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Bylaws   Item #
Regular Council Meeting Agenda
C-1000-17 - Second and Third Readings - Land Use Bylaw Amendment - GPL - Greenbury Planned Lot District - 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 approval of second and third readings for proposed Bylaw C-1000-17, a Land Use Bylaw text amendment. The amendment proposes to create a new land use district, the GPL - Greenbury Planned Lot District, as a pilot project specific to the Greenbury Neighbourhood. The proposed district is similar to the R1 - Mixed Low to Medium Density Residential District 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.
That second reading be given to Bylaw C-1000-17 - Land Use Bylaw Amendment - GPL - Greenbury Planned Lot District.
That third reading be given to Bylaw C-1000-17 - Land Use Bylaw Amendment - GPL - Greenbury Planned Lot District.
Beaverbrook Communities has applied to amend the Land Use Bylaw to create a new land use district, as a pilot project, within their 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 the flexibility to significantly reduce the side yard setbacks for single detached and semi-detached dwellings. The required side yard setback may be reduced to zero for one side yard of the dwelling with an allowance for a 0.30 m eave overhang into the adjacent site. For the zero side yard dwelling, the other required side yard is 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, however, the minimum site depth has been increased to provide for an adequate amenity area on each site. The district has been drafted to allow for maximum flexibility so that there may be a mix of normal R1 setback product as well as zero side yard 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.
Because the proposed new housing products are different than any that may be created in any of the City's existing land use districts, it was determined that the proposed land use district should initially be a pilot project to ensure that there is a suitable market for the products as well as to allow the City and developer an opportunity to evaluate any impacts or unintended consequences of the district over the next few years. If the district is successful, opportunities to expand the district to other neighbourhoods in the City may be considered, with or without changes as warranted.
The area of land for the proposed pilot project (Attachment #3) is north of the existing Greenbury neighbourhood, 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.
A statutory public hearing was held on June 26, 2017 for this bylaw. A public hearing notice for the proposed Land Use Bylaw amendment was advertised in the Spruce Grove Examiner on June 9th and 16th, 2017 as per the
Municipal Government Act requirements.
Upon third reading of the bylaw, the amendments will be consolidated into Land Use Bylaw C-824-12 and posted on the City's website.
The proposed new land use district will allow the developer to improve their efficient use of land and density while offering more affordable housing products, allowing some families that are not currently able to afford a home to enter the market.