Councillor Susan Chapelle Councillor Ted Prior Councillor Doug Race Councillor Bryan Raiser Councillor Ron Sander

Transcription

1 DISTRICT OF SQUAMISH Minutes of the Special Council Meeting held on Tuesday June 24, 2014 at 6:00 p.m. in the Auditorium, Brennan Park Recreation Centre, 1009 Centennial Way, Squamish, BC IN ATTENDANCE: Mayor Rob Kirkham Councillor Susan Chapelle Councillor Ted Prior Councillor Doug Race Councillor Bryan Raiser Councillor Ron Sander Absent: ADVISORY IN ATTENDANCE: Mayor Kirkham called the meeting to order at 6:09 p.m. Councillor Patricia Heintzman Corien Speaker, CAO Robin Arthurs, GM Corporate Services Charlene Pawluk, Manager of Legislative Services Linda Glenday, GM Development Services & Public Works Rod MacLeod, Director of Engineering Randy Stoyko, GM Business & Community Services Sarah McJannet, Acting Director of Building and Planning 1. ADOPTION OF AGENDA It was moved by Councillor Chapelle, seconded by Councillor Race, THAT Council adopt the June 24, 2014 Special Business Meeting Agenda. CARRIED 2. BYLAWS A. ADOPTION (i) District of Squamish Fees and Charges Bylaw No. 2012, 2007, Amendment Bylaw No. 2334, 2014 It was moved by Councillor Race, seconded by Councillor Raiser, THAT District of Squamish Fees and Charges Bylaw No. 2012, 2007, Amendment Bylaw No. 2334, 2014 be adopted. CARRIED 3. PUBLIC HEARINGS (i) District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (Comprehensive Development Zone No. 77) No. 2285, 2013 Scott Crescent Development At 6:09 p.m. Mayor Kirkham declared open to the public hearing for District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (Comprehensive Development Zone No. 77) No. 2285, 2013 Scott Crescent Development. Mayor Kirkham announced the opportunity for persons who believe that their interest in property is affected by the Bylaw to speak and present or leave submissions on the proposed Bylaw and asked staff to introduce the bylaw. Sarah McJannet, Planner advised on the purpose of District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (Comprehensive Development Zone No. 77) No. 2285, 2013 Scott Crescent Development, including history of the application, technical project review, pedestrian bridge amenity review and advised

2 P a g e 2 Minutes for the Special Council Meeting June 24, 2014 that statutory and notification requirements have been met. Scott Kennedy, Flemming St, Vancouver, Cornerstone Architecture spoke on behalf of the applicant, introduced the team and consultants in attendance, advised on the Mamquam Blind Channel study undertaken by the District, the benefits of density, commercial space to be provided in first phase of project, height provisions in the bylaw, use of existing road structures with improvements as needed, practical off-site improvements, enhanced connections for walkers and bikers, funds for future improvements, that they worked with the Engineering Department on connector improvements, restoring waterfront in front of north site, proposing a public kayak launch, met with interested and affected groups in the community, met with Squamish Arts Council art will be funded by the project, traffic study series of proposals and conclusions that came out of the study, environmental impact study undertaken no major concerns, archeological study undertaken, geotechnical and engineering studies, workable solutions have been found in all cases, consultation with District staff, including Fire and Building officials, consultation meeting held at Howe Sound Secondary School, comments received were generally positive, formal presentation to staff at the June 2 nd Council meeting, amenity package has been adjusted per Council s request, believes project strikes a good balance and positively influences accessibility of the Mamquam Blind Channel, spoke to amenities, that density is appropriate, they have provided an appropriate amount of local commercial space, proposed traffic improvements have been accepted by the Ministry of Transportation and the District, advised of next steps if permission to proceed received and that they will continue to listen to the community. Neil Sikkes, Tantalus thanked Council for their due diligence, thanked the applicant for continued perseverance, advised he is a strong supporter of the project, land is currently an eyesore, project is in line with OCP goals, it will complement the neighbourhood, will be a change for the better, supports the project and hopes Council approves it. Doug Hackett, Westway advised he is a 25 year Valleycliffe resident, spoke in favour of the proposal, happy to see such an attractive project, understands challenges with access off of the highway, it is important to create a proper entrance to Squamish, happy about the upgrade to trails, new pedestrian bridge will be an asset, the commercial space is much needed and will help to create an attractive community amenity for Squamish. Muff Hackett, Westway advised she is pleased that the project is being discussed, is fully in support, most enthusiastic about the proposed traffic upgrades, she is a Valleycliffe resident and works in the area, the new pedestrian bridge makes for a safer route, welcomes the addition of new multi-family units, that Scott Crescent will fit within the Stawamus School enrollment area and will be a welcome addition and encouraged Council to approve. Marion Von Dehn, Clarke Drive spoke against the rezoning, advised on fears that the development will negatively impact the neighbourhood on lower Clarke Drive, that it will affect property values, will impact the ability to move smoothly through the neighbourhood and will have negative impacts on the waterway.

