration, hours of work and dust during construction; and • Preserving trces on or ncar the property line.

Some positive comments included; • this development would clean up the area and • a townhouse development was better than a taller condominium building.

Prior to the Public Hearing scheduled for August 11 lh, AMACON has the following responses to the comments noted above;

• Only the property frontage along McKenzie Road will be widened as per the development bylaw requircments. It is anticipated that this will result in substantially less disruption and/or detours for buses and other traffic in the area.

• A solid cedar panel fence with latice on the top is to be constructed around the site perimeter to a height of 6 feet. The landscape plans go beyond the requirements of the development bylaw and include the replanting of 142 trees, 1150 shrubs and 488 other plantings. Eight existing trees were outlined for rctention in a cer1ified arborist report and are being preserved at the southeast comer of the property adjacent to 33959 and 33947 Victory Blvd.

• On June 25, 2007, Council minutes reflected the instruction to pennanently close the pedestrian trail connection to Andrews Place. City staff discussions with the adjacent property owners regarding the purchase ofthis land arc ongoing. Initial discussions with City staff and AMACON sought to keep the walkway open as a connection for young children to Andrews Place and the elementary school to the West. Despite the preliminary discussions and should staff and/or council request, AMACON will remove the walkway connection on their lands as shown on the DP drawings. The cedar fence could then be extended across the east end of the existing walkway at the property line. The walkway lands can either be sold by the City to the adjacent owners or gated at the west end and preserved as a utility right of way for the water and sewer mains below.

• Improvements to McKenzie Road and the sidewalks adjacent to the development have been agreed to by AMACON in their rezoning offer letter.

• There will bc a security/construction fence around the site perimeter as well as 24 hour mobile security during construction.

• AMACON intends to begin construction at the north end of the project first and proceed to the south. This makes the most sense as the intemal road and utilities connections lie to the north.

• The visitor parking stalls at the south end which are subject to a variance will be shielded from the adjacent property by the proposed cedar panel fence, existing tree retention and additional replanting to include a cedar hedge and dogwood trees.

• The adjacent propelty owners will be provided with a name and phone number to contact should they have any concems during construction.

R08-02 & D08-006 Page 2 August 6, 2008

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2203 & 2273 McKCIl::.ie Road Tuw1lhuuse Development Proposal Open Ilollse SII1Il1l1WY

• The arborist report for this site concluded that eight of the existing trees at the southeast comer are healthy enough to be retained and that the majority of existing trees 011 site are to be removed due to poor health and structurc.

In conclusion, this development will provide extcnsive screening through the provision of a 6 foot cedar panel perimeter fence and substantial landscaping and existing tree retention. A townhouse development is well within the allowahle density for this area in the Oflicial Community Plan (OCr). Additional parking is being provided throughout the site. AMACON and City staff have worked hard to ensure that this development will minimize impacts to the existing homes in the area and provide a quality development which confOims to the "City Residential" designation within the ocr and provide an attractive transition between bordering condominium and single family residential development.

R08-02 & D08-006 Page 3 August 6, 2008

2263 & ]273 McKcl1'::.ic Road TOl\'lI/lOllse Dc\'(:/upmcilt Proposal Opell HOllse SlImlllary

APPENDIX A

Open House Display Boards

R08-02 & D08-006 Page 4 August 6, 2008

2263 & 2]73 McKcl1;:ic Road TOll'lllzo/lsc DC1'e/U[JIIlCl1t Proposal Opel! House SUll/lllary

ABBOTSFORD OFFICIAL COMMUNITY PLI\N

The CIty Re.sidenti.al de5lDOlftion ~11s for htoher dC05lty r~sldential neighbourhood, that InckUHI ~.,..~. and aplrt1TkM1t dtwloprtl&t1ts..

ThA Proposed Davalopm&nt It for a ttb'tT'lhoosa dewlopm&Ot TNt fal~ Mil VritJin the aloo.'m.blc dcn~ty ~eclfY.:d b)' the Official Community PI':In. The townl",u,e form wut provtde a U3nsttJon belW8ltn the eli'ttlng olpartrMm bUlkilFltJ to the r!CI!S[ ill1d the: !»wruum.lny sir1gle- f"cunily hon~"S .

