Bylaw 14412
A Bylaw to amend Bylaw 5739, as amended, being the Edmonton North
Area Structure Plan through an amendment to the EauxClaires Neighbourhood Structure Plan
WHEREAS pursuant to the authority granted to it by the Planning Act, on August 15, 1979, the Municipal Council of the City of Edmonton passed Bylaw 5739, being the Edmonton North Area Structure Plan; and
WHEREAS Council found it desirable from time to time to amend Bylaw 5739, the Edmonton North Area Structure Plan, by adding new neighbourhoods; and
WHEREAS on December 14, 1983 Council adopted, as part of Appendix “A” to Bylaw 5739, as amended, the Eaux Claires Neighbourhood Structure Plan by passage of Bylaw 7312, as amended; and
WHEREAS Council found it desirable from time to time to amend the Eaux Claires Neighbourhood Structure Plan through the passage of Bylaw 9664, 11166, 11297, 11543, 11660, 11944, 12083, 12135, 12137, 12212, 12327, 12490, 12854,13003, 13038 and 13481; and
WHEREAS an application was received by the Planning and Development Department to further amend the Eaux Claires Neighbourhood Structure Plan, as amended; and
WHEREAS Council considers it desirable to amend the Eaux Claires Neighbourhood Structure Plan, as amended;
NOW THEREFORE upon the recommendation of the Planning and Development Department and after due compliance with the relevant provisions of the Municipal Government Act, S.A. 2000, c.M26, as amended, the Municipal Council of the City of Edmonton duly assembled enacts as follows:
1.Appendix “A” to Bylaw 5739, as amended, is hereby further amended by:
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a)deleting therefrom the Map entitled “Bylaw 13481 – Amendment to Eaux Claires Neighbourhood Structure Plan, as amended” and substituting therefor the Map entitled “Bylaw 14412 – Amendment to Eaux Claires Neighbourhood Structure Plan, as amended”, attached hereto as Schedule “A” and forming part of this Bylaw; and
b)deleting therefrom the statistics entitled “Eaux Claires Neighbourhood Structure Plan –Land Use and Population Statistics – Bylaw13481” and substituting therefor new statistics entitled “Eaux Claires Neighbourhood Structure Plan – Land Use and Population Statistics – Bylaw 14412 attached hereto as Schedule “B” and forming part of this Bylaw; and
c)adding to the Consultant’s report, the report entitled “Amendment to the Eaux Claires Neighbourhood Structure Plan” attached hereto as Schedule “C” and forming part of this Bylaw; and
d)adding to the Planning and Development Department’s report, the report dated October30,2006, attached hereto as Schedule “D” and forming part of this Bylaw.
READ a first time thisday of , A.D. 2006;
READ a second time thisday of, A.D. 2006;
READ a third time thisday of, A. D. 2006;
SIGNED and PASSED thisday of, A.D. 2006.
