Bylaws    Item #   10. b.            
Regular Council Meeting Agenda
Meeting Date: 04/24/2017  
Title: C-983-16 - First Reading - Land Use Bylaw Amendment - Redistricting - Tonewood Stage 6 - Levasseur
Department: Planning & Infrastructure
This topic relates to all three of the City’s strategic vision elements contained in Council’s Strategic Plan
n/a

Request for Decision Summary
The purpose of this request for decision is to seek Council’s support for first reading for Bylaw C-983-16 - Tonewood Stage 6. An application has been received to redistrict 0.92 ha in Plan 022 1293, Block 1, Lot 3 and a portion of an alley to be closed from the UR - Urban Reserve District to R1 - Mixed Low to Medium Density Residential District.

Administration supports this amendment that will allow for the development of semi-detached residential lots.

Proposed Motion
That first reading be given to Bylaw C-983-16 - Land Use Bylaw Amendment - Tonewood Stage 6.
Background/Analysis
Select Engineering has applied, on behalf of the landowner, to redistrict 0.92 ha of Plan 022 1293, Block 1, Lot 3 from UR - Urban Reserve District to R1 –  Mixed Low to Medium Density Residential District (See Attachment B). Adjacent to the subject land are developing residential lots (east and north), the Grove Meadows neighbourhood (west), and undeveloped land (south). This stage of development will create a cul-de-sac off of Tenor Link and consists of 22 residential lots for semi-detached dwellings.

A portion of land being considered for redistricting is located within extra road right of way for an alley that services residential lots within the Grove Meadows neighbourhood. In order for this land to be districted under this bylaw, a separate road closure bylaw is required. A road closure bylaw (C-996-17) to close and dispose of the extra road right of way to the Applicant is running concurrently with this bylaw. 

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 to the MDP are not required to facilitate this development.

East Pioneer Area Structure Plan
The proposed redistricting is located within the East Pioneer Area Structure Plan (ASP). The Land Use Concept map designates the subject land for Low to Medium Density Residential and will not require an amendment to the ASP (See Attachment C).

Land Use Bylaw
The subject lands are districted UR – Urban Reserve. The reclassification of land to other land use districts is normally required before subdivision and development can occur.

The proposed R1 – Mixed Low to Medium Density Residential District is intended to accommodate a range of low to medium density dwellings. Semi-detached dwellings are permitted uses in the R1 district.
Options/Alternatives
N/A
Consultation/Engagement
Administration has discussed initial comments about the development with the Applicant.

Circulation
The proposed amendment will be circulated internally for other departments’ comments.

Public Hearing
A statutory public hearing will take place prior to second reading. A public hearing notice for the proposed redistricting will appear in the local newspaper as per the Municipal Government Act. The public hearing notice will also be mailed to landowners adjacent to the area being amended and be advertised on the City's website.
Implementation/Communication
If approved, the Land Use Bylaw map will be updated and posted on the City's website.
Impacts
This amendment will provide for the development of semi-detached dwellings.

This amendment requires a road closure bylaw, which has initiated the discussion between Administration and affected developers about realigning and reconstructing the adjacent Grove Meadows alley. This is resulting in a more efficient use of land as developers of Grove Meadows and Tonewood are collaborating to ensure that the future stage(s) that link both developments are configured accordingly.

Attachments-Y
Attachment A: C-983-16
Attachment B: Location Aerial
Attachment C: ASP Overview