APPROVED
As to Form _________________
CITY SOLICITOR
Bylaw 12821
A Bylaw to amend Bylaw 12800, as amended,
The Edmonton Zoning Bylaw
Amendment No. 18
WHEREAS a portion of SW 1-52-25-W4M, located east of 142 Street and north of 23
Avenue, Hodgson, Edmonton, Alberta, is specified on the Zoning Map as (AG) Agricultural Zone;
and
WHEREAS an application was made to rezone the above described property to (RF1)
Single Detached Residential Zone, (RSL) Residential Small Lot Zone, (RF5) Row Housing Zone,
(RA7) Low Rise Apartment Zone, (A) Metropolitan Recreation Zone, (AGU) Urban Reserve
Zone, (AP) Public Parks Zone, (PU) Public Utility Zone, and (CSC) Shopping Centre Zone;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal
Government Act, S.A. 1994, c. M-26.1, as amended, the Municipal Council of the City of
Edmonton duly assembled enacts as follows:
1.
The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby
amended by rezoning the lands legally described as a portion of SW 1-52-25-W4M, located east of
142 Street and north of 23 Avenue, Hodgson, Edmonton, Alberta, which lands are shown on the
sketch plan annexed hereto as Schedule “A”, from (AG) Agricultural Zone to (RF1) Single
2/3
Detached Residential Zone, (RSL) Residential Small Lot Zone, (RF5) Row Housing Zone, (RA7)
Low Rise Apartment Zone, (A) Metropolitan Recreation Zone, (AGU) Urban Reserve Zone, (AP)
Public Parks Zone, (PU) Public Utility Zone, and (CSC) Shopping Centre Zone.
READ a first time this
day of
, A. D. 2001;
READ a second time this
day of
, A. D. 2001;
READ a third time this
day of
, A. D. 2001;
SIGNED and PASSED this
day of
, A. D. 2001.
THE CITY OF EDMONTON
__________________________________
MAYOR
__________________________________
CITY CLERK
3/3
SCHEDULE “A”
BYLAW 12821
RF1
US
PU
AG
AG
RA7
RF1
to PU
to RF1
to RF5
to A
A
SCHEDULE “A”
PU
to AP
to RSL
to RSL
to AGU
RF5
to RF5
A
RF1
RF5
to RSL
to RSL
S.W. 1/4 SEC. 1-52-25-4
CSC
to RF5
AG
AG
TO CSC
to RA7
AG
AG to RF1, RSL, RF5, RA7, A,
AGU, AP, PU & CSC
N
ATTACHMENT 2
BYLAW 12821
FILE: LUB/01-0044
HODGSON
DESCRIPTION:
ZONING BYLAW AMENDMENT from (AG) Agricultural Zone
to (RF1) Single Detached Residential Zone, (RSL) Residential
Small Lot Zone, (RF5) Row Housing Zone, (RA7) Low Rise
Apartment Zone, (A) Metropolitan Recreation Zone, (AGU) Urban
Reserve Zone, (AP) Public Parks Zone, (PU) Public Utility Zone,
and (CSC) Shopping Centre Zone; HODGSON
LOCATION:
East of 142 Street and north of 23 Avenue
LEGAL
DESCRIPTION:
Portions of SW 1-52-25-W4M
APPLICANT:
Stantec Consulting Ltd.
10160 - 112 Street
Edmonton, AB T5K 2L6
OWNER:
Alldritt Development Limited
11305 - 149 Street
Edmonton, AB T5M 1W6
United Inc.
503, 10109 - 106 Street
Edmonton, AB T5J 3L7
Dykstra Construction Ltd.
10816 - 147 Street
Edmonton, AB T5N 3E2
Et al.
ACCEPTANCE OF
APPLICATION:
EXISTING
DEVELOPMENT:
May 1, 2001
A farmstead, a small wetland area with an associated woodlot, and
agricultural uses.
_______________________________________________________
1
BYLAW 12821
FILE: LUB/01-0044
HODGSON
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION:
That Bylaw 12821 to amend the Zoning Bylaw from
(AG) Agricultural Zone to (RF1) Single Detached Residential
Zone, (RSL) Residential Small Lot Zone, (RF5) Row Housing
Zone, (RA7) Low Rise Apartment Zone, (A) Metropolitan
Recreation Zone, (AGU) Urban Reserve Zone, (AP) Public Parks
Zone, (PU) Public Utility Zone and (CSC) Shopping Centre Zone
be APPROVED.
2
BYLAW 12821
FILE: LUB/01-0044
HODGSON
DISCUSSION
1.
The Application
This application proposes to amend the Zoning Bylaw from (AG) Agricultural Zone to
(RF1) Single Detached Residential Zone, (RSL) Residential Small Lot Zone, (RF5) Row
Housing Zone, (RA7) Low Rise Apartment Zone, (A) Metropolitan Recreation Zone,
(AGU) Urban Reserve Zone, (AP) Public Parks Zone, (PU) Public Utility Zone, and
(CSC) Shopping Centre Zone for portions of SW 1-52-25-W4M. The intent is to develop
the site for low and medium density residential development, a school/park site, a
stormwater influenced wetland, a stormwater management facility, and commercial
development in the Hodgson neighbourhood. The A Zone is intended to apply zoning to
lands contained within the North Saskatchewan River Valley Area Redevelopment Plan.
The AP Zone is intended to preserve a substantial portion of the Ogilvie Ridge
Environmentally Sensitive Area (SW6002), as identified in the City of Edmonton
Inventory of Environmentally Sensitive and Significant Natural Areas.
2.
