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

Public Hearing Presentation September 24, 2012

Proposed Land Use Bylaw

Agenda

Spruce Grove Today

Introduction – How Did We Get Here? How will the new Land Use Bylaw change Spruce Grove? Recommendations The Process How will the Land Use Bylaw affect me?

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How did we get here?

• 1. Introduction

tEach new development proposed must prepare an Area Structure Plan which sets out the zoning districts to be developed. Each district has its own ‘permitted’ and ‘discretionary’ uses which define with a degree of certainty to the developer and purchasers just what the neighbour- hoods in that plan area will look like. Once adopted, the ASP governs the design and ultimate ‘build out’ of that area.

Area Structure Plan

July 2010 - Spruce Grove Council adopts a new Municipal The MDP is required to be consistent with the Edmonton Regional Growth Plan which sets average target residential growth densities at 25 units per hectare

Municipal Development Plan

The Land Use Bylaw defines in detail all of the uses to which an area can be developed. If any application for a development permit meets the requirements of the bylaw, that development must be approved by the development officer. No right of appeal exists for any affected landowner to challenge this new development. Mixed uses are permitted, thus allowing any of the various housing types and densities – although the higher density developments are discretionary.

Land Use Bylaw 3 2 1

• 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.

• 1. Introduction

Proposed Land Use Bylaw

• 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

• f 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.

• 2. The Process

Public Participation and Council Accountability

• 3. How will the new Land Use Bylaw

change Spruce Grove?

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. The range of densities proposed (25-90 units per hectare) provides no sense for interested new residents of what is proposed for a new development. Since permitted uses must be approved by the development officer, there is no

• pportunity for affected homeowners to
• bject or be heard by council.

Significant densification of Spruce Grove is proposed, with fewer large property

• ptions.

Proposed New Land Use Bylaw

Specific zoning for each housing type and

• density. For instance R1A, R1B, R1C, R1D

provided a clear understanding by a homeowner of what is proposed for his neighbourhood. Density of development (lot size, number of dwelling units per structure) was clearly understood. There was limited mixing of housing types – and, where applied, higher density developments were on the periphery of the neighbourhood adjacent to collector roads.

Previous Bylaws 1 2

Neighbourhood Design

• 3. How will the new Land Use Bylaw

change Spruce Grove?

Not clearly defined, although some sense

• f 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, on street parking and access. Single access neighbourhoods create traffic and safety issues. Road layouts are not on a grid system and multiple cul-de- sacs and internal crescents make it difficult to locate a property.

Proposed New Land Use Bylaw

Urban design standards evolved over time, with Spruce Grove creating new zoning districts to accommodate changing market and lifestyle conditions. The overall nature of the community was established as being one of a high standard with a diversity of open spaces including neighbourhood parks, interconnected trail systems, natural woodlands and inviting subdivision designs for single family living. Multi-family options were located on major collectors with adequate parking and surrounding landscaped areas.

Previous Bylaws 1 2

Neighbourhood Design

• 4. How will the new Land Use Bylaw affect me?

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.

Neighbourhood Design

With increased densities, greater school age populations can be expected. Spruce Grove is already 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.

School Lands 1 2

• 4. How will the new Land Use Bylaw affect me?

The Municipal Government Act provides for the setting aside of 10% of gross developable land for municipal reserves to serve the needs of school and public recreation purposes. This can be increased up to 15% for high density growth areas. Historically, Spruce Grove has maintained a relatively large amount of land for these purposes (above and beyond the basic public reserves provided through development. Recently, City Council has been selling

• ff our reserve lands. The proposed increases in density will not even enjoy the historic acquisitions by

previous councils. The Land Use Bylaw is silent on how school and recreation lands will integrate with mixed use development

Public Recreation Lands Parking & Traffic Management 1 2

Section 85 of the proposed bylaw provides that all single detached, semi-detached, duplex, row houses and mobile homes in a subdivision or court must have two parking stalls per dwelling site. How this might be achieved in the densities allowed is problematic when the site coverage can extend to the lot line in some circumstances. No on-street parking will be possible where front driveways exist. Laneways will see garage setbacks as low as 1 metre from the lane so no parking on a garage driveway will exist. Multi unit dwellings can have as few as one stall per unit with an additional shared guest stall per seven units.

