Minutes ofa Public Hearing held November 22 and 30,1999, and December I, 1999, in the AgRec Building

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1 Minutes ofa Public Hearing held November 22 and 30,1999, and December I, 1999, in the AgRec Building Council Present: Mayor G. Ferguson; Councillors S. Gibson, M. Gill, W. Lee, G. Peary, P. Ross, M. Warawa (part), and C. Wiebe Staff Present: City Manager - H. Cochran; Director of Administration - T. Strong; Director of Development Services - R. Danziger; Manager, Current Development - G. Boyle; Senior Planner - T. Mahler; Committee Secretary - T. Harder; Planning Technician - M. Sidhu (part); and Administrative Manager (Planning) - S. Pidgeon (part) Media Present: The News, The Punjabi Patrika, The Times, BCTV, VTV Public Present: 925+ Mayor Ferguson called the hearing to order at 7:00 p.m., and outlined the procedures to be followed. I. By-law No , Z.A. No Congregation of the Gurdwara Sahib Kalghidar Darbar, Blue Ridge Drive; Rezones from RR3 to P3 and RS3 ( /R99-33) If approved, the subject property would be rezoned from One Unit Country Residential Zone (RR3) to Assembly Zone (P3) and One Unit Urban Residential Zone (RS3) to allow the development of a Sikh temple and five-lot single family residential subdivision. Council was in receipt of an 2,014-signature petition and 49 letters supporting the proposal to rezone the subject lands to allow a Sikh temple and five-lot single family residential subdivision, as well as 10 items of correspondence opposing the proposed development. The submissions are attached to, and form part of, these minutes. I. Sombathy, Blueridge Drive, while supportive of a new Sikh Temple, opposed the proposed Blueridge Drive location, which she believed should remain single family residential per the City's Zoning and Official Community Plan By-laws. She was of the opinion that there were already too many commercial and institutional facilities in the subject area; the topography of the area would preclude many individuals from walking or cycling to the facility; the proposed temple would serve as a regional facility and negatively impact surrounding properties with respect to privacy and views, and increased noise and traffic; and would represent lost tax revenue to the City. She expressed disappointment that the developer had not conducted a meeting with area residents to discuss the proposal, and suggested that the applicants explore alternative locations for a temple.

2 00086 /} Minutes of a Public Hearing held November 22 and 30, 1999, and December I, 1999, in the AgReg Building Page 2 C. Sidhu, 3422 Valdes Drive, spoke in support of the proposed Sikh Temple, noting that there had been no objections from area residents regarding the development of the Church of Jesus Christ of Latter Day Saints (L.D.S.) at block Blueridge Drive. He believed that the proposed temple would not result in a significant increase in traffic flows in the subject area, as many residents would walk or bicycle to the temple. D. Sharpe, Blueridge Drive, opposed the development of a Sikh Temple on the subject lands, noting that he had purchased his home in a single family residential area based on the City's Zoning and Official Community Plan By-laws, which indicated future residential development on the subject lands. Mr. Sharpe outlined concerns relative to existing large commercial and institutional facilities in the subject area, such as noise and traffic, and was of the opinion that the proposed temple would serve as a community centrelbusiness. M. Toms, Blue Jay Street, who opposed the proposed development of the subj ect lands as a Sikh Temple, stated that she had purchased her retirement home on Blue Jay Street confident that the area would remain residential per the City's Zoning and Official Community Plan By-laws. She believed that the proposed temple would serve, not just as a place of worship, but also as a community centre; objected to any further development of churches in the subject area; and encouraged the applicants to seek an alternative location for the temple. B. Best, Blue Jay Street, speaking against the location of a Sikh Temple on the subject lands, indicated that many residents had purchased their homes in the Blueridge Drive area with the understanding that the neighbourhood would remain designated for residential development. Noting his property investment, Mr. Best outlined concerns related to the use of area roads for parades and celebrations, increased traffic and noise, and aesthetics. He believed that approving the subject rezoning application would encourage additional applications for institutional development in the neighbourhood, and urged the applicants to explore other potential sites for the location of a Sikh Temple. A. Kenkel, Blue Jay Street, while recognizing the multi-cultural atmosphere of the neighbourhood, was opposed to the proposed rezoning of the Blueridge Drive lands, preferring that the lands remain single family residential, as designated in the City's Official Community Plan.

3 00 08Go Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 3 V. Ward, Blueridge Drive, speaking in opposition to the proposed rezoning to allow the development of a Sikh Temple on the subject lands, stated that she had purchased her home in the Blueridge Drive area with the understanding that the neighbourhood would remain zoned and designated for residential development. She commented on the existing large commercial and institutional facilities in the area; was of the belief that an additional large structure would be overwhelming to the neighbourhood; anticipated future expansions of the temple if the application was approved; disagreed that many individuals would walk to the proposed facility, given the topography of the area; and proposed that the applicants explore alternative sites, such as Mt. Lehman or Downes Roads, for the location of the temple. A. Braun, Blue Jay Street, spoke against the proposed rezoning of the subject lands to permit development of a Sikh Temple, and encouraged the applicants to pursue alternative locations, i.e. Mt. Lehman Road. He pointed out that the subject lands were designated for residential development; was of the opinion that the proposed temple would operate as a regional facility, as well as a 24-hour per day, seven-days per week community centre; and urged Council to deny the rezoning application. J. Jakovac, Blue Jay Street, objected to the development of any additional commercial or institutional facilities in the subject area, noting the semi-rural character of the neighbourhood, which was designated in the City's Zoning and Official Community Plan By-laws for residential development. He believed that the proposed temple would operate on a continual basis as a community centre, yet would not be required to pay taxes as a commercial operation, and was of the opinion that large places of worship negatively impacted property values. Additional concerns related to increased traffic flows and congestion and lost tax revenues to the City. Mr. J akovac suggested that the applicants seek another site for the development of a temple. Y. Driscoll, Blueridge Drive, whose home is directly across from the subject property and immediately adjacent to the existing L.D.S. Church, believed that too many places of worship existed in the area already, and outlined her concerns related to the significant growth in the B1ueridge Drive area, which had already resulted in increased traffic and noise. E. Baglot, B1ueridge Drive, speaking in opposition to the proposed Zoning By-law amendment to rezone the subject lands to allow development of a Sikh Temple, referred to existing large commercial and institutional facilities in the neighbourhood that resulted in traffic problems which, she believed, would be further intensified when Blueridge Drive is extended through to Mt. Lehman Road. She stated that her retirement home was purchased in the B1ueridge Drive area based on the City's Official Community Plan which designates the land for residential housing, and believed that the location of a Sikh Temple on the subject lands would alter the character of the neighbourhood and decrease property values.

