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Bylaws Item #: 9.d.

Regular Council Meeting

C-699-08 - Third Reading - Land Use Bylaw Amendment - Harvest Ridge Stage 10 - Redistricting - Hales

Date:	08/17/2009
Submitted By:	Planning & Infrastructure
Department:	Planning & Infrastructure

Information

Recommendation

That third reading be given to Bylaw C-699-08 - Land Use Bylaw Amendment - Harvest Ridge Stage 10 - Redistricting.

Purpose

The purpose of this amendment is to redistrict 9.54 ha in SW 8-53-27-4 from:

1. U-R – Urban Reserve Holding District to S-P – Semi-Public Institutional (7.94 ha);
2. U-R – Urban Reserve Holding District to R-3 – Residential-High Density (0.59 ha);
3. R-3 – Residential-High Density to S-P – Semi-Public Institutional (0.07 ha);
4. R-1D – Residential-Single Detached (Class D) to R-3 – Residential-High Density (0.05 ha); and
5. R-1D – Residential-Single Detached (Class D) to S-P – Semi-Public Institutional (0.96 ha).

The subject land is located north of the future Grove Drive West alignment. The S-P district is required to accommodate a high school and associated sportsfields. The proposed school is one of sixteen schools announced recently by Alberta Infrastructure. Evergreen Catholic School Division, Lamont Development Inc. and the City of Spruce Grove are working together to start building for a projected opening date of 2012.

A small multi-unit residential site will be developed immediately east of the school site.

Background

The Municipal Development Plan

The Municipal Development Plan (MDP) is the City’s primary statutory plan. The subject lands are designated as “Future Residential” on the Future Land Use Map. The “Future Residential” designation does not distinguish among housing densities, nor does it designate locations for such associated uses as schools and churches.

Neighbourhood Development Policy 3.2 states that:

The City will encourage the development of housing types, lot sizes, and types of tenure … to meet the needs of various income, age and social groups.

Neighbourhood Development Policy 3.6 states that:

The City will encourage the location of multiple unit housing in areas adjacent to community facilities, major roads, schools, recreation and commercial facilities, institutional buildings, or significant natural amenities.

The proposed R-3 site is bordered on the south by the Grove Drive West alignment and on the north and west by the proposed school site and sportsfields.

The West Area Structure Plan

The subject lands are currently governed by the West Area Structure Plan (WASP) which was adopted in March, 2004, and subsequently amended. The ASP has always contemplated a school site at the intersection of Grove Drive and the western major collector road.

The proposed high density residential site is also consistent with the ASP Development Concept map.

The Land Use Bylaw

The major portion of the subject site is currently districted U-R – Urban Reserve Holding District. The reclassification of land to other land use districts is normally required before subdivision and development can occur.

In May, 2005, Land Use Bylaw No. C-524-04 was adopted, redistricting the southeast corner of SW 8 from U-R to R-1D and R-3. Continuing development of the Harvest Ridge neighbourhood from east to west has resulted in a redesign of the subdivision layout, particularly with respect to the future school site. As a result, small portions of the original R-1D and R-3 districts are being redistricted to S-P and R-3.

Options

Council can decide not to give further readings to the proposed Bylaw and thereby decide not to amend the Land Use Bylaw with respect to this application.

Impacts/Consultation

The applicant has discussed the proposed high school site with Evergreen Catholic School Division

The proposed Land Use Bylaw amendment was circulated internally for other departments’ comments.

Implementation/Communication

N/A

Core Strategies

To accommodate a range of housing for all demographic groups and income levels.

To maintain and enhance civic and community facilities, parks, open spaces and services contributing to an outstanding quality of life.

Fiscal Impact

Financial Considerations:

N/A

Attachments

Attachment A - 699-08

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