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RFD- 3804 Bylaws   Item #   10. a.    
Regular Council Meeting Agenda
Meeting Date: 02/10/2020  
Title:    C-1074-19 - City Centre Area Redevelopment Plan - Second Reading - Levasseur
Department: Planning & Infrastructure  
Strategic Vision Element: This topic relates to all three of the City’s strategic vision elements contained in Council’s Strategic Plan Related Goal: n/a

Request for Decision Summary
Second reading of Bylaw C-1074-19 – City Centre Area Redevelopment Plan (ARP), a statutory plan for the effective and managed redevelopment of Spruce Grove’s city centre, is being brought forward for Council's consideration.

Administration supports this Bylaw.   

Proposed Motion
That second reading be given to Bylaw C-1074-19 – City Centre Area Redevelopment Plan, as amended.
City centre revitalization is identified as an important objective in Spruce Grove's Municipal Development Plan (MDP) for creating a mixed use hub of activity and a distinct urban experience by emphasizing mixed use development, walkability, a diverse and eclectic range of services, and higher residential density. 

Cushing Terrell Architects Inc. was retained in September 2017 to prepare a City Centre ARP.  The proposed ARP reviews the plan area, identifies challenges and opportunities, and provides a vision and redevelopment concept based on four land use precincts that respect the area’s existing commercial, institutional / recreational, and residential uses.  This ARP also provides direction on future land use, streets and mobility, urban design, built-form guidelines, and infrastructure.

Commercial redevelopment is planned through two land use precincts.  The McLeod Avenue Precinct is focused on establishing a pedestrian oriented ‘high street’, and the First Avenue Precinct proposes a mix of high-quality retail and office development along the highly visible Highway 16A corridor. Both areas encourage a vertical mixed-use development and a modern urban form emphasizing pedestrian traffic and walkability through phased streetscape and infrastructure enhancements starting at the “Main and McLeod" intersection.   The ARP changes angle parking to parallel parking along two blocks of McLeod Avenue to support creation of an appealing pedestrian streetscape and transit-friendly environment, which result in a loss of approximately 37 stalls.  A Parking Study (attached) undertaken for this ARP indicates there is currently more than enough underutilized city centre parking to make up any lost stalls; however, a reduction in available parallel stalls directly in front of some businesses will occur.  As part of the ARP's implementation the City will be undertaking a Parking Management Plan to ensure adequate on and off-site parking levels are managed over both the short and long term as redevelopment progresses.

The city centre's residential areas plan encourages both redevelopment and infill opportunities to increase unit density over time to achieve an aspirational target of 100 dwelling units per net residential hectare (du/nrha) as required for urban centres in the Edmonton Metropolitan Region Growth Plan. To achieve this density target the ARP's Urban Living Precinct's residential lands will emphasize higher density housing along Church Road, and between Calahoo Road and Queen Street.  A second area of low to medium density residential provides for continuation of single-detached and semi-detached dwellings with opportunity for infill with some medium density residential housing types consistent with the area's current land use district. The Urban Living Precinct's residential plan seeks to balance aspired to density targets with a multitude of redevelopment objectives, timing, and local interests. 

The city centre is an important civic and public service area, and the ARP's Civic Precinct includes the primary grouping of these land uses. Civic Precinct redevelopment looks to intensify public service uses to reinforce the city centre's importance as a gathering space for community services.  Associated with enhancing the city centre's overall importance as a gathering place, the ARP has identified that making upgrades to Columbus Park would provide space, flexibility, and aesthetic appeal for hosting a wide range of cultural events. 

This City Centre ARP provides a comprehensive plan for redeveloping the entire city centre as an integrated mixed use area that ties public service delivery, interesting commercial developments, and residential density increases to accomplish the intended vision.   In recognition that the city centre is in the oldest part of Spruce Grove, the ARP identifies the need for major infrastructure upgrades that are to be pursued over time as outlined in its implementation plan.  Furthermore, the Land Use Bylaw will require land use and development regulation amendments to match the goals, objectives, and policies of the City Centre ARP.  These include guidelines for building and streetscape improvements that promote elevated urban design.  This amendment is intended to follow closely after the adoption of the ARP using a process that includes opportunity for landowner, resident, and community consultation. Redevelopment is expected to take a minimum of 25 years to progress the ARP's vision, and area landowners will ultimately be in control of the pace of redevelopment.   
This item is for second reading only.  Discussion and consideration of changes to the Bylaw may be made at second reading.
Development of the City Centre ARP was guided by a steering committee from various City departments and the City Centre Business Association, and it provided many opportunities for community and stakeholder input through  workshops, presentations, design charrettes, and one-on-one meetings.   

As directed by Council during the first public hearing on May 27, 2019, additional consultation was undertaken with area residents to better understand their concerns about direction for adding new density in the area.  This consultation included two workshops (June 26 and 27, 2019), and an open house on November 28, 2019, that updated residents on how the input was considered for intended changes to address the identified concerns.  At the September 16, 2019, Committee of the Whole meeting Administration presented Council with a "What We Heard Report" summarizing the two workshops held in June 2019 and a copy of that report is attached.  A second "What We Heard Report" summarizing the subsequent November 2019 Urban Living Precinct Open House is also attached. 

A public hearing for this proposed Bylaw was held earlier in this Council meeting, and it was noticed per the requirements of the Municipal Government Act. 
If second reading is passed, the City Centre ARP will be circulated to the Edmonton Metropolitan Region Board for their approval considerations prior to the matter being returned to Council for third reading. 
Adoption of the City Centre ARP will provide a guide for the redevelopment of the lands within the MDP's city centre boundary.  It also directs actions required to implement the plan including making changes to the Land Use Bylaw regulations and undertaking future infrastructure upgrading.  Furthermore, city centre revitalization is one the four key Strategic Goals identified in the approved 2017-2022 Economic Development Strategy and Action Plan for Spruce Grove to plan, invest and encourage the revitalization and redevelopment.  Having this ARP would remove barriers to new investment and create a vision for commercial and higher density residential development in the city core.  An Economic Benefits and Costs Report prepared by Key Planning Strategies estimates that ARP implementation would generate a net uplift in annual property tax revenues of approximately 370% ($5.64 million) over current levels in a medium development scenario.  This is over and above the visual improvements and other non-financial benefits that accrue from creating a modern urban city centre.  The City's 2016 Cultural Master Plan also identified city centre redevelopment as a key strategic direction as revitalization is a proven method for engaging the broad community in a way that supports both cultural and economic growth and development.
Proposed Bylaw C-1074-19
City Centre Parking Study
What We Heard Report - Aug 2019
What We Heard - Nov 2019
City Centre ARP - Redline Copy

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