Mayor and Council reviewed yet another potential development at the regular council meeting on Dec. 15.
The developer submitted a conceptual site plan which showed 32 townhome units and 72 total apartments in four low rise buildings, as well as a neighbourhood park. The development would see a continuation of the neighbourhood on Forksdale Ave., not far from another newly proposed development at the old Grasslands Hotel site.
The first step in the development moving ahead would be for council to approve an OCP amendment and a Zoning amendment.
The OCP Amendment would revise the land use designation from the current Future Development to Residential and Parks, Schools & Open Spaces.
At First Reading the OCP Amendment was passed, with Bhangu mistakenly opposed, believing he was voting in opposition to the rezoning of the subject property. The Second Reading was passed unanimously.
There was much debate around the council table regarding the Zoning amendment, which would see the parcel change from Single Family Residential (R1) to Medium Density Residential (R7) and High Density Residential (R8). R7 allows a maximum of 90 units per hectare and a 4-storey building height. R8 allows up to 150 units per hectare and 5 storey buildings.
While the proposed rezoning is supported by the OCP, Planning and Development Services Manager notes that area residents may not be aware of this.
“The caveat to that is that a lot of the parcels in that neighbourhood have not yet been developed so area residents may not be aware that there is high density residential zoning,” explained McArthur.
“There are townhome zones in that area, there are mixed use commercial zones in that area. So that neighbourhood as it builds out over time, will look substantially different than it does now. And that was planned by the community. As early as 1995 some of those parcels were zoned for high density residential.”
“There’s quite a substantial amount of investment that would be required, which is why the property owner is proposing to rezone to higher density than the existing single family residential,” continued McArthur.
“They don’t feel that they would be able to afford to put in that infrastructure if they are only entitled to single family lots.”
Councillor Bhangu objected to the high-density portion of the development.
“My concerns are with density, I’m not a fan of high density simply because in my opinion I don’t think it harnesses the best in a human being,” said Bhangu.
Councillor Bhangu then made a motion that the Zoning Amendment Bylaw be amended to limit the density to R7 across the entire development, rather than a mix of R7 and R8.
“The reason I would like to see this area as medium density as opposed to high density, as I think most of you are aware I strongly believe that high density does not bring out the best in the human condition, nor do I like the direction that most communities are taking, where they’re trying to cram as much into a small space as possible.”
Councillor Fehr questioned whether the developer would move ahead with a Medium Density zoning, and with McArthur’s assurances that he did believe the developer would still be interested in pursuing the construction with an R7 zoning, Fehr also supported the change.
“I’m in favour of this amendment, I think it represents a good meet in the middle point,” said Fehr.
“I’ll speak in favour of the amendment because I believe it is more in keeping with the character of the neighbourhood,” added councillor Christopherson.
Council voted unanimously to amend the Zoning to Medium Density Residential (R7) and Park & Cemetery (P1).
Second Reading of the Zoning Amendment Bylaw, as amended, was then passed unanimously.
“Again, rezoning is the first step in a process,” McArthur cautioned, noting the development was “very conceptual” at this point.
“There would be a subdivision stage after this that would finalize the details… a development permit would be required as well, and then of course building permit stage would be after that.”
McArthur also noted that there is an identified archaeological site at the southwest corner of the property, so the City would need to work with First Nations moving forward. There is no geotechnical requirement, but staff would request one due to the clay-based soils in the area.
With the OCP and Zoning Amendments, a Public Hearing will be required, and staff were directed to schedule one, with councillor Bhangu opposed, due to restrictions surrounding the COVID-19 pandemic which may necessitate a virtual hearing.
“It’s my concern, again… I don’t think the public are in favour of virtual public hearings, I believe they like their live public hearings and for that reason I’m objecting to scheduling a public hearing.”
