000788 Minutes of a Public Hearing held Monday, July 20, 1998, at 7:00 p.m. in the Matsqui Centennial Auditorium
Council Present: Deputy Mayor - G. Peary; CoUncillors: E. Fast, S. Gibson, M. Gill, W. Lee (part), P. Ross, M. Warawa, and C. Wiebe
Staff Present: City Manager - H. Cochran; City Clerk - T. Strong; Director of Engineering - E. Regts; Director of Development Services - R. Danziger; Manager, Current Development G. Boyle; Assistant City Clerk - S. Kowalchuk
Media Present: Aldergrove Star, The News, The Times, and Rogers Cablesystems
Public Present: 100+
Deputy Mayor Peary called the hearing to order at 7:00 p.m., and outlined the procedures to be followed.
1. By-law No. 674-98, O.C.P. Amendment No. 23 - "Environmental Development Permit Area" (3080-20/0CP23)
If approved, Abbotsford Official Community Plan By-law, 1996, would be amended by designating certain lands as an "Environmental Development Permit Area". The Manager, Current Development, explained that By-law No. 674-98 designates certain parcels ofland on Fraser Highway and Lefeuvre Road in West Abbotsford, and on Sumas Way and South Fraser Way, as environmental and hazardous conditions development permit areas. Due to the presence of watercourses on the subject lands, development permits would be required prior to any clearing or site grading.
The following comments and questions were addressed to the West Abbotsford Environmen tal Development Permit Area:
P. Ryder, 3555 Douglas Road, Burnaby, B.C., who owns property jointly with P. and A. Ferronato at 3247 Lefeuvre Road, north of the affected area, asked if they were to have received notification of the hearing. G. Boyle replied that the by-law had been published in the local newspapers, and it was not a requirement to individually notifY affected owners. She also clarified for Ms. Ryder that any development on the affected properties would require a development permit.
A. Marsh, 20650 - 102B Avenue, Langley, B.C., advised that her savings are invested in property at 27722 Fraser Highway, affected by By-law No. 674-98. 00078~) Minutes of a Public Hearing held Monday, July 20, 1998, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 2
D. Tucker, 406 - 4th Street, Vernon, B.C., stated that his wife is ajoint owner of Lot 13 on Maclure Road off Lefeuvre Road. He explained that the Bertrand Creek system has been culverted and affected by building for many years; that it only flows in the winter and is dry for most of the summer; and questioned why it was designated as part of the "creek system".
The Manager, Current Development, explained that the Federal Department of Fisheries and Oceans (D.F.O.) indicated that the water system was environmentally-sensitive and in need of protection. Scott Resources was retained by the developer to do an environmental assessment of the West Abbotsford Planning Area, and did so in consultation with D.F.O.
R. Wickstrom, 2872 Bergman Street, felt that the by-law was not comprehensive enough and the study did not include all the environmentally-sensitive wetlands in the area. He stated that there is another fish-bearing creek system feeding Bertrand Creek, which has not been identified in the study. Mr. Wickstrom reported that holes had been dug to possibly drain the wetlands, and the Ministry of Environment is concerned about the resulting destruction of natural habitat.
S. Groves spoke on behalf of herself and five other family members who own property at 27775 Fraser Highway. She advised that they are directly affected by, and opposed to, By law No. 674-98, but are not opposed to rezoning of properties in By-law No. 686-98. Although cognizant of the environmental sensitivity of the area, the proposed setbacks from the creek will encumber four acres of their property. She advised that Bertrand Creek flows into a culvert at Station Road, where it is covered with asphalt and collects surrounding storm drainage. Ms. Groves questioned the accuracy of the study, and suggested that another be conducted by an independent consultant, not hired by the developer.
J. Kocsis, 27864 Fraser Highway, said that his property is also affected by this by-law, and questioned who designated the lands as environmentally-sensitive. G. Boyle explained that Scott Resources had conducted a field inspection with a D.F.O. representative,and the study was a result of this field work. Mr. Kocsis asked why other watercourses in the area were not included in the designation, yet bear similarities to Bertrand Creek. He felt that the designation of Bertrand Creek, which traverses his property's east border, imposes further restrictions to development of his property.
J. Scott, Scott Resources Inc., explained that his company undertook an environmental assessment of the developer's proposal. They had identified watercourses on the site which needed examination, discovered the presence of Cutthroat Trout at the north end of the creek and, although the creek is degraded and impacted by culverting upstream, are convinced that fish can migrate through the system. D.F.O. had determined the top of bank, which was surveyed and resulted in the 15 m setback requirement. 000790 Minutes of a Public Hearing held Monday, July 20, 1998, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 3
M. Groves, 30523 Burgess Avenue, who co-owns property at 27775 Fraser Highway, objected to the top of bank identified in the study. He said that City of Abbotsford "guidelines" indicate that the setbacks are 15 m from the creek, not the top of bank. He felt that Bertrand Creek had a well-defined water mark, which should be used as the setback. Mr. Groves stated that his family has owned their property for over 100 years, and that these restrictions limit their property rights. He also contested the presence of fish in the creek, the viability of the creek, and suggested that the area would make an excellent park or green space.
Later in the Hearing, T. Kooyman wished to speak to the designationoflands on Sumas Way and South Fraser Way, in By-law No. 674-98, as a development permit area.
There were no further comments or questions.
2. By-law No. 685-98, O.C.P. Amendment No. 24 (West Abbotsford Planning Area) (3080-2010CP24)
If approved, Abbotsford Official Community Plan By-law, 1996, would be amended by:
• establishing provisions for the "West Abbotsford Planning Area"; • including policies to help facilitate the development of approximately 880 ground oriented housing units in the planning area; • including measures to accommodate commercial school, park, greenbelt and church uses in the planning area; and • including a number of consequential amendments to the OCP.
The Manager, Current Development, explained the intent of By-law No. 685-98, which establishes provisions for the West Abbotsford Planning Area, and consequential amendments to the Official Community Plan.
