Print Back to Calendar Return
RFD- 3050 Bylaws   Item #   10. j.    
Regular Council Meeting Agenda
Meeting Date: 08/14/2017  
Title:    C-988-17 - First Reading - Land Use Bylaw Amendment - Redistricting - Deer Park Aging in Place Complex - 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

Request for Decision Summary
The purpose of this Request for Decision is to seek Council’s support for first reading for Bylaw C-988-17 – Deer Park Direct Control District. An application has been received to redistrict 2.21 ha of Plan 142 2642, Block 1, Lot 3 from UR – Urban Reserve District to DC – Direct Control District.

Administration supports this amendment, which will allow for the development of an aging in place facility composed of three residential buildings with neighbourhood oriented public commercial uses.

Proposed Motion
That first reading be given to Bylaw C-988-17 - Land Use Bylaw Amendment – Deer Park Direct Control District. 
An amendment to the Land Use Bylaw has been received to redistrict 2.21 ha of Plan 142-2642, Block 1, Lot 3 from UR – Urban Reserve District to DC – Direct Control District (See Attachment B).

The subject land is currently part of a portion of land in an existing redistricting bylaw (C-943-15) being considered by Council. Under Bylaw C-943-15, the proposed change is from UR – Urban Reserve District to R2 - Mixed Medium to High Density Residential District. The proposed aging in place complex cannot be accommodated in the R2 District due to proposed new uses and parking regulations, availability of commercial uses within a residential development and an increase in building height. As a result the applicant has applied for a Direct Control (DC) District.

The proposed DC District will allow for the development of an aging in place complex that cannot be accommodated in existing districts in the Land Use Bylaw. Highlights of the proposed district are:
  1. Three new residential uses that are distinguished by level of care provided to residents;
  2. Maximum height of proposed buildings is six storeys not exceeding 24.0 m;
  3. Maximum density of 200 dwellings or sleeping units per hectare;
  4. Public commercial uses integrated into the residential development; and,
  5. New parking regulations for the proposed residential uses.
The proposed development is composed of three buildings that offers three different “Supportive Living” levels of care. The levels will range from independent living accommodations with minimal supports to fully supported living accommodations.
The proposed commercial uses will be integrated into the development and will include Child Care Facility, Eating and Drinking Establishment, Personal Service Establishment and Retail Sales. The uses will service both residents in the project as well as be available to the greater community. The proposed DC District commercial langage mirrors existing Land Use Bylaw regulations for the Neighbourhood Retail and Service District to mitigate potential impacts to the surrounding residential community.

The development will require the construction of the north extension of Deer Park Drive as the road serves as one of the development’s main access. Also, based on the density of the development, construction of the future east-west roadway directly to the south of the site, connecting Deer Park Drive to Jennifer Heil Way, will be required.

Municipal Development Plan
Your Bright Future, Municipal Development Plan, 2010 – 2020 (MDP) is the City’s primary statutory plan. Figure 8 of the MDP identifies the subject land for “Residential” use types. Similar to a Special Care Facility, the aging in place complex is the primary use and is considered a residential use and will not require an amendment to the MDP.

North Central Area Structure Plan
The North Central Area Structure Plan (ASP) was adopted in July 2003. Subsequently, Bylaw No. C-692-08 amended the original plan to designate the subject land as High Density Residential (see Attachment B). The proposed development conforms to the conceptual land use designations in the ASP and will not require an amendment to the ASP.

Land Use Bylaw
Currently, the subject land is districted UR – Urban Reserve. The subject land is a portion of a larger area being considered by Council under Bylaw C-943-15 (Deer Park Stage 7). Deer Park Stage 7 is pending third reading subject to a signed development agreement. If Bylaw C-988-17 were to receive third reading before Deer Park Stage 7, Deer Park Stage 7’s redistricting area will have to be amended. If Deer Park Stage 7 were to receive third reading before Bylaw C-988-17, Bylaw C-988-17 will have to be amended prior to third reading to reflect the subject land’s new districting.

