As part of the “Red Tape Reduction” initiative, the County is proposing the redesignation of Direct Control District #2 lands In the Highway 2A industrial corridor to an existing land use district in the current Land Use Bylaw, in accordance with the Highway 2A Industrial Area Structure Plan.

One of the first steps in this process is to gather feedback from individual stakeholders to help to guide the project.

In August, we sent out letters to all landowners of Direct Control District #2 land requesting to meet or discuss the project by phone or email.  Some Initial feedback was gathered from those who participated.

We are now seeking additional feedback as we move further through the process and look more carefully at proposed amendments to the General Industry District and rezoning the Direct Control District #2 lands accordingly.

Further to your review of the online information on the proposal, we are looking for your feedback to help guide the proposal.  Please take some time and complete the following feedback questions

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* 1. Direct control is a land use designation where Council exercise particular control over the use and development of land or buildings within an area of the County.  Council acts as the Development Authority, making all decisions on Development Permits and there is no right of appeal by the applicant and/or landowner on a Development Permit within Direct Control.

Standard land use districts have mix of both permitted and discretionary uses, as well as land use and development requirements and the decisions are made by the County’s Development Officers. 

A Permitted Use is a use of land, a building, or buildings provided for in the Land Use Bylaw for which the Development Authority must issue a Development Permit with or without conditions (if all other provisions of the Land Use Bylaw are met and no variances are required).  These decisions are not appealable by the area landowners.

Discretionary Use is a use of land, or a building provided for in the Land Use Bylaw for which the Development Authority may issue a Development Permit with or without conditions.  These decisions and conditions of the decision may be appealed by the applicant and/or area landowners.

Are there any concerns that you have with the redesignation of Direct Control District #2 lands to another land use district where they would not be under the Direct Control of Council?  

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* 2. We are proposing to redesignate the Direct Control District #2 lands to General Industry District.  Concurrent with this redesignation, we are drafting amendments to the current General Industry District to ensure that both existing uses and appropriate future uses may be accommodated, and direction will be provided to guide development in a safe, efficient, and complementary manner.

In reviewing the draft list of uses proposed provided in the online material, are there any additional uses that are not listed under the draft amendments to the General Industry District that you feel should be included? 

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* 3. Are there uses listed in the draft amendments to the General Industry District that you feel are not appropriate in this area, or you feel may need special consideration in this area?

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* 4. General land use districts include provisions to guide development in a consistent and complementary manner.  We have drafted amendments to update the land use and development requirements within the General Industry District consistent with other commercial/industrial land use districts in the County.

Do you have any concerns regarding the Land Use or Development requirements outlined in the draft amended General Industry District? I.e.) parcel sizes, minimum setback requirements, etc.

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* 5. Do you have any other concerns with rezoning the Direct Control District #2 lands to General Industry District with the amendments that have been proposed to that district?  

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* 6. In order to consider lands included within the Flood Hazard Protection Overlay for redesignation to General Industry District, while continuing to protect the lands in the case of potential flooding, we have incorporated a number of Special Requirements in the draft amended General Industry District.

The following provisions are being suggested for lands within the Overlay area:

·      all uses are considered discretionary uses requiring a Development Permit,

·      development should only be permitted on lands within Flood Hazard Protection Overlay if there is no portion of the site available for development outside the overlay area, and

·      there will be requirements for submission of additional engineering and flood proofing with Development Permit applications.

Are there any uses listed under the General Industry District that you feel should not be allowed on lands within the Flood Hazard Protection Overlay, even at the discretion of the Development Authority with these special requirements imposed?

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* 7. Do you have concerns with the provisions proposed, which would allow for some potential development on lands located all or partially within the Flood Hazard Protection Overlay, at the discretion of the Development Authority?

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* 8. Are there any additional recommended requirements or policies that you would like to see for development in the Flood Hazard Protection Overlay area?

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* 9. Development has been evolving over time on the Direct Control District #2 lands in the Highway 2A Industrial Area Structure Plan area.  Some of the development has been located there for a number of years while some lots are still undeveloped to date. 

Reviewing land use and development potential for the area gives us an opportunity to review how development occurs in the area and evaluate what is working well and/or where the County could strive to do better.

What do you think has been working well as it pertains to development in the immediate area?

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* 10. What do you think has not been working well as it pertains to development in the immediate area?

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* 11. Do you have any additional comments or feedback you would like to share with us?

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