3 P a g e 3 Minutes for the Special Council Meeting June 24, 2014 Sandie Jackson, Clarke Drive advised she has been a resident since 1990, works at the Hospital, strongly opposes the development, it is unfair to impose on the neighbourhood, 2,300 extra cars does not fit and strongly urged Council to reject the proposal. Mark Willmot, Clarke Drive advised that Clarke Drive is barely a two lane street, a lot of people have limited parking which results in parking on the streets, he is worried about the safety of his children walking to school, that lines of site are not good, property values of residents will go down and the developers up, questioned the amenity package and whether it is a binding agreement and that residents pay money in taxes and their concerns need to be listened to. Brian Vincent, Clarke Drive advised of his appreciation to Council and the District for allowing him to display his signs, voiced strong opposition to the project, advised that he submitted a six page letter outlining his concerns, that the development would increase traffic and impact the character of the neighbourhood, that no one has spoken to neighbours to find out about their concerns, that the Planning department is supposed to be neutral - at the June 3 rd meeting there was no mention of concerns voiced by the residents and no mention of any of the shortcomings of the project, that the District could be in violation of the Species at Risk Act - Environment Canada advised that the District may have to consult legally due to the presence of endangered species, that no survey of endangered species has been undertaken and urged Council to reject the Kingswood development. Brent Snell, Kingfisher Road advised he supports the Kingswood project, the timeline of the project shows how cautious the developers have been, that people struggle with development and with change and he strongly encouraged Council to say yes to the project. Palmer Allen, Clarke Drive advised he is strongly against the project as it stands, has been dealing with the issue for a long time, that his main concern is the access issue and that concerns are falling on deaf ears, regarding the traffic survey suggested that the survey has missed a lot of the traffic and spoke to the complaints and letters in the newspaper everyone is concerned about the traffic. Dante Miorin, Clarke Drive advised that Clarke Dr. is not a highway and is not large enough to handle the proposed traffic, spoke to concern for children walking or biking to school and that Clarke Drive is a residential area. Jamie Schumacher, Clarke Drive advised that he greatly opposes the development, doesn t think the traffic plan is safe, believes that the improvements won t be able to handle the increased volume, that the hospital depends on that intersection and we can t allow the hospital to be affected and hopes the project is rejected due to safety reasons. Bob Deeks, 2458 Trocouni Place, Whistler spoke on behalf of the Canadian Homebuilders Association, advised that the chapter serves the Sea to Sky area, he is proud to work with the Chamber of Commerce, if approved local trades and businesses will benefit and the development will help the industry for the next 10 years, that it is important to send a message to the development community that