G. Boyle highlighted the proposed West Abbotsford Planning Area and land use definitions and designations to guide development in this area. She also explained that By-law No. 686- 98, "Abbotsford Zoning By-law, 1996, Amendment By-law No. 132", deals with rezoning lands within the West Abbotsford Planning Area for development.
K. Rooney, 2887 Bergman Street, stated that when he purchased the property, it was zoned for Low Density Urban Development. The area is unique, with Aldergrove and Langley to the west, and agricultural lands surrounding it. Although not opposed to development in the area, he felt that a carefully-developed plan is needed. Included in his comments were: (1) his objection to holding Public Hearings during the summer months when many residents 000791 Minutes of a Public Hearing held Monday, July 20, 1998, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 4 are on vacation and unable to attend; (2) lack of notification due to publishing the current Official Community Plan public information meetings in a newspaper that did not deliver to this area; (3) notices prepared by the developer which do not accurately reflect the residents' wishes and, in his opinion, provide misleading information; and (4) opposition to higher density housing in this area of predominantly one-acre lots. Mr. Rooney questioned the long-term impact of the proposal, and the difference of opinion amongst the residents regarding the area's environmental sensitivity. He was also concerned about the lack of schools, sidewalks and servicing; proximity to police services; and no transit system. Although West Abbotsford is part of the City, he pointed out that it is distinct, and urged Council to carefully examine the impact of any form of development on the environment.
R. Wickstrom also urged Council not to consider the amendment until all the issues are addressed. He stated that questionnaires sent out by the developer did not reflect the true feeling ofthe residents, and expressed concern about compact residential development which has presented problems in the neighbouring Langley Township. He reiterated Mr. Rooney's comments about policing and the environmental sensitivity of Bertrand Creek, which, Mr. Wickstrom said, is an importanttributaryto the Nooksack River in Washington State. He felt this area is not suited to compact residential development and stated a preference for a 5 m, rather than 3 m buffer between residential development and agricultural land.
E. Bruce, 27909 Swensson Avenue, spoke in favour of the development plan; however, he did not want to see baseball or soccer fields, but favoured more family-oriented passive parks for the residents.
J. Kocsis approved of the development concept plan, but was concerned that more government regulations will prevent him from subdividing his property. He noted that the Fish Protection Act will affect this by-law, and urged Council not to proceed until the impact ofthis Act is known. Mr. Kocsis also stated that D.F.O. had defined the leave strip area on his property, which essentially removes a 63- to 69-foot strip of land which cannot be developed without the Department's approval.
M. Paz, 27988 Fraser Highway, felt that the development of the area would improve services, and in particular, sanitary sewer. He noted that existing septic systems have an adverse impact on the environment.
S. Badock, 27797 SwenssonAvenue, felt that development will enhance property values due to provision of services, and reiterated Mr. Paz' comments regarding septic systems affecting ground water supplies, and the need to protect the environment. 000792 Minutes of a Public Hearing held Monday, July 20, 1998, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 5
P. Ryder asked for clarification of the type of development proposed for the Compact Lot Residential Zone and Medium Density Residential designation, which was provided by the Manager, Current Development. Ms. Ryder recognized the need for development and was not opposed to the o.c.P. amendment, but was concerned about the interface between residential development and agriculturallands. She wished to employ good farming practices which would have minimal impact on neighbouring residential areas.
G. Boyle replied that the plan acknowledged the proximity of the two uses, and that staff is presently developing a Development Permit Area by-law addressing the urban/Agricultural Land Reserve interface. Among the considerations to separate the two uses are roadway patterns and landscape buffers.
P. Ryder felt that a 5 m landscape buffer between the two uses would not be adequate. She also requested staff to look at other methods of notifying owners of issues affecting their properties.
M. Bergum, 25898 - 60th Avenue, Aldergrove, owner of27676 Fraser Highway, spoke on behalf of himself and his neighbour, E. Millsap, 27628 Fraser Highway. He stated that they were both in favour of the by-law; that development will benefit the area by providing services, amenities, and potential job opportunities.
E. Bucholtz, 27726 Fraser Highway, was in favour of the development concept, but sought clarification on the road network. He said that the proposed road layout encompasses two of his four acres, and requested that this be reviewed to lessen the impact on his property.
A. Marsh, owner of 27722 Fraser Highway, said that her family had originally subdivided the Bergman Street property and reinvested in the community by purchasing their present property. She said that, when they sold each lot, they provided advice to the owners to build with a view to sanitary sewers being provided and the potential to subdivide in the future. Ms. Marsh also expressed concerns relative to the proposed road layout.
M. Groves conveyed his belief that many ofthe long-term residents, with the exception of some on Bergman Street, support the development concept for the area. The owners are concerned about the delineation of streets and setbacks, and he asked that the boundary for the environmentally-sensitive area be redefined, as well as the proposed buffer, so that their neighbourhood is not adversely affected by development.
L. Walton and A. Guenter of Calvary Church, 2946 Lefeuvre Road, spoke in favour of the development. Mr. Walton said that improvements to Lefeuvre Road will make it safer, and the provision of sanitary sewers will improve the Church's present septic system. 00079:~ Minutes of a Public Hearing held Monday, July 20, 1998, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 6
D. Gunn, 2920 Station Road, supported the proposal and encouraged higher densification along Station Road.
There were no further comments or questions.
