APPROVED
As to Form ___________________
CITY SOLICITOR
Bylaw 13387
A Bylaw to amend Bylaw 12800, as amended,
The Edmonton Zoning Bylaw
Amendment No. 303
WHEREAS Lot A, Plan 842 0598 and Lot C, Plan 982 4950, located south of 151 Avenue and
west of Victoria Trail, Kirkness, Edmonton, Alberta, are specified on the Zoning Map as (RF4) Semidetached Residential Zone; and
WHEREAS an application was made to rezone the above described property to (RF3) Low
Density Development 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 Lot A, Plan 842 0598 and Lot C, Plan 982 4950, located south
of 151 Avenue and west of Victoria Trail, Kirkness, Edmonton, Alberta, which lands are shown on the
sketch plan annexed hereto as Schedule “A”, from (RF4) Semi-detached Residential Zone to (RF3) Low
Density Development Zone.
READ a first time this
day of
, A. D. 2003;
READ a second time this
day of
, A. D. 2003;
READ a third time this
day of
, A. D. 2003;
SIGNED and PASSED this
day of
, A. D. 2003.
THE CITY OF EDMONTON
_______________________________________
MAYOR
_______________________________________
CITY CLERK
2/2
SCHEDULE “A”
BYLAW 13387
AG
RF1
RF4 to RF3
AGU
RF4
US
RF4
RF4
CNC
RF1
AP
RA7
RF4 to RF3
N
ATTACHMENT 2
BYLAW 13387
FILE: ZB/03-0002
KIRKNESS
DESCRIPTION:
ZONING BYLAW AMENDMENT from (RF4) Semi-detached
Residential Zone to (RF3) Low Density Development Zone,
KIRKNESS
LOCATION:
North of 151 Avenue and west of Victoria Trail
LEGAL
DESCRIPTION:
Plan 842 0598, Lot A and Plan 982 4950, Lot C
APPLICANT:
Pro Consulting Design and Building
4914 – 20 Avenue
Edmonton AB T6L 3C9
OWNER:
Pro Consulting Design and Building
4914 – 20 Avenue
Edmonton AB T6L 3C9
ACCEPTANCE OF
APPLICATIONS:
EXISTING
DEVELOPMENT:
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION:
January 10, 2003
Vacant land
_______________________________________________________
That Bylaw 13387 to amend the Zoning Bylaw from (RF4) Semidetached Residential Zone to (RF3) Low Density Development
Zone, be APPROVED.
1
BYLAW 13387
FILE: ZB/03-0002
KIRKNESS
DISCUSSION
1.
The Application
The application (ZB/03-0002) proposes to amend the Zoning Bylaw for a 0.6 ha parcel of
land in the Kirkness neighbourhood from (RF4) Semi-detached Residential Zone to (RF3)
Low Density Development Zone. The intent of the proposed rezoning is to allow for the
development of low density residential development, including Duplex Housing, Single
Detached and Semi-Detached Dwellings, and Apartment or Stacked Row Housing, of no
more than four dwellings per building, as discretionary uses.
2.
Site and Surrounding Area
The site proposed for rezoning is currently undeveloped, with development to the north,
south, east and west. It is located in the northeast corner of the Kirkness neighbourhood,
being north of 151 Avenue and west of Victoria Trail.
Lands to the north and west of the subject site are zoned a mix of (RF1) Single Detached
Residential Zone, and (AG) Agricultural Zone and developed for single detached housing
and vacant land. Properties to the south are zoned (RF5) Row Housing Zone and
developed for rowhousing units. Properties to the east, within the Fraser Neighbourhood,
are zoned (RF4) Semi-detached Residential Zone and developed for single detached
houses.
Victoria Trail is located on the eastern edge of the site and forms the boundary between
the Kirkness and Fraser Neighbourhoods.
An existing neighbourhood commercial site (with CNC zoning) is located diagonally
across Victoria Trail from the subject site, in a southeast direction. This site contains a
number of small neighbourhood level convenience commercial uses servicing the need of
the immediate communities of Fraser and Kirkness.
View of site looking southwest from Victoria Trail
2
BYLAW 13387
FILE: ZB/03-0002
KIRKNESS
View of site looking northeast on 151 Avenue.
ANALYSIS
1.
Compliance with Approved Plans and Land Use Compatibility
The proposed rezoning is in compliance with the intent of the Kirkness Neighbourhood
Outline Plan, which designates the subject site for LDR – Low Density Residential uses.
The (RF3) Low Density Development Zone provides primarily for Single Detached and
Semi-detached Housing while allowing small-scale conversion and infill redevelopment
to housing forms containing up to four Dwellings per building. By its nature, the RF3
Zone promotes the development of low density residential development with limited
intensification.
The housing forms allowed in the RF3 Zone are compatible in scale, height and use with
the surrounding land uses, which includes rowhousing, developed to the south across
151 Avenue, and single detached housing to the north and west.
2.
Transportation and Utilities
The Transportation and Streets Department, the Drainage Services Branch of the Asset
Management and Public Works Department, and EPCOR Water (Network Services)
expressed no objection to the proposed rezoning and plan amendment.
3.
Community Services and Schools
The Community Services Department and Edmonton Public Schools have indicated that
they have no objections to the proposed rezoning.
3
BYLAW 13387
FILE: ZB/03-0002
KIRKNESS
4.
Surrounding Property Owners’ Concerns
Advance notices were mailed to the surrounding property owners, the Hairsine
Community League, and the Ward Councilors on February 5, 2003, advising them of the
proposed rezoning and their opportunity to contact the Planning and Development
Department with any questions or concerns.
The Planning and Development Department received calls from three residents regarding
the proposed application and two written communications indicating concerns about the
proposal. The callers and written correspondence expressed concerns regarding:

