Bylaw 14111
A Bylaw to amend Bylaw 13531, as amended,
being the Meadows Area Structure Plan
WHEREAS pursuant to the authority granted to it by the Municipal Government Act on January 21, 2004, the Municipal Council of the City of Edmonton passed Bylaw 13531, as amended, being the Meadows Area Structure Plan; and
WHEREAS City Council found it desirable to amend from time to time Bylaw 13531, as amended, the Meadows Area Structure Plan by adding new neighbourhoods; and
WHEREAS an application was received by the Planning and Development Department to amend the Meadows Area Structure Plan; and
WHEREAS Council considers it desirable to amend the Meadows Area Structure Plan;
NOW THEREFORE upon the recommendation of the Planning and Development Department and 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. That Bylaw 13531, as amended, the Meadows Area Structure Plan is hereby further amended as follows:
(a) deleting the words “will start development in 2003-2004” from the third paragraph of Section 3.3 Existing Land Uses and substituting therefore the following: “is currently under development.”; and
(b) deleting the words “Neighbourhood 6” from the third sentence of Section 3.9.1 Utility Rights-of-Way and Facilities and substituting therefore the following: “Tamarack Neighbourhood”; and
2/16
(c) deleting the words “and Silver Berry” from the first sentence of Section 3.9.3 Pipeline Utility Rights-of-Way and substituting therefore the following: “Silver Berry and Tamarack Neighbourhoods”; and
(d) deleting the words “Neighbourhood Six” from the seventh paragraph of Section 5.1 Neighbourhood Units and substituting therefore the following “Neighbourhood Six (Tamarack)”; and
(e) deleting the words “165” from the eighth paragraph of Section 5.1 Neighbourhood Units and substituting therefore the following “167”; and
(f) deleting the words “along 17 Street in Neighbourhood Six and the second along 23 Avenue in the Silver Berry Neighbourhood” from the fourth paragraph of Section 5.3 Commercial and substituting therefore the following “one adjacent to 17 Street and 38 Avenue, along 23 Avenue in the Silver Berry Neighbourhood and another at the northeast corner of 17 Street and 23 Avenue.”; and
(g) deleting the words “two in Neighbourhood Six” from the first paragraph of Section 5.5.1 Elementary/ Junior High Schools and substituting therefore the following “one in Neighbourhood Six (Tamarack)”; and
(h) deleting the words “34 and 17 Streets” from the second paragraph of Section 7.1 Regional Roadway Network Access and substituting therefore the following “17 Street”; and
(i) deleting the Map entitled “Meadows Area Structure Plan Bylaw 13531” and substituting therefor the Map entitled “Bylaw 14111 - Amendment to The Meadows Area Structure Plan”, attached hereto as Schedule “A” and forming part of this Bylaw; and
(j) deleting therefrom the statistics entitled “The Meadows Area Structure Plan - Land Use and Population Statistics Bylaw 13531” and substituting therefor new statistics entitled “The Meadows Area Structure Plan Land Use Population Statistics - Bylaw 14111” attached hereto as Schedule “B” and forming part of this Bylaw; and
3/16
(k) deleting Figure 3.0 - Context Plan and substituting therefore the following Figure 3.0 - Context Plan”, attached hereto as Schedule “C” and forming part of this Bylaw; and