The Manager, Current Development, read the following submissions related to By-law No. 685-98, which are attached to, and form part of, these minutes:
1. Robert D. Reid, 27823 Fraser Highway 2. Morley D. Reid, 27831 Fraser Highway 3. Marian Main, 27848 Mac1ure Road 4. Gary Main, 27848 Mac1ure Road 5. Doris Swensson, 2757 Lefeuvre Road 6. Mr. and Mrs. S. Gill (no address provided) 7. A. Klassen (no address provided) 8. Don and Kathryn Fraser, 2999 Lefeuvre Road 9. David Gunn, 2888 and 2920 Station Road 10. Anne Gunn, 2888 and 2920 Station Road 11. James Ferguson, 3168 Station Road 12. Bob and Marge Schroeder, 2960 Bergman Street 13. Stan Siscoe, Lot 14, Fraser Highway 14. Don and Cynthia Schulz, 2772 Bemadotte Street 15. Randy Mathers, 2785 Cambie Street 16. Keith Harris, 2817 Bergman Street 17. Loretta Chesley and Adrian Van Breugel, 2777 Lefeuvre Road 18. Steven Chalmers, 277980 Fraser Highway 19. Bob and Wendy Randall, 2769 Bemadotte Street 20. Brian Edgar, 2980 Station Road 21. Township of Langley, 4914 - 22pt Street, Langley, B.C. 22. Patricia Ryder, Piero and Alexander Ferronato, 3247 Lefeuvre Road 23. Arma Marsh, 27722 Fraser Highway 24. E. Bucholtz, 27726 Fraser Highway 25. Joe Kocsis, F. and M. Kocsis, 27864 Fraser Highway
Councillor Lee left the meeting at 9:05 p.m. 000794 Minutes of a Public Hearing held Monday, July 20, 1998, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 7
3. By-law No. 686-98, Z.A. By-law No. 132 - West Abbotsford Properties Ltd.lGord Buck, 27830 Fraser Highway and 2843,2859,2895,2913 and 2919 Lefeuvre Road (3360-201R97-132)
rezone from One Unit Suburban Residential Zone (RR4) to One Unit Urban Residential Zone (RS3) and One Unit Compact Lot Residential Zone (RS5) if approved, the applicant proposes to develop One Unit Urban Residential lots with a minimum area of 540 m2 on lands zoned RS3 and a minimum area of 420 m2 on lands zoned RS5
R. Wickstrom was concerned about the lack of secondary schools in the area, and that the 3 m buffer zone between Bergman Street and the proposed development was not adequate.
K. Rooney was not opposed to development in the area, but did not support high density development. He also requested that a larger buffer zone be considered, since development will directly impact his rural lifestyle. Mr. Rooney stated that owners on Bergman Street cannot subdivide their properties because most of the houses are positioned in the middle of one-acre lots.
M. Groves supported the development plan as a whole, but also felt the 3 m buffer was not adequate, stating that Bergman Street is a distinct area in need of protection.
1. Kocsis referred to a 20-acre parcel adjacent to his property at 27864 Fraser Highway, which had been previously designated for development; however, percolation tests had failed. He felt that the residents of Bergman Street should have been aware of this earlier development proposal. He referred to the road network and compensation to owners whose property would be affected, but was advised that this would be dealt with at the subdivision stage.
There were no further comments or questions.
The Manager, Current Development, read the following submissions related to By-law No. 686-98, which are attached to, and form part of, these minutes:
1. Forrest and Andrea Edgar, 2960 Station Road 2. Doris Swensson, 2757 Lefeuvre Road 3. Loretta Chesley and Adrian Van Breugel, 2777 Lefeuvre Road 4. Randy Mathers, 2785 Cambie Street 5. Dennis Berg, 27790 Fraser Highway 6. Alan Rutz, 27790 Fraser Highway 7. Steven Chalmers, 277980 Fraser Highway 8. Bob and Wendy Randall, 2769 Bernadotte Street 000785
Minutes of a Public Hearing held Monday, July 20, 1998, at 7:00 p.m. in the Matsqui Centennial Auditorium Page 8
4. Termination
Moved by Councillor Gibson, seconded by Councillor Fast, that the Public Hearing be terminated. (9:45 p.m.)
CARRIED.
Certified Correct:
Assistant City Clerk 000796
City of Abbotsford Development Services Department, 2nd Floor, 32315 South Fraser Way, Abbotsford, B.C.
TO WHOM IT MAY CONCERN
I am the registered owner of property located at 27823 Fraser Highway, Abbotsford, and I wish to cast an affirmative vote for By-law #685-98. yours truly, K.,-t, K~ Robert D. Reid
July 14, 1998.
RECEIVED JUL 1 5 1998 City of Abbotsford 000797
City of Abbotsford Development Services Department, 2nd Floor, 32315 South Fraser Way, Abbotsford, B.C.
TO WHOM IT MAY CONCERN
MY property located at 27831 Fraser Highway will be affected by the proposed changes as set 'out under By-law # 685-98. I wish to vote2n favour' of these changes and the future development "envisioned.
Yours trUlY" !?_ c-)
~A:.Morley D7 J.\.eid tn:.---~ -
July 14, 1998.
