Graham Avenue residents take issue with development plans

Residents in the Graham Avenue area of the city have made their stand at City hall, presenting a petition of 136 of their Westside neighbours, all united in a bid to oppose the subdivision of lots in the area for additional development.

Rumours of a current property owner in the 2100 block pondering the subdivision of their property has brought the neighbours out of their homes and on to City Hall.

While they may have made their opinions known, there may be a bit of a problem in actually changing any potential development plans, as providing developers meet all requirements there is no need for council approval.

The Daily News featured the debate in Monday’s paper.

Graham Avenue looks to slam door
By Leanne Ritchie
The Daily News
Monday, February 04, 2008
Page one

Residents in the Graham Avenue area of town have let Prince Rupert council know they do not want to see lots get any smaller through subdivision.

But in some cases, staff confirmed that city council can not do anything about stopping subdivisions, regardless of what area of town they are being proposed for.

Judy Warren, a resident of Graham Avenue, presented a petition to council signed by 136 residents of the west side neighbourhood, opposing the subdivision of lots to build additional homes in the area.

"We want low density," said Warren. "Out of knocking on doors we have 136 people who have signed a petition against subdivision of any larger lots on Graham Avenue and that area is very much against any changes to it."

The petition came about after the owners of a lot in the 2100 block of Graham Avenue hinted they would be subdividing their property to build another home, however at the time the petition was presented, council did not have any application for that property on the table.

“There is no subdivision application before the city at either staff level or council level,” said Prince Rupert Mayor Herb Pond.

Warren said they were informed by city staff that if a property owner wanted to subdivide and had met all the requirements, the owner does not need council approval.

However, the majority of people on Graham feel the bylaw reads one dwelling per parcel of land.
“We feel that indicates any size of lot, not necessarily 5,500 feet,” she said.

Pond explained there are certain instances when a subdivision doesn’t come to council for approval, but is simply signed off by city staff.

“As you appreciate, Prince Rupert was laid out many moons ago and some of these houses are sitting on five lots or three lots.

“It’s not a matter of letting the property be subdivided. It is subdivided. They may have put their house on three lots but they are three distinct separate lots under law of British Columbia,” he said.

A property owner in this case would be well within their rights to knock down the home and build three separate homes.

The city would not eve be asked to approve a subdivision.

In addition, Zeno Krekic, the city’s planner explained that any lot that can be divided and that still meets the city’s basic lot size for its zone and frontage requirements is sub dividable, regardless of its location in the city.

However, Warren said these rules do not reflect the feelings of people on Graham.

“We feel that area was always meant to be the way it is now and the way it has been since the 1960’s and obviously the majority of the people who live there agree,” she said.

“We want you to be aware we are totally against subdivision.”

Pond responded that in cases where a home does not meet the existing requirements for subdivision and an application has to come before council, any property owner wanting to have approval for their application would need to seek the goodwill of their neighbours.