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Bylaws Item #: 9.b.

Regular Council Meeting

C-713-09 - First Reading - Spruce Village Area Structure Plan Amendment - Neighbourhood Commercial Site - Hales

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

Information

Recommendation

That first reading be given to Bylaw C-713-09 - Spruce Village Area Structure Plan Amendment - Neighbourhood Commercial Site.

Purpose

The purpose of the amendment is to redesignate Lot 37, Block 5, Plan 0820912 (5 Spruce Village Way), approximately 0.4 ha in SW 11-53-27-4, from Medium Density Residential to Neighbourhood Commercial on the Spruce Village Development Concept map.

When the Spruce Village Area Structure Plan was adopted in June, 2005, two neighbourhood commercial sites were designated at the Grove Drive entrance to the Spruce Village community. The south lot has since been developed as a neighbourhood convenience store and gas bar. In 2007, Beaverbrook Developments concluded that there was no demand for a second neighbourhood commercial site in the Spruce Village neighbourhood and that the subject site offered opportunities for medium density residential development. However, market demand for medium density housing has decreased. There are three other multi-family sites in the Spruce Village neighbourhood, providing a projected 113 units.

The site, near the Grove Drive entrance to Spruce Village, is suitable for commercial and service uses. Commercial development will not increase traffic flow within the neighbourhood. Immediately adjacent to the south is a 0.4 ha commercial lot with neighbourhood retail development; to the north is a park and playground. The Spruce Village showhome parade is located along the east side of Spruce Village Way. To the west, single detached residential lots back onto the proposed commercial site.

The proposed redesignation will decrease the proposed number of medium density residential units in Spruce Village from 53 to 39 (from 7% of all residential units to 6%). Servicing, road alignments and capacities, and staging will not be affected by this amendment.

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. This designation includes neighbourhood commercial sites.

The Spruce Village Area Structure Plan

The subject lands are currently governed by the Spruce Village Area Structure Plan (ASP), adopted in June, 2005.

The ASP shows the subject site as Medium Density Residential. The landowner has decided that the site can be better utilized for neighbourhood commercial development.

The Land Use Bylaw

The subject site is currently districted R-2MS – Residential-Medium Density Small Site. A Land Use Bylaw amendment (Bylaw No. C-714-09) to redistrict the site from R-2MS – Residential-Medium Density Small Site to C-4 – Commercial-Neighbourhood Retail and Service is being considered by Council concurrently with this ASP amendment.

Options

Council can decide not to give first reading to the proposed Bylaw and thereby decide not to amend the Spruce Village Area Structure Plan with respect to this application.

Impacts/Consultation

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

A non-statutory open house will be held prior to the public hearing.

Implementation/Communication

N/A

Core Strategies

N/A

Fiscal Impact

Financial Considerations:

N/A

Attachments

Attachment A, Bylaw No. C-713-09

Attachment B, Schedule 1, Spruce Village Area Structure Plan Amendment

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