4 00 08 G8 Minutes ofa Public Hearing held November 22 and 30,1999, and December 1, 1999, in the AgReg Building Page 4 S. Gill, 3362 Goldfinch Place, spoke in favour of the proposed Sikh Temple, noting that he had purchased his home in the subject single family residential area for safety and accessibility purposes. He was of the opinion that the proposed Temple would enhance the character of the neighbourhood. Observing the significant Indo-Canadian population in the Blueridge Drive area, Mr. Gill pointed out that there is only one other temple in the City. He believed the proposed location would be convenient and beneficial to the many seniors and children who would be able to walk or bicycle to the facility. 1. Klassen, Blueridge Drive, speaking in opposition to the proposed Zoning By-law amendment, stated that she had purchased her retirement home in the Blueridge Drive neighbourhood based on the understanding that the City's Official Community Plan designated the area for residential development. Her concerns related to traffic, noise, safety, and the potential for additional applications for places of worship in the immediate area. She encouraged the applicants to seek a more suitable location for a Sikh Temple. A. Madden, Blueridge Drive, who opposed the Zoning By-law amendment application to allow development of a Sikh Temple on the subject lands, reiterated the previous speaker's remarks, and maintained that the existence of a temple in the neighbourhood would negatively impact property values. G.D. Fisher, Blueridge Drive, speaking in opposition to the proposed rezoning, stated that he had purchased his home in the Blueridge Drive area based on the City's Official Community Plan, which designates the subject area for residential use. He was opposed to any additional large institutional developments in the area. C. Sherritt, Blue Jay Street, opposed the subject rezoning application as he believed that an additional large institutional development in the area would drastically alter the character of the neighbourhood. He stated that he had purchased his home with the understanding that the area was designated for residential development, and believed that the combined effects of the existing 1.D.S. facility, the proposed Sikh Temple and the Blueridge Drive extension through to Mt. Lehman Road would significantly increase traffic flows and congestion in the area. He felt that the proposed temple should be located in a commercial or institutional area, and asked Council to deny the rezoning application. H.R. Kenkel, Blue Jay Street, who opposed the proposed rezoning to permit development of a Sikh Temple on the subj ect lands, discouraged development of additional large institutional facilities in the area. He was of the belief that the proposed Sikh Temple would serve as a regional facility offering community centre type services, and should be located on a main artery, such as South Fraser Way, Gladwin, Downes or Mt. Lehman Roads. He requested that Council adhere to the policies and guidelines of the City's Official Community Plan, which designates the subject lands for residential development.

5 '7 Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 5 E. Brodie, Blueridge Drive, speaking in opposition to the proposal to locate a Sikh Temple on the subject property, stated that she had purchased her home on Blueridge Drive based on input from the City that the subject lands were zoned and designated for residential development. She was of the opinion that more suitable locations existed in the City for the location of a Sikh Temple, where there would be less impact on property values. D. Brouwer, Blueridge Drive, who opposed the proposed rezoning of the subject lands to accommodate a Sikh Temple, indicated that she had purchased her home with the belief that the subject area was designated for residential purposes. She believed that the location of the L.D.S. Church on Blueridge Drive had significantly increased traffic flows and noise in the area; anticipated that an additional large institutional use would add to existing problems, as well as negatively affect property values and the atmosphere of the existing neighbourhood; pointed out that development of a temple on the subject lands, rather than residential units, would result in lost tax revenue for the City; noted that potential parking problems could arise if both places of worship held services or celebrations on the same day; and urged the applicants to seek an alternative location for a new Sikh Temple. J. Brody, Blueridge Drive, objected to the use of the subject lands for any purpose other than residential, noting that he had purchased his home in the Blueridge Drive area based on assurances that the lands would remain as such. He believed that locating the proposed Temple on the subject lands would result in reduced property values, and encouraged the applicants to explore alternative sites for the location of a temple. P. Brouwer, Blueridge Drive, who was opposed to the subject rezoning application, was of the opinion that there were enough places of worship in the area, and stated that he had purchased his home with the understanding that the area would remain zoned and designated for residential development. C. Noftle, Focus Architecture, on behalf of the applicants, spoke to his submission, which is attached to, and forms part of these minutes, pointing out that, since places of worship are considered in all areas of the City, the proposed Sikh Temple was not inconsistent with the City's Official Community Plan. He described the site and interior layouts of the proposed temple, which would be approximately 20,000 square feet; noted that, while traffic volumes may be high on Sundays, many area residents would walk to the temple; maintained that the existing roads could easily accommodate the amount of traffic expected to be generated by both the proposed Sikh Temple and the existing nearby L.D.S. Church; and disputed claims that the facility would negatively impact property values in the surrounding area.

6 0008G3 Minutes of a Public Hearing held November 22 and 30, 1999, and December I, 1999, in the AgReg Building Page 6 K. Steegstra, Blueridge Drive, objecting to the proposed rezoning, advised that she had purchased her home in the subject area based on assurances that the neighbourhood would remain zoned and designated for residential uses. She believed that, if the rezoning application proceeded, property values in the area would be negatively impacted. M. Steegstra, Blueridge Drive, speaking against the subject rezoning application, claimed that the 1.D.S. Church on Blueridge Drive had not been constructed as area residents were led to believe it would be; noted that he had invested in his property in the subject area based on the City's long terms plans for further residential development in the area; and cautioned that the siting of an additional large institutional facility in the area could result in increased traffic flows and congestion. BJ. Judge, 3457 Ponderosa Street, who spoke in favour of the proposed Sikh Temple on Blueridge Drive, noted the necessity of a second place of worship to accommodate the growing Indo-Canadian population in Abbotsford. She outlined the many positive services the temple offers to its members and others, and disputed remarks that the temple would negatively impact property values in the subject neighbourhood. Councillor Warawa arrived at 9:20 p.m., during the following presentation. 1. Kobbeltvedt, Blueridge Drive, argued against the proposed rezoning to permit a Sikh Temple on the subject lands; however, was receptive to the addition of residential development in the neighbourhood. She believed that the proposed temple would negatively impact views for area residents; serve as a regional centre; possibly be expanded in the future; set a precedent for future rezoning applications for additional places of worship in the area; significantly increase traffic flows and congestion; decrease property values; pose safety and security risks for area residents; and change the general atmosphere of the neighbourhood. J. Ward, Blueridge Drive, speaking against the subject rezoning application, was of the opinion that the proposed temple was inappropriate in the single family residential neighbourhood where, he believed, too many places of worship existed already. He stated that, in other Lower Mainland communities, temples are located in commercial areas, and that other sites were available within the City to accommodate the development that would not negatively impact residential neighbourhoods. In closing, he observed that the construction of residential units on the subject lands would generate additional tax revenues for the City. J. Larche, Crestview Avenue, opposed the proposed rezoning to allow development of a Sikh Temple on the subject Blueridge Drive property; noted that his home had been purchased based on the zoning and designation of the subject lands for residential development; and was of the opinion that too much commercial and institutional development had already taken place in the subject area. He suggested that there were alternative locations for a Sikh Temple within the City of Abbotsford.

