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Bylaws   Item #
Regular Council Meeting Agenda
C-1026-17 - First Reading - Land Use Bylaw Amendment - Redistricting - Deer Park Village - Levasseur
Planning & Infrastructure
Strategic Vision Element:
Where People Choose to Live - A dynamic city with an exceptional quality of life
Request for Decision Summary
The purpose of this report is to seek Council's support for first reading 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.
That first 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 are ongoing and will be resolved through the development agreement process prior to advancement for third reading.
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 prior to second reading. Advertising of the public hearing will be as per the requirements of the Municipal Government Act. Specific notification will be mailed to adjacent landowners, as per the requirements of the Land Use Bylaw, and to any additional individuals that were identified during the open house and those registered at the public hearing for the last proposed amendment on this site (Bylaw C-1002-17).
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.