MINUTES OF THE ADVISORY PLANNING COMMISSION MEETING HELD IN THE NEWPRO ROOM, 1027 ALDOUS STREET, SMITHERS, B.C. ON WEDNESDAY, APRIL 10, 2013, AT NOON.
Commission Members Present: Bob Mitchell, Alternate Chair Anne Griffith
Paul Mott Eric Person
Glenys Snow Dymond Casda Thomas
Committee Members Absent: Colin Bruintjes, Chair
Cpl. Andrew Hunter, RCMP
Council Liaison:
Councillor Phil Brienesse Advisory Present:
Deborah Sargent, Chief Administrative Officer Mark Allen, Director of Development Services Adam Cseke, Planner
Recording Secretary:
Dorothy Cardinal, Development Services Clerk Delegations Present:
Jill O'Neil, 1435 Columbia Drive
John Van Veen and Mike Zantingh, Smithers Christian Reformed Church
1. CALL TO ORDER
B. Mitchell called the meeting to order at 12:03 p.m.
1.1 WELCOME NEW MEMBERS
B. Mitchell welcomed the two new members, Glenys Snow Dymond and Eric Person, to their first meeting of the Advisory Planning Commission.
1.2 APPROVAL OF AGENDA (INCLUDING SUPPLEMENTAL ITEMS) Councillor Brienesse requested that the Agenda be varied by moving agenda item 8. Update from Council, to this point in the meeting. PERSON/
THAT the Commission approve the agenda with item 8. being brought forward to this point in the meeting.
CARRIED.
8. UPDATE FROM COUNCIL
8.1. Councillor Brienesse advised that at the Regular meeting of Council on April 9, 2013, Mayor Bachrach adjusted some Committee appointments and Councillor Adomeit was assigned as the Council Liaison to the Advisory Planning Commission. This would be Councillor Brienesse's last meeting as the Council Liaison to the Commission.
8.2 UPDATE FROM COUNCIL
The excerpts of the Minutes from the Regular Meeting of Council held on January 8, January 22, February 12, February 26, March 12, 2013 and the draft Minutes from the Regular Meeting of Council held on March 26, 2013, were presented.
8.3 B. Mitchell questioned if Council had considered creating a Regional Growth Strategy for the Bulkley Valley. Councillor Brienesse responded that they had and felt it was too large a process to undertake at this time. It would involve a number of organizations and various stages of government approval. B. Mitchell questioned the decision by Council to approve Zoning Amendment R12-12 for the property located at 3787 Sixteenth Avenue. Councillor Brienesse advised that Council chose to approve the zoning amendment to Public Use Two Zone (P-2) rather than Medium Density Residential Zone (R-3) to allow a higher density to the property.
2. DELEGATIONS
The delegations were welcomed to the meeting and round table introductions were conducted.
2.1 Jill O'Neil - 1435 Columbia Drive.
Jill O'Neil represented her parents, owners of 1435 Columbia Drive, regarding the Development Variance Permit DV13-03 for the setback of a garage. She explained that her family recently purchased the home with plans to build a garage and add a covered walkway between the garage and the home. They made an error in assumption for what they thought was the property frontage and learned that the plans for the new garage would not meet the required front yard setback. She advised that the property was once subdivided and the lot is shorter than most lots in Smithers. She added that the neighbour will not be adversely affected by a reduction to the setback and no trees will be removed. She believes the garage will be an asset to the property, not a deterrent.
2.2 Smithers Christian Reformed Church - 4035 Walnut Drive.
John Van Veen and Mike Zantingh represented the Smithers Christian Reformed Church regarding the Official Community Plan and Zoning Amendment Application R13-02. J. Van Veen told the Commission that their organization plans to use the former Christian Elementary School as a place of worship and that some time in the future they may consider adding seniors housing to the property. They would prefer to keep the property as one zone rather than split
Page 3 2.2 Con't. the zoning. The delegation had some questions to Staff regarding
Staff's recommendation to the Advisory Planning Commission. There was discussion regarding a subdivision to the property and when a sidewalk along Walnut Drive would be required.