7 on (Hu~n Minutes of a Public Hearing held November 22 and 30, 1999, and December I, 1'9~,YrtJ..J the AgReg Building Page 7 G. Dhaliwal, 3516 Newcastle Drive, supported the proposal to develop a Sikh Temple on the subject lands; was of the opinion that traffic flows would not be significantly increased as many temple-goers would walk or bicycle to the facility; and encouraged Council to approve the subject rezoning application. M. McDougall, 3175 Royal Court, who supported the application to rezone property on Blueridge Drive to accommodate a Sikh Temple, asked the audience for a show of hands supporting the proposed temple. J. Sidhu, 3418 Apex Court, speaking in favour of the subject rezoning application, observed that there were over 10,000 Sikhs residing in the City of Abbotsford, where there is only one Gurdwara. He believed that traffic impacts would be minimal as many area residents would walk or bicycle to the temple, which would not be a commercial operation. G. Feldman, 3114 Goldfinch Street, who did not support the proposed rezoning application, noted that his development company had been denied rezonings by the City in the past, based on the need for more residential development within the City. He believed that this need was greatest on the west side of Abbotsford, which provides easy access to the freeway and Mt. Lehman Road, and in light of growth in the City, at Abbotsford Airport in particular. He encouraged the applicants to explore alternative locations for a Sikh Temple, where there would be less impact on residential areas and traffic flows. J. Groom, Blue Jay Street, speaking against the subject rezoning application, opposed the addition of more large commercial and institutional facilities in the subject area, and stated that the City should adhere to the guidelines of its Official Community Plan, which designates the subject lands for residential purposes. J. Groom, Blue Jay Street, indicated opposition to any development other than residential on the subject lands, noting that approval of the rezoning application would result in the loss of residential taxation revenue for the City. She urged Council to deny the subject rezoning application. S. Jatana, 1894 McKenzie Road, was supportive of the proposed Sikh Temple, and encouraged Council to approve the Zoning By-law amendment application. P. Warkentin, 3300 Sisken Drive, spoke in support of the proposed rezoning of the subject lands to permit the development of a Sikh Temple. He disputed remarks that the facility would negatively impact the value of homes in the surrounding neighbourhood and, since many area residents would walk or bicycle to the temple, traffic increases would be minimal as many area worshippers, particularly when compared to what the neighbourhood could expect when Blueridge Drive is extended to Mt. Lehman Road.

8 (J Minutes ofa Public Hearing held November 22 and 30,1999, and December 1,1999, in the AgReg Building Page 8 O. Sooner, 3505 Valdes Drive, who was in favour of the proposed rezoning application for the subject lands, commented that reduced property assessments were not related to the Sikh Temple proposal. T. Cavacece, 3270 Blue Jay Road, speaking against the proposed Sikh Temple on the subject lands, stated that she was not aware, when purchasing her home, that there would be further commercial and institutional development in the Blueridge Drive area. She felt that there were already too many places of worship in the neighbourhood; indicated a preference for the area to remain zoned and designated for residential purposes; and outlined her concerns regarding increased traffic in the area. K. Christensen, Blueridge Drive, opposed to the subject rezoning, was of the opinion that there were too many commercial and institutional facilities in the area already, and that the subject lands should remain zoned for residential purposes. A. Van Der Eerden, Blueridge Drive, outlined her opposition to the proposed rezoning of the Blueridge Drive property to accommodate a Sikh Temple, indicating that she had purchased her home in the area with the understanding that the subject lands would remain zoned and designated for residential use. She outlined concerns related to the existing 1.D.S. Church, believing that the proposed temple would operate 24 hours per day, seven days per week as a community centre, while serving as a regional facility. She disagreed that many area residents would walk to the facility, given the topography of the area, and outlined additional concerns related to the potential for parades and celebrations on area streets, increased traffic and parking. 1. Sombathy, Blueridge Drive, who opposed the application to rezone the subject lands to permit development of a Sikh Temple, indicated that he had purchased his home in the subject area based on assurances that the area was, and would remain, zoned and designated for residential development. He believed that there were already too many commercial and institutional uses in the neighbourhood, and that the proposed temple, which could result in noise, increased traffic and loss of privacy for area residents, should be located in a commercial area of the City. 1. Powar, 3422 Wagner Road, was in favour of the subject rezoning application that would accommodate the development of a Sikh Temple, and pointed out that the City's Official Community Plan considers places of worship in all areas of the City. He encouraged Council to approve the Zoning By-law amendment application. V. Noble, Crestview Drive, speaking against the proposed development of a Sikh Temple on the subject lands, stated that he would prefer that the quiet residential neighbourhood remain as such, and disputed remarks that many area residents would walk to the temple, which he believed would serve as a regional centre and generate a significant increase in traffic flows and congestion. He was also of the opinion that the temple should be located in a commercial area of the City, away from residential areas, and urged Council to deny the subject rezoning application.

