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Bylaws   Item #
Regular Council Meeting Agenda
C-1004-17 - Second Reading - Land Use Bylaw Amendment - Redistricting - Greenbury Stage 9 and Prescott Stage 8 - Levasseur
Planning & Infrastructure
Strategic Vision Element:
This topic relates to all three of the City’s strategic vision elements contained in Council’s Strategic Plan
Request for Decision Summary
The purpose of this Request for Decision is to seek Council's support for second reading of Bylaw C-1004-17 as amended, an amendment to the Land Use Bylaw. The proposed amendment redistricts a portion of Plan 132 4055, Block A, Lot 2; a portion of SW ¼ 12-53-27-4; and, all of Plan 132 3035, Block A, Lot 1. The redistricting being considered is from UR – Urban Reserve District to GPL – Greenbury Planned Lot District, R1 - Mixed Low to Medium Density Residential District and P1 – Parks and Recreation District. A redistricting from R1 - Mixed Low to Medium Density Residential District to GPL - Greenbury Planned Lot District is also being considered.
Administration supports this amendment as it will allow for the development of a mix of residential dwellings (zero setback and normal single detached and semi-detached dwellings, and row housing), open space and a stormwater management facility.
That second reading be given to Bylaw C-1004-17 - Land Use Bylaw Amendment - Greenbury Stage 9 and Prescott Stage 8, as amended.
IBI has applied, on behalf of the landowner, to redistrict approximately 5.87 ha of land consisting of a portion of Plan 132 4055, Block A, Lot 2; a portion of SW ¼ 12-53-27-4; and, all of Plan 132 3035, Block A, Lot 1. Of the 5.87 ha, 2.64 ha of land will be redistricted from R1 - Mixed Low to Medium Density Residential District to GPL – Greenbury Planned Lot District. Another 0.40 ha of land will be redistricted from UR - Urban Reserve District to R1 - Mixed Low to Medium Density Residential District and 0.65 ha of land will be redistricted from R1 - Mixed Low to Medium Density Residential District to GPL - Breenbury Planned Lot District. The remaining 2.18 ha of land will be redistricted from UR – Urban Reserve District to P1 – Parks and Recreation District.
The applicant plans to develop 126 lots for single detached and semi-detached dwellings as well as row housing. Greenbury Stage 9 is also proposing open space and a stormwater management facility.
Municipal Development Plan
Your Bright Future, Municipal Development Plan, 2010 – 2020 (MDP) is the City’s primary statutory plan. The Future Land Use map designates the subject lands as residential and amendments are not required to facilitate this development.
Pioneer Area Structure Plan
The Pioneer Area Structure Plan (ASP), Bylaw C-686-08, was adopted in February 2009. The proposed redistricting is consistent with the subject land's Low to Medium Density Residential, Storm Management Facility and Park/Open Space designations in the ASP.
Land Use Bylaw
The subject lands fall within the UR – Urban Reserve District. The reclassification of land to other land use districts is normally required before subdivision and development can occur.
The new GPL – Greenbury Planned Lot District was recently approved by Council under Bylaw C-1000-17.
The proposed amendment at second reading is administrative in nature and is not germane to the redistricting itself. The title of the bylaw has been adjusted to add Prescott Stage 8 and the map labels have also been adjusted for clarity. The amendment was also introduced during the public hearing.
Administration has met with the Applicant and discussed initial comments about Greenbury Stage 9.
The proposed amendment has been circulated internally for other departments’ comments.
Fire Services have provided comments regarding a potential greater risk of fire spreading between eaves within the GPL District. Due to the reduced distance between dwellings in zero lot line product, Fire Services is concerned that undetected attic fires may spread through soffits in the building's side yard. Notwithstanding, the proposed development meets Safety and Fire Codes separation requirements.
A statutory public hearing was held on July 17, 2017, prior to second reading. A public hearing notice for the proposed redistricting appeared in the local newspaper as per the Municipal Government Act. The public hearing notice was mailed to landowners adjacent to the area being amended and was advertised on the City's website.
The Planning Department will implement this Land Use Bylaw Amendment if approved by Council.
Greenbury Stage 9 and Prescott Stage 8 is comprised of a mix of residential dwellings (single detached dwellings, semi-detached dwellings and row housing), open space and a stormwater management facility. This stage of development in the Greenbury neighbourhood will host the proposed zero lot line product pilot project introduced in the GPL District outlined in Bylaw C-1000-17.