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Bylaws   Item #
Regular Council Meeting Agenda
C-994-17 - Second and Third Readings - Spruce Village Area Structure Plan Amendment - Plan 082 0912, Block 5, Lot 37 - Levasseur
Planning & Infrastructure
Strategic Vision Element:
This topic relates to all three of the City’s strategic vision elements contained in Council’s Strategic Plan
Request for Decision Summary
The purpose of this report is to seek Council's support for second and third readings of Bylaw C-994-17, an amendment to the Spruce Village Area Structure Plan. The proposed amendment redesignates the remaining undeveloped parcel from Medium Density Residential to Neighbourhood Commercial.
Administration supports this amendment as the proposed change redesignates the subject site to Neighbourhood Commercial and will allow for neighhourhood scale commercial development to occur on the subject site.
That second reading be given to Bylaw C-994-17 - Spruce Village Area Structure Plan Amendment.
That third reading be given to Bylaw C-994-17 - Spruce Village Area Structure Plan Amendment.
This amendment has been submitted by IBI Group, on behalf of the landowner, to convert a 0.39 ha site (Plan 082 0912, Block 5, Lot 37) from Medium Density Residential to Neighbourhood Commercial in the Spruce Village Area Structure Plan (ASP). The site is located at the southern entrance to the neighbourhood on the southwest corner of Spruce Village Way and Victoria Avenue. There is an existing convenience store/gas bar to the immediate south, single detached residential to the west and east, and a developed park site to the north. The subject site is the last large undeveloped parcel within the Spruce Village ASP area.
The applicant has noted that the site, under its current Medium Density Residential designation, has remained vacant due to lack of viable opportunities. Based on market demand, the landowner is pursuing a commercial developer to construct the site. Amending the Area Structure Plan and Land Use Bylaw prepares the land for a future change in ownership with the intention to provide neighbourhood scale commercial uses.
Municipal Development Plan
Your Bright Future, Municipal Development Plan, 2010 – 2020 (MDP) is the City’s primary statutory plan. The Future Land Use map designates the subject land as Future Residential. This designation includes neighbourhood commercial sites and will not require amendments to the MDP.
The Spruce Village Area Structure Plan
The subject land is located within the Spruce Village Area Structure Plan. The site was originally designated Neighbourhood Commercial and has changed between the Neighbourhood Commercial and Medium Density Residential designations on three separate occasions. The timeline is as follows:
· Bylaw C-699-07: Neighbourhood Commercial to Medium Density Residential
· Bylaw C-713-09: Medium Density Residential to Neighbourhood Commercial
· Bylaw C-934-15: Neighbourhood Commercial to Medium Density Residential
These amendments, as described by the Applicant, are a result of changes in market demand. The proposed amendment, if adopted, would allow for the development of commercial units on the site. The redesignation will also decrease the proposed number of medium density residential units in Spruce Village from 53 to 39 (from 7% of all residential units to 6%).
Administration supports the proposed Neighbourhood Commercial ASP designation for the site because of the benefits the proposed district will have on the surrounding community. A commercial development on the site will increase the amount of neighbourhood scale retail and services available to residents. In addition, if adopted, the resulting commercial development would increase the walkability of the neighbourhood and desirability of the area by having commercial uses and park space adjacent to one another.
Land Use Bylaw
The subject land is currently districted R2 - Mixed Medium to High Density Residential. An amendment (Bylaw C-993-17) to redistrict the subject site from R2 - Mixed Medium to High Density Residential to C3 – Neighbourhood Retail and Service has been submitted and is running concurrently for consideration by Council.
The proposed amendment has been circulated internally for other departments’ comments and has been discussed within the Planning and Infrastructure Department. No comments were received.
A statutory public hearing was held prior to second reading. A public hearing notice for the proposed redistricting appeared in the local newspaper as per the Municipal Government Act. The public hearing notice was also be mailed to landowners adjacent to the area being amended and be advertised on the City's website.
Public Open House
The applicant held a public open house at the Pioneer Centre on Tuesday, April 4 from 6:00 pm through 8:00 pm. Notice of the public open house was mailed, by the applicant, directly to residents within 30 m of the amendment area, and was also advertised in the Spruce Grove Examiner prior to the meeting. The event was attended by three members of the public who mainly inquired about the certainty of development on the vacant site. Two landowners voiced their support for the amendment.
If adopted, administration will update the Spruce Village Area Structure Plan on the City's website.
The subject land has been an undeveloped Medium Density Residential site for two years. If adopted, the development of neighbourhood scale commercial units will add to the variety of services available to the surrounding community.