Council Approved Community Planning Permit Bylaw for Herb Street Corridor

Council approved a new Community Planning Permit (CPP) bylaw for the Herb Street corridor, replacing the previous zoning framework for that area with a single approval system that combines zoning, minor variance and site plan functions. Debate focused on whether the bylaw would change permitted heights or densities, how public notice would work for different classes of applications, and whether a streamlined approval process would help at a time when water-capacity constraints continue to limit development.

Topics Discussed

1. HERB STREET CORRIDOR CPP BYLAW APPROVED

Council considered File Z-26-06 and report IPW2026-21 on the Community Planning Permit system for the Herb Street corridor. David Riley of SGL Planning and Design told council he was appearing on behalf of the consulting team "working on the city's community planning permit system for the Herb Street corridor" and said the presentation would explain "how it works, summarize the engagement process and outline really the next steps." Council approved the bylaw, repealing the previous zoning bylaw for the corridor and replacing it with the CPP framework.

2. HEIGHTS AND DENSITY TO REMAIN UNDER EXISTING RULES

A central issue was whether the CPP bylaw would permit larger buildings than the current zoning. In response to that concern, staff said: "You are absolutely correct that through the proposed CPP bylaw that you have in front of you, we have carried over existing heights and densities that were permitted today under the existing zoning bylaw." Staff said the bylaw is intended to streamline approvals, not increase development permissions already in place.

3. NEW APPROVAL CLASSES AND PUBLIC NOTICE PROCESS

Staff outlined a three-class approval system under the new bylaw. Dave told council, "Class three applications involve larger variations which would come to council for approval." Staff also said the process remains substantive even if it is faster. One councillor said, "Absolutely. I can confirm for you that the streamline process does not mean no process. The same quantity, quality and depth of review will continue albeit in a different process and an accelerated process in that regard." Class 1 applications would be handled administratively, while larger or more complex applications would face additional notice requirements or council review.

4. EXEMPTIONS, TRANSITION RULES AND FEES

Council also discussed which developments could be exempted from site plan requirements under the bylaw. Staff said "the bylaws does have a provision that gives the director of planning the authority to exempt developments with 5 to 10 units provided it meets all the provisions of the bylaw," but added that larger projects not meeting those provisions should still go through site plan review. Debate also touched on development costs. A delegate criticized the process for small infill projects, saying: "It's adding cost, time, and a layer of a process. This is wrong. But this is the process that you're going through with small infill development." Staff, however, said the city's approach is to keep the review structure while consolidating approvals.

5. WATER CAPACITY LIMITS REMAIN A MAJOR CONSTRAINT

Council heard that the new bylaw will not solve the servicing limits affecting development in the Manheim service area. Staff said "the water capacity constraint that's currently existing within the Manheim service area is certainly a challenge for development within the community" and added that "very little development is moving forward as a result of the freeze that's in place." A development industry representative was more blunt, telling council: "Not a single brand new net new building permit has been issued for any net new water supply since December 6th. So, how is additional costs and process going to help with housing cost?" Staff said the CPP system is still intended to shorten municipal approvals once servicing becomes available.

Motions

• Z-26-06 / IPW2026-21 — Community Planning Permit bylaw for the Herb Street corridor — Passed, 5-1
• Repeal and replace previous Herb Street corridor zoning bylaw with new CPP bylaw — Passed
• Enactment of bylaws — Passed unanimously
• Adjournment — Passed

Attendees

• Coun. Bodaly
• Coun. Hammer
• Coun. Roach
• Coun. Row
• Coun. Vasic
• Coun. Wright