RECEIVED JUl 1 5 1998 City of Abbotsford ~ 606~~~
To -l- ivL MlljO'" Qr\d ~Y\cJ.tL\Q..Mber5 ob 4 bbds fcrd ,
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RQc..Q....~ "O~ ,\~,0ctJ,\~~~ ) ~~~f.R~ C~(t ',",,(2..\-\S b~Oti-\\,'f,\C:~ i£...-\-c., -"v,ese. \;-\\~~ ~~~~~ J ),~ <) , S'fV\.~\ '-D,! ~~~\.\)\S\t>~ 0Qc.o~e.. ~Q..-t-\-t>S &"'~ '0 ~~Qcl C-R\~ • . . ~ ~ \0 ~u-e....",- Q....~Q..-v--\:a\."'- ~ ~~\;"Q~ O~ '3 <30 0~(\s \~ ~~cutCU...... \~ ~\oS0'<"6. '. ~~Se.. ~~~~t>~~~S a'le. Q....~-\::"'e..'r ~\\~~~cL 'o~ ~~l>~:~ ()~ a ..x~ ''V\.Sa~e. '. (lQ...o",\e ~QU~ ~ a....'f'e'L w\.\.\ ~o...~ ~\.~ ~v-~Q..\r ~\(,O~Q..\r\~ \) o>.u..L 0Q.c.o-v...1'>Q. O~ ,.;.,.-~GL. <;,;~v-v...c\u'C"e.. JL..-\c.. . .Q...~c.. - 000803 '1:.\.\-",-,S ~"()~fl-ts. U)QX'~ e..-\.l.!LV\.. ~ ~~ ~c~Q.&. J..-oU)\",- \:-D c-. ~~~S-\ ""'¢~~ ~ ~:~ 'CO °t~ (o"'e ~ull\&~j. fe.vc~ ') <>.f- ~ e..o<"~ "\ '(\.e.W Sc~oo\s/ ~"" ....~") Qo\\C.-'''''J Co'S~s I ()~'1.Ro..J..,,'~ ~ '&-\D...\--\,\,,~ ~ o-",~e.-", ~\ie.. ~a\\ )' \4w...'-ou\o~t'Q. ~V'\,)\c..e..~} &-\\~OtL~ ~~\rCL~''''~ ~"c\.. 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V-~fL ~C\.L"4\c.:\\ ·~o \)Se. ~O~ ~'d"'-~~~ ~c\. ou:t'('~~~ '\e~Q.v\- ~,:; 0'V'\ac.c.~\-a\o\e. 0~GL..A.J ~b, \o';'£' - ~~ , }} 1"/'18 \. t C 000 804 <=-") x-' TO: City of Abbotsford c: Mayor and City Council FROM: Don and Kathryn Fraser ADDRESS 2999 LeFeuvre Rd, Abbotsford, B.C., V4X lL7 PHONE 604-857-8814 E-MAIL: [email protected] SUBJECT: West Abbotsford Development Plan Dear Mayor and City Council, We would like to show our support regarding the proposed development plan for the area around LeFeuvre Rd. and Fraser Highway and surrounding areas. However, we have a concern that the ditch that runs through the west portion of our property could prevent us from realizing the potential that our neighbours have for land use and property development. If this concern is addressed and resolved, we do support the development. Yours Truly, RECEIVED Don and Kathryn Fraser JUL 1 6 1998 {)$rUt'L- ~~ City of Abbotsford 000805 July 15, 1998 RECEIVED David Gunn 2920 Station Rd JUl 1 6 1998 Abbotsford, Be V4X lL8 City of Abbotsford To the Mayor and Council; My wife and myself own 4.5 acres at 2920 Station Rd in Abbotsford. We have owned the land and have resided on it since 1975. We support the proposal for redevelopment in the west Abbotsford area, and we encourage higher densification along Station Rd. Yours truly, David Gunn 000806 July 15, 1998 Anne Gunn 2888 Station Rd Abbotsford, BC V 4X 211 To the Mayor and Council; My husband and myself own 1.66 acres at 2888 Station Rd in Abbotsford. We have owned this parcel of land since 1989, and lived on the neighboring land since 1975. We support the proposal for redevelopment in the west Abbotsford area and we encourage higher densification along the Station Rd. Yours truly, cI/Uf?J}~ Anne Gunn gO/;2-d7/d~ /) ~.t /7'/.,(1----1d ~ tu-t~7-:-- / ~/ij{))c ..~c.y . f~ Itfo6Krtf. RECEIVED JUl f 6 1998 City of Abbotsford 000808 BOB & MARGE SCHROEDER RECEIVED 2960 BERCMAN STKEt~T ABBOTSI.'OIW, B.C. V4X lIn JUl 1 6 1998 .lUI, Y I). 199~ City of Abbotsford CITY OF ABBOTSFORD PLANNINO DEPARTMENT .l231 TO WI 10M IT M \ Y CONCERN, I~E WFST ABBOTSI'"ORO J)EVEI,(WMENTCONCEPT WI,: Rf\SII)\o: AT 2960 BFRGMAN STREFT, AT THE NORTHFRN I\ND OF THE STREFf'. WE !LA VI\ LIVED I{J':RI': FORTIH': LAS't'SEVFN YEARS. WE !\RE VERY MlJCH IN FAVOUR OFTflE WVSTABBOTSFORD DEVELOPMENT CONCEPT. WE ARf': W M,:TING TO SUlH)[VIDE Ol)R PLZOPERTYAS WELL. O(!R LOT WAS S(JBI)IV[lWl) FROM TilE FRONTACiE ON FRASER lHGHWAY IN 1990. AT THI\T TIME, U\NI.lTO TffE WI:ST WAS CirVEN UP TO PROVIDE ACCESS TO THE U)TON FRASER HTOHWAY,AND A l'IRE I AN!!. WE ARE BORDERED ON '['£I.E SO[JTH BY A PARTIALLY C~ONSTRUCTED EAST· WEST ROAD. n[[s ROA/) ALLOWANCE WAS ALSO GIVEN TO THE MUNICIPAIJTY OF MATSQlJl AT THAT TIME FOR FIJ'l'(JR.l: SUBDIVISION CONSIDERATION . .,111': EAST SILlt·: (W BFI{(}MAN STREt,:TWAS ORIGlNALLY OWNED ANI) SUBDTVIDED BYTHE ~:CI[ROI,:I)ER (o'.I\.M[1,Y. [,(fl·: WI':ST ABHOTSFORI) I)EVELOPMENTCONCEPT DlRECTLY A. .FFECTS OUR PROPERTY. OUR 1,01' WAS SUBD!YlIWI> WITII CONSlf)ERATION FOR FUTURE DEVELOPMENT IN MIND AND REQUEST TI LI\.T Olll? PROPI':RTY NOT BE INCUJDED IN TilE :'-;PEcrAL ST(JDY AREA AND THAT WE BE CfRANTED 1)I~RMISSI00l TO SUBDIVIDE OUR PROPERTY. 'WE FEEL OUR PROPERTY CAN BE SUBDIVIDED WITlfO(.I'I·IMPACTINGTHE 1~X.lSTfNG DEVELOP.MENTON BERGMAN S'IREET. TIIANK YOL.· FOR CONSIDERJNG OUR REQUEST. .1 '1 ** ~0'3i~~O~ 39~d ** ~~(S~ 000809 RECEIVED July 14, 1998 JUl 1 4 1998 City of Abbotsford Mr. George FergUson Mayor and Council Abbotsford City Hall 32315, S. Fraser Way Abbotsford, Be V2T lW7 Re: West Abbotsford Community Plan Dear Mr. Ferguson: I am co-owner of the 11.25 acre piece of land on the north side of Fraser Hwy, 3 lots east of Lefever road. I have received the flyer concerning the official Community Plan for the West Abbortsford area. I am happy to see that progress is being made en the Community Plan, but very disappointed to see such a large area of my property designated as park land, Between park and environmental reserve, I am losing almost half of my property. It seems unusual that the north side of the Fraser Hwy has such a large park reserve and so little of the proposed population. I think that there should be less park allocation on the north side and more on the south, especially in light of the large environmental alJ.Jcation that is already on the north side. I have also been working over the last months with the Norelco Dames & Moore environmental consulting engineers concerning the possibility of removing the north south ditch from the environmentallY sensitive area in exchange for enhancement of the east west