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RFD- 3187 Bylaws   Item #   9. b.    
Regular Council Meeting Agenda
Meeting Date: 12/11/2017  
Title:    C-1013-17 - Second and Third Readings - Land Use Bylaw Text Amendment - HLC - Hawthorne Lifestyle Community District - 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 second and third readings of Bylaw C-1013-17, a text amendment to the Land Use Bylaw.  The amendment proposes to add multi-unit dwellings, special care facilities and accessory buildings as uses that may be considered in the HLC - Hawthorne Lifestyle Community District and to add development regulations to minimize potential impacts from these uses to adjacent development.  This bylaw is running concurrent with Bylaw C-1012-17, an amendment to the Heritage Estates Area Structure Plan.

Administration supports this proposed bylaw.
Proposed Motion
That second reading be given to Bylaw C-1013-17 - Land Use Bylaw Text Amendment - HLC - Hawthorne Lifestyle Community District.
That third reading be given to Bylaw C-1013-17 - Land Use Bylaw Text Amendment - HLC - Hawthorne Lifestyle Community District.
An application has been received from Urban Systems, on behalf of the developer, to amend the Land Use Bylaw to make changes to the HLC - Hawthorne Lifestyle Community District.  This District is unique in the City and is only applied to this neighbourhood to provide for a comprehensively planned active adult living community.  This application is running concurrently with Bylaw C-1012-17, an amendment to the Heritage Estates Area Structure Plan.

This Land Use Bylaw text amendment proposes to add accessory buildings and multi-unit dwellings as permitted uses and special care facilities as discretionary uses to the Land Use District.  The amendment also proposes to add development regulations that address multi-unit dwellings and special care facilities, especially related to the mitigation of potential impacts from the massing of future multi-storey buildings adjacent to lower profile development.  The proposed amendment provides for a revision to the definition of Multi-Unit Dwelling to add the potential for guest suites to be used on a temporary basis.

When the Land Use District was originally adopted, the landowner of the day's vision had included manufactured homes within the neighbourhood.  The current developer no longer wants manufactured homes to be considered uses within this District and are proposing that manufactured homes be removed as a permitted use within this district.

In support of the Heritage Estates ASP amendment, the developer hosted an open house in June 2017.  In response to some of the input received, the developer selected the two sites for multi-unit dwellings adjacent to and in proximity to existing open spaces.  They also expanded their original vision to include the potential for special care facilities to allow for assisted living facilities to be developed in the future.  Amending the definition for multi-unit dwelling also addressed the issue of neighbourhood residents who do not have room in their homes to accommodate friends and family to stay to have access to guest suites.

Municipal Development Plan
Your Bright Future, Municipal Development Plan, 2010-2020 (MDP) is the City's 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 with the Heritage Estates Area Structure Plan.  The proposed ASP amendment that is running concurrently with this amendment will allow for the development of multi-unit dwellings on the site.  No further amendments to the ASP are required.
A statutory public hearing took place prior to second reading.  
If adopted, administration will update the Land Use Bylaw 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.  The proposed development regulations associated with the higher density development should alleviate any impacts to surrounding land uses.  
C-1013-17 Second Reading

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