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Bylaws   Item #
Regular Council Meeting Agenda
C-993-17 - Second and Third Reading - Land Use Bylaw Amendment - Redistricting - 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 Request for Decision is to seek Council’s support for second and third reading of Bylaw C-993-17, an amendment to the Land Use Bylaw. The proposed amendment redistricts Plan 082 0912, Block 5, Lot 37 from R2 - Mixed Medium to High Density Residential to C3 – Neighbourhood Retail and Service.
Administration supports this amendment that will allow for the development of neighbourhoood commercial.
That second reading be given to Bylaw C-993-17 - Land Use Bylaw Amendment – Redistricting - Plan 082 0912, Block 5, Lot 37.
That third reading be given to Bylaw C-993-17 - Land Use Bylaw Amendment – Redistricting - Plan 082 0912, Block 5, Lot 37.
IBI Group has applied, on behalf of the landowner, to redistrict Plan 082 0912, Block 5, Lot 37 from R2 - Mixed Medium to High Density Residential District to C3 – Neighbourhood Retail and Service District (See Attachment B). The site is located near 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 Area Structure Plan area.
The applicant has noted that the site, under its current R2 Districting, 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 providing neighbourhood scale commercial uses.
The site was originally districted C-4 - Commercial-Neighbourhood Retail and Service (under the previous Land Use Bylaw) and has been redistricted between commercial and residential districts on three separate occasions. The timeline is as follows:
These amendments, as described by the applicant, are a result changes in market demand. Bylaw C-670-07: C-4 - Commercial-Neighbourhood Retail and Service District to R-2MS - Residential-Medium Density Small Site District
Bylaw C-714-09: R-2MS – Residential-Medium Density Small Site District to C-4 – Commercial-Neighbourhood Retail District
Bylaw C-935-15: C3 – Neighbourhood Retail and Service District to R2 – Medium to High Density Residential District
Administration supports the proposed C3 - Neighbourhood Retail and Service districting 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, a 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.
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 lands as Future Residential. This designation includes neighbourhood commercial sites.
Spruce Village Area Structure Plan
The subject land is located with the Spruce Village Area Structure Plan (ASP). There have been three amendments to the ASP concerning this site. The site is currently designated Medium Density Residential. An amendment (Bylaw C-994-17) to the ASP redesignates the site to Neighbourhood Commercial has been submitted and is running concurrently with this bylaw.
Land Use Bylaw
The subject site is currently districted R2 - Mixed Medium to High Density Residential. The proposed amendment to the Land Use Bylaw would redistrict the site to C3 – Neighbourhood Retail and Service.
The following is a review of the consultation that has occurred for this application:
The proposed amendment was circulated internally for other departments’ comments. 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 and mainly inquired about the certainty of development on the vacant site. Two landowners voiced their support for the amendment.
If approved, the Land Use Bylaw map will be updated and posted 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.