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RFD- 3163 Bylaws   Item #   9. f.    
Regular Council Meeting Agenda
Meeting Date: 11/14/2017  
Title:    C-1012-17 - First reading - Heritage Estates Area Structure Plan Amendment - Levasseur
Department: Planning & Infrastructure  
Strategic Vision Element: Where People Choose to Live - A dynamic city with an exceptional quality of life Related Goal:

Request for Decision Summary
The purpose of this report is to seek Council's support for first reading of Bylaw C-1012-17, an amendment to the Heritage Estates Area Structure Plan (ASP).  The amendment proposes to convert two sites within the plan area from low/medium density residential to medium/high density residential to support the development of multi-unit dwellings.

Administration supports this amendment as the proposed changes to the area structure plan will allow for an increase in housing types in the Hawthorne neighbourhood, more affordable products within the neighbourhood and improved density calculations that meet the targets of the ASP.
Proposed Motion
That first reading be given to Bylaw C-1012-17 - Heritage Estates Area Structure Plan Amendment.
This amendment has been submitted by Urban Systems on behalf of the landowner and proposes to convert two sites within the plan area from low/medium density residential to medium/high density residential to support the development of multi-unit dwellings.  The subject sites are within the Hawthorne Lifestyle Community, a comprehensively planned active adult living community.
The two sites proposed for redesignation to medium-high density residential are at the south end of the Hawthorne area and will be accessed through the exiting development by way of private, bareland condominium roads.  Existing and proposed land uses to the north are low density residential and open space; to the east is open space; to the south are low density residential (MacLaughlin neighbourhood) and public open space; and to the west is open space.  The two sites are separated by proposed low density residential.

The proposed increase in density does not require any changes to the existing and proposed infrastructure and servicing as outlined in the current ASP.  The increase in additional units, creating a corresponding increase in daily trips, has been analyzed and is not anticipated to impact the current road network.  Initial analysis of the site servicing has confirmed sufficient servicing capacity in the water main and sanitary sewer truck lines.  

The developer undertook a public open house on June 13, 2017 and the Open House Report is attached.  The public was generally supportive of the proposed amendments and prefer that the higher density development be located in close proximity to the adjacent open spaces.  The public also expressed an interest in the potential for an assisted living facility within the Hawthorne neighbourhood and the opportunity for guest suites to accommodate visiting friends and family.

Municipal Development Plan
Your Bright Future, Municipal Development Plan, 2010-2020 (MDP) is the City primary statutory plan.  The Future Land Use Map, Figure 8, designates the subject land as Future Residential. This designation includes higher density residential land uses and an amendment to the MDP is not required.

Heritage Estates Area Structure Plan
The subject sites are located within the Heritage Estates Area Structure Plan area.  The site was originally designated Low/Medium Density Residential.  The proposed amendment will allow for the development of multi-unit dwellings on the site.  The redesignation will increase the net residential density of the ASP area from 36.62 dwelling units per net residential hectare to 40.96. 

Land Use Bylaw
The subject land is currently within the HLC - Hawthorne Lifestyle Community District.  This district is specific to the Hawthorne neighbourhood of Heritage Estates only. Its purpose is to accommodating a variety of dwelling types in an integrated lifestyle community.  An associated application to amend the Land Use Bylaw (Bylaw C-1013-17) has been submitted in order to add uses, including Multi-Unit Dwellings as a permitted use, and to revise some development regulations in order to minimize any potential impacts to adjacent development.  
The proposed amendment will be circulated internally for other departments' comments.

Public Hearing
A statutory public hearing will take place prior to second reading.  A notice of public hearing will appear in the local newspaper as per the requirements of the Municipal Government Act. It will also be mailed to landowners adjacent to the sites and be placed on the City's website. The public hearing for the Land Use Bylaw amendment will occur concurrently with the ASP amendment public hearing.
If adopted, administration will update the Heritage Estates Area Structure Plan on the City's website.
The proposed addition of multi-unit dwellings within the Hawthorne neighbourhood is consistent with the City's planning goals and meets the policies of the Municipal Development Plan.  In concert with the proposed development regulations amendments to the Land Use Bylaw, the development should have no impact to surrounding land uses.  Further, the amendment is anticipated to create additional more affordable housing choices within the neighbourhood and improve the density outcome of the ASP.
Bylaw C-1012-17 First Reading
Schedule 1
Public Engagement Summary
Aerial Overview
ASP Overview

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