tributary of Bertrand Creek. The north south ditch provide:~ drainage from Fraser Hwy but has little flow. If often dries up completely and grass grows across it in some sections. The results of the field studies showed only some sticklebacks. I propose that it become the route for storm sewer drainage and covered over. It would be compensated by a pond and a pond/marsh on the east west tributary of Bertrand Creed, there is greater water flow there and the modification would greatly enhance fish food production and provide fish habitat that doesn": exist on the north south section. In addition to providing more secure habitat to a wider variety of species it will also be a point of interest and increase the area's attractiveness. Representatives of Norelco Dames & Moore will be contacting you shortly and I solicit your support for these changes. v~6I~S8v09I6 ~ SI0I 6~8 vIS lId / 19Hi ~~ c0:81 86, vI ~r , I v- --- 000810 Don & Cynthia Schulz 2772 Bernadotte St. Abbotsford, B. C. V4X 1H4 856-3296 July 12, 1998 RECEIVED JUl 1 4 1998 City of Abbotsford 32315 South Fraser Way City of Abbotsford Abbotsford, B.C. Attention: Mayor and Council Dear Sirs/Madams: Re: West Abbotsford Community Plan We are property owners within the Comuunity Plan and unfortunately are unable to attend the public hearing scheduled for July 20, 1998. We have attended all of the other public hearings and feel that the developer has done everything possible to accommodate the wishes and concerns of everyone affected by this development. We know that there are a few people on Bergman St. that are unhappy with the plan, but we feel that their needs have been addressed by keeping it low density and putting the treed buffer between themselves and the higher density areas. If the whole area were kept low density it would not be economically feasible to bring in sewer lines. We feel that this area is perfect for subdividing as it is not good agricultural land. Also, due to the high water table and composition of the soil, septic fields are almost impossible to pass. We know this because when we built a home at 3116 Station Road in 1993 it was very difficult and expensive to get septic approved. The existing septic fields in this area have a foul odour, especially in the wet winter months. We feel that we should take advantage of this new community plan to upgrade to a proper sewer system. ~/ -~--; ,/ Sincerely, -/ ,' #:::7 . ~ , Don & Cynthia SCh:;:i ~ 000811 July 15, 1998 Keith Harris 2817 Berman St. Abbotsford, BC V 4X 1L8 To the Mayor and Council; I reside at 2817 Bergman St. in Abbotsford. My wife and myself have owned the property since 1990 and we are very happy living here. When we built our house, we positioned it in such a way that in the future we could subdivide our property. We generally support the west Abbotsford concept plan, but would encourage more single family development. We would not like to see another Springfield Village scenario happen here. IE: Run down, messy etc. We would encourage strict city policy that would protect adjacent residential communities. Yours truly, Keith Harris RECEIVED JUL 1 5 1998 City of Abbotsford From PARK WEST PLANNING LTD 864-8770 Jul.ll.1998 02:00 PM P01 I082l81LC. lid. 000812 37242 DaWllOft Reed R.R.fl4. AbbotI1tJn:I D.C., V3Q2H9 Canada .Pbooc 8.54~200 Fax 864-8770 July 11, 1998 City Of Abbotsford 32315 South Fraser Way Abbotsford, B.C. V21' I W7 'i:%'/.Attention: Planning and Development Department Re: Public HcariDg. Abbotsford OfficIal COl11manfty PlaD, 1996, Amendment By-law No.68S-98 &686-98. Dear Mayor and Council Members, J am the sole shareholder of508296 B.C. Ltd .. My company owns property locat~ at 2785 Cambie Street in the West Abbotsford proposed development area. I wish to convey my support fur development in tMs area. The property in question is well suited for the residential, civic and commercial u.'Ie.'l as presented. J would also like to make it known that should any development take place adjacent to my property I may be interested in developing mypropeny. Many of my neighbolu-s shate this opinion and hope that the developer is not bogged down by any more unnecessary red tape. The proposal has been properly and professionally presented and Should have already satisfied any doubts the Mayor and Council Members may hove bad before proceeding. Much of the area is an eyesore as it stands today. A well planned project sueh 85 this can only be of economic and social benefit to the City of Abbotsford. My only concern about the project is wjth tbe shortage of dcvclorable land in Abbotsford and in particular the western regions. In very few years there will be no land left outsjde the Agrioultural Land Reserve within the City. Surely the densities could be dramatically increased in such areas where a large land base is still available.. This land shortage is not an estimate or perdietion but filet. Thank you for considef'ing my opinion. Randy Mathers ~ . President 508296 B.C. Ltd. 000813 .1 / I, ~ 777 A C J.- c:. £..1.. V R. C Rhbo f) \:::0 f'<-t r [S. e S-u..'7 IS /9 ~ ------. -- -. ---~~--~--1)L8-16 01 sC' u )tct'-______.-----RECEI-VED- _. ______' I - , ---.------~----D.R...v....ek-l~L~ i ____ S. € f' V ~ <:. e ~ ~rt - . ------JUl.-, 6199S--- ___ .______II - - --·----·-----11'I ------·------.------Cit- y...of.Abbotsroro ------_ __ _ ______1 i W e. fi Jf_~---'LO-. ,.J ~ C'JL-.l~ \' ~_v- Q. ~ l ___ ~¢..B. ~- J1.!9 __ <-:"""h e~.L( /1 J !I ------.------J+------.---.---- .------______~------'h.~ - \ IV ~ a..\L~U____ ~ t ____ =th~__ JLb_ b_~is _ tQ- .!'. ~J ____ -Z _ JL~L; /~L') ____ _ , I !I II ______¥ _t::1 .e tv 1:1 Me )V T tL1-=--L~~.!.-______Om ______• ____• ______:i -----, ------_.