(l) deleting Figure 5.0 – Site Features and substituting therefore the following: Figure 5.0 - Site Features”, attached hereto as Schedule “D” and forming part of this Bylaw; and
(m) deleting Figure 7.0 - Development Concept and substituting therefore the following: Figure 7.0 - Development Concept”, attached hereto as Schedule “E” and forming part of this Bylaw; and
(n) deleting Figure 8.0 - Storm Drainage and substituting therefore the following: Figure 8.0 - Storm Drainage”, attached hereto as Schedule “F” and forming part of this Bylaw; and
(o) deleting Figure 9.0 - Sanitary Drainage and substituting therefore the following: Figure 9.0 - Sanitary Drainage”, attached hereto as Schedule “G” and forming part of this Bylaw; and
(p) deleting Figure 10.0 – Water Distribution and substituting therefore the following: Figure 10.0 – Water Distribution”, attached hereto as Schedule “H” and forming part of this Bylaw; and
(q) deleting Figure 11.0 - Circulation System and substituting therefore the following: Figure 11.0 - Circulation System”, attached hereto as Schedule “I” and forming part of this Bylaw; and
(r) deleting Figure 12.0 - Transit Circulation System and substituting therefore the following: Figure 12.0 - Transit Circulation System”, attached hereto as Schedule “J” and forming part of this Bylaw; and;
(s) deleting Figure 13.0 - Arterial Roadway Assessment and substituting therefore the following: Figure 13.0 - Arterial Roadway Assessment”, attached hereto as Schedule “K” and forming part of this Bylaw; and
4/16
(t) deleting Figure 14.0 – Neighbourhood & Staging Concept and substituting therefore the following: Figure 14.0 – Neighbourhood & Staging Concept”, attached hereto as Schedule “L” and forming part of this Bylaw.
READ a first time this day of , A.D. 2006;
READ a second time this day of , A.D. 2006;
READ a third time this day of , A.D. 2006;
SIGNED and PASSED this day of , A.D. 2006.
THE CITY OF EDMONTON
______
MAYOR
______
CITY CLERK
5/16
SCHEDULE “A”
14111_SchA.pdf
6/16
SCHEDULE “B”
THE MEADOWS AREA STRUCTURE PLAN
LAND USE AND POPULATION STATISTICS
BYLAW 14111
Area (ha) / % of GDAGross Area / 1,402.97
Arterial Roadways / 61.28
Utility/Pipeline Corridors and Railway Facilities / 41.31
Environmental Reserve1 / 18.48
Gross Developable Area / 1,281.90 / 100.00
Schools / Parks / 149.72 / 11.7
Mixed Use Area / 20.30 / 1.5
Transit Centre / Park and Ride / 2.53 / 0.1
Commercial / 33.40 / 2.6
Stormwater Management Facilities / 78.35 / 6.1
Circulation / 223.75 / 17.5
Other (e.g. Cemetery) / 1.68 / 0.1
Total / 509.73 / 39.60
Net Residential Area / 772.17 / 60.20
RESIDENTIAL LAND USE AND POPULATION
Area (ha) / PopulationLarkspur / 82.44 / 6,606
Silver Berry / 107.13 / 6,770
Wild Rose / 86.19 / 5,819
Neighbourhood 4 / 169.79 / 12,798
Neighbourhood 5 / 131.51 / 9,940
Tamarack / 107.63 / 8,496
Neighbourhood 7 / 87.48 / 7,630
Total / 772.17 / 58,059
Density: 45.3 persons per gross developable hectare
STUDENT GENERATION
Elementary (K-8) / High School(9-12) / Total
Public / 3,423 / 1,705 / 5,128
Separate / 1,467 / 731 / 2,198
Total / 4,890 / 2,436 / 7,326
The total amount of Environmental Reserve lands will be more accurately determined at the Neighbourhood Structure Planning stage.
