Report to Council Zoning Bylaw Amendments Commerical Zones
Report to Council
DATE:
April 4, 2017
TO:
Mayor and Council
FROM:
Smart Growth Committee
SUBJECT:
ZONING BYLAW AMENDMENTS: COMMERCIAL ZONES (Smart Growth Committee Meeting – March 30, 2017)
EXECUTIVE SUMMARY The Smart Growth Committee (SGC) recommends that a number of amendments be made to the commercial zones of the Zoning Bylaw to streamline our regulations, better meet business needs and respond to community concerns. In summary, the following changes are proposed: combining the Large Format Commercial zone with the Highway Commercial zone into one zone, District Commercial (DC), expanding permitted uses within this zone to add commercial schools, and reducing the minimum size required for retail premises; Requiring site-specific zoning for any new drive-through businesses (restaurants, banks, automobile servicing) Including health and financial services (not banks) in the definition for a personal services use; Restricting where payday loan and cheque cashing business may locate; and Allowing small eating establishments in corner stores. RECOMMENDATIONS That the commercial regulations of the Zoning Bylaw be amended. 1. SUMMARY At its meeting held March 30, 2017, the Smart Growth Committee considered the attached staff report dated March 23, 2017 and supported proceeding with the zoning bylaw amendments as outlined in the report. In discussion, Committee members were supportive of combining the two highway commercial zones, allowing commercial schools in highway-oriented locations, and expanding personal services uses to include financial and health services as these changes create greater flexibility to businesses when looking to locate or relocate within the community. The Committee was also supportive of addressing community concerns by restricting where cheque cashing buseinesses and drive through operations may be located. In discussion, concern was raised that the changes could unduly restrict automobile servicing businesses. The bylaw amendment confirms that servicing activity must take place indoor to reduce potential neighbourhood impact. However, there is no intent to restrict outdoor
April 4, 2017 Zoning Bylaw Amendments: Commercial Zones Page 2
activities normally associated with such businesses such as the storage of vehicles that are awaiting service or pick-up. We also confirmed that the intent of requiring rezoning for drivethrough businesses is not to prevent such businesses but to provide a means for Council to manage their impacts on traffic flows and the streetscape. SGC also discussed how it could encourage adding vibrancy to local commercial businesses through its support for allowing small eating establishments in the neighbourhood commercial zones and will be reviewing measures to facilitate improvements such as outdoor seating areas and displays associated with these businesses. 2. OPTIONS Council may: 1. Proceed with Zoning Bylaw amendments to commercial zones as proposed (recommended) 2. Request that SGC address identified issues prior to its consideration of the recommended amendments. This further consideration could include direction that a focused consultation process be undertaken with commercial property owners before considering the recommended changes and the further review could be tied with discussing designation of the Lougheed Corridor as a Frequent Transit Development Area; or 3. Determine it does not wish to consider the recommended changes as proposed in this report until the OCP update is completed.
Submitted by Laura Lee Richard, MCIP, Director of Development Services, with the concurrence of the Chair. Attachment:
Report to SGC dated March 23, 2017
DATE:
April 4, 2017
TO:
Mayor and Council
FROM:
Smart Growth Committee
SUBJECT:
ZONING BYLAW AMENDMENTS: COMMERCIAL ZONES (Smart Growth Committee Meeting – March 30, 2017)
EXECUTIVE SUMMARY The Smart Growth Committee (SGC) recommends that a number of amendments be made to the commercial zones of the Zoning Bylaw to streamline our regulations, better meet business needs and respond to community concerns. In summary, the following changes are proposed: combining the Large Format Commercial zone with the Highway Commercial zone into one zone, District Commercial (DC), expanding permitted uses within this zone to add commercial schools, and reducing the minimum size required for retail premises; Requiring site-specific zoning for any new drive-through businesses (restaurants, banks, automobile servicing) Including health and financial services (not banks) in the definition for a personal services use; Restricting where payday loan and cheque cashing business may locate; and Allowing small eating establishments in corner stores. RECOMMENDATIONS That the commercial regulations of the Zoning Bylaw be amended. 1. SUMMARY At its meeting held March 30, 2017, the Smart Growth Committee considered the attached staff report dated March 23, 2017 and supported proceeding with the zoning bylaw amendments as outlined in the report. In discussion, Committee members were supportive of combining the two highway commercial zones, allowing commercial schools in highway-oriented locations, and expanding personal services uses to include financial and health services as these changes create greater flexibility to businesses when looking to locate or relocate within the community. The Committee was also supportive of addressing community concerns by restricting where cheque cashing buseinesses and drive through operations may be located. In discussion, concern was raised that the changes could unduly restrict automobile servicing businesses. The bylaw amendment confirms that servicing activity must take place indoor to reduce potential neighbourhood impact. However, there is no intent to restrict outdoor
April 4, 2017 Zoning Bylaw Amendments: Commercial Zones Page 2
activities normally associated with such businesses such as the storage of vehicles that are awaiting service or pick-up. We also confirmed that the intent of requiring rezoning for drivethrough businesses is not to prevent such businesses but to provide a means for Council to manage their impacts on traffic flows and the streetscape. SGC also discussed how it could encourage adding vibrancy to local commercial businesses through its support for allowing small eating establishments in the neighbourhood commercial zones and will be reviewing measures to facilitate improvements such as outdoor seating areas and displays associated with these businesses. 2. OPTIONS Council may: 1. Proceed with Zoning Bylaw amendments to commercial zones as proposed (recommended) 2. Request that SGC address identified issues prior to its consideration of the recommended amendments. This further consideration could include direction that a focused consultation process be undertaken with commercial property owners before considering the recommended changes and the further review could be tied with discussing designation of the Lougheed Corridor as a Frequent Transit Development Area; or 3. Determine it does not wish to consider the recommended changes as proposed in this report until the OCP update is completed.
Submitted by Laura Lee Richard, MCIP, Director of Development Services, with the concurrence of the Chair. Attachment:
Report to SGC dated March 23, 2017