4 P a g e 4 Minutes for the Special Council Meeting June 24, 2014 when goals of the OCP are met, their project will be considered and encouraged Council to approve the project. Sonja Lebans, 2003 Cliffside Lane advised she has lived in the area for 18 years, supports the project, is pleased with the final product, it is an attractive residential development, that the community needs diverse housing, that the development would encourage business to come to Squamish, it will create a beautiful entrance, that the improved traffic pattern will enhance livability, she is eager to take advantage of the waterfront walkway and urged Council to support the proposal. Owen Carney, Vista Crescent advised he is a long-time resident of Squamish, owns property on Scott Crescent, supports the project 100%, likes the trails and the benefit it would bring to Squamish. Lisa Ames, 1024 Glacier View Drive advised she is a 28 year resident, has attended many redevelopment hearings, that the proponents have put together a well thought out development, the housing market is experiencing a substantial increase, that the condo market is up 100%, spoke to the need to embrace newcomers to Squamish, that people like idea of living in close proximity to downtown, the attributes will have great appeal to the market, the project adheres to smart growth principals, that change can reinvigorate a community, the development will make an attractive gateway, will offer the public easier access to the waterfront and to Rose Park and that it is a good time to move forward. Peter Day, The Crescent advised that he looked at the plans and is fully in support of the project, it is ideally located, that the plans put forward will improve the entrance to town, from an economic perspective it will help to create more jobs and urged Council to approve the project. Carl Ingraham, Kalodon advised on history of family living in Squamish, supports the project, it is close to downtown - walkable, is the gateway to the community, spoke to studies completed by the District and Kingswood developers and consultants and that they are experts in their fields, believes that data trumps emotion, spoke to progress that has taken place in the community in the past - ie Eagle Run, Valleycliffe (formerly known as Skunk Hollow) and asked that Council support the project. Greg Parker, 1575 Scott Crescent, president of Coast Aggregate and Cardinal Concrete, speaking on behalf of the company advised that they are in support of the development, the project proposes to clean up an existing brownfield site, that the developer adjusted plans to include better access to downtown, the project has met all of the requirements, fits within the OCP, they are excited about the buy local policy, that Kingswood is an established developer, the need to support well thought out projects and encouraged Council to approve the project. Eric Prall, 2309 Aspect Court, Whistler voiced his support for the development plan, advised that it will have a positive impact on job creation and the local economy, spoke to economic benefits to the community and that he looks forward to seeing the positive impact on the local construction industry. Allan Barr, 1575 Pemberton (business address) advised he has seen a lot of

5 P a g e 5 Minutes for the Special Council Meeting June 24, 2014 change in the corridor and is proud of what the town has become, that the property should not be allowed to sit vacant, there will be environmental improvements, the Kingswood group should be commended for having the patience to persevere, encouraged Council to work through the details and support the project and believes the project can be a win win for everyone. Candice Dyer, Thunderbird Ridge advised on her appreciation to Council and staff for their continued efforts, knows the community well, is excited about the opportunity to transform the site, that it encourages diversity in housing types, that the location is perfect for multi-family development, the new park along the waterfront will help develop a vibrant community, it will create a positive and long lasting effect on the community, encouraged Council to vote yes and spoke to her appreciation for Kingswood s commitment to Squamish. Elliott Moses, 2427 The Blvd, representing the Squamish Chamber of Commerce advised of their support, encouraged support of the development and that the local preference policy will help create local jobs. Rob Pedersen, Harbour View Place advised that he is directly impacted by the development, it will have a negative impact on quality of life and property values, he generally opposes the project as it exists now, that traffic will have a negative impact, that he is not in support of six story buildings, that the project shouldn t be allowed to destroy site lines, Scott Crescent should not be used as a primary entrance, the area is not designed to accommodate the influx of traffic, it is a hazardous area blind hill in both directions and has been the site of many collisions, Kingswood has been silent about requirements for Harbour View Place, that there will be many more vehicles passing by, spoke to concern to proposed retaining wall on his neighbours property, that trees will be gone, privacy will be gone forever and spoke to the need for a plan that is less obstructive. Delena Angrignon, 1011 Panorama Place advised that she likes that the development allows difference types of residences, likes the economic benefits of jobs, that she doesn t like the traffic issue it needs to be addressed, suggested looking at having less residences, she hopes that the community is listened to and advised that it is hard to get on to the highway as it exists. Lauren Baldwin, 1767 Vista Crescent advised that she is impressed to see the amenities that are being offered, is in support of environmental measures, questioned why there is no mention of water and the impact the development will have, that the intersection at Hwy 99 and Clarke Drive can be quite treacherous, and that it looks like the development is in the flood plain wants to ensure that the District looks at how it would be impacted if there is a flood. Eric Andersen, Vista Crescent recommended that the application not be approved at this time, spoke to consultation issues including that the neighbourhood consultation has been too limited, that people were not given an opportunity for questions at the Upper Mamquam Blind Channel meetings, that the UMBC working group meetings were abandoned, that residents were promised focused workshops, spoke to Jan. 24 th meeting with the Planning department and information obtained through FOI, that the Oct. 24 th neighbourhood letter to Council received no reply, there have been no onsite visits with District staff and