------____. ______~------__ ~-~-- 'i _ ~_.~....Q_.£ _ CL~..: _t::\" N ~----- /v..!!....~ - ..i.\ ;J_ _I _t~5.!?______h.o 9 __ . ______/! ---1[iL1 !I Q--. (" ~~-> A '" d -- :±J:L~ - l--.--~ (' ~ . ___ t':'~_=r_ ~'{ J!. _Th ~ ____& '- L :_R.L______~ ______II ----_._+-!I 11 1/ -----.------1J------.------______~_it_J2J~-"'" ~~l ~~~QJJ J7 __ f-I,Lil"-l"S . ~"''cr ~ ~ ell (1 r'jlh-jJ ; 1') n ---- ii ------.------____ ------~t- --- fL~A.-- ~h-v-f_ -g ------~- b.~--j . - - -~ !j -- " 5>___ '(t'j_pJ<2t1___ ~ _ ,<.}_}('cf __ i IV _ YJ.-. _e._ ' I ------J-I , ------.-- --- ____ ...lL __ ..N-_e.. ~S-: ______S _ _V--Tl&C' ~ - -_ -- ______------t+---il ------. ------.------.------./ ~ ______i{ ______1? L _~ ____ _:h__ ~~ ---~ - ~- t\;.J j:l 7: -r fI;.s I< E _~:.: c.~~.'-?~~ _ i, cL 11.·.· .~ ....~~~(j~~) ~! ~ Dw:.l1A cHE- s L-tJj , \\ _-c S 1.'0 t.;J ~ ~ 0 tv ) 000814 July 20, 1998 City of Abbotsford 32315 South Fraser Way Abbotsford, B.C. V2T 1W7 Attention: Mayor George Ferguson Dear Sir: Re: CITY OF ABBOTSFORD - NOTICE OF PUBLIC HEARING Abbotsford Official Community Plan, 1996, Amendment By-law No. 685-98; and Abbotsford Zoning By-law, 1996, Amendment By-law No. 686-98 I am writing in response to correspondence I have received from Mr. Richard Danziger, Director of Developing Services, regarding the above referenced. I currently reside at 27790 Fraser Highway, Abbotsford, B.C. and I am in support of Amendment By-law No. 685-98 and Amendment By-law No. 686-98. Yours truly, Steven Chalmers 000815 2769 Bernadotte Street Abbotsford, B.C. V4X IH4 July 16, 1998 - RECEIVED City of Abbotsford JUl '6 1998 Planning Department City of Abbotsford To Whom It May Concern: We would like to give our whole-hearted support to the current application for re-zoning by the West Abbotsford Properties Ltd. We have lived at 2769 Bernadotte st. since December, 1986 (11 years). When we purchased the property we were aware that sometime in the future we would be able to subdivide our property. In fact, when we built our home we situated it at one end of our long narrow acre in order to more easily subdivide the balance of the property into city sized lots. Not only is there a monetary gain ifthe property can be subdivided but there will also be a gain in services to the west part of Abbotsford. In the 11 years of residing in West Abbotsford we have become painfully aware of the lack of services and recognition of our area. We believe, with the increase in population and consequently tax dollars because of the proposed development, we will also see a positive reinforcement to the services i.e. police, road improvements, garbage pickUp etc. We believe that the development proposed by West Abbotsford Ltd. considers the needs of everyone in the West Abbotsford development area and that they have clearly kept within the guidelines set out by the City of Abbotsford. Yours truly ~~~<~ Bob & Wendy Randall 000816 THE CORPORATION kl ~ ph"n ~: (Gil ')) 53.\-:1211 OF THE TOWNSHIP Langley, British Columbia, OF LANGLEY Canada V3A 328 000817 RECEIVED July 18, 1998. JUL 2 1 1998 Ms. Toireasa Strong City of Abbotsford City Clerk City of Abbotsford 32315 South Fraser Way Abbostford, BC V2T I W7 Dear Ms. Strong: Re: By-law No. 685-98 (Official Community Plan, 1996 Amendment By-law No. 24) File: 3080-20/0CP202-24 Township staff have reviewed the subject Bylaw and would like to offer the following comments: • On April 20, 1998, the Township of Langley Council considered a staff report that reviewed the West Abbotsford Development Concept. Township Council authorized staff to send the report to the City of Abbotsford and to review the issues with Abbotsford staff. • On June 26, 1998, Township staff met with Abbotsford staff to review the foll owing Issues which are summarized as the Township's formal comments: I. Post development storm water flows mlIst be maintained at pre-development levels. Township of Langley requests to be kept apprised of any storm water management studies. The Township has completed a number of studies for the Bertrand Creek watershed that will be shared with the City of Abbotsford. 2. The Traffic Impact Study (TIS) is based on the GVRD Regional Transportation Model which does not adequately reflect traffic patterns across the Langley/Abbotsford border. There are discrepancies between the TIS traffic volumes and those used in the Aldergrove Fraser Highway Downtown Improvement Study conducted by the Township in 1997. 3. The proposed road network in the area of 28 A venue and Station Road should be modified to enhance network efficiency and safety. 4. The Township will conduct a corridor study for an Aldergrove Bypass later this year. The intent will be to have a staff member from Abbotsford on the Project Steering Committee. Terry yster DIRECTOR OF PLANNING AND DEVELOPMENT c.c. Township of Langley Mayor and Council NO.2i9 P.V4- -- • JUL.20.i998 5:04PM HAWTHORNE PIGGOTT 000818 'acs/mila cov8r,b8IJt S68M/IS/ONTO COUNCII-PU81IC HlAH/NIlIOR rON/KGAMINDMINT8Y-UW685·96, DCPIMlN8MINT 8Y-LAW686·9a. 110m: Palllcla R,dor, 11',DI81IDD81D, AllJxandllllanonalO To: CilYAbbo/slDll/, Planning Altention: 61. Deli80ylll, Councillors 01CilYol Abbotsford 18KNo.: 853-4981 Datil: luly26, t998 . Paglls:4 ~' ," . :'- .: , " ~ . . ". Thank-you very much for your attention to this matter. - This is intended as a written submission to the Public Hearing dealing with the West Abbotsford Redevelopment, zoning amendment by-law 686-98 and 685 .. 98. ·We would respectfully request this be read and kept on fire as part of the record of the Public Hearing and consultation process. Thanks for your attention to this matter~ which is of great importance to us. Yours truly, Patricia Ryder, Piero Ferronato, Alexander Farronato JUL. 20. 