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RFD- 3008 Bylaws   Item #   10. b.    
Regular Council Meeting Agenda
Meeting Date: 05/23/2017  
Title:    C-1000-17 - First Reading - Land Use Bylaw Amendment - GPL - Greenbury Planned Lot District -Levasseur
Department: Planning & Infrastructure  
Strategic Vision Element: Where People Choose to Live - A dynamic city with an exceptional quality of life Related Goal: n/a

Information
Request for Decision Summary
 
The purpose of this Report is to seek Council's approval of first reading for Bylaw C-1000-17, a text amendment to the Land Use Bylaw.  This amendment proposes to create a new land use district, the GPL - Greenbury Planned Lot District, as a pilot project specific to the Greenbury Neighbourhood.  This District is similar to the R1 Mixed Low to Medium Density Residential but will allow for zero lot line single detached and semi-detached dwellings.  Other consequential amendments are also proposed to ensure that the necessary regulations are in place for the proposed zero lot line products.

Administration supports this amendment on a pilot project basis.  The applicant has provided a letter of intent that addresses many of administration's concerns and both the developer and administration will monitor the neighbourhood over time to review and alleviate any long term impacts.   
Proposed Motion
That first reading be given to Bylaw C-1000-17 - Land Use Bylaw Amendment - GPL - Greenbury Planned Lot District.
Background/Analysis
Beaverbrook Communities has applied to amend the Land Use Bylaw to create a new land use district as a pilot project within the Greenbury neighbourhood.  

The proposed new district, the GPL - Greenbury Planned Lot District, closely mimics the existing R1 - Mixed Low to Medium Density Residential District but provides for a significant reduction in side yard setbacks for single detached and semi-detached dwellings.  The required side yard setback has been reduced to zero for one side yard of the dwelling with an allowance for a 0.30 m eave overhang into the adjacent site.  The other required side yard has been increased from 1.2 m to 1.5 m and will contain a shared access and maintenance easement.  Given the reduction in the overall side yard requirements for a site, the minimum site width is reduced, but the minimum site depth has been increased to provide for adequate amenity area on each site. The district has been drafted to allow for maximum flexibility so that there will be a mix of normal R1 setback product as well as zero lot line product.  It is noted that, because of Safety Codes separation distance requirements, the zero side yard may not be applied to row housing.

During discussions with Beaverbrook, administration had articulated a number of concerns, including compliance with Safety Codes legislation, on-street parking congestion, development regulations, ability of the soils in the area to support the development, and education of future property owners respecting the maintenance easement area.  By way of revisions to the proposed district and a letter of commitment from Beaverbrook (Attachment #2), the issues have been reconciled.

The area of land for the proposed pilot project (Attachment #3) is north of the existing Greenbury area, west of Pioneer Road.  The Pioneer Land Area Structure Plan (ASP) designates the pilot project area for low to medium density residential and no amendments to the ASP are required to facilitate this Land Use Bylaw amendment.
Options/Alternatives
Council may request changes to the proposed bylaw to be incorporated at second reading.
Consultation/Engagement
Notice of the public hearing will be placed in the June 9th and 16th editions of the Spruce Grove Examiner.  Public hearing notices will also be placed on the City's website.  Also, the proposed bylaw will be referred to internal departments for review and comment prior to the public hearing.
Implementation/Communication
Once the bylaw has received third reading, the amendments will be consolidated into the Land Use Bylaw C-824-12 and posted on the City's website.
Impacts
The proposed district will allow the developer to improve their efficient use of land and to offer more affordable products, allowing some families that are not currently able to afford a home to enter the market.
Attachments
C-1000-17 - First Reading
Beaverbrook's letter of commitment
Pilot Project area map

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