9 Minutes ofa Public Hearing held November 22 and 30,1999, and December 1,1999, in the AgReg Building Page 9 K. Power, 3422 Wagner Road, spoke in favour of the subject rezoning application, noting that the existing Sikh Temple on South Fraser Way was almost 90 years old. She pointed out the high Indo-Canadian population of the subject area, and believed that traffic impacts would be minimal, as many area residents would walk or bicycle to the temple. H. Meiklejohn, Blueridge Drive, opposed the proposed rezoning of the subject Blueridge Drive lands, noting that his property had been purchased with the understanding that the subject property would remain zoned and designated for residential development. He outlined problems related to noise and traffic due to the existence of the L.D.S. Church, and believed that these issues would be intensified with an additional place of worship in the area. He urged Council to deny the subject rezoning application. G. Brar, 1018 Gladwin Road, supported the proposed rezoning of the subject lands to allow development of a Sikh Temple, believing it to be conveniently located for the Indo-Canadian population in the area. J. Burnett, Blue Jay Street, indicated strong opposition to the subject rezoning application, given that he had reviewed the City's Official Community Plan prior to purchasing his home in the area and had been confident that the area would remain designated for residential development, as well as parkland. He believed that the temple would serve as a regional facility; the architecture was not be compatible with the heritage-style housing in the subject area; and predicted significant growth in Abbotsford that would require land to construct additional family housing. C. Saggu, 255 I Adelaide Street, speaking in support of the application to rezone the subject lands to accommodate a Sikh Temple, outlined the services the temple would offer to the community, and stated that two places of worship side by side would represent multi-culturalism and unity in Canada. J. Chahal, I Ridgeview Drive, who supported the rezoning application to permit a Sikh Temple on the subject Blueridge Drive lands, pointed out the high Indo-Canadian population in the subject area; maintained that there were approximately 87 places of worship within the City serving Abbotsford residents, and only one Sikh Temple to serve the Indo-Canadian population; believed that traffic increases would be minimal as many individuals would walk or bicycle to the temple; and outlined some of the activities that would be available to the seniors and youth of the community. He requested that Council approve the rezoning application. C. Leigh, Steelhead Court, opposed the subject rezoning application, given that the City'S Zoning and Official Community Plan By-laws had designated the subject area for residential development. He anticipated that the location of a Sikh Temple, as well as the extension of Blueridge Drive through to Mt. Lehman Road, would significantly increase traffic flows and congestion in the area. He felt that Blueridge Drive improvements should commence as soon as possible if the application proceeds.

10 oo o (n :~ Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 10 J. Dydzuk, Crestview Drive, who opposed the subject rezoning application to permit development of a Sikh Temple on the subject lands, believed that the City's Zoning and Official Community Plan By-laws, which indicated residential development on the subject lands, should be upheld. J. DeRosario, Crestview Drive, indicated opposition to the proposed Sikh Temple on the subject lands, given that many people had purchased homes in the area with the understanding that additional development would be for residential purposes. She felt that the combined effects of the L.D.S. Church, Sikh Temple, and extension of Blueridge Drive to Mt. Lehman Road would significantly increase traffic flows and congestion in the area; noted the need for additional residential development in the City, particularly in light of the growth of Abbotsford Airport; and questioned the possibility of the temple serving as a regional facility and community centre. C. Wilson, Crestview Drive, who did not support the proposed rezoning of the subject lands to permit development of a Sikh Temple, believed that the City's Zoning and Official Community Plan By-laws should be adhered to, and expressed concerns relating to decreased property values, loss of tax revenues for the City, and safety of children due to anticipated traffic increases. D. Schleppe, Crestview Drive, objected to the proposed rezoning application for a Sikh Temple on the subject Blueridge Drive property, noting that he had purchased his home with confidence due to the City's Official Community Plan designation of the subject lands for residential development. J. Banwait, Golden Avenue, speaking in support of the application to rezone the subject lands to permit development of a Sikh Temple, noted that there are approximately 25,000 Indo-Canadians, about 20% of the population, living in Abbotsford with only one temple. He asked Council to support the subject Zoning By-law amendment. D. MacAdams, 3737 Clearbrook Road, who supported the application to rezone the subject lands to accommodate the development of a Sikh Temple, believed that Blueridge Drive was ideally-suited for the proposed use, as well as for other types of institutional uses. He was of the opinion that concerns related to issues of security were unfounded, and encouraged Council to approve the rezoning application. Moved by Councillor Gibson, seconded by Councillor Warawa, that the Public Hearing be adjourned to Tuesday, November 30, 1999, at 7:00 p.m., at the AgRec Building. (11 :00 p.m.) CARRIED.

11 Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 11 The Public Hearing reconvened at 7:00 p.m., on Tuesday, November 30, 1999, at the AgRec Building, with the following in attendance: Council: Mayor G. Ferguson; Councillors S. Gibson, M. Gill, W. Lee, G. Peary, P. Ross, M. Warawa (part) and C. Wiebe Staff: City Manager - H. Cochran; Director of Administration - T. Strong; Director of Development Services - R. Danziger; Manager, Current Development - G. Boyle; Committee Secretary - T. Harder; Planning Technician - M. Sidhu (part); and Administrative Manager (Planning) - S. Pidgeon (part) Media Present: Punjabi Patrika Public Present: 600+ Mayor Ferguson called the hearing to order at 7:00 p.m., and outlined the procedures to be followed. Submissions received at the November 30, 1999, portion of the Public Hearing included 12 letters of opposition to the proposed rezoning, and 67 letters of support. R. Dickson, 3555 Blue Jay Street, who opposed the proposed rezoning to allow development of a Sikh Temple on the subject property, stated that the character of the quiet residential neighbourhood had been altered when the L.D.S. Church was constructed on Blueridge Drive. She was of the opinion that places of worship did not belong in residential areas, and that there were already enough large commercial and institutional facilities in the area. Ms. Dickson implored Council to adhere to the policies ofthe City's Official Community Plan and Zoning By-laws which designate and zone the subject lands for residential development. T. Gill, 3349 Ashcroft Drive, speaking in support of the subject rezoning application, stated that the proposed Gurdwara would not be a regional centre and, given the high Indo-Canadian population in the neighbourhood, believed that the proposed location was ideal and would enable many seniors and elderly to walk or bicycle to their place of worship. She noted that many churches co-exist with residential homes in quiet neighbourhoods, and pointed out that traffic on Blueridge Drive would increase regardless of the temple, given the future extension of Blueridge Drive to Mt. Lehman Road.

