Proposed Land Use Bylaw Public Hearing Presentation September 24, - PowerPoint PPT Presentation

Proposed Land Use Bylaw Public Hearing Presentation September 24, 2012

Agenda 1 Introduction – How Did We Get Here? The Process 2 ✓ How will the new Land Use Bylaw change Spruce Grove? 3 4 How will the Land Use Bylaw affect me? 5 Recommendations Spruce Grove Today

1. Introduction How did we get here? Municipal Development Plan Area Structure Plan Land Use Bylaw tEach new development The Land Use Bylaw 2 3 1 proposed must prepare an defines in detail all of the Area Structure Plan which uses to which an area can sets out the zoning districts be developed. July 2010 - Spruce Grove to be developed. If any application for a Council adopts a new development permit meets Each district has its own the requirements of the Municipal The MDP is ‘permitted’ and ‘discretionary’ bylaw, that development required to be consistent uses which define with a must be approved by the with the Edmonton Regional degree of certainty to the development officer. Growth Plan which sets developer and purchasers No right of appeal exists for just what the neighbour- any affected landowner to average target residential hoods in that plan area will challenge this new growth densities at 25 units look like. development. per hectare Once adopted, the ASP Mixed uses are permitted, governs the design and thus allowing any of the ultimate ‘build out’ of that various housing types area. and densities – although the higher density developments are discretionary.

1. Introduction Proposed Land Use Bylaw • It proposes to replace all existing residential zoning districts (14) with two ‘mixed use’ districts for all new residential development and one RM district for existing designated mature neighborhoods. • All residential classifications in the proposed bylaw will permit ‘mixed use’ developments which allow a variety of housing types – all of which must meet the minimum density requirements. Higher density housing types are subject to discretionary approval by the development officer. • The bylaw also provides a district for mobile home courts and a district for a mobile home subdivision • A ‘special’ district is also proposed for the Hawthorne Lifestyle Community in Heritage Estates that provides for manufactured homes and row housing in addition to the single detached and semi-detached dwellings • The RM zoning is designed to protect mature neighborhoods from mixed use development from infill and redevelopment activities – but does allow multi-unit fourplexes, manufactured homes, and stacked row housing as discretionary uses.

1. Introduction Proposed Land Use Bylaw • Mature Neighborhood (RM) zoning has been inconsistently applied: Harvest Ridge, Deer Park, Aspen Glen, Heather Glen, Fieldstone, Stoneshire, Linkside, Longview, Hilldowns, Spruce Village, Westgrove and Grove Meadows do not enjoy designation as mature neighbourhoods. • All of those noted above are zoned R1 which allows lot widths as narrow as 7.5 metres (semi-detached dwelling), 30 metre lot depth, 3 metre setback from the front street, 1.2 metre side yard and a minimum of 25 units per hectare. • With the development of discretionary uses such as row housing or multi-unit dwellings, the density can be increased up to 90 units per hectare. (current R1A maximum of 16.34 units per hectare) • In mature neighbourhoods, additional limitations include locating row housing, stacked row housing and multi-unit dwellings on collector roads. As well, there are limitations on decks and vehicular access to the property.

2. The Process Public Participation and Council Accountability • May 14, 2012 - First Reading • June 11, 2012 – Public Hearing - Public notice did not mention the zoning classification changes or impacts on existing development. Notice did not provide opportunity for written submissions to be filed in time for the hearing. Following this hearing, Council would not entertain any discussion or further public input on the Land Use Bylaw since it was the subject of a Public Hearing. No acknowledgement of phone calls or email from members of Council. Legal advice was sought and a letter was sent to Council pointing out the misleading and incomplete public notice. This resulted in a recommendation to Council that a second public hearing was necessary to meet the requirements of the Municipal Government Act. Council refused to reimburse the legal expenses incurred. • June 25, 2012 - Council passed a resolution to conduct a second Public Hearing - Council and administration continue to refuse any input, discussion or debate pending the public hearing of September 24 • September 10 – Council amends Area Structure Plans to conform to proposed Land Use Bylaw • September 17 – Council receives presentations from Urban Development Institute and the Spruce Grove Planning Department.

3. How will the new Land Use Bylaw change Spruce Grove? Neighbourhood Design Previous Bylaws Proposed New Land Use Bylaw Specific zoning for each housing type and All residential classifications in the 1 2 density. For instance R1A, R1B, R1C, R1D proposed bylaw will permit ‘mixed use’ provided a clear understanding by a developments which allow a variety of homeowner of what is proposed for his housing types – all of which must meet the neighbourhood. minimum density requirements. Density of development (lot size, number of The range of densities proposed (25-90 dwelling units per structure) was clearly units per hectare) provides no sense for understood. interested new residents of what is proposed for a new development. There was limited mixing of housing types – and, where applied, higher density Since permitted uses must be approved developments were on the periphery of the by the development officer , there is no neighbourhood adjacent to collector roads. opportunity for affected homeowners to object or be heard by council. Significant densification of Spruce Grove is proposed, with fewer large property options.

3. How will the new Land Use Bylaw change Spruce Grove? Neighbourhood Design Previous Bylaws Proposed New Land Use Bylaw Urban design standards evolved over time, Not clearly defined, although some sense 1 2 with Spruce Grove creating new zoning of what is proposed can be found in recent districts to accommodate changing market developments. and lifestyle conditions. The Tri-Leisure area, Spruce Village and The overall nature of the community was the Hawthorne areas suggest much established as being one of a high standard increased mixed density development with with a diversity of open spaces including limited open space, on street parking and neighbourhood parks, interconnected trail access. systems, natural woodlands and inviting subdivision designs for single family living. Single access neighbourhoods create traffic and safety issues. Road layouts are Multi-family options were located on major not on a grid system and multiple cul-de- collectors with adequate parking and sacs and internal crescents make it surrounding landscaped areas. difficult to locate a property.

4. How will the new Land Use Bylaw affect me? Neighbourhood Design 1 Not clearly defined, although some sense of what is proposed can be found in recent developments. The Tri-Leisure area, Spruce Village and the Hawthorne areas suggest much increased mixed density development with limited open space and on street parking and access. Limited laneways and predominantly front driveway access to attached garages. Single access neighbourhoods create traffic and safety issues. School Lands With increased densities, greater school age populations can be expected. Spruce Grove is already 2 facing crowded conditions in its school systems. The projected growth in student populations from existing development exceeds the capacity of our schools. Changing approaches to school classifications from the traditional elementary/junior high/high school model suggest a need for larger school campuses with the attendant need for more municipal reserve. Recent residential subdivisions have no provision for school lands in their Area Structure Plans. The Tri-Leisure and other western areas of Spruce Grove will likely be required to bus across the city to possible future schools located on the eastern periphery of the city.