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ROlf-02 & D08-006 PageS

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2:763 & 2273 McKcll::.ie Road TOII'Jl!l()lISC Devc/opmcJlt Proposal Open House Slll11l71aJY

BUILDING ELEVATIONS

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Page 6 August 6, 2008

]]63 & 2273 AkKcn::ie Road TOI1'lll!ollse DCI'c/opm(!nt Proposal Open I louse SII/Jlmwy

RELATIONSHIP OF DEVELOPMENT TO NEIGHBOURING PROPERTIES

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2263 & 22 73 IdeKel1zic Road TO'vI'Il/w/lsc DC1'cl0PIIlCllt Proposal Opell I-Io/lse Slllllll1m:y

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2::63 & 2273 McKenzie Road Townhollse Del'e/opmcllt Propusal Ope/Z House SUIIl111a1Y

PLANTING PLAN

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APPENDIXB

Open House Comments

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.July 28, 2008 7 - 9:00pm

Neighbourhood Opell House - COl1l1llellt Sheet

Proposed Rezoning of 2263 & 2273 McKenzie Road

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An application is currently with the City of Abbotsford to rezone 2263 & 2273 McKenzie Road from RS2 to RM60. If the rezoning is approved, the developer proposes to build a 48 unit townhouse complex on the site. TIlls Open House has been organized to provide details of the proposed development to the neighbourhood. Representatives are available to answer your questions and this comment sheet is provided to give you an opportunity to comment on the preliminary site layout plans presented here tonight.

Please use this sheet to give us your comments and suggestions regarding the proposed development. We will summarize these comments to City of Abbotsford staff prior to the Public Hearing. If you wish, you may also feel free to fax your comments to (604) 864-4991 or email your comments to [email protected] by August 4, 2008.

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What further infonnation would you like to receive on this development proposal? (please provide contact information)

July 28, 2008 7 - 9:00pm

Neighbourhood Open House - COlllll1ellt Sheet


An application is currcntly with the City of Abbotsford to rezone 2263 & 2273 McKenzie Road from RS2 to R.M60. If the rezoning is approved, the developer proposes to build a 48 unit townhouse complex on the site. This Open I-louse has been organized to provide details of the proposed development to the neighbourhood. Representatives are available to answer your questions and this comment sheet is provided to give you an opportmuty to comment on the preliminary site layout plans presentcd here tonight.

Please use this sheet to g'ive us your comments and suggestions regarding the proposed development. We will summarize these comments to City of Abbotsford staifprior to the Public Hearing. If you wish, you may also feel free to fax your comments to (604) 864-4991 or email your comments to denise(@.korsdevelopment.com by August 4, 2008.

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What further information would you like to receive on this development proposal? (please provide contact information)

July 28,2008 7 - 9:00pm

Neighbourhood Open HOllse - COl1l1llellt Sheet


An application is currently with the City of Abbotsford to rezone 2263 & 2273 McKenzie Road from RS2 to RM60. lfthe rezoning is approved, the developer proposes to build a 48 unit townhouse complex on the site. This Open House has been organized to provide details of the proposed development to the neighbourhood. Representatives are available to answer your questions and this comment sheet is provided to give you an opportunity to comment on the preliminary site layout phms presented here tonight.

Please use this sheet to give us your comments and suggestions regarding the proposed development. We will summarize these comments to City of Abbotsford statTprior to the Public Hearing. If you wish, you may also feel free to fax your comments to (604) 864-4991 or email your comments to deniseW2korsdeveiopment.com by August 4, 2008.

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An application is currently with the City of Abbotsford to rezone 2263 & 2273 McKenzie Road from RS2 to RM60. If the rezoning is approved, the developer proposes to build a 48 unit townhouse complex on the site. This Open I-louse has been orgrulized to provide details of the proposed development to the neighbourhood. Representatives are available to aJ1swer your questions and this comment sheet is provided to give you an opportunity to comment on the preliminary site layout plans presented here tonight.