THE CITY OF EDMONTON
______
MAYOR
______CITY CLERKS
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SCHEDULE “A”
14412_SchA.pdf
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SCHEDULE “B”
EAUX CLAIRES NEIGHBOURHOOD STRUCTURE PLAN
LAND USE AND POPULATION STATISTICS
BYLAW14412
Area (ha) / % of GDAGross Area / 119.50
Power Substation / 4.51
Landscaped Buffer / 1.44
Arterial Roads / 6.49
Gross Developable Area / 107.06 / 100.0
Low Density Residential / 37.40 / 34.9
Medium Density Residential / 7.76 / 8.0
Total Residential / 45.16 / 42.2
ViewpointPark (SouthLake) / 0.50 / 0.5
Park and School Sites / 6.10 / 5.7
Institutional (DC2) / 2.83 / 2.6
Highway Commercial / 4.83 / 4.5
Community Commercial / 18.39 / 17.2
Community Commercial (DC2) / 0.44 / 0.4
Commercial (DC2) / 2.80 / 2.6
Institutional/Religious / 4.22 / 3.9
Stormwater Management Facilities / 4.58 / 4.3
Circulation / 17.21 / 16.1
Total Non-Residential / 61.90 / 57.8
Units / % of
Total
Units / Population
Low Density Residential / 708 / 65.6 / 2,441
Medium Density Residential / 372 / 34.4 / 1,140
Total Residential / 1,080 / 100.0 / 3,581
Density:33.5 persons per gross developable hectare
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SCHEDULE “C”
EauxClaires Neighbourhood Structure Plan
AMENDMENT
Revised October 2006
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TABLE OF CONTENTS
1INTRODUCTION
2BACKGROUND
2.1Lake District Area Structure Plan
2.2Eaux Claires Neighbourhood Structure Plan
3PROPOSED AMENDMENT
3.1Transportation
3.2Land Use
3.3Demography
3.4Utility Servicing
4RATIONALE
LIST OF FIGURES
Figure 1: Approved Plan ...... 4
Figure 2: Proposed Plan ...... 5
LIST OF TABLES
Table 1: Approved Statistics...... 6
Table 2: Proposed Statistics...... 7
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1.INTRODUCTION
The amendment area is located in the Eaux Claires Neighbourhood.The purpose of this plan amendment is to address the implications of a current subdivision approval by realigning 160 Avenue.
The approved plan is shown in Figure 1.
2.BACKGROUND
2.1Lake District Area Structure Plan
There is no conflict between this proposed neighbourhood structure plan amendment and the Edmonton North (Lake District) Area Structure Plan (Bylaw 10683), that identifies this area as residential with a school/park site and sets general alignments for collector roads.
2.2EauxClaires Neighbourhood Structure Plan
The Eaux Claires Neighbourhood is in the W½ Sec 33-53-24-W4. It is bounded on the north by 167 Avenue, by 153 Avenue to the south, and by 91 and 97 Streets to the east and west respectively.
The Eaux Claires Neighbourhood Structure Plan was first approved by Council in December 1983. Since that time several amendments have been made, with the most recent being Bylaw 13481 approved in November 2003.
The currently approved Eaux Claires Neighbourhood Structure Plan provides for a school/park site of approximately 6.4 ha. Since the most recent amendment to the Neighbourhood Structure Plan, subdivision SUB/04-0094 has been approved. This subdivision fixes a portion of 160 Avenue in an alignment that is north of the one shown in the approved Neighbourhood Structure Plan.
The approval of subdivision SUB/04-0094 was based on the assumption that an amendment to the Neighbourhood Structure Plan proposed on behalf of land owners in the west part of the neighbourhood would be approved. That proposed amendment would have realigned 160 Avenue and proposed 95 Street to create a re-configured school/park site of approximately 6.0 ha. This change was supported by Community Services and the relevant school authority at least in part because the new site configuration created more attractive opportunity to place a school at the intersection of two collector roads.
It now appears that the amendment proposed on behalf of the land owners in the west part of the neighbourhood has been abandoned. As a result, the new alignment of the portion of 160 Avenue fixed by SUB/04-0094 is not compatible with the currently approved Neighbourhood Structure
October 2006EauxClaires NSP Amendment1
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Plan. An alternative amendment, which would take the new alignment of 160 Avenue into account, is required to ensure that the school/park site is retained in an acceptable configuration. This proposed amendment is intended to fill that need.
3.PROPOSED AMENDMENT
Figure 2 shows the proposed amendment to the Eaux Claires Neighbourhood Structure Plan.
3.1Transportation
This amendment realigns 160 Avenue to the south while leaving the north/south alignment of 95 Street unchanged. This change will not alter the function of the collector road system.
3.2Land Use
The proposed realignment of 160 Avenue will create a school/park site of approximately 6.1 ha, a reduction of the school/park area of 0.3 ha. However, this is slightly larger than the 6.0 ha school/park site supported earlier by Community Services and the relevant school authority.