12 Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 12 E. Goode, 3555 Blue Jay Street, whose property is located within one block of the subject lands, opposed the proposed temple, based on a belief that it would be a large multi-purpose regional centre that would operate on a continual basis and would negatively impact property values. He was of the opinion that there were already too many commercial and institutional facilities in the subj ect neighbourhood, and urged Council to deny the rezoning application to allow a Sikh Temple on the subject site. H. Schmidt, 3555 Blue Jay Street, speaking against the proposed rezoning application to allow development of a Sikh Temple on the Blueridge Drive property, stated that his retirement home had been purchased based on the City's Official Community Plan and Zoning By-laws, which designate and zone the subject lands for residential development. He was of the belief that there were enough large commercial and institutional facilities in the area; disagreed with the City's policy to consider places of worship in residential areas; commented on the size and capacity of the proposed temple, as well as the potential for increased traffic; and urged Council to maintain the single family residential zoning of the neighbourhood by denying the rezoning application. w. Atkinson, Blueridge Drive, who opposed the subject rezoning application, was of the opinion that there were already too many large commercial and institutional facilities in the area, which decreased the amount of land available for future residential development, and negatively impacted property values of existing homes and potential tax revenue to the City. He believed that the proposed temple would alter the character of the neighbourhood, and cautioned that future expansions may occur on the subject lands if the rezoning was approved. Mr. Atkinson encouraged the applicants to seek an alternative location for the development of a new Sikh Temple. w. Dickinson, 3555 Blue Jay Street, spoke against the proposed rezoning application to develop a Sikh Temple on the subject lands; was of the opinion that the public notification process for the L.D.S. Church rezoning application was inadequate; pointed out that the subject lands were designated and zoned for residential development; and outlined population growth predictions for City of Abbotsford, and need for additional residential development in the future. P. Noble, Crestview Avenue, speaking in opposition to the application to rezone the subject lands to allow development of an institutional facility, believed that the ability of area residents to walk to the proposed temple was not an adequate reason to rezone the property. He believed that there would be a significant increase in traffic if the rezoning application was approved; stated that more suitable locations exist within the City for a Sikh Temple; opposed the development of any additional commercial and institutional facilities in the area; and urged Council members to deny the rezoning application.

13 0008'70 Minutes ofa Public Hearing held November 22 and 30,1999, and December 1, 1999, in the AgReg Building Page 13 M.P. Singh, Murray Avenue, supported the subject rezoning application, commenting that a new temple would provide a permanent solution to unrest within tbe Sikh community. He stated that supply and demand affects property values, not the location of a place of worship within a neighbourhood; and expected that many families would find it desirable to reside near their place of worship, which would likely increase property values in the subject area. He further pointed out that the new Sikh Temple would result in less traffic in the commercial areas of the City, and that there are many residential neighbourhoods in the City that are home to commercial and institutional facilities with no decrease in property values. He implored Council to approve the rezoning application. D. Rogan, Crestview Avenue, opposed the subject rezoning application, due to the potential negative impacts on existing roadways, such as increased traffic due to celebrations and processions that may disrupt traffic flows. He urged Council to adhere to tbe City's Official Community Plan and Zoning By-laws, which designate and zone the subject lands for residential development. A. King, Blue Jay Street, who spoke against the application, commented on the potential future growtb of Abbotsford; emphasized the need for land for residential development; and believed tbat the location of a temple on the subject site would negatively impact property values and increase traffic and noise in tbe area. He stated that other more suitable sites exist within the City to accommodate a Sikh Temple. S. Powar, 3198 Goldfinch Street, indicating her support for the proposed Sikh Temple on the subject Blueridge Drive site, noted that traffic in the area would increase regardless of the proposed new temple, given the future extension of Blueridge Drive to Mt. Lehman Road and continued growth in the City. She pointed out that approximately 20% of Abbotsford's population is Indo-Canadian, who have only one place of worship, and outlined tbe many benefits, such as youth services, that the Sikh Temple would offer to the community. G. Banwait, Link Court, speaking in favour of the rezoning application, emphasized the need for a new Gurdwara in Abbotsford due to the over-crowding at the South Fraser Way and temporary Cyril Street temples. She pointed out that increased traffic in tbe subject area was inevitable, given tbe future extension of Blueridge Drive to Mt. Lehman Road; noted that many non-residential buildings already exist in the subject area; and observed that, while some would drive their vehicles to tbe proposed temple, tbe subj ect site was ideally located for the many seniors and youth who would be able to walk or bicycle to the temple.

14 0008 7b Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 14 S. Sandhu, 3343 Siskin Drive, supported the application to rezone the subject Blueridge Drive property to accommodate a new Sikh Temple, which would benefit many elderly residents who would be able to walk to their place of worship. She commented on the future extension of Blueridge Drive to Mt. Lehman Road, and was of the opinion that the location of a Gurdwara in the neighbourhood would increase property values. G. Monds, Crestview Avenue, opposed the subject rezoning application, noting that the City's Official Community Plan and Zoning By-laws designated and zoned the lands for residential development. He commented on the need for additional residential development in Abbotsford, which would increase the City's tax base, and was of the opinion that there were already too many commercial and institutional facilities in the subject area. Concern was expressed that the proposed place of worship on the subject lands would result in increased traffic flows and congestion, and it was requested that further development of any type be postponed until the Blueridge Drive extension to Mt. Lehman Road is completed. I. Flora, Rogers Avenue, spoke in favour of the subject rezoning application, noting that the City's Official Community Plan considers places of worship in all areas of the community, and that traffic concerns would be adequately addressed when Blueridge Drive is extended to Mt. Lehman Road. Mr. Flora proposed that property values in the subject area would increase as a result of the location of a Gurdwara on Blueridge Drive, and stated that the site was conveniently located to accommodate the many seniors and youth who would be able to walk to their place of worship. He encouraged approval of the rezoning application to allow a place of worship in the residential neighbourhood. G. Jhatt, 3217 Chehalis Drive, supported the location of a Sikh Temple on the subject Blueridge Drive property; cited examples of other areas of the City where religious institutions peacefully co-exist with residential development; and maintained that, since many area worshippers would be able to walk or bicycle to the proposed temple, traffic flows would not be significantly impacted, and would, in fact, be reduced in the commercial core of the City. I. Sombathy, Blueridge Drive, reiterated her previously stated opposition to the proposed Zoning By-law amendment. She believed that the subject lands should remain designated and zoned for residential development; maintained that property values and sales in the subject neighbourhood would be negatively impacted due to the location of a Sikh Temple on the subject site; and questioned the validity of the 2,014-signature petition submitted in favour of the rezoning, given that many individuals who had signed the document did not reside in the neighbourhood. She requested that Council deny the subject rezoning application, as well as any future applications to allow development of commercial or institutional facilities in the Blueridge Drive/Blue Jay Street area.

