Staff Report to Council - Bylaw No. 2093 (March 6, 2023)

BACKGROUND

Sam Ganong of Formwell Homes Ltd has applied on behalf of Jodi-Ann and John Acreman and Wendy and Mark Szczepanowski to rezone 898 and 914 Klahanie Drive from RR2 (Rural Residential 2) to RT1 (Residential Townhouse) to allow for the development of approximately 58 townhouse units, with 30% open space.

The application was reviewed by the Planning, Zoning, and Affordable Housing (PZAH) Committee on July 11th, 2022. The Committee had recommended that Council take no action at the time regarding the application. The original staff report that went to PZAH has been attached to this report for reference.

While Council approved the PZAH minutes at their regular Council meeting on July 18th, they did not consider the application itself, nor make a resolution. As such, Council may decide whether to give Bylaw No. 2093 First Reading. If given, the application would proceed to a Public Hearing no earlier than April 3rd, 2023.

COMMENTARY

Subsequent to the application being reviewed by the PZAH Committee last July, the applicant elected to conduct a Traffic Impact Assessment to help address concerns about traffic that were brought forward by members of the public. The assessment studied two key intersections related to this development, the Latoria/Klahanie intersection, and the Greystone/Klahanie intersection. The assessment was completed by Watt Consulting Group and the results are summarized in Figure 1.

The Director of Engineering has noted that the traffic light at Klahanie and Latoria will be installed in 2023.

The School Board is anticipating that the new elementary school at Klahanie and Latoria will be open in the Fall of 2025 with room for approximately 480 students.

The applicant has also had a comprehensive tree survey completed by a consulting arborist. The arborist inventoried every tree located within the development site. The survey noted the species, size, canopy diameter, existing health, and structural characteristics. The arborist also commented on which trees could possibly be retained based on the preliminary development plans. The retention status of the on-site trees has been summarized in Figure 2.

Tree Retention Summary (text)

• 67 trees can be retained
• 39 could possibly be retained (dependent on finalized building and grading plans)
• 207 would need to be removed

Of the trees that will need to be removed, 47.8% are considered to be in “fair-poor” or “poor” condition, or are “dead”.

The arborist has provided an overlay on the development plans (Figure 3) to demonstrate where the retained trees would be located. As shown, they are all located in the 30% green space, both in the area to be dedicated to the City as Park, and the retained non-disturbance strata common property area.

The applicant will be planting additional trees within the disturbed development site as part of the required landscape plan. The landscape plan will be prepared by a Landscape Architect at the time of development permit. Based on the submitted site plan (Figure 4), it appears there are many opportunities for on-site tree planting.

Council should note that the City does not currently have a policy regarding the replacement of trees on development sites. Council may wish to have this looked at as part of the Urban Forest Management Plan.

Given the above information, Council may wish to give First Reading to Bylaw No. 2093.

OPTIONS

Option 1
That Council give First Reading to Bylaw No. 2093;

OR Option 2
That the applicant work with staff to redesign their proposal before returning to Council for First Reading of Bylaw No. 2093;

OR Option 3
That Council take no action at this time regarding Bylaw No. 2093.

SUBMITTED BY

Julia Buckingham, Planner II

Concurrence:
Leah Stohmann, MCIP, RPP, Deputy Director of Planning and Subdivision

Concurrence:
Donna Petrie, Senior Manager of Business Development and Events

Concurrence:
Yari Nielsen, Director of Parks, Recreation and Facilities

Concurrence:
Matthew Baldwin, MCIP, RPP, Director of Planning and Subdivision

Concurrence:
Katelyn Balzer, P.Eng, Director of Engineering and Public Works

Concurrence:
Michael Dillabaugh, CPA, CA, Director of Finance

Concurrence:
Marie Watmough, Deputy Director of Corporate Services

Concurrence: Braden Hutchins, Director of Corporate Services

Concurrence:
Darren Kiedyk, Chief Administrative Officer