3. APPROVAL OF MINUTES 3.1 January 16, 2013
GRIFFITH/
THAT the minutes from the Advisory Planning Commission meeting held on Wednesday, January 16, 2013, be approved.
CARRIED. 4. BUSINESS ARISING FROM THE MINUTES / UNFINISHED BUSINESS
None.
5. REPORTS/CORRESPONDENCE - A ITEMS
5.1 Apache Canada Ltd. (Lot 2 Tatlow Road)
A. Cseke, Planner, introduced Report DEV13-28 for the Temporary Use Permit application TU13-02 and advised that the applicant, Apache Canada Ltd., requires multiple Atco trailers to conduct a temporary field office, equipment storage and expediting service for the duration of the Pacific Trail Pipeline project. The zoning of the property on Tatlow Road, Medium Industrial (M-2), permits no more than two buildings and the Temporary Use Permit application proposes to eliminate the restriction on the number of buildings for the maximum three year term. He added that no one would be living in the trailers and that the property does not have sewer services. The applicant has informed Staff that their preference is to not hook-up to water and sewer. They will arrange temporary services as this is a standard in their line of work. When asked how many Atco trailers the applicant plans to have on site, A. Cseke responded with 3, plus the existing trailer.
PERSON/
THAT Council approve the Temporary Use Permit (TU13-02) for the property located at Lot 2 Tatlow Road, Smithers, BC for the maximum 3 year term.
5.2 Liquor Store (3664 Highway 16)
A. Cseke, Planner, introduced Report DEV13-24 for the Development Variance Permit application DV13-02 for an additional fascia sign on the rear of the Government Liquor Store at 3664 Highway 16, facing Princess Street. This additional sign exceeds the permitted number as outlined in the Town of Smithers Sign Bylaw. Adam advised that the sign will face a residential area but is non-illuminated.
THOMAS/
THAT Council approve the Development Variance Permit (DV13-01) to vary Section 8.8 of the Town of Smithers Sign Bylaw No. 1661 by permitting an additional fascia sign for the Government Liquor Store, located at 3664 Highway 16 with the following addition:
1) That the sign not be backlit.
OPPOSED: MITCHELL CARRIED.
5.3 Jill O'Neill (1435 Columbia Drive)
A. Cseke, Planner, introduced Report DEV 13-25 regarding the Development Variance Permit application DV13-03 for the setback of a garage at 1435 Columbia Drive. He explained that a property's frontage is the shortest parcel line facing a street, which in this case is along Seventh Avenue, and the homeowners assumed that the frontage for the property was along the street that the home faced, Columbia Drive. The application is to vary the front yard setback from 6 metres to 3.29 metres to allow the construction of a garage.
THOMAS/
THAT Council approve the Development Variance Permit (DV13-03) to vary Section 4.1.2 of the Town of Smithers Zoning Bylaw No. 1403 by reducing the front yard setback from 6 metres to 3.29 metres as shown in the submitted site plan.
CARRIED. 5.4 Glacier Electric (2006) Ltd.(3450 Nineteenth Avenue)
A. Cseke, Planner, introduced Report DEV13-27 for Development Variance Permit application DV13-04 regarding a request to vary the Subdivision Servicing Bylaw to eliminate the requirement to provide a sidewalk for the property located at 3450 Nineteenth Avenue. Adam advised that the sidewalk requirement was somehow missed when the adjacent parcels were subdivided and that only two properties in the Medium Industrial Zone (M-2) have constructed sidewalks.
Page 5 5.4 Con't.
There was discussion regarding having a pedestrian/sidewalk plan that outlines the quality of sidewalk required for different areas of Town; redbrick, asphalt, paved shoulder or none at all. Members questioned if eliminating the required sidewalk in this case would be a permanent decision for the property. M. Allen said there would be no reason why owners in the neighbourhood could not petition to have a sidewalk built in the future.
MITCHELL/
THAT Council approve the Development Variance Permit (DV13-04) to vary Schedule "B" of the Subdivision Servicing Bylaw No. 747 to eliminate the requirement of providing a sidewalk for the property located at 3450 Nineteenth Avenue with the following addition; and
THAT Council direct Staff to prepare a sidewalk plan and amend the Subdivision Servicing Bylaw to reflect the plan to show where sidewalks are required to be developed during subdivision applications; and
THAT Council direct Staff to expand the sidewalk plan to include a pedestrian plan for the Town of Smithers.