15 0 008'/'1 Minutes of a Public Hearing held November 22 and 30,1999, and December 1, 1999, in the AgReg Building Page Singh, 3277 Atwater Crescent, noting the significant growth in the City of Abbotsford, spoke in support of the proposed rezoning to locate a Gurdwara on the subject lands, and stated that traffic flows in the area would increase regardless of the proposed Sikh Temple. R. Brar, 3714 Mt. Lehman Road, spoke in favour of the proposed Gurdwara on the subject Blueridge Drive property, which would welcome all residents of the City. 1. Brar, 3714 Mt. Lehman Road, supported the rezoning of the subject Blueridge Drive lands to accommodate a Sikh Temple, which he believed would contribute to the diversity of the neighbourhood. Mr. Brar pointed out that the future extension of Blueridge Drive to Mt. Lehman Road would address traffic concerns, which he believed would be more severe if the subject site was developed as residential. He disagreed with claims that locating a place of worship in a residential neighbourhood would negatively impact property values, and was of the belief that the temple would actually increase values as well as security in the area. Mr. Brar concluded that the subject lands were ideal for a Sikh Temple, given the high Indo-Canadian population in the area. A. Sidhu, Coghlan Place, spoke in favour of the application to rezone the subject property to accommodate a Sikh Temple, commenting on the positive effects it would have on traffic flows in the commercial core of the City. It was stated that the development of a temple on the subject site would be convenient to the significant Indo-Canadian population residing in the subject area, particularly to seniors and youth. 1. Banwait, Golden Avenue, speaking in support of the subject rezoning application, stated that, in his experience as a realtor, clients do not object to purchasing homes in specific areas due to the existence of places of worship. Citing examples of neighbourhoods where churches co-exist peacefully with residential developments, he maintained that places of worship do not negatively impact property values, and requested that Council support the application to allow development of a Gurdwara on the Blueridge Drive lands. I. Bajwa, 3626 Homestead Crescent, endorsed the development of a Sikh Temple on the subject property, noting the significant Indo-Canadian population in the area, many of whom would be able to walk to the proposed temple if developed at this location. He disagreed with remarks that the proposed Gurdwara would negatively impact property values and increase traffic flows and congestion in the area. G. Brar, Campbell Road, speaking in favour of the proposed Gurdwara on the subject Blueridge Drive property, pointed out that there is only one temple in Abbotsford to accommodate the significant Indo-Canadian population, and that the proposed location was convenient for the many elderly and youth in the community who would be able to walk to their place of worship.

16 00 08?(5 Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 16 M. Brar, Campbell Road, who supported the location of a Sikh Temple on the subject lands, acknowledged that there would be some increase in traffic flows in the subject area due to the temple, but believed that places of worship were appropriate in residential neighbourhoods. She emphasized the need to locate the new temple in an area that was accessible to seniors and youth. D. Durer, 3498 Townline Road, expressed her support for the proposed Gurdwara on Blueridge Drive, which would allow her easy access to a place of worship. J. Makkar, Alta Avenue, indicated support of a new Sikh Temple on the subject property and outlined the services the Gurdwara would provide to the community. He believed that places of worship should be permitted in all areas of the City, and emphasized the need for a location that is easily accessible for area residents, particularly seniors and youth, who would walk to their place of worship. He disputed claims that there would be significant traffic increases in the area relative to the proposed temple, given the future extension of Blueridge Drive to Mt. Lehman Road, and noted that the proposed location would assist in decrease traffic congestion in the core commercial areas of the City. S. Parmar, Townline Road, endorsed the proposed Sikh Temple on the subject lands, noting that the site was chosen due to its proximity to a neighbourhood with a significant Indo-Canadian population, many of whom would be able to walk to the temple. Referring to traffic studies conducted by the applicants, she believed that the existing road system could adequately accommodate the additional traffic that would be generated by temple-goers, and pointed out that Blueridge Drive will eventually be extended to Mt. Lehman Road, which will improve traffic flows and access issues. She observed that many places of worship were located in residential neighbourhoods throughout the community; believed that property values in the Blueridge DrivelBlue Jay Street area would increase due to the location of a Gurdwara; and urged Council to support the subject rezoning application. P. Gill, Gabriola Court, noting the high Indo-Canadian population in the Blueridge DrivelBlue Jay Street area, indicated support for the subject rezoning application, which she believed would be appropriately located in a residential area. K. Gill, 1282 Hope Road, was supportive of the proposed Sikh Temple on the subject lands, claiming that the site was ideally located for the high Indo-Canadian population in the Blueridge Drive/Blue Jay Street area. It was pointed out that there are many churches located throughout the community to serve the many religious denominations, but only one Gurdwara to serve the Sikh community.

17 '7~ Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 17 H. Brar, 1374 Clearbrook Road, endorsed all places of worship in the City, and anticipated that the subject rezoning application, to allow development of a Sikh Temple on Blueridge Drive, would be approved in order for the Sikh community to benefit from having a Gurdwara located in a neighbourhood with a significant Indo-Canadian population. S. Janjua, Sandpiper Drive, speaking in support of the application to rezone property on Blueridge Drive to allow development of a Gurdwara, stated that traffic flows in the area would increase whether or not the subject property was developed as a Temple or residential units. He estimated that approximately 20% of Abbotsford residents are Indo-Canadian, with only one Gurdwara, and disagreed with remarks that property values would be negatively impacted due to the development of a place of worship in a residential area. S. Grewal, Bevan Avenue, commented on the need for a Gurdwara to be located in an area that was easily accessible to its congregation, particularly seniors and youth who would walk to their place of worship. It was pointed out that traffic flows and congestion in the neighbourhood would increase regardless of the proposed temple, given the future extension of Blueridge Drive to Mt. Lehman Road. V. Ward, Blueridge Drive, speaking against the subject rezoning application, restated her previous comments relating to the City'S Official Community Plan, which designates the subject lands for residential development. She opposed the size and location of proposed temple; maintained that more suitable locations existed elsewhere in the City for the development of a temple; was of the opinion that individuals who do not reside in the Blueridge DrivelBlue Jay Street area should not have input on the rezoning application; believed that the temple would serve as a regional facility; and urged Council to deny the rezoning application. S. Jatana, 1894 McKenzie Road, who endorsed the proposed development of a Sikh Temple on the subject lands, noted that approximately two-thirds of the area population is Indo-Canadian, and believed that many would walk to the temple. He pointed out that places of worship co-exist peacefully with residential development in other areas of the City, and maintained that traffic flows along Blueridge Drive would increase regardless of the proposal, even if the land was developed as residential units. Mr. Jatana disputed claims that property values and safety of area residents would be negatively impacted as a result of the development of a Gurdwara on the subject lands, and pointed out that the City's Official Community Plan considers places of worship in all areas of the City. B.J. Judge, 3457 Ponderosa Street, outlined her support of the proposed Gurdwara, which she believed was appropriate in the subject neighbourhood given the existence of other commercial and institutional facilities.

