|An application to amend the Land Use Bylaw has been received proposing to change the C2 – Vehicle Oriented Commercial District to add Child Care Facility as a discretionary use for two (2) additional site-specific locations. These sites are both part of the Westwind Commercial area, which is currently being developed as a multi-tenant vehicle-oriented commercial area, located at 10 Westwind Drive (Lot 1, Block 7, Plan 162 0361) and 11 Westwind Drive (Lot 19, Block 2, Plan 172 1754). Land uses in proximity include office buildings (north), residential development to the east, and existing and future vehicle-oriented commercial uses to the south (see Attachment: Location Aerial).
Child Care Facility use allows for on-site care and supervision, but not overnight accommodation, to seven or more children under the age of thirteen. An outdoor play space may be required under the Provincial Child Care Licensing Regulations. Upon review, Administration does not support this site specific amendment due to the following:
District Purpose - The C2 – Vehicle Oriented Commercial District’s defined purpose is for the provision of lands for accommodating ‘vehicle oriented commercial uses’. A Child Care Facility is regarded as a ‘private service use’ that supports child-care needs related to and generated by residential areas. As such this ‘private service use’ does not align with the C2 District’s purpose that is intended for accommodating vehicle oriented commercial uses. Additionally, Child Care Facilities are incompatible with certain uses within the C2 District (i.e. service stations & possibly cannabis sales), and these uses would require reciprocal setbacks limiting the District's effectiveness. This conclusion has been the Planning Department’s past position on a similar site specific Child Care Facility request; however, it is noted that the C2 District was amended in that 2017 case for allowing a Child Care Facility at 7 McLeod Avenue. Notwithstanding this action, a development permit application has not been received.
Reduced Land Supply - The C2 District is expressly intended for vehicle oriented commercial developments that meet the needs of an important business class within the City, and it also excludes development that does not meet this purpose. This helps ensure a sufficient supply of vehicle oriented commercial use that requires large parcels along arterial roadways capable of accommodating vehicle traffic. This land use change could allow developments that that would take away from the land supply for vehicle oriented commercial or limit vehicle oriented development options if deemed incompatible with the District’s intended uses and requiring reciprocal setbacks.
Site Assessment - Administration is also concerned that large parts of the subject sites have not yet been approved for development, and this inhibits our ability to fully assess any potential spatial conflicts (i.e. reciprocal setbacks for incompatible uses, circulation, parking, outdoor play opportunities, and safe pedestrian traffic possibilities) of this site specific amendment. An intended development pattern has been provided (see Attachment: Proposed Site Development), but as it is not yet approved we are not able to ensure that a suitable location would be available should future changes to this concept occur. As a site specific amendment, the Planning and Development Department's ability to recommend in favour requires that we conclude there would be a reasonable expectation that a future Development Permit application may be supportable for this use.