Title
PUBLIC HEARING
Proposed Amendment to Land Use District Map 7 within the County's Land Use Bylaw No. 20-200) as well as amending Section 5.4: CCR - Cluster (Conservation) Country Residential District (Bylaw No. 35-2010)
Recommendation
That Council give second reading to proposed Bylaw No. 35-2010.
Body
Purpose
To amend Land Use District Map 7 within the County's Land Use Bylaw (No. 20-2009) to redistrict lands located at Pt. E1/2 4-53-2 W5M from CR - Country Residential District to CCR - Cluster (Conservation) Country Residential District as well as amending the CCR District to accommodate the applicant's intention to develop a bareland condominium.
Summary
The County has also received an application to amend the Land Use Bylaw to redistrict the subject lands from CR - Country Residential District to CCR - Cluster (Conservation) Country Residential District as well as amending the district to accommodate the applicant's plans to develop the subject lands into a gated community that will consist of detached residential dwelling units, semi-detached, duplex residential dwelling units, and a supportive living complex/mixed use with the lower floor being possibly leased for retail/service and health care services. There will also be a community centre (for the condominium owners), recreational vehicle and residential storage, a convenience store, gas bar and restaurant onsite. The entire development is proposed to be serviced by a privately owned communal piped water and sanitary sewer system.
Council may wish to evaluate the policies proposed by the applicants intended to accommodate the Fawn Meadows project against Administration's review and analysis It is Administration's view that the proposed CCR district regulations are in need of revision so that the subdivision and development controls as well as the permitted and discretionary uses within the district can be properly drafted to accommodate and regulate the uses contemplated for the Fawn Meadows Development and be in line with the Outline Plan and subsequent reports (housing types, density, and dwelling units).
As a result, Administration believes that this Land Use Bylaw Amendment application does not effectively regulate the proposed development and uses of Fawn Meadows project. The lack of consistency between the Outline Plan, reports and the regulations for the proposed CCR District will prove to be a challenge for Parkland County and the future Condominium Association to properly administer and enforce. The proposed development also requires amendments to the Municipal Development Plan and the Jackfish Mayatan Area Structure Plan which have been addressed in two separate submissions.
Administrative Position
As a result of Administration's full review and analysis of the proposed amendments to the County's Land Use Bylaw, Administration does not recommend that Council support this Bylaw and Administration is not in support of the proposed amendments to the CCR - Cluster (Conservation) Country Residential District (Section 5.4) as proposed. Please refer to Administration's Report for detailed information outlining Administration's position.
This application cannot be given third and final reading until the Capital Region Board approves the proposed amendment to the Municipal Development Plan (Bylaw 33-2010). Once CRB approval is received by Administration, Council could then consider giving this application third and final reading.
Other
1. Council could defeat Bylaw No. 35-2010 at second reading and maintain the existing CR-Country Residential District on the property.
2. Council could table the Public Hearing for Bylaw No. 35-2010, if not satisfied with the amount of information received, and re-convene the Public Hearing at a later date.
3. Council could close the Public Hearing and table second reading of Bylaw 35-2010 to the next meeting of Council.