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Bylaws   Item #
Regular Council Meeting Agenda
C-1026-17 - Second and Third Readings - Land Use Bylaw Amendment - Redistricting - Deer Park Village - Levasseur
Planning & Infrastructure
Strategic Vision Element:
This topic relates to all three of the City’s strategic vision elements contained in Council’s Strategic Plan
Request for Decision Summary
The purpose of this report is to seek Council's support for second and third readings of Bylaw C-1026-17, an amendment to the Land Use Bylaw. The proposed amendment will redistrict a 4.13 ha area of Lot 1, Block 1, Plan 142 2641 from UR - Urban Reserve to R1 - Mixed Low to Medium Density Residential. An associated bareland condominium subdivision has been received by administration proposing a phase 1 containing 33 units.
Planning supports this bylaw.
That second reading be given to Bylaw C-1026-17 - Land Use Bylaw Amendment - Redistricting - Deer Park Village.
That third reading be given to Bylaw C-1026-17 - Land Use Bylaw Amendment - Redistricting - Deer Park Village.
Bylaw C-1026-17 is the replacement of Bylaw C-1002-17 which had received first and second readings and had a public hearing prior to October 2017. The C-1002-17 bylaw had not proceeded for third reading as the developer was finalizing construction details for their development agreement.
The proposed redistricting in Bylaw C-1026-17 is in compliance with the North Central Area Structure Plan as amended under Bylaw C-1001-17 which redesignated the application area as Medium Density Residential. Bylaw C-1026-17 proposes to redistrict a 4.13 ha area of Lot 1, Block 1, Plan 142 2641 from UR - Urban Reserve to R1 - Mixed Low to Medium Density Residential.
As flexible zoning was not a consideration when the North Central Area Structure Plan was originally adopted, the R1 districting (under the Medium Density Residential identified in the North Central ASP) would be limited to duplexes, and semi-detached dwellings, and accessory buildings - with single detached as a discretionary use.
The draft bareland condominium outline plan identifies a total of 81 units (78 semi-detached lots and three single detached residential lots) within the subject lands. As currently proposed, Phase 1 containing 33 units (32 semi detached and 1 single detached) would be developed first. Access into the Phase 1 development would be via the future collector road connecting to Jennifer Heil Way along the north of the property; a secondary emergency access is proposed at the current terminus of the Deer Park Crescent local road.
The subject lands are currently servicable with sanitary to the south, water to the south and northeast, and storm water to the northeast.
Discussions between the applicant and the landowner to the north regarding servicing and access of this site appear to be resolved and will be confirmed through the development agreement process prior to advancement for third reading. It is expected that the development agreement will be finalized and signed prior to the January 22, 2018 meeting of Council.
If a development agreement is not completed prior to January 22, Council may approve second reading and defer third until a development agreement is completed.
The applicant held a public information meeting on May 10, 2017 from 5:00 to 7:00 at the Elks Hall. Notice of the open house was mailed to adjacent properties and advertised in the Grove Examiner on April 28 and May 5. The open house mail out information has been included with this report.
The open house was attended by approximately 30 people, with 19 officially signing the sign-in sheet. Numerous concerns were raised at this meeting, including traffic concerns along Deer Park Boulevard and Deer Park Drive, concerns regarding construction traffic access, concerns regarding the retention of the existing trees along the south of the amendment area, and concerns regarding the notification mail out area. In addition to these concerns, positive feedback included the response to the mail out material, building to meet a need (housing for adult living), and the limited effect the proposed development would have on traffic volumes. Although the internal details of the proposed subdivision have been adjusted (elimination of the proposed access onto Deer Park Drive) the boundaries of the redistricting application have not changed and Administration is not requiring an additional open house.
A statutory public hearing will be held January 22, 2018 prior to second reading. Advertising of the public hearing was placed in the January 5 and 12 editions of the Examiner. Specific notification was mailed to adjacent landowners, as per the requirements of the Land Use Bylaw.
If approved, the City Land Use Bylaw map on the City website will be amended as per the attached Schedule.
Approval of this bylaw would allow for the development of semi detached or duplex residential lots. Phase 1 of the proposed bareland condominium subdivision, as currently proposed, would create 33 units with vehicular access from the currently undeveloped collector road north of the site, accessing Jennifer Heil Way.