OPPOSED: THOMAS AND PERSON.
CARRIED. 5.5 Smithers Christian Reformed Church (4035 Walnut Drive)
A. Cseke, Planner, introduced Report DEV 13-26 regarding the Official Community Plan and Zoning Amendment application R13-02 for 4035 Walnut Drive (Smithers Christian Reformed Church). He advised that Staff's recommendation is to split the zoning of the property so that a portion is amended from Medium Density Residential (R-3) to Public Use Three (P-3) to allow for the church and that the remainder of the property remain Medium Density Residential (R-3) for future residential development. He added that all of the other churches in Smithers are in the Public Use Three (P-3) zone, not the Public Use Two (P-2) zone as requested.
There was discussion regarding churches being exempt from property taxes, access to the property if it was further developed, utility services to the property, a subdivision being a requirement for the split zoning and if a sidewalk along Walnut Drive would be a condition.
5.5 Con't. Smithers Christian Reformed Church (4035 Walnut Drive) THOMAS/
THAT Council not proceed with the Zoning Amendment application for the property located at 4035 Walnut Drive, to rezone the property from Medium Density Residential (R-3) to Public Use Two (P-2) and to amend the Official Community Plan (OCP) from Mixed Use Residential designation to Civic / Community Use; and
THAT the Council consider an amended Zoning and OCP Amendment application for the property located at 4035 Walnut Dive from Medium Density Residential (R-3) to Public Use Three (P-3) and from Mixed Use Residential designation to Civic / Community Use, only on the proposed church portion of the property; and
THAT a subdivision of the property be a condition of the rezoning application.
OPPOSED: MITCHELL, GRIFFITH AND SNOW DYMOND.
DEFEATED.
MITCHELL/
THAT Council not proceed with the application located at 4035 Walnut Drive to rezone the property from Medium Density Residential (R-3) to Public Use Two (P-2) and to amend the Official Community Plan (OCP) from Mixed Use Residential designation to Civic / Community Use.
OPPOSED: GRIFFITH, MOTT, PERSON, SNOW DYMOND AND THOMAS.
DEFEATED.
Members discussed not shutting the door on development and that having the property utilized is essential. If the church moved into the property, it may free up other properties, owned by the Church, for possible development.
PERSON/
THAT Council not proceed with the application located at 4035 Walnut Drive to rezone the property from Medium Density Residential (R-3) to Public Use Two (P-2) and to amend the Official Community Plan (OCP) from Mixed Use Residential designation to Civic / Community Use; and
Page 7 amendment application for the property located at 4035 Walnut Drive from Medium Density Residential (R-3) to Public Use Three (P-3) and from Mixed Use Residential designation to Civic / Community Use only on the proposed church portion of the property.
OPPOSED: MITCHELL CARRIED.
6. REPORTS/CORRESPONDENCE - B ITEMS
6.1. None.
7. SUPPLEMENTAL ITEMS APPROVED FOR DISCUSSION
7.1. None.
8. UPDATE FROM COUNCIL
8.1 See Item 1.2 of the Minutes. 9. UPDATE FROM STAFF
9.1. D. Sargent invited the Commission to participate in the Let's Talk "Business" Forum scheduled for Thursday, April 11th at 7:00 p.m. in the Hudson Bay Lodge banquet room.
10. OTHER BUSINESS / NEW BUSINESS 10.1. None.
11. NEXT MEETING
11.1. The next meeting of the Advisory Planning Commission will be scheduled dependent upon development applications received. One application has been received and several others are in the pre-application phase. A. Cseke reminded members that meetings of the Advisory Planning Commission are scheduled on the 2nd and 4th Wednesdays of the month.
12. ADJOURNMENT
Bob Mitchell,
Alternate Chairperson
Mark Allen,
Director of Development Services
Certified a True and Correct Copy of the
minutes of the Advisory Planning Commission meeting held Wednesday, April 10, 2013 at noon in the NewPro Room, 1027 Aldous Street, Smithers, B.C.
Deborah Sargent, Corporate Administrator
