Before city council even passes first reading of a bylaw that would rezone five pieces of land in Porter Creek and Crestview for residential development, it's being asked to make even further changes to the plans.

Porter Creek resident Pam Sinclair has asked the city to reconsider part of the proposal for the north end of Elm Street.

The plan would see part of a greenbelt area rezoned to a 1,001-square-metre Residential Single Detached (RS) lot, allowing a single-family home or duplex.

Across the road, the greenbelt site would be rezoned to Residential Multiple Housing.

Sinclair said her main issue is with the single-family lot proposed.

A resident of the area close to each of the Porter Creek sites up for infill, she and her family support infill.

Among the reasons they live in Porter Creek is the short commute to downtown, access to transit and other amenities, Sinclair told council. So, she said, they believe in some level of housing density in their neighbourhood.

As a resident who uses and is familiar with Porter Creek's greenspace and in her job as a wildlife biologist, Sinclair said, the site identified for the single-family or duplex home features a relatively small riparian zone near the neighbourhood's creek. It's of significant value for such area wildlife as snowshoe hares, birds and other animals, she said.

Sinclair made it clear she wasn't talking about bears.

"I don't think we should be cutting into that riparian zone,” she told council, noting that since the area is so small, it could take a toll on local wildlife.

Sinclair did not take issue with the 5,065-square-metre site across the road being rezoned for development. The road already acts as a separation between it and the smaller greenspace she's concerned about.

Later in the meeting, two councillors indicated Sinclair might have their support. Councillors Dave Stockdale and Doug Graham said they aren't opposed to giving up the suggested single-family lot.

"I would be prepared to surrender that lot,” Stockdale said.

Sinclair doesn't take issue with the larger area up for development. However, she suggested it would be better suited to three or four single-detached lots rather than a large multi-family site. If there are too many people in the area, she said, it too could take a toll on the local wildlife.

Questioned by Graham, planning manager Mike Gau said staff have proposed the multi-housing zone for the site because of the numerous encumbrances such as utility lines which limit where development can happen there.

Essentially, building would be limited to the middle part of the site because of the underground lines in the area, making multi-family housing more ideal for the property than single-detached homes would be.

"The site is much less developable than it looks,” he said.

Gau was seated next to planner Ben Campbell, who brought forward a report to council on the plans, recommending it move forward with starting the rezoning.

That would see first reading come forward next week. If that passes, it would trigger a public hearing at council's April 11 meeting.

A report on that public hearing would then be presented to council on April 18, with second and third readings to be voted on April 26.

If two public meetings held earlier this year are any indication, council could hear significant opposition to each of the rezoning proposals.

Residents used the meetings to speak out against the plans. Many argued they had purchased their homes with the understanding that the greenspace now proposed for development would remain green and should remain protected.

Along with the Elm Street site, the city is proposing to rezone the site at Rainbow Road and Klukshu Avenue in Crestview from Environmental Protection (PE) to five RS lots ranging from 625 square metres to 813 square metres as well as a Parks and Recreation zoned site.

At 12th Avenue and Centennial Street in Porter Creek, the site would be rezoned from Greenbelt to two RS lots measuring 1,098 square metres and 768 square metres.

On 14th Avenue near the Guild Hall, a Public Services (PS) zoned site would be changed to four Restricted Residential Detached (RR) lots for single family housing with properties ranging from 948 square metres to 1,158 square metres.

In developing the site, a playground would be lost.

City staff are recommending if the rezoning is approved, $85,000 from the city's reserve of development cost charges be spent on a new tots' playground a couple of blocks away at 14th Avenue and Elm Street.

As Campbell stated in his presentation last night, the current playground is 20 years old and needs to be fixed up.

"Recognizing the need for a pre-school age playground, administration is proposing a new tot-lot playground designed for two- to five-year-olds at the northwest corner of 14th Avenue and Elm Street,” he stated in his report to council.

"This location has the potential to become a neighbourhood focal point, due to its proximity to housing and amenities such as the (Super A) grocery store, creek, school and bus stop. The site is currently zoned RS and would need to be rezoned to PR to allow for a playground.”

With plans for changes to the Porter Creek park, Coun. Dave Austin asked whether the city had any plans to update the playground in Crestview.

Gau replied that it wasn't something that had been considered, but staff could look into it.

Austin also wondered whether properties could be subdivided, noting he'd hate to have the city tell people there would only be a certain number of lots only to have those doubled.

The properties aren't at a size that can be subdivided, he was informed.

Under questioning by council members, Gau said the land in between the Guild Hall and the area on 14th Avenue suggested for redevelopment wasn't put up for development because it's being kept for a potential expansion of the Guild, which has undergone extensive renovations.

The rezoning could also mean changes for Versluice Meadows.

Campbell brought forward a recommendation that staff do more analysis on the feasibility and costs of the Porter Creek Community Association's 2006 project to protect and rehabilitate the area, with an ultimate goal of making it a park.

Such rehabilitation projects should also be considered when the city looks at developing the suggested Porter Creek D area near McIntyre Creek, Coun. Ranj Pillai suggested.

While it will be another week before council votes on whether to go forward with first reading on the rezoning, Mayor Bev Buckway said last night it's "imperative” for the city to move forward on such infill projects, given the city's significant housing need.

"I'm really pleased to see this come forward,” she said.

While not a lot of properties are being proposed, she conceded, it will at least be part of addressing the problem while larger projects move forward.

"We just got to keep trying,” Buckway said.