1998 5:04PM HAWTHORNE PIGGOTT NO.219 P.2/4 000819 Patricia Ryder, Piero Ferronato and Alexander Ferrohato C/O 3555 Doug/as Road, Burnahy, B. C. V5G 3P3 *This letter i3 being re-sent now out ofan. abundance ofcaution as it did not expressly refer to the zoning by-law amendments and official community plan amendments #685-98 and 686-98. For clarity, we respectfolly request this form part ofthe Public Hearing record and submit that for the reasons below, our property at 3247 Lefeuvre, adjacent to the changes, he consideredfor inclusion in the O. e.p. change or other increase in density. Thank you. July 20, 1998 City of Abbotsford West Abbotsford Redevelopment Committee VIA FAX: 853-4981 Attention: Ms. Geri Boyle, Mana.jet of Current Development And Counci1Iors for the City ofAbbQtsford. Dear Ms. Boyle, Re: West Abbotsford Redeyelopment: 3247 Ilefeuvre Road; Amendment By Laws 685-95 and 686-95, We are Patricia Ryder, Piero Ferronato and Alexander Ferronato, O'WD.ers of 3247 Lefeuvre Road, Abbotsford. Thank.. you for taking our written submission in this regard. BACKGROUND We purchased this property in about 1993. It is ofapproximately 40 acres in area, rectangular in shape, and having total dimensions of around 700 ft. x 2800 ft. This land is presently in the Agricultural Land Reserve. Prior to purchasing the land, we had sought for some time an attractive property with a pleasant topography in a gentle agricultural and rural setting, We were overjoyed to finally find this property which fulfilled our needs. The land had been quite neglected, with a great deal of weeds, small wild trees, and scrub brush covering nearly all of it. However, we saw through this and recognized that with some work, it was capable of becoming a very nice place. Origil1ally, we thought we might be able to construct two country homes on the land, one for Ms. Ryder and one for the Ferronatos. This remains our goal in the long run, but we now recognize that given the current policies, this may not be for a long time in the future. We understand the aim of the authorities' approach to agricultural land and the importance of that aim, so for the time being, we are content to wait and hope, JUL. 20. 1998 5:05PM H~WTHORNE PIGGOTT NO.219 P.3/4 00082U Page 2 and simply enjoy the land as a getaway for us and friends and family to relax from the hustle and bustle of life, picnic and spend time together. We do have some background in agriculture and more rural life which we enjoy immensely. In Ms. Ryder's case, this is from her own experience with her family which engaged in mixed farming in Ontario; in the Ferronatos' case, with respect to their family upbringing on fartll$ in Italy which are still there today, and through their experiences with family there. Given this background, we wished to ensure the land. was put to some productive use, and this was why we had it cleared. For now, we have planted grass for hay production which is now in its third season. We have possible longer term plans, when our time and finances allow, to engage if possible in a more value-added form of agriculture, although this ,may be limited by the high clay content in the soil. IHEISSUE The primary matter we wish to address is that of the setting of the property, which is a key characteristic of the land, and specifically, how that setting will be altered by the proposed changes to the adjacent property, currently the subject ofyour "West Abbotsford Redevelopment" public hearing process. In our view, this redevelopment will fundamentally alter the characteristics of our land and affect both. the use and value as a result. Our concern is that of having such a large parcel as our own juxtaposed to the higher density residential and possibly commercial development next door. We believe our property presently retains an inherent value and appeal because of its SUIl"oundings, which are properties that are quite similar. The parcels on either side are similar in size and quality and with similar rural characteristics. It appears the second parcel north ofus was once of similar size but at some point was subdivided into four ten-acre parcels used as hobby farms. From a practical standpoint, we worry that our land will be caught in limbo so-to speak, because of the change in setting which will no doubt result from this new development. Its appeal as a country lot in a country setting (which is why we purchased the land) will effectively be lost because of the neighbouring higher density, and yet as a large 40-acre agriCUltural parcel, it definitely will not be able to have any sort of suburban quality or appeal. There will be no gentle transition JUL. 20. 1998 S:0SPM HRWTHORNE PIGGOTT NO. 219 P.4/4 000821 Page 3 from one type of land to the next, but rather, two extremes of density sitting juxtaposed side by side, which in our respectful view, profoundly affects both types of property, and to their respective detriment. Unfortunately, we cannot pick up our land and move it somewhere else. If it were not for the proposed development, we would at present be content with our current situation. We don't presume to know what's best in terms of whether this development is good for Abbotsford. In a general sense, we look at development simply as a form of growth close to the Fraser Highway which we suppose is a good thing for future residents and for the city. But given that this development may take place, we think it only fair that the fundamental changes which result in immediately neighbouring properties ought to be recognized and addressed. As we now find ourselves confronted with these changes, we believe that changes are now also prudent and necessary for our