7/16
SCHEDULE “C”
8/16
SCHEDULE “D”
9/16
SCHEDULE “E”
10/16
SCHEDULE “F”
11/16
SCHEDULE “G”
12/16
SCHEDULE “H”
13/16
SCHEDULE “I”
14/16
SCHEDULE “J”
15/16
SCHEDULE “K”
16/16
SCHEDULE “L”
ATTACHMENT 2
FILE: ASP/05-0005
BYLAW 14111
FILE:NSP/040008
BYLAW 14112
FILE: ZB/05-0035
BYLAW 14113
TAMARACK
DESCRIPTION: AMENDMENT OF THE MEADOWS Area Structure Plan; THE MEADOWS
ADOPTION OF THE TAMARACK NEIGHBOURHOOD STRUCTURE PLAN; and
ZONING BYLAW AMENDMENT from (AGI) Industrial Reserve Zone to (RSL) Residential Small Lot Zone; TAMARACK
LOCATION: East of 17 Street NW and between Whitemud Drive and 23AvenueNW
LEGAL
DESCRIPTION: Portion of SW 5- 52-23-4; Lot 1, Plan 8022743; Plan 5659KS power line right-of-way within Township 52; Lot A, Plan5886RS; Lot 3, Plan 0121041; NW 5-52-23-4; Portion of SE 8-52-23-4; Portion of SW 8-52-23-4; Portions of NW 8-52-23-4
APPLICANT: Stantec Consulting
10160 – 112 Street
Edmonton AB T5K 2L6
OWNER: Participating Land Owners:
Lehndorff Land General Partner Inc. (Owner and Beneficial Owner)
Silver Berry Developments Ltd. (Beneficial Owner)
CDC Land Corporation (Beneficial Owner)
Tawa Properties Inc.
Non-Participating Land Owners:
AltaLink Management Ltd.
William and Rita Brese
Raymond Emil Riske, Roy Earl Edward Riske
City of Edmonton
ACCEPTANCE OF
APPLICATION: July 20, 2004
EXISTING
DEVELOPMENT: Vacant agricultural lands and Riske’s tree farm
1
ATTACHMENT 2
FILE: ASP/05-0005
BYLAW 14111
FILE:NSP/040008
BYLAW 14112
FILE: ZB/05-0035
BYLAW 14113
TAMARACK
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION: That Bylaw14111 to amend The Meadows Area Structure Plan be APPROVED
That Bylaw 14112 to adopt the Tamarack Neighbourhood Structure Plan by APPROVED
That Bylaw14113 to amend the Zoning Bylaw from (AGI) Industrial Reserve Zone to (RSL) Residential Small Lot Zone be APPROVED.
1
ATTACHMENT 2
FILE: ASP/05-0005
BYLAW 14111
FILE:NSP/040008
BYLAW 14112
FILE: ZB/05-0035
BYLAW 14113
TAMARACK
DISCUSSION
1. The Applications
This report addresses three related applications:
The first application (NSP/04-0008) proposes to adopt a new Tamarack Neighbourhood Structure Plan (NSP) for the sixth neighbourhood within the Meadows Area Structure Plan (ASP) area. The proposed NSP would establish a development concept for 201.07 hectares of land located east of 17 Street NW, and south of Whitemud Drive. The purpose of this application is to provide additional serviced residential development opportunities contiguous with the existing suburban neighbourhoods in the Meadows and to provide a plan, which promotes a mix of residential, commercial, business, recreational, and institutional development opportunities.
The proposed development concept specifically provides for the following:
· 107.63 ha of residential lands containing:
· 2,583 dwelling units – 1,866 dwellings generated from low density residential uses, 599 dwellings generated from medium density residential uses, and 118 units generated from medium density residential uses that are encouraged to be mixed with commercial uses;
· a total of 8,496 persons; and
· a dwelling unit ratio of 72% low density housing forms versus 28% medium density housing forms - the medium density housing units being located near the entrances to the neighbourhood along the major collector roadway and a future transit routes.
