Reflections – Society for Empowering People to Succeed, has submitted an application to amend Schedule ‘B’ of Land Use Bylaw No. 2296 to re district their lands from C2 Service Commercial District to DC-O Direct Control Open to facilitate the future expanded services of the existing approved Group Care Facility located at 4920 1 Avenue (Plan 1494 AC, Block 6, Lot 31-37).

The “Group Care Facility” was approved in 2024 under Land Use Bylaw No. 2070, Permit No. 048-2023. That decision was appealed to the Subdivision and Development Appeal Board (SDAB), who upheld the approval, however, revised several of the conditions. To date, Reflections has complied with all requirements set out in the SDAB decision.

“Group Care Facility” is not a use considered in the new Land Use Bylaw No. 2296, however, a new land use called “Supportive Housing” has replaced it. Supportive Housing is not a listed use in the C2 Land Use District, therefore, an amendment to add it would be required to consider a development permit application to expand services at the subject
location.

After considering options, the applicant has determined that re-districting the lands to DC-O, giving the Council direct oversight in reviewing and deciding on any future development applications to intensify services at this facility.

A Direct Control District (DC) is a special zoning tool that gives Council direct authority over development decisions on a specific parcel or area.

Unlike standard districts, where development is regulated primarily by the Land Use Bylaw and administered by staff, a DC district allows Council to:

• Set customized rules and conditions for land use and development that may not fit neatly into existing districts.
• Retain discretion to approve or refuse development permits, even if an application meets the written rules.
• Address unique or sensitive situations, such as developments with significant community impact, complex design requirements, or uses that require closer oversight.

The purpose is to provide flexibility and control where conventional zoning cannot adequately manage the potential impacts or where Council wants to ensure alignment with community objectives.

Reflections has applied for Provincial Funding to continue to provide services to vulnerable persons in our community, however, this funding is contingent on these services being provided 24/7. Under the current SDAB approval, Reflections is only permitted to take in clients overnight when the temperature reaches -25 with windchill. If Council supports the redistricting the subject lands to DC-O, Reflections could then submit a development permit application to expand service to 24/7. Council would be the development authority responsible for rendering decisions on this application. To be clear, the existing SDAB approval in place remains in effect whether the proposed amendment is approved or not. This is also the case if the amendment is approved, but a subsequent development permit is not.

Further application details and analysis will be presented during the Public Hearing.

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