MOOSE JAW — City hall is determined to acquire federal funding for three big projects, so it’s obeying directions from Ottawa to amend the zoning bylaw to allow for more infill development.
During its March 24 executive committee meeting, city council unanimously approved a recommendation authorizing city administration to proceed with public notice requirements and bylaw preparation for a zoning bylaw amendment to permit four-unit dwellings “as-of-right,” dependent upon applicable development standards in residential zoning districts.
Furthermore, city hall must engage in public consultations with affected neighbourhoods as part of the public notice policy requirements.
City administration initially asked council to waive this requirement since it would likely cost $12,000 to distribute mailouts.
These changes will align the municipality’s practices with the federal Canada Housing Infrastructure Fund (CHIF) requirements and ensure it is eligible for funding.
Moose Jaw has applied for CHIF funding for the Crescent View Headworks venue replacement project, the infrastructure (cast iron) renewal program and the 小蓝视频 Hill pumphouse and reservoir initiative.
According to a council report, allowing a land use “as-of-right” means city hall can support projects without needing discretionary approvals, public hearings or council votes.
“While permits are still required to confirm compliance with zoning regulations, the building code, and other administrative requirements, no additional approvals are needed,” the document noted.
In the zoning bylaw, permitted developments don’t require a public hearing or council approval, except for those in hazardous areas — slump or flood zones — that require a geotechnical report or mitigation measures, the report continued.
Moose Jaw has three residential zoning districts, including:
- Low-density residential districts (R1, R1A, R1B), which are primarily single-family homes
- Residential districts (R2, R3 and R4), which are medium-density, high-density and core-mixed, respectively
- Specialty districts (R5, R6 and R7), which are large rural-style acreages, mobile and manufactured homes and extra-large lots on the city’s edge, respectively
The report noted that some changes to the zoning bylaw are:
- Introducing a new defined land-use category for dwellings of three- and four-units
- Adding four-unit dwellings as permitted uses in R1, R1A and R1B districts
- Clarifying that three- and four-unit dwellings are multiple-unit dwellings and can continue in R2, R3 and R4 districts
- Exempting R5, R6 and R7 districts due to their “unique zoning contexts”
- Creating development standards for dwellings of three- and four-unit, specifically, their lot frontages, depth and area to ensure compatibility with existing neighbourhoods
- Removing outdated references about “secondary suites type 2” in R1A and R1B districts
Uptake of this development will likely occur gradually and depend on factors like economic feasibility, infrastructure capacity, market demand and availability of materials, the report added. Also, it’s unlikely that these new four-unit dwellings will negatively affect existing neighbourhoods’ character or charm.
Council comments
Coun. Chris Warren said he understood that the cost and effort to mail out notices could be too onerous for city hall, so he wondered if administration could insert notices with quarterly utility bills.
This is a significant change, but keeping residents informed about major changes through various communications channels is something on which the city prided itself, he added. He thought it was important to fulfill the current notification requirements.
Finance director Brian Acker said administration plans to mail out two utility-related notices soon but could delay one so a letter about this zoning change could be sent instead. This would ensure residents read the mailout and pay attention.
Acker added that of the roughly 10,500 residential and commercial properties, about 1,800 have registered for online billing.
Said Coun. Jamey Logan, “In the past, there was another change and we waived the large signage and a citizen or two was unimpressed and we got ourselves into trouble approving that … . It (mailouts) does seem like a large task, but … this is a big change and I just want to ensure everybody’s informed.”
Coun. Patrick Boyle expressed his opposition to the federal government’s intrusion into Moose Jaw’s jurisdiction by forcing unnecessary densification changes into the zoning bylaw just so the municipality can acquire infrastructure funding.
The next regular council meeting is Monday, April 7.
