Bylaw 14668
A Bylaw to amend Bylaw 12800, as amended,
The Edmonton Zoning Bylaw
Amendment No. 837
WHEREAS a portion of Block F, Plan 776NY, located west of 165 Street NW and south of 99
Avenue NW, Glenwood, Edmonton, Alberta, is specified on the Zoning Map as (US) Urban Services
Zone; and
WHEREAS an application was made to rezone the above described property to (RA7) Low Rise
Apartment Zone;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal
Government Act RSA 2000, ch. M-26, 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 Block F, Plan 776NY, located west of 165 Street
NW and south of 99 Avenue NW, Glenwood, Edmonton, Alberta, which lands are shown on the sketch
plan annexed hereto as Schedule “A”, from (US) Urban Services Zone to (RA7) Low Rise Apartment
Zone.
READ a first time this
day of
, A. D. 2007;
READ a second time this
day of
, A. D. 2007;
READ a third time this
day of
, A. D. 2007;
SIGNED and PASSED this
day of
, A. D. 2007.
THE CITY OF EDMONTON
____________________________________
MAYOR
____________________________________
CITY CLERK
2/2
SCHEDULE “A
BYLAW 14668
DC2
(608)
DC2
(607)
DC2
US
(292)
RF5
RF1
RA7
US to RA7
RF1
US
AP
RF5
US to RA7
N
”
ATTACHMENT 2
BYLAW 14668
FILE: LDA06-0149
GLENWOOD
DESCRIPTION:
ZONING BYLAW AMENDMENT from (US) Urban Services
Zone to (RA7) Low Rise Apartment Zone; GLENWOOD
LOCATION:
9810-165 Street NW; west side of 165 Street, south of 99 Avenue
LEGAL
DESCRIPTION:
Plan 776NY, all that portion of Block F, lying south of Plan
7920828 and north of Plan 5417NY
APPLICANT:
John Byrne, on behalf of the owner
Suite 1050, 10405 Jasper Avenue
Edmonton, Alberta T5J 3N4
OWNER:
Innovative Housing Society
9810-165 Street
Edmonton, Alberta T5P 3S7
ACCEPTANCE OF
APPLICATION:
EXISTING
DEVELOPMENT:
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION:
September 27, 2006
Overflow parking lot
_______________________________________________________
That Bylaw 14668 to amend the Zoning Bylaw from (US) Urban
Services Zone to (RA7) Low Rise Apartment Zone be
APPROVED.
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BYLAW 14668
FILE LDA06-0149
GLENWOOD
DISCUSSION
1.
The Application
This application proposes to rezone the subject site from (US) Urban Services Zone to
(RA7) Low Rise Apartment Zone to allow for the development of a low-rise apartment
building. The stated intent of the applicant is to provide condominium apartment housing
for adults over 55 years of age and disabled persons of any age, and for the apartment
building to be physically connected via an enclosed walkway with the convent and
assisted living complex immediately to the south.
2.
Site and Surrounding Area
The subject site is currently utilized as an overflow parking lot for the Grey Nuns convent
and the assisted living complex operated by the Innovative Housing Society, which share
the use of the building on site. The applicant intends to replace the parking lot with a lowrise apartment building.
Surrounding lands are a mixture of land uses. Directly to the north is a lot zoned RA7 and
developed with low-rise apartment buildings. To the immediate south and west is the
existing assisted living/convent complex. Further west of the site, buffered by green
space on the assisted living/convent site, are single-family homes (RF1) which front onto
167 Street. Across 165 Street to the east are single-family homes (RF1).
View of site from the east side of 165 Street
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BYLAW 14668
FILE LDA06-0149
GLENWOOD
ANALYSIS
1.
Compliance with Approved Plans and Land Use Compatibility
There is no Neighbourhood Structure Plan or other neighbourhood level planning
document in effect for the Glenwood neighbourhood. The Municipal Development Plan
(MDP), designates this area as “Mature Area”. The proposal is consistent with the
policies set out in the MDP to support increased densities of land use through infill
development that is sensitive to existing development and to encourage rehabilitation,
redevelopment and infilling to increase the amount and quality of housing in mature
neighbourhoods.
The subject site meets the site requirements for the development of low-rise apartment
housing in the proposed RA7 Zone. Detailed building and site design will be reviewed at
the subdivision and development permit stages.
The proposed uses are compatible with surrounding uses, with low-rise apartments
existing to the north and medium-density residential existing to the south of the assisted
living/convent complex. Single-family residential to the west is buffered by green space
on-site, and single-family homes to the east across 165 Street are separated by the
collector roadway. The applicant’s stated intent for the apartment building also indicates
good compatibility with the assisted living/convent complex, as it could offer residents of
the assisted living facility the possibility of having relatives live nearby.