3.3Demography
The proposed changes to the collector alignment will have no significant impact on the demographic profile of the Eaux Claires Neighbourhood. In total 3 Low Density Residential units would be added, approximately 10 persons.
The approved EauxClaires statistics are presented in Table 1 and the amended statistics in Table 2.
3.4Utility Servicing
This amendment will have no effect on the approved servicing concept.
4.RATIONALE
The realignment of 160 Avenue recognizes a currently approved subdivision and ensures consistency between the approved neighbourhood structure plan and future subdivision. Although the school/park site area is reduced, the final area is approximately the same as that supported previously by Community Services and the school authority.
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Table 1 Approved Statistics
October 2006EauxClaires NSP Amendment1
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Table 2 Proposed Statistics
October 2006EauxClaires NSP Amendment1
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DESCRIPTION:AMENDMENT TO THE EAUX CLAIRES NEIGHBOURHOOD STRUCTURE PLAN; EAUX CLAIRES
LOCATION:160 Avenue, between 91 Street and 95 Street, Eaux Claires
LEGAL
DESCRIPTION:Lots 5-7, Block 2, Plan 6215V
APPLICANT:Scheffer Andrew Ltd.
12204 145 Street
Edmonton, AB T5L 4V7
OWNERS:Belle Rive Park Developments Ltd.
201 12849 58 Street
Edmonton, AB T5A 4X1
Platinum Investments Ltd.
17610 Stony Plain Road
Edmonton, AB T5S 1A2
Delcon 160th Avenue Lands Ltd.
2500 10303 Jasper Avenue
Edmonton, AB T5J 3N6
ACCEPTANCE OF
APPLICATION:December 8, 2004
EXISTING
DEVELOPMENT:Undeveloped
______
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION:That Bylaw14412 to amend the Eaux Claires Neighbourhood Structure Plan is APPROVED.
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DISCUSSION
1.The Application
The Bylaw associated with this report proposes to amend the Eaux Claires Neighbourhood Structure Plan (NSP) to realign 160 Avenue, east of 95 Street. This application is being submitted on behalf of Belle Rive Park Developments Ltd. The purpose of the proposed amendment is to realign 160 Avenue, west of 95 Street, to provide for a more efficient subdivision design.
The proposed amendment does not change the general land uses in Eaux Claire set out by the Eaux Claires NSP; the school site remains north of 160 Avenue and single detached residential uses remain south of the 160 Avenue.
2.Site and Surrounding Area
The subject area is approximately 0.3 hectare in size and located at 160 Avenue, between 91 and 95 Streets. The subject site is currently designated for School/Park, 160 Avenue (collector), and single detached residential development. The subject site is undeveloped and zoned (RF1) Single Detached Residential, (AGU) Urban Reserve Zone, and (AG) Agriculture Zone.
Lands to the north, west and south are currently undeveloped. Land to the north is zoned AGU and AG, while lands to the west and south are zoned AG. Land to the east is developed for low density residential development and zoned RF1.
The Eaux Claires NSP designates that lands north of the subject site are primarily for the development of a PublicElementary School, and also for single detached residential development. Lands to the east and south are designated for single detached residential development. Land to the west is designated for semi-detached residential development, a landscaped buffer, and religious assembly use.
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ANALYSIS
1.Compliance with Approved Plans and Land Use Compatibility
The approved NSP does anticipate a small distance between the north and south intersections of 160 Avenue and 95 Street. The resulting increase in that distance between the two intersections maintains the intent of the Eaux Claires NSP.
The proposed realignment of 160 Avenue changes the configuration of the school site north of 160 Avenue and east of 95 Street, decreasing the size of the school site by 0.3 hectares. Despite the decrease in site size of the school site by 0.3 hectares, the proposed configuration does not hinder the quality of the site for a future school.
The reduction in 0.3 hectares of the school site will result in an increase of the same amount in the land dedicated to single detached residential development.
2.Transportation and Utilities
There are no outstanding issues with the Transportation Department, any other City Department or Utility Agency.
