Against the recommendation of staff, city council is pushing forward on a development application to give neighbours a chance to weigh in.
During Monday night's meeting, council voted to give first two readings to a rezoning and Official Community Plan amendment that would allow for the creation of an 84-lot subdivision in the Blackburn neighbourhood.
The proposal would create lots at a minimum of 0.4 hectares and feature 2.5 kilometres of new roads and 3.6 hectares set aside for parkland. The subdivision would require the extension of city water and sewer services to Midland Road.
"Administration believes that the proposed development is sprawl development, which is the subdivision of unused rural lands into low density service lots in areas with limited access to public transit, pedestrian connection or commercial services," said planning director Ian Wells. "Sprawl creates an obligation for city services such as fire, police protection, snow clearing and garbage pick up."
But people should have the opportunity to access the type of housing they desire, said Coun. Dave Wilbur.
"In this case, this robust proposal that's been put forward is talking about 84 lots on approximately an acre, and I can see that vision," Wilbur said. "I can see that people don't have that readily available in Prince George."
Those options are available, said Wells, pointing to the December 2013-approved Valleyview subdivision in the Hart that has zoning in place for more than two-dozen lots.
"I'm supportive of the subdivision being developed," said Coun. Murry Krause. "There's been some acknowledgment that there has not been a lot of development in the Blackburn area in quite some time and maybe it's time for that opportunity to arise and for that area to continue to evolve."
The city made a "significant upgrade to the reservoir for the Blackburn neighbourhood to allow infill and development" in the area, said Wells and that there is "adequate water for development or property that's supportable for rezoning in the OCP along Giscome Road, there's current stock available to be serviced without any extension or replacement of services."
In their report to council, planning staff did set out a method by which council could move ahead with the application, which included putting together a phased development agreement before moving to the public hearing and third reading stage. A local government may enter into such an agreement with a developer that establishes a variety of terms and conditions that basically say the project has to move forward in a 10-year period otherwise the rezoning could be repealed.
A land use contract registered to the property since 1977 was put in place to develop at 318-lot subdivision. It was never pursued.
Councillors Cameron Stolz and Dave Wilbur were in favour of putting conditions on final reading as opposed to going through the phased development agreement process.
"I think that the public deserves to take a look at the application and then make decision as to whether they want it as it stands or in the phased-in approach," Wilbur said.
The agreement won't be ready until the June 23 council meeting, at the earliest, with the public hearing on the application to follow at a later date.
