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RFD- 2950 Public Hearings   Item #   7. a.    
Regular Council Meeting Agenda
Meeting Date: 03/13/2017  
Title:    C-985-16 - Land Use Bylaw Amendment - Harvest Ridge Stage 18 - Levasseur
Department: Planning & Infrastructure  
Strategic Vision Element: This topic relates to all three of the City’s strategic vision elements contained in Council’s Strategic Plan Related Goal: n/a

Information
Request for Decision Summary
The purpose of this report is to provide Council with background information on proposed Bylaw C-985-16 - Harvest Ridge Stage 18 in order to undertake the statutory public hearing. This bylaw is an amendment to Land Use Bylaw C-824-12, redistricting 12.88 ha in SW ¼ SEC. 8, TWP. 53 RGE. 27 W. 4th MER from Urban Reserve District to R1 - Mixed Low to Medium Density District, P1 - Parks and Recreation District and P2 - Natural Areas District. 

Proposed Motion
That Council thank those in attendance for their input.
Background/Analysis
Select Engineering, on behalf of the land owner, has applied to redistrict approximately 12.88 ha of land within SW ¼ SEC. 8, TWP. 53 RGE. 27 W. 4th MER, from UR – Urban Reserve District to R1 – Mixed Low to Medium Density Residential District (3.21 ha),  P1 - Parks and Recreation District (5.66 ha) and P2 - Natural Areas District (4.83 ha).
 
The proposed R1 district consists of 56 residential lots for 22 single detached dwellings and 34 semi-detached dwellings. These residential lots will be an extension of Hilton Cove to the north and Harrison Gate to the south.

The development also proposes land to be districted P1 - Parks and Recreation for the purposes of open space and a stormwater management facility. These areas will have access through current and ongoing development in the Harvest Ridge neighbourhood and provides active and passive recreational opportunities for users. The stormwater management facility is already in place; the location will be formalized through this amendment and the subdivision process.

A portion of the open space north of the stormwater management facility will be considered non-credit municipal reserve; the delineation will take place during the subdivision process. The non-credit municipal reserve is land that is to be given to the City over and above the maximum amount of municipal reserve allowed for under the Municipal Government Act. In this instance, the non-credit municipal reserve is land that the developer finds uneconomic to develop based on the composition of the soil and the cost of developing the land. These lands will be required to be landscaped and designed for public use before being handed over to the City.
Options/Alternatives
N/A
Consultation/Engagement
Administration has discussed initial comments about the development with the applicant.

As per Municipal Government Act requirements, notice of the public hearing was placed in the February 24 and March 3, 2017 editions of the Spruce Grove Examiner (See Attachment A). The public hearing notice has also been mailed to landowners adjacent to the plan area. 

As the application borders Parkland County, a notice of public hearing and opportunity to comment on the proposed amendment was sent to Parkland County. Parkland County responded with no concerns or objections to the proposed redistricting.
Implementation/Communication
Upon third reading of the bylaw, the Land Use Bylaw map will be updated and posted on the City's website.
Impacts
This amendment will provide for the development of single detached dwellings, a stormwater management facility and numerous open spaces. 
Attachments
Attachment A: Public Hearing Notice

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