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Bylaws Item #: 9.c.

Regular Council Meeting

C-714-09 - First Reading - Land Use Bylaw Amendment - Spruce Village - Redistricting - C-4 Site - Hales

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

Information

Recommendation

That first reading be given to Bylaw C-714-09 - Land Use Bylaw Amendment - Spruce Village - Redistricting - C-4 Site.

Purpose

The purpose of the amendment is to redistrict Lot 37, Block 5, Plan 0820912 (5 Spruce Village Way), approximately 0.4 ha in SW 11-53-27-4, from R-2MS – Residential-Medium Density Small Site to C-4 – Commercial-Neighbourhood Retail and Service

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.

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 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. An amendment to the Spruce Village ASP (Bylaw No. C-713-09) is being considered by Council concurrently with this Land Use Bylaw amendment.

The Land Use Bylaw
The subject site is currently districted R-2MS – Residential-Medium Density Small Site. This Land Use Bylaw amendment would redistrict the site from R-2MS to C-4 – Commercial-Neighbourhood Retail and Service.

Options

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

Impacts/Consultation

The redistricting application will be circulated internally for other departments’ comments.

A non-statutory open house will be held with respect to the proposed area structure plan amendment and associated redistricting, prior to the public hearing.

Implementation/Communication

N/A

Core Strategies

N/A

Fiscal Impact

Financial Considerations:

N/A

Attachments

Bylaw C-714-09

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