Please use this sheet to g~ve us your comments and suggestions regarding the proposed development. We will summarize these comments to City of Abbotsford staff prior to the Public Hearing. If you wish, you may also feel free to fax your comments to (604) 864-4991 or email your comments to [email protected] by August 4, 2008.

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Neighbourhood Open House - COl1l1l1ent Sheet


An application is currently with the City of Abbotsford to rezone 2263 & 2273 McKenzie Road from RS2 to RM60. If the rezoning is approved, the developer proposes to build a 48 unit townhouse complex on the site. This Open House has been organized to provide details of the proposed development to the neighbourhood. Representatives are available to answer your questions and this comment sheet is provided to give you an opportllIlity to comment on the preliminary site layout plans presented here tonight.

Please use this sheet to g~ve us your comments and suggestions regarding the proposed development. We will smnmarize these comments to City of Abbotsford staff prior to the Public Hearing. If you wish, you may also feel free to fax yoW" comments to (604) 864-4991 or email your comments to denisew)korsdevelopment.com by August 4, 2008.

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denise kors ------~~~~--.. -------------------------------------------------------------------------------------From: Sent: To: Cc: Subject:

Steve Couper [[email protected]] Wednesday, July 30, 2008 10: 12 PM [email protected]; [email protected]; [email protected] Steve Couper Proposed Rezoning of 2263 and 2273 McKenzie Road

Jeremy, Denise and Margaret-Ann,

Please see below our listed comments after attending the open house on Monday evening. Also if you can please see to it that we get a copy of the all of the display charts from the event it would be appreciated. Specifically looking for the planting plan, arborists report and the elevation chart.

Our concerns are as follows but not necesarily in order of priority to us;

1. Privacy during and after completion of the project. The noise we are experiencing during the construction of the condominimum complex next door has been at times ridiculous. Radios blaring, construction workers language and no regard for the day of the week or time of day. Work has carried on to 9 - 10 o'clock at night with bright spot lights shining in our windows, first thing in the morning 7 days a week. The vibrations have been enough to set off our security system with tremors rivaling earth quakes. Please work with your crews to curb this in advance. Also if you can restrict construction to weekdays that would be ideal at the very least give us Sundays off.

2. Further on the subject of privacy we would prefer the fencing be as high as allowable, 6 foot minimum and if possible apply for more. Built of solid panels or brick would be best. This might help with the foreseable problem of headlights shining in our kitchen from traffic driving the in and out of the development.

3. Traffic flow on McKenzie. I believe the addition of this complex on top of the new condominimum will have a huge effect on the volume of traffic we see on Victory Blvd. During construction it seems to be the standard to redirect traffic our way, past the elementary school and back on to McKenzie. Excessive speeds, dust 'and noise of frustrated drivers is not something we are looking forward to repeating. I hope the city has plans to mitigate this and ensure that the increased volume of an additional 200 plus families on this street are addressed.

4. The recent arson of the apartment complex on Marshall road gave me real concern as to the safety of our home during your proposed construction. I feel that a 24 hour security guard would help gaurd against this potential as well as help reduce your costs due to theft. Please confirm that this is your plan also.

5. Trees stradling our mutual property line. I would like to meet with you at the site and review your fencing solution for accomodating this. At the same time a mutual review of the property line marked by your survey team would be deemed beneficial prior to cutting ground.

6. It would be preferrable to us if the construction could commence first and complete first at our end, (the south end) of your property first. Our reasoning behind this is to have these buildings help shield us from the perpetual construction noise, dust and fumes as soon as possible.

7. You are seeking variance from the building code to allow for visitor parking to be closer to the property line than currently mandated. There are two such stalls on our property line. We are opposed to these and would like to see you seek other solutions for these two. Ideally instead of parking stalls in this location you would focus on addi tional foliage to help screen the headlights down the drive discussed in note 2 above.

Thanks for listening Steve and Karen Couper 33947 Victory Blvd V2S IS8

1

l. harris, d. loewen, p. ross, and j

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