Where will people park?

• 4. How will the new Land Use Bylaw affect me?

Much of the existing capacity for water and sewer services within the city was designed for traditional densities of development. This includes the water reservoirs, water and sewer trunk systems, pumping facilities, etc. Some costs for future development are captured in off-site levies for the development of new and upgraded

• facilities. Often, these are captured at the time of development and kept in reserve until the actual

improvements are made – this can result in those funds being held for a number of years. When construction occurs, the estimates on the cost of the improvements are often well out of date. Thus, the community at large pays the difference, resulting in an increased tax burden on all ratepayers. The impact on business owners is amplified through the split mill rate.

Water & Sewer Roadways and other Traffic Infrastructure 1 2

Similar to the situation with water & sewer infrastructure, off site levies are taken to provide for future upgrades to the system when needed. They rarely reflect the true component of cost that reflects the contribution by their developments. Increased density results in more traffic on all roads in the City. The costs to maintain these roads is not reflected in off-site levies, yet the increased traffic accelerates the need for continual repair and maintenance.

• 4. How will the new Land Use Bylaw affect me?

With the increased site coverage for buildings on smaller sites, together with the reduced setbacks for both side and rear lot lines; the ability to store snow on a property becomes problematic. Even assuming that residents can accomplish the impossible by not clearing snow onto adjacent lanes., sidewalks or streets – it will be necessary for the city to remove rather than windrow snow accumulations. This increased cost will fall upon the shoulders of all ratepayers of the city. Similarly, with little space to store the waste receptacles provided by the city and limited laneway clearances, how will solid waste collection be done. In some areas of the city, it might be necessary to ‘share’ waste receptacles (Woodhaven Innovative) in order to make any collection system work.

Snow & Solid Waste Removal Fire Protection 1 2

Recent events in Stony Plain suggest that decreased setbacks and row housing or semi-detached housing styles are problematic for fire protection. There is little to stop the spread of a serious fire – particularly in high wind conditions. The building code has not kept up to the market for smaller lots and greater site coverage residential construction. Accordingly, vinyl siding and other similar finishes do little to retard the spread of fire and significantly increase the losses borne by fire victims which now increasing include neighbours of the primary fire site. The increased densities will be problematic for fire equipment access to emergency locations and will make multiple property losses more likely.

It is understood that the City is required to implement a Municipal Development Plan that incorporates the growth objectives of the Capital Region. In doing so, it is not necessary or desirable to impact existing development nor is it appropriate to allow the range of densities contemplated in both the R1 and R2 mixed use districts. You are creating ratepayer uncertainty and trading it for developer certainty which is entirely inappropriate. It is unclear why some mature neighbourhoods are ‘protected’ while so many other developed neighbourhoods are exposed to the new mixed use standards. All developed areas should enjoy similar zoning The proposed Land Use Bylaw is 173 pages long. It fundamentally changes the future design of our

• community. The advertising for the first public hearing was abysmally short on detail and was

absolutely silent on the proposed densities to be permitted. Council and administration consistently refuse to enter into discussion or debate with any resident other than through the Public Hearing process with is in no way a debate or discussion. Passing 2nd and 3rd readings immediately following a hearing also suggests that any public input is ignored. It is important for Council to understand that ratepayers expect to be considered and they expect Council to be open, transparent and accountable. Nothing in the process to date suggests that this is happening.

Recommendations

Maintain current land use districts and add those new, higher density districts as required. Improve your public communication process Protect all mature neighbourhoods.

THANK YOU!

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