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RFD- 3076 Public Hearings   Item #   7. a.    
Regular Council Meeting Agenda
Meeting Date: 08/14/2017  
Title:    Deer Park Village - North Central Area Structure Plan Amendment C-1001-17 and Land Use Bylaw Amendment C-1002-17 - Levasseur
Department: Planning & Infrastructure  
Strategic Vision Element: Where People Choose to Live - A dynamic city with an exceptional quality of life Related Goal: The City maintains a constant inventory of available land, both developed and developable, to ensure businesses can find properties that meet their needs.

Information
Request for Decision Summary
The purpose of this report is to provide Council with background information regarding two bylaws affecting the Deer Park neighbourhood.

Bylaw C-1001-17 is an amendment to the North Central Area Structure Plan that introduces a 0.8 ha neighbourhood commercial site to the south side of the future collector connection onto Jennifer Heil Way and changes a 4.1 ha area north of Deer Park Blvd and adjacent Jennifer Heil Way from Low Density Residential to Medium Density Residential. 

Bylaw C-1002-17 is an amendment to the Land Use Bylaw redistricting the 4.1 ha Medium Density Residential area (as proposed in Bylaw C-1001-17) from UR - Urban Reserve District to R2 - Mixed Medium to High Density Residential District.

Proposed Motion
Thank those in attendance be thanked for their input.
Background/Analysis
If approved, the proposed bylaws would introduce an additional 4.1 ha Medium Density Residential area into the Deer Park neighbourhood. Under the regulations of the R1 district, permitted uses within this area include duplexes, semi-detached dwellings, and accessory buildings (discretionary uses include single detached dwellings). The proponent of the associated amendments has indicated that the intent is to build a bareland condominium project with a first Phase consisting of 29 residential units. Access to this phase would be via a northward extension of Deer Park Drive. Prior to or in conjunction with the development of Phase 2, the developer will be required to complete the collector connection onto Jennifer Heil Way.

The applicant has worked out an agreement with the landowner to the north such that the required collector connections and servicing can be constructed as required by the development. The collector connection to Jennifer Heil way will be built by one of the developers, depending on which development first requires this connection.

Phase 2 would create an additional 30 residential lots, and Phase 3 would complete the residential portion of the development with a final 23 lots (total of 82). 

Traffic concerns have been expressed by the residents of the Deer Park neigbourhood with each of the last public hearings regarding this property and at the May 10 open house. While traffic is a concern, particularly expressed by residents east of Deer Park Drive where the majority of neighbourhood traffic funnels, the proposed development is a step towards the completion of a second entrance to the neighbourhood. The traffic generated from the proposed first phase would be directed onto Deer Park Drive and should not add to the queuing problems along Deer Park Boulevard. Prior to the completion of Phase 2, the collector connection from Deer Park Drive to Jennifer Heil Way shall be completed. This connection will accommodate most traffic in and out of the proposed development and is anticipated to alleviate the traffic concerns with the additional neighbourhood access / egress.

The addition of the commercial site is consistent with objective 6.2.4 of the Municipal Development Plan, which encourages the development of neighbourhood commercial uses as an integral component of city neighbourhoods.
Options/Alternatives
N/A
Consultation/Engagement
The applicant held a public information meeting on May 10, 2017, from 5:00 to 7:00 at the Elks Hall. Notice of the open house was mailed to adjacent properties and advertised in the Grove Examiner on April 28 and May 5. The open house mail out information has been included with this report.

The open house was attended by approximately 30 people, with 19 officially signing the sign-in sheet. Numerous concerns were raised at this meeting, including traffic concerns along Deer Park Boulevard and Deer Park Drive, concerns regarding construction traffic access, concerns regarding the retention of the existing trees along the south side of the amendment area, and concerns regarding the notification mail out area. In addition to these concerns, positive feedback included the response to the mail out material, building to meet a need (housing for adult living), and the limited effect the proposed development would have on traffic volumes.

Notice of public hearing was posted in the July 28 and August 4 editions of the Spruce Grove Examiner. Individual letters were also mailed to all landowners within 30m of the subject lands and to all individuals who attended and left their contact information at the May 10 public meeting.
Implementation/Communication
N/A
Impacts
N/A
Attachments
Notice of Public Hearing
Open House Information
Public Hearing Submission - Byers

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