· a 2.53 ha transit centre and park and ride facility in the northern area of the NSP;
· 5.01 ha of commercial land – one site located on the southeast corner of 17 Street and 38 Avenue in the northwestern area of the plan area, and another smaller commercial site at the northeast corner of 17 Street and 23 Avenue in the southwest corner of the plan area;
· 9.89 ha of business/commercial land all located north of 38 Avenue in the northern portion of the plan area;
· a 12.47 ha school/park site fronting on the major collector roadway in the central portion of the neighbourhood to accommodate a public elementary and a public junior high school, along with a community league building;
1
ATTACHMENT 2
FILE: ASP/05-0005
BYLAW 14111
FILE:NSP/040008
BYLAW 14112
FILE: ZB/05-0035
BYLAW 14113
TAMARACK
· a 1.98 ha park site in the southern portion of the neighbourhood, and a 0.23 ha triangular park site nestled in between Mill Creek, 23 Avenue and the utility right-of-way;
· 1.99 ha for a greenway/walkway;
· Mill Creek/ravine lands totalling 6.48 ha;
· two stormwater management facilities totalling 8.27 ha located in the south-central portion of the neighbourhood and bounded by a major collector roadway and Mill Creek Ravine;
· a 4.92 ha religious assembly site in the northern portion of the neighbourhood;
· 3.14 ha of land for pipeline/utility corridors; and
· 34.01 ha for circulation, not including 2.52 ha for major arterial road right-of-way.
The proposed NSP represents a more refined development concept from that contained in the ASP. Therefore, as part of the adoption of a new Tamarack NSP, the neighbourhood statistics associated with the Meadows ASP are being deleted and the area statistics updated to reflect the revisions.
The proposed NSP includes a fairly substantial area of business and employment opportunities to be located in a transit supportive / mixed use development site located east of 17 Street and south of Whitemud Drive.
Development of the neighbourhood is proposed to begin in the west-central portion of the NSP where access and services will be extended from lands to the west of 17 Street and advance to the east. As development proceeds, the major collector roadway will be extended incrementally with the first few stages. The collector will reach the school site when the neighbourhood is approximately one-third to one-half built.
The second application (ASP/05-0005) proposes to amend the Meadows Area Structure Plan so that it reflects the revisions undertaken during the preparation of the Neighbourhood Structure Plan for the proposed Tamarack Neighbourhood Six and for the planning of future Neighbourhood Seven. Specifically, the proposed changes to the ASP include:
§ revisions to the collector roadway network;
§ minor revisions to the stormwater facilities in Tamarack;
1
ATTACHMENT 2
FILE: ASP/05-0005
BYLAW 14111
FILE:NSP/040008
BYLAW 14112
FILE: ZB/05-0035
BYLAW 14113
TAMARACK
§ the relocation of a commercial site from 37A Ave to 38 Avenue to take advantage of synergies with the other commercial sites at 38 Avenue within Tamarack and Larkspur;
§ the relocation of a school/park site in Tamarack neighbourhood;
§ the separation of the Transit Centre from the Mixed Use designation that surrounds it;
§ the introduction of a new park site to the southern part of Tamarack; and
§ reorientation of the school/park site in Neighbourhood 7.
These changes do not affect the existing neighbourhoods of Larkspur (Neighbourhood One), Wild Rose (Neighbourhood Two), and Silver Berry (Neighbourhood Three).
The third application (ZB/05-0035) proposes to rezone a portion of the NSP area from (AGI) Industrial Reserve Zone to (RSL) Residential Small Lot Zone. The purpose of this third application is to accommodate the development of small lot single detached housing. The proposed rezoning is consistent with the accompanying applications for the proposed Tamarack Neighbourhood Structure Plan and the amended Meadows Area Structure Plan.
2. Site and Surrounding Area
The proposed 201.07 ha plan area is bounded by Whitemud Drive on the north, by the future realigned 23 Avenue SW to the south, 17 Street to the west, and the CN rail line to the east.
The Meadows is a 1,402 hectare area in southeast Edmonton, south of Whitemud Drive and east of 34 Street. It is bound by the Transportation Utility Corridor along the south and east, and by Whitemud Drive to the north. To the west of The Meadows area, are the communities of Mill Woods. Directly west from the northern end of the proposed Tamarack Neighbourhood, between 38 Avenue and Whitemud Drive, west of 17 Street, is a 20 ha shopping area that is part of Larkspur neighbourhood. It is currently under development.