This proposed DC District contains a combination of uses and regulations for the development of an aging in place complex. All development permits, unless stated otherwise in the district, will require a public hearing and Council’s approval as the Development Authority.

The proposed new uses for the DC District (Independent Supportive Living, Assisted Living Facility and Designated Supportive Living) are comparable to existing uses listed in the Land Use Bylaw. Independent Supportive Living would be similar to a Multi-Unit Dwelling. Assisted Living Facility and Designated Supportive Living are comparable to Special Care Facility. While there are similarities between the proposed uses and existing uses in the Land Use Bylaw, the applicant is proposing additional regulations, such as new parking regulations, that require the addition of these more specific use types.
Commercial uses
Commercial uses are not currently considered uses within the City's R2 District. Any non-residential uses within an R2 districted property must be accessory to the residential use. Commercial uses for the proposed development are intended to be open to the public and function independently from the residential uses. The DC District would allow for the mix of residential and commercial uses on one property. Proposed commercial uses include Child Care Facility, Eating and Drinking Establishment, Personal Service Establishment and Retail Sales.

Building Height
All principal buildings for the development are proposed to be a maximum of six storeys and 24.0 m in height. The current Land Use Bylaw allows for a range of building heights, including three storeys adjacent to districts that allow single family dwellings and also three storeys (or 12 m) for uses like Assisted Living Facility and Designated Supportive Living. Multi-unit Dwellings are at the discretion of the Development Officer. Therefore, some of the proposed building heights exceed what would typically be allowed in the R2 District.

The applicant has submitted a parking study (See Attachment D) that analyzes the overall parking scenario for the residential component of the aging in place development. The report concludes that the development will require less parking than existing Land Use Bylaw requirements for special care facilities and multi-unit dwellings, and proposes a different parking calculation method than existing Land Use Bylaw regulations. Parking requirements for the commercial uses will use existing regulations listed in the Land Use Bylaw. Any reduction to the required parking stalls for commercial uses will require a supplementary Parking Impact Assessment at the time of development permit, and would be subject to Council approval as Development Authority.
Administration has been working with the applicant to finalize the application.

The proposed amendment will be circulated internally for other departments’ comments.

Open House
The applicant held a public open house on January 24, 2017, at the Pioneer Centre. Draft site plans, design rationale and building renderings were available for preliminary public review at this meeting. Notice of the public open house appeared in the January 13 and 20, 2017, editions of the Examiner, and a notice was mailed to all properties within approximately 400 m of the site. Following the meeting, 21 written comments were received with general feedback regarding traffic, building height and parking spilling over to the surrounding neighbourhood as a result of the development (See Attachment E).  

Public Hearing
A public hearing will be held prior to second reading. The public hearing will be advertised as per the requirements of the Municipal Government Act, with advertisements in two editions of the Spruce Grove Examiner. Letters will be sent to adjacent landowners and those who attended the public open house, and the public hearing notice will be posted on the City's website. Any questions or comments regarding the development will be addressed at the public hearing.
If approved, the Land Use Bylaw Map will be updated and posted on the City's website.
This amendment to the land use bylaw will allow for the development of an aging in place complex in the Deer Park neighbourhood. This development will consist of three buildings that offer three different levels of care. The development also offers neighbourhood scale commercial services and retail to residents, visitors, employees of the complex and the general public. The development will require the extension of roads and utilities that will foster future development and benefit existing residents.
Attachment A: C-988-17
Attachment B: Location Aerial
Attachment C: ASP Overview
Attachment D: Parking Study
Attachment E: Public Open House Report

City Council and Committee of the Whole agendas and minutes are posted on the City of Spruce Grove website for information purposes only. These agendas may be changed at the discretion of Council by the addition or deletion of items. Anyone reviewing the draft agenda should do so on the understanding that it is subject to change by Council.

All attachments are in PDF format, and require the Adobe Acrobat Reader plug-in for viewing.

Audio from the most recent City Council and Committee of the Whole meetings are available via podcast on the City of Spruce Grove website.

AgendaQuick©2005 - 2018 Destiny Software Inc., All Rights Reserved