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RFD- 2996 Public Hearings   Item #   7. a.    
Regular Council Meeting Agenda
Meeting Date: 05/08/2017  
Title:    C-994-17 - Spruce Village Area Structure Plan Amendment and C-993-17- Land Use Bylaw Amendment Plan 082 0912, Block 5, Lot 37 - Levasseur
Department: Planning & Infrastructure  
Strategic Vision Element: n/a Related Goal: n/a

Information
Request for Decision Summary
The purpose of this report is to provide Council with background information on proposed Bylaws C-993-17 and C-994-17 in order to undertake the statutory public hearing. These bylaws pertain to 5 Spruce Village Way (Plan 082 0912, Block 5, Lot 37). Bylaw C-993-17, a bylaw to amend the City of Spruce Grove Land Use Bylaw C-824-12, proposes to redistrict the subject land from R2 – Mixed Medium to High Density Residential District to C3 – Neighbourhood Retail and Service District. Bylaw C-994-17, a bylaw to amend the Spruce Village Area Structure Plan Bylaw C-713-09, proposes to redesignate the subject land from Medium Density Residential to Neighbourhood Commercial.

Proposed Motion
That Council thank those in attendance for their input.
Background/Analysis
IBI Group has applied, on behalf of the landowner, to amend the Land Use Bylaw and Spruce Village Area Structure Plan with respect to 5 Spruce Village Way (Plan 082 0912, Block 5, Lot 37). Bylaw C-993-17 proposes to redistrict the subject site from R2 - Mixed Medium to High Density Residential District to C3 – Neighbourhood Retail and Service District. Bylaw C-994-17 proposes to amend the Spruce Village Area Structure Plan to redesignate the subject site from Medium Density Residential to Neighbourhood Commercial. 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 designation and 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. 

Administration supports the proposed Land Use Bylaw and Spruce Village Area Structure Plan amendments for the site because, if adopted, a resulting commercial development will benefit the surrounding community. 

For more information on Bylaw C-993-17 and Bylaw C-994-17, please refer to the request for decision for second and third readings of these bylaws on May 8, 2017.
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 April 21 and 28, 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. 

Administration has received two written submissions from one landowner not in support of the amendments (See Attachment B).

Public Open House
The applicant scheduled 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. Furthermore, two landowners voiced their support for the amendment.
Implementation/Communication
Upon third reading of the bylaw, the Land Use Bylaw map will be updated and posted on the City's website.
Impacts
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.
Attachments
Attachment A: Public Hearing Notice
Attachment B: Public Hearing Submission - McDonald

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