18 U Minutes of a Public Hearing held November 22 and 30, 1999, and December I, 1999, in the AgReg Building Page 18 J. Burnett, Bluejay Street, while in agreement that the Sikh community was in need of a new place of worship, opposed the proposed rezoning application due to the potential for increased noise and traffic and inadequate parking areas. He was of the opinion that the existing L.D.S. Church and proposed temple were not architecturally compatible with the surrounding uses; suggested that the applicants consider alternative locations, such as Mt. Lehman Road; questioned possible future expansions on the subject site if the rezoning was approved; and believed that property values in the subject area had already decreased due to the temple proposal. Councillor Warawa left the meeting at 10:00 p.m. Y. Pannu, th Avenue, Aldergrove, speaking in favour of the subject rezoning application, believed that places of worship were appropriate in residential areas where they were accessible to their congregations, and urged Council to support the rezoning application. M. Toms, Blue Jay Street, opposed the development of additional institutional facilities in the subject neighbourhood. She believed that, with the extension of Blueridge Drive to Mt. Lehman, the road would become a heavily traveled main thoroughfare to the freeway, which would not be conducive to pedestrian traffic. She urged Council to deny the application. C. Noftle, Focus Architecture, speaking in support of the subject rezoning application, noted that the City's Official Community Plan considers places of worship and schools in all areas of the City; more than 75% of the churches in the City of Abbotsford are located in residential areas; traffic flows would be heaviest on Sunday mornings and much of the congregation would walk to the temple; the proposed temple would not be a regional centre nor would it negatively impact property values; and the temple would be isolated for noise and setbacks would ensure limited impacts on surrounding properties. Mr. Noftle outlined difficulties in obtaining a site for the location of the temple and was of the belief that the subject Blueridge Drive property would adequately address the needs of the Sikh community. J. Ward, Blueridge Drive, voicing his opposition to the proposed rezoning application, acknowledged that there was a significant Indo-Canadian population in the Blueridge Drive/Blue Jay Street, but disagreed that the subject site on the north side of Blueridge Drive was appropriate for the location of a Sikh Temple, which he believed would be a regional facility. With respect to the petition submitted in support of the proposal, he observed that many of the signatures were of individuals who did not reside in the community. Mr. Ward outlined his beliefs that there were already too many commercial and institutional facilities in the subject area, and that property values would decrease and traffic flows and congestion would increase as a result of the location of an additional place of worship in the residential neighbourhood. He encouraged the applicants to seek an alternative location for the development of a new temple.

19 Minutes of a Public Hearing held November 22 and 30, 1999, and December I, 1999, in the AgReg Building Page 19 R. Kenkel, Blue Jay Street, who opposed the proposed rezoning, was of the opinion that the development of a Sikh Temple on the subject lands was not appropriate; maintained that the place of worship would be a regional centre; and outlined concerns relating to the potential for increased traffic flows and congestion. He stated his opposition to any applications for additional development of commercial or institutional facilities in the Blueridge DrivelBlue Jay Street area. Moved by Councillor Gill, seconded by Councillor Ross, that the Public Hearing be adjourned to Wednesday, December 1, 1999, at 7:00 p.m., at the AgRec Building. (11:01 p.m.) CARRIED. The Public Hearing reconvened at 7:00 p.m., on Wednesday, December 1, 1999, at the AgRec Building, with the following in attendance: Council: Mayor G. Ferguson; Councillors S. Gibson, M. Gill, W. Lee, G. Peary (part), P. Ross, M. Warawa (part) and C. Wiebe Staff: City Manager - H. Cochran; Director of Administration - T. Strong; Director of Development Services - R. Danziger (part); Manager, Current Development - G. Boyle (part); Planning Technician - M. Sidhu (part); Committee Secretary - T. Harder; and Administrative Manager (Planning) - S. Pidgeon (part) Media Present: The Times (part) Public Present: 600+ Mayor Ferguson called the hearing to order at 7:00 p.m., and outlined the procedures to be followed. Council was in receipt of three submissions opposing the Public Hearing process, which are attached to, and form part of, these minutes. K. Christensen, Blueridge Drive, spoke against the application to rezone land on Blueridge Drive for a new Sikh Temple, given the size of the proposed facility and the potential for increased traffic flows and congestion. He stated that he would oppose any additional commercial or institutional development in the subject area.

20 ') >. Minutes of a Public Hearing held November 22 and 30, 1999, and December I, 1999, in the AgReg Building Page Sombathy, Blueridge Drive, was opposed to the proposed rezoning application to accommodate a Sikh Temple, pointing out that the 2,014-signature petition of support for the proposal contained signatures of individuals who did not reside within the community. He questioned whether the proposed temple would be a regional facility; believed that property sales in the subject area had declined due to the controversy over the proposed Temple; and was of the opinion that the development of an additional place of worship would result in increased traffic and noise, decreased safety, and loss of tax revenue to the City. J. Groom, 3555 Blue Jay Street, did not oppose the development of a new Sikh Temple in Abbotsford, only the proposed location on Blueridge Drive. He was of the opinion that the significant Indo-Canadian population residing in the subject area was not an adequate reason to rezone the subject property to accommodate the development, and maintained that property sales in the area had declined due to the Sikh Temple proposal. Mr. Groom stated that area residents were opposed to the development of any additional commercial or institutional facilities in the area, preferring that any vacant properties be retained for additional residential development, which would provide additional tax revenue for the City. M. Dhillon, Robin Drive, indicated support of the subject Zoning By-law amendment application, noting that there was only one Gurdwara to serve the Sikh community in Abbotsford. He felt that the proposed location was appropriate as it would be located in a residential area close to its members, which would result in reduced vehicular traffic and air pollution. J. Dhillon, Robin Drive, outlined the benefits of locating a Sikh Temple on the subject B1ueridge Drive property, noting that many places of worship in Abbotsford are located in residential areas. Councillor Peary arrived at 7:30 p.m. V. Ward read correspondence from E. Brodie, Blueridge Drive, opposing the proposal to develop a Sikh Temple on the subject site. The writer believed that property values and sales had declined due to the proposed rezoning; anticipated future expansion of the facility if the application proceeded; disputed claims that the majority of the population in the subject neighbourhood was Indo-Canadian; suggested that the proposed temple be developed on a main artery of the City; and requested that the subject lands remain designated for residential development.

