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Bylaws   Item #
Regular Council Meeting Agenda
C-1002-17 - Second Reading - Land Use Bylaw Amendment - Redistricting - Deer Park Village - Levasseur
Planning & Infrastructure
Strategic Vision Element:
Where People Choose to Live - A dynamic city with an exceptional quality of life
Request for Decision Summary
The purpose of this report is to seek Council's support for second reading of Bylaw C-1002-17, an amendment to the Land Use Bylaw. The proposed amendment will redistrict a 4.13 ha area of Lot 1, Block 1, Plan 142 2641 from UR - Urban Reserve to R1 - Mixed Low to Medium Density Residential. An associated bareland condominium subdivision has been received by administration proposing a phase 1 containing 29 units.
That second reading be given to Bylaw C-1002-17 - Land Use Bylaw Amendment - Redistricting - Deer Park Village.
Bylaw C-1002-17 is running concurrently with Bylaw C-1001-17 (an amendment to the North Central Area Structure Plan). The proposed redistricting is in compliance with the North Central Area Structure Plan as amended under proposed Bylaw C-1001-17 which redesignates the application area as Medium Density Residential. Bylaw C-1002-17 proposes to redistrict a 4.13 ha area of Lot 1, Block 1, Plan 142 2641 from UR - Urban Reserve to R1 - Mixed Low to Medium Density Residential.
As flexible zoning was not a consideration when the North Central Area Structure Plan was originally adopted, the R1 districting (under the Medium Density Residential identified in the associated C-1001-17 ASP amendment) would be limited to duplexes, and semi-detached dwellings, and accessory buildings - with single detached as a discretionary use.
The draft bareland condominium outline plan identifies 80 semi-detached lots and two single detached residential lots within the subject lands. As currently proposed, Phase 1 containing 29 units (28 semi detached and 1 single detached) would be developed first. Access into the Phase 1 development would be via an extension to Deer Park Drive with a secondary emergency access located at the current terminus of the Deer Park Crescent local road. Phases 2 and 3 will not be started until the collector connection onto Jennifer Heil Way (along the north of the property) is completed and offers a second entry/egress location to the bareland condominium.
The subject lands are currently serviceable with sanitary to the south, water to the south and northeast, and storm water to the northeast. The applicant and the landowner to the north have reached an agreement regarding servicing of and access to this site.
A traffic review was submitted in support of the proposed phase 1 development and concluded that the development and access plan would not have significant impact on the area transportation infrastructure in the short or long term.
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 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.
A statutory public hearing will be held August 14, 2017. Notice of the public hearing was advertised in the July 28 and August 4 editions of the Spruce Grove Examiner. Specific notification was mailed to adjacent landowners within 30 m, as per the requirements of the Land Use Bylaw, and to any additional individuals that signed in during the recent open house.
If approved, the City Land Use Bylaw map on the City website will be amended as per the attached Schedule.
Approval of this bylaw would allow for the development of semi detached or duplex residential lots. Phase 1 of the proposed bareland condominium subdivision, as currently proposed, would create 29 units with vehicular access from Deer Park Drive.