potential increases in traffic and density in the area;

potential reduction of property values attributed to the rezoning;

loss of privacy for surrounding residential lots resulting from development of 2 ½
storey housing units; and

the potential for rental versus owner occupancy in the new units.
In response to the questions and concerns raised, the following information was
provided:

There is limited intensification allowed within the RF3 Zone. Stacked Row Housing
and Apartment Housing uses are limited to 4 units per building and are discretionary
uses, and as such, subject to appeal to the Subdivision and Development Appeal
Board. Although development of either of these discretionary uses could moderately
increase the number of dwelling units in this portion of the Kirkness neighbourhood,
the Transportation and Streets Department do not expect the development to
significantly increase traffic in the area over what is expected to result from full
build-out of this area;

The Planning and Development Department has no information indicating that
development as regulated under the RF3 Zone will have a detrimental affect on
surrounding property values, given that the development would be similar in scale,
height and use;

the maximum height for buildings developed under the existing RF4 Zone is the same
as under the proposed RF3 Zone and the adjacent RF1 Zone; namely, 2 ½ storeys and
10 m. Furthermore, development permits for all residential uses take into account
separation distances, requirements for 7.5 m rear yards and placement of windows to
reduce the risk of loss of privacy prior to approval; and

the Zoning Bylaw does not control the issue of ownership for new dwellings; simply
the uses and built forms available.
4
BYLAW 13387
FILE: ZB/03-0002
KIRKNESS
JUSTIFICATION
The Planning and Development Department recommends that Bylaw 13387 to amend the Zoning
Bylaw from (RF4) Semi-Detached Residential Zone to (RF3) Low Density Development Zone be
APPROVED. The proposed rezoning is in conformance with the Kirkness Neighbourhood
Outline Plan. The proposed rezoning to RF3 will allow for several uses that are not currently
listed as permitted or discretionary residential type uses within the current RF4 zoning.
However, this rezoning is not deemed to have a significant or detrimental traffic or built form
impacts upon surrounding land uses or the community as a whole, beyond what could have been
expected under the existing RF4 zoning.
ATTACHMENTS
2a
Maps
Written by: Marcus Howard
Approved by: Robert Caldwell
Planning and Development Department
April 14, 2003
5
ATTACHMENT 2a
13387_Att2a.pdf
2
13387_pg2.pdf