The purpose of proposed Zoning Amending Bylaw 6186-2023-5949(116) is to rezone the property at 33875 Richards Avenue from Rural 16 (RU16) Zone to Rural Residential 7 (RR7) Zone to enable the subsequent subdivision of the subject property into 2 fee simple and 3 bareland strata lots, for a total of 5 lots, each with a minimum 0.70 ha (1.73 ac) lot size. The subject property is legally described as:
Parcel Identifier: 012-371-262
Lot “E” Section 3 Township 18 New Westminster District Plan 1762
The Mayor opened the public hearing.
The Manager of Planning showed a PowerPoint presentation that provided the following information:
- Purpose and outline of the proposal.
- Subject property map.
The Corporate Officer stated that one written submission had been received, expressing concern regarding environmental impacts, traffic safety, increasing density outpacing infrastructure needs in the City, and the potential impact on local well water supply.
The Mayor opened the floor to the public for questions and comments.
Janet Atkinson, Mission, expressed concern regarding traffic safety, fire protection due to lack of fire hydrants in the area, and municipal liability arising from traffic collisions. She stated that she would like to see posted speed signs along Richards Avenue as she also noted the use of Richards Avenue by heavy trucks and motorcycles. She expressed concern that the proposed development would result in an increase in traffic which has the potential for greater safety risks.
In response to Ms. Atkinson's comments regarding fire protection, the Manager of Planning stated that buildings constructed near forests have fire suppression requirements that they must comply with.
Kendall Campbell, Mission, expressed concerns regarding light pollution due to the location of the proposed strata road, safety risks to children and animals due to increased traffic, and possible impact on local waterways.
In response to Ms. Campbell's comments, staff stated a report has been received from the environmental professional identifying all the watercourses and establishing setbacks from those watercourses. It was also advised that the developer has not requested additional density through secondary suites, and that the anticipated volume from the proposed development would not trigger a traffic impact assessment.
Marlene Pereszlenyi, Mission, inquired if the riparian report had been received and if so, what it contained, whether a bridge would be required over the creek that runs through the property, and the impact of the proposed development on wells and the above ground septic.
In response to Ms. Pereszlenyi's questions, staff stated that a report had been received that identifies all watercourses and prescribed setbacks, that the strata road would cross a waterway and likely require a culvert, and that all well water and septic system requirements would be determined through the subdivision process.
Janet Atkinson, requested a stop sign for east bound traffic be placed on Richards Avenue, a shoulder built onto the north side in front of the subdivision to improve pedestrian safety, and that the speed limit along Richards Avenue be reduced.
The Mayor stated consideration can be given to these concerns through the application process.
Ryan Anderson, applicant, stated that the developer will comply with all requirements connected to the fire interface development permit process and the required hydrogeological study. The developer would be prepared to do a preliminary traffic assessment to identify issues, and would meet any provincial environmental requirements resulting from the watercourse crossing. He stated he would review the headlight concern to see if any issues could be mitigated. Mr. Anderson also stated that the development application was compliant with the Official Community Plan.
Hearing no further questions or comments, the Mayor declared the Public Hearing for City of Mission Zoning Amending Bylaw 6186-2023-5949(116) closed.