6 P a g e 6 Minutes for the Special Council Meeting June 24, 2014 that trails and routes were promised by Kingswood staff. Astrid Andersen, Vista Crescent advised she has been a taxpayer for 53 years, that people in the neighbourhood are accused of being NIMBYs and that this is the wrong location for high density. Perry Beckham, 1595 Scott Crescent advised he has lived in the area since 1987, that the neighbours impacted have valid concerns, there are pros and cons, he commended the team for listening to concerns and making significant adjustments to accommodate their values, is very excited about the pedestrian bridge and the commitment to work towards waterfront access, commended the developer in taking a personal interest in working through issues and encouraged Council to move the project forward. Michelle Neilson, Government Road representing the Squamish Arts Council (SAC) and personally voiced support for the project, spoke to access to arts and culture and that inclusion of the art component fills their vision, advised that $50,000 will be contributed towards public art if the proposal receives approval, that public art is important to the community, the Scott Crescent development will benefit the community at large, it is an excellent proposal and serves as a model for other proposals coming forward. Amanda Newman, Ocean View Lane advised that there have been no traffic changes since the Redpoint proposal, the hospital is a quiet zone, that bike access already exists, the crosswalk is dangerous, the school zone is very close, spoke to the Fire Hall at the intersection of Hwy 99 and Clarke Drive, suggested turning the property into a park, there are units all over town that are not finished, that construction, parking and traffic issues will be huge in the area, she is not in support of the project as a local birder, development will not be seen by people driving by on the highway, it is a phased development she questioned when it will be completed and that the proposed kayak launch will not work. Jeff Levine, 1589 Eagle Run Drive advised he owns an outdoor adventure company in Squamish, loves living in Squamish, is happy to see the project investing in amenities, that it will improve connectivity and safety of the waterfront, he is strongly in favour of the project, it will create a more attractive entrance into Squamish, the growth of reputable developers should be encouraged and he encouraged Council to support the development. John Howe, Northridge Drive spoke in opposition of the development as proposed, advised that his main concern is the traffic issues, he is very familiar with the intersection, the impact to people in the immediate area has not been addressed, urged Council to reconsider the application and to do more work on the traffic issue. Chris Laundy, 1008 Panorama Place advised that the community desperately needs projects such as this, doesn t see a big difference between this and Redpoint, seems to not be well-planned, right project - wrong location, suggested to plan wisely and consider the ramifications, that density needs to be considered and that residents opinions matter.

7 P a g e 7 Minutes for the Special Council Meeting June 24, 2014 Nate Kelly, Government Road spoke in support of the proposal, agrees with what the project represents, it is positive for business and for the town to grow, the project will create a positive first impression and that more people will be able to enjoy the area once it is cleaned up. Robin Balez, # Government Rd. - happy to see the development, advised that it will encourage people to visit, it is a far better use of the land than what is there today, is supportive of all types of investment in the local economy, that it will benefit all of Squamish and encouraged Council to support the development. Joanne Luscombe, Harbour View Place advised that emissions should be looked at, there is a school zone close by, that the project should not go through if changes are not looked at and suggested working with the Ministry of Transportation. Norman Rittberg, Cherry Drive advised that supporters seem to have financial gains, spoke to concerns about the livability of the area, doesn t think the development enhances the brand, doesn t want to see highrises outside of the downtown area, traffic will be a huge issue, spoke to water and questioned why Council is considering adding more residential units when the results of the water study have not been reviewed, that there will not be more jobs once project is completed and urged Council to reject the proposal. Estelle Taylor, 1025 Glacier View Drive urged Council to approve the project, advised that it will greatly improve pedestrian access from Valleycliffe to downtown, will reduce car dependency and that the development supports policies in the OCP and social sustainability. Grant Hendrickson, Clarke Drive advised that he lives on the corner of Clarke and Scott Crescent, you can t stop change, high buildings will happen sooner or later, suggested funneling traffic out to each side not through Clarke which is already at its capacity, that proposed retaining walls will create a concrete jungle and that he likes industry coming in. Ihor Zalubniak, 2302 Greenwood Way advised he has no problem with six story buildings, regarding traffic concerns he suggested putting in a stop light to add a slow-down and that it would eliminate all of the problems of the neighbours who deserve to be respected. Paul Russell, View Place advised that he likes the proposal, that access is the major problem and that the best way to solve it is to install a bridge across the Mamquam Channel north of the existing bridge that it would solve the problem. Dianna Gunstone 1709 Vista Crescent advised she is concerned with traffic, likes the idea of the stop light, requested that the developments be limited to three stories and that more thought be put into traffic to keep it out of the low density area. David Blann Clarke Drive advised that the property has access issues, believes that when the highway was upgraded there was an opportunity to put in