21 :~ Minutes ofa Public Hearing held November 22 and 30,1999, and December 1, 1999, in the AgReg Building Page 21 D. Corrie, 2155 Moss Court, who supported the development of a Sikh Temple on the subject lands, noted that, while the temple would never be closed to worshippers, services, activities and celebrations would be mainly conducted on weekends. As a realtor, Mr. Corrie advised that residential housing prices were reduced in all areas of the City, but he had received enquiries from individuals interested in purchasing homes in the subject area due to the proposed temple. He pointed out that the City's Official Community Plan considers places of worship in all areas of the City, and that the future extension of Blueridge Drive to Mt. Lehman Road would increase traffic in the area regardless of the temple. Mr. Corrie noted the significant Sikh population in the area, and observed that the proposed place of worship had to be constructed in compliance with City guidelines and regulations. P. Brower read correspondence from J. Brodie, Blueridge Drive, who opposed the proposed development of a Sikh Temple on the subject lands. The writer commented on the perception of violence within the Sikh Community, and the potential negative impacts on property values. S. Aujla, Marshall Road Extension, indicated support of the proposed Gurdwara on the subject property; believed traffic impacts would be minimal as many area residents would walk or bicycle to their place of worship; and assured that the proposed facility would not be a regional centre. R. Sidhu, Ridgeview Drive, speaking in favour of the proposal to develop a temple on the subject Blueridge Drive lands, disputed claims that property values would be negatively impacted as a result of the temple; pointed out that traffic increases in the area were inevitable, given the growing population in the City and the future extension of Blueridge Drive to Mt. Lehman Road; and advised that the subject site was chosen due to its proximity to a significant Indo-Canadian population. It was maintained that the proposed place of worship would be a positive addition to the community. M. Steegstra, Blueridge Drive, again outlined his opposition to the proposed Sikh Temple development on the subject property, which he felt was better suited for residential development. He criticized the public hearing process, which did not allow for interaction between speakers and Council members; questioned future plans for the Blueridge DrivelBlue Jay Street area; believed that property values would be negatively impacted, particularly for townhouse developments; felt that the ability of some residents to walk to the temple was not an adequate reason to proceed with the rezoning; and urged the applicants to seek an alternative location where there would be no negative impacts on existing and future residential development.

22 Minutes of a Public Hearing held November 22 and 30, 1999, and December 1, 1999, in the AgReg Building Page 22 A. Braun, Blue Jay Street, spoke against the subject rezoning application, pointing out that the Blueridge Drive property is designated and zoned for residential development. He was of the opinion that the proposed temple would negatively impact the residential character of the existing neighbourhood, and encouraged the applicants to choose an alternative location that could accommodate future expansion and growth of the temple. C. Saggu, 2551 Adelaide Street, restated his support of the proposal to rezone the subject property to allow development of a Sikh Temple. Referring to a traffic study conducted by Ward Traffic Consultants for the applicants, he believed that traffic impacts in the area related to the proposed temple would be minimal. Mr. Saggu pointed out that, while the temple would be open for worship on a continual basis, large gatherings would be at specific times, and mainly on weekends. S. Bath, Downes Road, supported the proposed rezoning application to allow development of a Sikh Temple on the subject lands. He pointed out the significant growth of the City and inevitable traffic increase; commented that traffic related to the proposed temple would be minimal as many area residents would walk to their place of worship; and noted that the extension of Blueridge Drive would generate increased traffic flows and congestion. H. Atwan, Bellvue Crescent, noting the City's growing population, indicated support of the proposal to develop a Sikh Temple on the subject Blueridge Drive property. He believed that property values in the subject neighbourhood would increase as a result of the proposed development. H. Johal, 3175 Royal Court, was supportive of the application to rezone the subject lands to accommodate a Sikh Temple. He believed that places of worship were appropriate in all residential areas of the City. R. Banwait, Link Court, endorsed of the proposal to develop a Sikh Temple on the subject lands. Noting Abbotsford's growth, he stated that increased traffic in the City was inevitable, and pointed out that places of worship peacefully co-exist with residential development in many areas of City. D. Rogan, Crestview Avenue, who opposed the location of a Sikh Temple on the subject Blueridge Drive property, questioned the siting and setbacks of the proposed facility, and believed that, if the application was approved, demand for the heritage-style homes in the subject area would decrease.

23 00 088b Minutes of a Public Hearing held November 22 and 30, 1999, and December I, 1999, in the AgReg Building Page 23 G. Feldmann, 3114 Goldfinch Drive, speaking against the subject rezoning application, believed that property values had been reduced and traffic and parking problems had increased in the subject area when the L.D.S. church was developed on Blueridge Drive. He anticipated further negative impacts if additional commercial or institutional development occurs in the area. J. Khtania, 2072 Lynden Street, spoke in favour of the proposed rezoning to accommodate a Sikh Temple on the subject lands, and noted that the area was already busy due to existing commercial and institutional developments. He outlined the community services the temple would provide to the community, and noted that the subject location was convenient for the Indo-Canadian population residing in the area, many of whom would walk to their place of worship. J. Mandaher, 1950 Catalina Crescent, supported the subject rezoning application. He noted the difficulty in obtaining a suitable location for a temple; pointed out that the future Blueridge Drive extension to Mt. Lehman Road would result in traffic increases regardless of the development of the proposed temple; disputed the potential for increased crime in the neighbourhood; noted that the City's Official Community Plan considers places of worship in all areas of the City; and concluded that declining property values were not related to the subject rezoning application. T. Cavacece, 3270 Blue Jay Street, spoke against the application to rezone the Blueridge Drive lands to accommodate a Sikh Temple. She believed that the proposed temple would be a commercial operation serving as a regional facility, and noted that she had purchased her home based on information that the subject area would remain designated and zoned for residential development. Additional concerns related to increased traffic, particularly at the Old Yale Road and Blueridge Drive intersection, and future expansions on the subject lands. Indicating opposition to any additional commercial or institutional development in the subject area, she commented that the proposal, if approved, would result in lost tax revenue to the City, and encouraged Council to deny the application. J. Brar, Heron Avenue, indicated support for the development of a Gurdwara on the subject lands, as the site was accessible to the many seniors and youth residing in the area who would be able to walk or bicycle to the proposed place of worship. S. Jatana, 1894 McKenzie Road, spoke in favour of the subject rezoning application, and believed that the concerns of area residents opposed to the rezoning, such as increased traffic and noise, and decreased property values, had been adequately addressed. He offered assurances that the proposed temple would not be a regional facility.