2.
Smart Choices Assessment
The Smart Choices initiatives of Neighbourhood Reinvestment and Residential Infill are
advanced with this rezoning. This involves private reinvestment in an older
neighbourhood and an increase in housing choices, and is compatible with the scale and
intensity of surrounding residential development. The project will also contribute to the
improvement of infrastructure through the construction of a sidewalk and bus stop pad
along 165 Street.
3.
Civic Departments and External Agencies
The Transportation Department has expressed no objections to the application, and
advises that development in the rezoning area would impact parking for the assisted
living/convent complex. The Transportation Department advises that parking needs for
that facility must be addressed through the Development Permit process: “Development
of the proposed RA7 site must provide adequate parking to serve that development and
include a comprehensive review of the redevelopment of the Grey Nuns (assisted
living/convent complex) site to ensure parking for that site is not compromised”. A note
to that effect has already been placed on file. Should additional parking be required in
future for the assisted living/convent complex, adequate space exists on site for that
purpose.
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BYLAW 14668
FILE LDA06-0149
GLENWOOD
The Parks Branch of Asset Management and Public Works expressed no objections to the
proposed rezoning. All other civic departments and external agencies expressed no
objections.
An Environmental Site Assessment submitted in conjunction with this application was
approved by the Environmental Planning Group of the Planning and Development
Department.
4.
Surrounding Property Owners’ Concerns
The Planning Department sent an advance notice to 421 surrounding property owners and
the Glenwood Community League on January 8, 2007. The Department received four
phone calls and two emails in opposition to the application. The reasons given for
opposition included the sense that Glenwood was already quite dense, that such a
development would bring in too much traffic and that the 4 storeys allowed in the RA7
zone was too high for the area.
In response, the Planning Department explained that policy direction in the MDP and
Smart Choices program lend support to intensification of this sort in mature
neighbourhoods. The Department also discussed the compatibility of the proposed uses
and built form on the site, considering the fact that similar development, 4 storey
apartment buildings to the north, already exists in the area.
The Planning Department received 2 phone calls and 1 email indicating conditional
support for this application. These citizens were supportive of certain uses, such as the
potential for the proposed apartment building to be developed as housing for disabled
persons and their families, but withheld their support if the intent was for an apartment
building to be rented or sold to the general public. The applicant has indicated that their
intention for the property is to develop a condominium for disabled persons and their
families.
In response, the Planning Department explained that land owners have the right to pursue
a variety of uses within the RA7 zone, and cannot be limited to disabled housing only.
While this may be the applicant’s intention, the zoning bylaw cannot ensure it.
A public meeting was held on February 1, 2007 and was attended by 44 members of the
public. Concerns expressed at this meeting included shadowing impacts on neighbouring
properties and privacy for single-detached homes to the east. The applicant indicated that
they intend to address these concerns through setbacks which are greater than the
required minimum and building height which is less than the maximum allowed in the
RA7 zone. The applicant also described how they will be limiting uses and tenancy
through conditions on the sale agreement.
A second public meeting was held on March 13, 2007 and was attended by 26 members
of the public. Major concerns brought up at this meeting were the cumulative effects of
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BYLAW 14668
FILE LDA06-0149
GLENWOOD
redevelopment on the neighbourhood, especially worries about increasing traffic levels
and the amount and quality of park space. Some attendees suggested that Glenwood had
“already done enough” in terms of allowing higher density redevelopment.
The Department responded to these comments by explaining existing city policy on infill
and redevelopment (MDP and Smart Choices) and how similar development already
exists in the area. In response to concerns that increased traffic volumes may be
generated by this proposal, it was noted that the Transportation Department has
determined 165 Street to have sufficient capacity to handle the additional traffic that such
a development would generate. In response to the concerns over available park space in
the neighbourhood, it was noted that 2 parks and 2 school park sites exist within a 4block radius of the proposal area.
JUSTIFICATION
The Planning and Development Department recommends that Bylaw 14668 be APPROVED on
the basis that the proposed rezoning will allow an opportunity for infill and redevelopment in
compliance with the Municipal Development Plan and is compatible with the existing
development within the surrounding area.
ATTACHMENT
2a
Maps
Written by: Tom Young
Approved by: Tim Ford
Planning and Development Department
September 24, 2007
5
ATTACHMENT 2a
14668_Att2a.pdf
2
14668_pg2.pdf