8 P a g e 8 Minutes for the Special Council Meeting June 24, 2014 an over or underpass, many driveways are south facing and would be impacted by cars coming up Clarke Drive, that a traffic light on the highway creates over 200 barrels of oil per year due to traffic starting and stopping and should be avoided, and suggested an overpass. Myrna McRae, 2006 Smoke Bluff Road advised that progress is good, the project offers lots of amenities, that her main concern is the traffic at Clarke and Hwy 99, that there is no merge lane, that the existing neighbourhood should not be impacted by funneling the traffic on old narrow roads, it is not safe and that she feels for the people that live there. Penny Cooper, Northridge Dr. advised she won t be affected directly except for exiting the highway at Clarke Drive although she drives down Scott crescent in the morning and that Clarke Drive is not a good place for more vehicle traffic. Peter Joyce, president of Bunt and Associates, involved with traffic on the project advised he has heard the traffic concerns, that many concerns have been heard over the years, that this form of development in close proximity of the downtown is important, this development will be about a 10 to 15 minute walk and 5 minute bike ride to the downtown, spoke to project trip rates 3 trips per minute in the morning and 4 per minute in the afternoon, highway access 2/3 of cars will be directed to the highway and 1/3 will use the neighbourhood streets, less than 1 vehicle per minute will use the neighbourhood streets in the morning and less than two per minute in the afternoon, they feel that the increase is manageable, regarding concerns with how the intersection is laid out today - the project plans some improvements, the access will be re-designed to provide improved site line and access, the plan is reasonable and well thought and has been vetted by MOT, the District and peer reviewed. Pamela Blann, 3810 Clarke Drive advised she lives on upper Clarke Drive, there will be 10 to 15 times the number of cars that currently use the road, there will be significant changes to the neighbourhood, she appreciates aspects of the proposal, that the property will hold about 5% of the current population a significant number for property with access constraints, hopes that a solution can be found to keep the traffic along the highway and near the development and that there needs to be a way to maintain and enhance rock faces, waterways, and green spaces. Ron Goldstone, Clarke Drive advised that he lives on lower Clarke Drive, he has attended every meeting, has written numerous letters to Council in opposition, that concerns have never been properly addressed by Planning staff, his concern is the impact to his family and neighbours, there is no certainty with the number of cars using the street, it will seriously affect why he moved to Squamish and that the development is not in keeping with the UMBC study. Anne Carney, Vista Crescent spoke in support of the development, that the proposal will be ideally located in close proximity to downtown and commercial centers, the new residents will boost the local economy, the new pedestrian bridge will allow easy access to the downtown, happy that the plan includes extensive upgrades to the trails, that increased green and public open spaces will make the area a great destination and urged Council to vote in favour of the proposal.

