SOMBA K'E/YELLOWKNIFE
A discussion at a city committee meeting Monday about the proposed design of the Grace Lake South subdivision turned into a debate about development and revitalization efforts.

Included with a city staff report about the proposed 81-lot development for single-family homes off Kam Lake Road was a recommendation to halt future "greenfield" developments until revitalization efforts have been determined for existing parts of the city. Greenfield refers to preparing new land for development, such as Hordal Bagon lands or Taylor Road, instead of infilling existing areas.

Coun. Adrian Bell said the recommendation would create a housing market bottleneck for those looking for single-family homes, not downtown condos.

"I think that's going to create a huge problem for us, these are not interchangeable market segments," Bell said. He added it could dissuade those considering moving to the city.

The city's Land Administration Bylaw calls on 30 per cent of all land development fund revenue to be used for revitalization efforts, which the staff report defines as "land assembly projects in downtown, Old Town, Old Airport Road, and Kam Lake."

However, this has not necessarily been the case.

From 2010 to 2014, the fund generated $25 million but only $3.2 million in revitalization was carried out - well below the bylaw's prescribed $7.5 million for those efforts.

The recommendation calls on the city to establish a "Revitalization Initiative" reserve with 30 per cent of all future gross land development fund revenues allocated to it - essentially reinforcing the existing bylaw. Because it's gross revenue, it would mean the money would be allocated even if the city isn't making money off the lot sales.

The proposal was met with stiff resistance.

Coun. Niels Konge said the city lacks a coherent plan for downtown and shouldn't be setting aside more money to buy up land downtown in the hopes of spurring redevelopment.

"We need to have a solid plan and we don't," Konge said, adding that if people wanted to live downtown, the city would be selling the land it's already purchased. That hasn't been happening.

"I don't like the path that we're on," he said.

Bell also said he's not a big fan of putting money aside for ambiguous projects that haven't yet been articulated.

Coun. Phil Moon Son sought clarification on how the funds would be used. The money would not touch the core reasons people don't want to live downtown he said, alluding to social issues in the city centre.

Coun. Dan Wong's objection focused on whether the subdivision fits the city's growth and sustainability principles, referring to an e-mail he'd received calling Grace Lake South a "textbook case of unsustainable city planning."

The lots are about 1,400 square metres, approximately three times larger than most lots available in the city.

"It just seems like such a waste of valuable land," Wong said, adding the proposal appears to be outdated and something cities are now moving away from building.

Coun. Cory Vanthuyne rejected that suggestion.

"We're far from being concerned about our urban sprawl in this city," he said, adding there have been calls for decades for more waterfront lots. While waterside, there would be a 30.48 metre gap which would have a trail system between the lake and the lots.

The subdivision would rely on trucked-in water and trucked-out sewer, something both Wong and Moon Son said raises questions about the sustainability of the cost to service the area.

"It's not a sustainable way to balance a city budget," Wong said.

Director of planning and development Jeff Humble told council trucked services are the only viable option, otherwise the city won't proceed with the subdivision because of the cost to bring in piped service.

Mayor Mark Heyck said the revitalization recommendation could be voted on separately from the rest of the Grace Lake South recommendations when the issue comes to council next month.

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