land. While we have not had time to consider a wide range ofoptions, we would respectfully submit our initial response and suggestion. Our recommendation is that you provide for a gradua11r~ition from one form of density to the next rather than leaving us "boxed-inn as an extremely low-density parcel sitting between high density on the one side, and medium hobby-farm acreage on the other. We would respectfully request that at an appropriate time, fair consideration and support be given to an application on our part to cut our property into a couple or a few smaller acreage parcels, which will at least enable:us to build our . respective homes. We still are not entirely convinced that we will decide it is best to proceed in this way, but we do wish to go on record with our sincere concerns at this time. We would also add that given these proposed changes in density adjacent to our property and what we have seen take place in tenus of urban geography and development in various cities over the course their growth, it is probably just a matter oftime before there be pressure on our property to become more highly densified in any event. We simply seek that any changes which may result from the events surrounding us happen in an orderly fashion and with a proper transition. We thank yo~ for your consideration of our views and providing us the opportunity to submit this to you at this time. Patricia Ryder, Piero Ferronato, Alexander F erronato, Per: Piero Ferronato 000822 20650 - 102B Ave., Langley, B. C. 17 July 1998 TO WHOM IT MAY CONCERN Ten years ago in co-operation with our neighbours, we sub-divided our properties creating 20 one acre lots mainly along what is now known as Bergman Road. It is my understanding that some of the purchasers of these lots are against development in the area surrounding their properties. It is my recollection that at the time the lots were sold all purchasers were advised of the potential for future development and counselled to build accordingly. Arma Marsh President f': fl 0 ~ ) r. \_' n~ "() " ~) 27726 Fraser Highway, Abbotsford, B. C. 17 July 1998 City of Abbotsford, 32315 South Fraser Way, Abbotsford, B. C. V2T1W7 Attention: Richard Danziger Dear Sirs: Re: West Abbotsford Planning Area I am the registered owner of Lot B Sec. 20 TWP 13 PL13947 and Lots 1 & 2 Sec. 20 TWP 13 PL82074. I am in agreement with the concept proposed for the West Abbotsford Area and the amendment to the Official Community Plan in principal. My concern regarding the proposed amendment to the Official Community Plan is not with the concept in principal but with the effect the re-zoning will have on my own property. If the Amendment is implemented in its present form I will lose a great deal of my property to roads some of which seem to me to be unnecessary, in particular the road to the west and to the north. The fire lane to the east of my property was deemed necessary at he time of the Bergman Road sub-division to provide an extra access to Bergman Road for emergency vehicles. Since additional access will be provided by other roads could this fire lane not be used to provide an access to the frontage road? Enlarging the fire lane and using it to connect the frontage road would eliminate the necessity to have a road on the west and north of my property. It would enable a future developer to create a complex with plenty of room for some kind of green buffer with trees etc. to protect residences from highway traffic noise. Please give this your consideration. Yours t. rUl%;~ ~ ::=-::> E. Bucholtz - 20 July 1998 TO: Mayor George Ferguson and Members of Council 32315 South Fraser Way Abbotsford, B. C. V2T 1W7 Subject property: PID - 009 - 276 - 700 I am speaking on behalf of my family that owns two parcels of land on the south side of Fraser Highway. We approve of the Development Concept Plan for West Abbotsford. But, I am concerned that government regulations will prevent me from subdividing my land. My property is long and narrow (only 150' wide) and has a ditch on the East side to drain storm water runoff. Last summer The Department of Fisheries and Oceans (DFO) surveyed the watercoarse and defined the leave strip boundaries for my property. The DFO survey essentially takes away a 63' to 69' wide strip of land that now can't be developed. DFO surveyed the watercoarse just after it was altered without my permission, and because no permit was obtained for the work from the Ministry of Environment, I have asked DFO to redefine the leave strip boundaries. The Development Concept Plan allows for a neighbourhood road along the West side of the property to provide access to what could be 13 compact residential lots. However, a minimum lot depth of 100' is required for this designated land use. Because ofDFO I won't have it. I have been told that I should hire an environmental consultant to write a professional opinion about why the watercoarse could be piped or why DFO should relax the 15 meter setback from the watercoarse. Perhaps years from now council may even have to amend the Official Community Plan for me to develop this property. Only with the co-operation of all three levels of government can we resolve these land use issues. Yours truly, n~ ~ ~~Aooe CSIS 27864 Fraser Highway Abbotsford, B.C. V4XIM2 Phone and Fax: 856-3308 U( -- JUl 1 6 1998 City of Abbotsford .:tPl ~ 3D ~ ~ ~ Wu ~ -~ ¥ ~ ~-2rPu1 / ------I, ----- ------~··'C\7D f=""r~Qr \-\\( Alh -:::Xu\.'1 lCj /7r8 . ~I f\cMe "tS ~\ct. aU~'L Q(\J. ~ a,vl q ( @c:;;,-d @,\ { ~r \ LUb0\ct L~\ce ~.Q. f pear J -l f e ~e<:. t ~ ( r 0..."" \t'. ~ \rour 6~ ~-E: ~n.Jfll.Sa:J. \~'-"2a<\1 ~ l~ +h.e. W 0 s {- ~+-5 -Rs-ro\ ~ tc\' M\\4~J Ar (LC).. • ~ ~ ~c. - ---+f-t::l\:::.1-0-