The purpose of proposed Zoning Amending Bylaw 6163-2023-5949(103) is to rezone the property at 33837 Ferndale Avenue from the Rural 16 (RU16) Zone to the Comprehensive Development 55 (CD55) Zone to allow a clustered 10-lot bare land strata subdivision. The subject property is legally described as:
Parcel Identifier: 000-438-235
Lot 27 North West Quarter Section 34 Township 17 New Westminster District Plan 29305
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.
- Description of environmental protection efforts that would be undertaken if the proposal is given approval.
- Draft plan of the subdivision.
- Table of proposed lots and developable lot area.
The Corporate Officer stated that one written submission has been received expressing concern regarding the environmentally sensitive area being disturbed, clear cutting and tree replacement, and invasive plant species.
The Mayor opened the floor to the public for questions and comments.
H.S. Kenny Braich, Mission, stated his support for the proposal and noted that he would be in favour of higher density development in the area. He questioned why higher density was not permitted in the Ferndale area.
In response to Mr. Braich’s questions, the Manager of Planning stated that the Official Community Plan designation for the property was Rural Residential, which permitted a minimum lot size of 0.7 hectares. He described the concept of cluster residential development and noted that the overall net density of the proposal supported the City’s Official Community Plan targets for the designation while allowing the developer to protect and preserve the environmentally sensitive area in the northern half of the property.
Mr. Braich asked if the municipality had any plans to permit subdivision into half acre lots in the Ferndale area.
The Mayor stated that the City would be undertaking a review of the Official Community Plan within the next year, which would include planning for the Ferndale area.
Douglas Pankratz, Mission, expressed concern that residents in the area had previously been told that half acre lots would not be permitted in the area. He further expressed concern that the proposal did not match the character of the existing neighbourhood and that development was happening in a piecemeal approach with no overarching plan for the neighbourhood.
Pat McGurk, Mission, stated that he echoed the concerns of previous speakers regarding the proposed densification and described the need for a neighbourhood plan in the area. He noted his opposition to the proposal, stating that the proposed strata development and strata road would prevent future development of his property and create difficulties in accessing his parcel. He stated his opposition to the 7.5 metre setbacks proposed and noted that he would like to see a larger setback on the proposed strata road. He asked for clarification regarding the City’s future plans to allow the subdivision to half acre parcels in the Ferndale Area.
The Mayor stated that there was no intention to allow half acre lots in the area in the foreseeable future and that if there was a change in the Official Community Plan designation, any landowner may bring forward an application.
James Abraham, Mission, stated that other owners in the area had not been given the same option to subdivide their properties and that this proposal seemed unfair. He expressed concern that the subdivision was premature given the absence of a neighbourhood plan for the area.
The Mayor described the City’s application and subdivision approval process.
Dylan Anderson, agent for the applicant, answered the questions of previous speakers and the written correspondence received in advance of the Public Hearing. He noted that:
- the applicant had retained a biologist and had an eradication plan in place for the Japanese knotweed and blackberry bushes identified on the property;
- the land on the northern half of the property would not be developed. He stated that the lands would be protected with fencing and would include signage indicating that the area was environmentally sensitive and was not to be disturbed;
- the development would include ample buffering and screening between the new homes and existing homes on neighbouring parcels; and
- the proposed strata road was wider than municipal requirements and could not be widened any further without causing a loss in lot yield.
Louise Rempel, Mission, questioned various details about the proposed development, including the location of the proposed strata road and its proximity to her parcel to the east, the maximum dwelling size that would be permitted, if secondary suites would be permitted, and if any form and character restrictions would be imposed.
In response to Ms. Rempel’s questions, the Manager of Planning stated that there was no maximum dwelling size, but that the building footprint could only cover 20% of the lot. He noted that there were no form and character obligations imposed on areas outside of the urban growth boundary as per the Local Government Act.
Ms. Rempel expressed concern that the proposal would change the character of the neighbourhood and negatively impact her rural lifestyle with multiple new homes sharing her property line.
Hearing no further questions or comments, the Mayor declared the Public Hearing for City of Mission Zoning Amending Bylaw 6163-2023-5949(103) closed.