9 P a g e 9 Minutes for the Special Council Meeting June 24, 2014 Myrna McRae, 2006 Smoke Bluff Road advised that she couldn t find reference to what the current vehicle trips are through the neighbourhood and hopes it has been taken into consideration. Staff advised that traffic reports are all available on the District website. Mark Willmott, Clarke Drive advised that he agrees with improving the entrance, suggested considering an over or underpass, that it would maintain the current condition of the neighbourhood and would link developments and advised on major instability with water on the hillside. Geoff Dyer, Thunderbird Ridge advised that he fully supports the project, he is a professional engineer and appreciates the issues, that the UMBC has been studied at length, he is satisfied that the plans are appropriate, the proposal conforms to the downtown plan and requests less density than recommended in the UMBC study, he is pleased to see the local preference policy job creation in the trades will benefit everyone, that the area is an eyesore and the project will be beneficial to the community and the environment, the environment and the road network will be greatly improved and hopes that Council will support the proposal. Dan Fay, Northridge Drive advised that tonight s proposal has not dealt with the access issue, recommended keeping traffic localized to the site, is resentful as a resident and questioned why a proposed development 1.5 km away needs to imposition him. Eric Andersen, Vista Crescent advised on concerns regarding the Clarke Drive intersection, that the bike pedestrian trail work has changed, spoke to dredging, advised that there has been no safety or archaeological review of the intersection, Clarke Drive upgrades have been rescheduled to a different phase, $100,000 for upgrades on Pemberton are now allocated to foot bridge major change in amenities, that residents and property owners are business owners and stakeholders and should be consulted with and that there are too many issues to approve the bylaw at this time. Brian Vincent Clarke Drive spoke to the retaining wall, the 2,300 trips per day through the neighbourhood, that real people are impacted and it is important to think of people in the neighbourhood that would be affected. MOTION TO EXTEND It was moved by Councillor Raiser, seconded by Councillor Chapelle, That the meeting extend beyond 9:00 p.m. CARRIED Marion VonDehn Clarke Drive advised that there are many other ways to beautify the area. Maureen Ross, Harbour View Place advised of traffic safety concerns on Clarke Drive, she is not opposed to project, opposed to impact of traffic and impact on neighbours and strongly feels that her voice needs to be heard. Natalie Bouvier, Clarke Drive advised that they went through the process of

10 P a g e 10 Minutes for the Special Council Meeting June 24, 2014 Redpoint, loves most of the amenities, strong arts proponent but is concerned for residents who live in the Clarke Drive area. Deb McBride, Westway Avenue advised on the need to take into consideration the value of trees and effect on the birds, that she is speaking for people who live in the neighbourhood affected and hopes that Council will refuse the development. Council questions and comments included: Question regarding impact of driveways Harbour View Place o D. Roulston, Engineer advised that the grading of the road will not be changed and it is not a substantial change Clarification on Harbour View entrance will it be improved to be able to make a right turn? o There has been no discussion on realigning the road. Just a slight widening of lower Clarke Drive Is it part of Estuary Management Plan? o It is addressed in the environmental report by the consultant. The review committee has not been meeting regularly so has not been reviewed by the EMP Review Committee When was the discussion with the MOT last revisited regarding a traffic light on the highway? o MOT reviewed the current application. Staff haven t specifically asked about a traffic light. There are challenges with the proximity to the bridge Looking for better understanding of traffic impacts throughout the day and clarity on numbers o D. Roulston advised on total daily averages that have been quoted and that staff have confidence on traffic counts undertaken by the traffic consultant. o S. McJannet, Acting Director of Building and Planning advised that the traffic consultant looked at overall volume Problems on Hwy 99 as well as safe routes to school o Pedestrian and cycling connectivity to Squamish Elementary is planned and connectivity to Howe Sound Secondary is being considered through the pedestrian bridge Pedestrians on Lower Clarke Drive - access considerations o Staff advised on painted line separating cycling and pedestrians lanes, that removing street parking is not being considered and the existing use of the road would be maintained. Dual bike lane and elevated footpath and bike lane are they necessary? o They provide an immediate connection to downtown there is no bikeable trail right now Has there been any consideration for moving Scott Crescent south? o It hasn t been considered. Traffic studies are available on the District website. Mayor Kirkham called again for further speakers wishing to speak. Hearing none, he called three times for speakers and hearing none asked if Council has any further questions. There were none.

11 P a g e 11 Minutes for the Special Council Meeting June 24, 2014 Mayor Kirkham declared the District of Squamish Zoning Bylaw No. 2200, 2011, Amendment Bylaw (Comprehensive Development Zone No. 77) No. 2285, 2013 Scott Crescent Development closed at 9:22 p.m.. 4. TERMINATION It was moved by Councillor Prior, seconded by Councillor Raiser, THAT the meeting be terminated. CARRIED Meeting terminated at 9:22 p.m. Rob Kirkham, Mayor CERTIFIED CORRECT: Robin Arthurs, GM Corporate Services