Site and Surrounding Area
The lands affected by this application are located east of 142 Street and north of
23 Avenue. The site is primarily used for agricultural purposes. There is a farmstead
located in the southwest corner of the Plan area. The Ogilvie Ridge Wetland (SW6002)
is located in the north central area of the site. A TransAlta Utilities aerial transmission
line right-of-way runs along the northern boundary of the site, separating it from the
established Carter Crest and Ogilvie Ridge neighbourhoods to the north.
To the west of the subject area across 142 Street is the currently developing Leger
neighbourhood. To the southwest is the Terwillegar Towne neighbourhood. Lands to the
south across 23 Avenue are currently zoned (AG) Agricultural, and no NASP has been
approved for this area. The Whitemud Creek ravine lies immediately to the east of the
Hodgson neighbourhood.
View looking east from Rabbit Hill Road north of 23 Avenue.
3
BYLAW 12821
FILE: LUB/01-0044
HODGSON
ANALYSIS
1.
Compliance with Approved Plans and Land Use Compatibility
The proposed rezoning is in conformance with the Hodgson Neighbourhood Area
Structure Plan, approved by City Council in 1995. The Hodgson NASP designates this
site for low and medium residential development, school/park, stormwater management,
environmentally sensitive area, and commercial uses. The proposed uses within the
Hodgson neighbourhood are compatible with the existing suburban development in the
area. The proposed commercial site, located in the southwest corner of the plan area, is
part of the commercial/employment node identified in the Terwillegar Heights Servicing
Concept Brief.
2. Natural Areas and Environmental Site Assessments
The Ogilvie Ridge Wetland (SW6002) located within the Hodgson neighbourhood was
disturbed in 1991 or 1992 with fill material being deposited in the north and east portions
of the site. The Hodgson NASP designates this site as an Environmentally Sensitive Area
and recommends its retention as a naturalized wetland. The NASP also recommends
direct surface runoff from the adjacent school/park site be directed to the wetland to
ensure that water levels are maintained at pre-development levels. An area of
approximately 0.5 ha will be used on the school/park site to direct flows to a culvert
crossing under the local roadway that separates the school/park site from the wetlands.
In accordance with the NASP requirements, the applicant submitted Stages One and Two
Natural Site Assessments for the natural site. The Stage One Assessment rated the
natural area as high for sustainability and recommended a Stage Two Assessment. The
Stage Two Assessments evaluated the potential effects of a proposed development on the
natural site, and recommended measures to minimize adverse impacts on the important
environmental elements. From the Stage Two Assessment several recommendations to
mitigate the impact of urban development on the natural area were recommended:




minimize tree loss in the northwestern portion of the natural area;
retain as much as possible the wetland portion of the site;
employ construction practices that avoid root damage for the trees to be retained; and
ensure favourable soil drainage for these trees through surface runoff plans.
4
BYLAW 12821
FILE: LUB/01-0044
HODGSON
The rezoning proposes to retain approximately 2.2 ha of the natural area as recommended
in the Stage Two Assessment. The rezoning acknowledges a portion of the existing
sustainable vegetation in the northwest portion of the natural area will be retained and
incorporated with the wetland area as parkland (AP).
The methodology of protecting the wetland during the construction of the neighbourhood,
and over the long term, will be addressed through the preparation of a Management Plan.
The NASP requires the completion of this Plan with the first stage of subdivision in the
neighbourhood. The applicant has retained a consultant to prepare a Management Plan,
and the process is currently underway.
As a requirement of the NASP, the applicant prepared two Phase II Environmental Site
Assessments (ESAs) for portions of the subject site. The first Phase II ESA sampled and
analyzed the fill material in SW6002 to determine the level of contamination, if any. The
Phase II ESA concluded that the fill material was comprised of clean clay materials, and
that the material contained no hydrocarbons, trace elements, or heavy metals. No further
evaluation of the fill material is therefore required.
The second Phase II ESA was prepared for the farmstead in the southwest corner of the
subject lands. This farmstead also contained a test hole site for oil and gas. The Phase II
ESA concluded that no contamination of the site was present, and no further evaluation is
required.
3.
Transportation and Utilities
The Transportation and Streets Department advised that it has no objections to the
proposed rezoning.
No other Civic Department or affected private utility agency has any outstanding
concerns regarding this proposal.
4.
Surrounding Property Owners’ Concerns
A total of 81 property owners were sent Notices from the City concerning the proposed
rezoning. The Planning and Development Department received three telephone calls in
opposition to the rezoning from adjacent property owners in the Ogilvie Ridge and Leger
neighbourhoods. The residents were concerned that the introduction of medium density
housing (RF5 and RA7) in the Hodgson neighbourhood would have a significant impact
on property values in the area.
5
BYLAW 12821
FILE: LUB/01-0044
HODGSON
In response, the Planning and Development Department advised that the proposed
rezoning is in conformance with the Neighbourhood Area Structure Plan for the Hodgson
neighbourhood, which designates the RF5 and RA7 sites for medium density residential
uses. Further, the Hodgson NASP promotes a variety of housing forms and densities to
provide housing opportunities for a diversity of residents. In addition, City policy
requires neighbourhoods to provide a range of between 15-35% of the residential units
for medium density housing. The subject NASP provides for approximately 33%
medium density residential units.
JUSTIFICATION
The Planning and Development Department recommends that Bylaw 12821 be APPROVED on
the basis that the proposed rezoning is in conformance with the objectives of the Hodgson
Neighbourhood Area Structure Plan approved by Council, and meets the technical requirements
of the City and the utility departments and agencies.
ATTACHMENT
2a
Maps
Written by: Tim Ford
Approved by: Larry Benowski
Planning and Development Department
July 16, 2001
6
ATTACHMENT 2a
12821_Attachment2a.pdf
2
12821_page2.pdf