3.Surrounding Property Owners’ Concerns
A public meeting was held on Thursday, September 28, 2006 at the Evansdale Community League Hall. Notices for the meeting were sent to all property owners in the EauxClaires neighbourhood, as well as those living within 60 metres of the neighbourhood boundary. A total of eighteen citizens attended the meeting. There were no concerns expressed that directly related to the proposed plan amendment.
Citizens that responded to the meeting invitation or attended the meeting expressed concerns with respect to shortcutting, and the number of planning applications that are active in EauxClaires.
With respect to shortcutting, citizens anticipate that there will be shortcutting from 82Street to 97 Street, along 160 Avenue. Currently residents south of 160 Avenue in EauxClaires cannot access 97 Street or 153 Avenue from EauxClaires; they must exit the neighbourhood through Belle Rive to the east. When EauxClaires is fully developed, there will be access to 97 Street and to 153 Avenue from 160 Avenue and 95 Street. It is anticipated that once these connections are established that concerns with respect to shortcutting will be alleviated.
Citizens in attendance also expressed frustration with respect to the number of plan amendment applications that are currently active in the EauxClaires neighbourhood, leading to what is perceived as piecemeal planning. The Planning and Development Department is aware of this sentiment; and explained to those in attendance that the
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fragmented land ownership in EauxClaires attributes to the number of applications. When plan amendment and zoning applications are review by the Department, they are reviewed considering the existing NSP and any applications that are in review at the time.
The Planning and Development Department has also formed a working group with area landowners, residents, and WardCouncillors to comprehensively review and discuss future development in the area south of 160 Avenue between 95 and 97 Street.
JUSTIFICATION
The Planning and Development Department recommends that Bylaw14412 to amend the Eaux Claires Neighbourhood Structure Plan be APPROVED on the basis that the realignment of 160Avenue, at 95 Street, conforms to the intent of the Eaux Claires Neighbourhood Structure Plan. Increasing the distance between the north and south intersections of 160 Avenue and 95 Street does not negatively affect the future design of the neighbourhood school site.
ATTACHMENTS
1Approved Land Use and Population Statistics – Bylaw 13481
2Proposed Land Use and Population Statistics – Bylaw 14412
3Approved EauxClaires Neighbourhood Structure Plan 13481
4Proposed EauxClaires Neighbourhood Structure Plan 14412
Written by: ShaunaKuiper
Approved by: WillardHughes
Planning and Development Department
October 30, 2006
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TABLE 1
EAUX CLAIRES NEIGHBOURHOOD STRUCTURE PLAN
APPROVED LAND USE AND POPULATION STATISTICS
BYLAW13481
Area (ha) / % of GDAGross Area / 119.50
Power Substation / 4.51
Landscaped Buffer / 1.44
Arterial Roads / 6.49
Gross Developable Area / 107.06 / 100.0
Low Density Residential / 37.10 / 33.9
Medium Density Residential / 7.76 / 8.0
Total Residential / 44.86 / 41.9
ViewpointPark (SouthLake) / 0.50 / 0. / 0.5
Park and School Sites / 6.40 / 6.0
Institutional (DC2) / 2.83 / 2.6
Highway Commercial / 4.83 / 4.5 / 4.5
Community Commercial / 18.39 / 17.2
Community Commercial (DC2) / 0.44 / 0.4
Commercial (DC2) / 2.80 / 2.6
Institutional/Religious / 4.22 / 3.9
Stormwater Management Facilities / 4.58 / 4.3
Circulation / 17.21 / 16.1
Total Non-Residential / 62.20 / 58.1
Units / % of
Total
Units / Population
Low Density Residential / 705 / 65.4 / 2,431
Medium Density Residential / 372 / 34.6 / 1,140
Total Residential / 1,077 / 100.0 / 3,571
Density:33.4 persons per gross developable hectare
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TABLE 2
EAUX CLAIRES NEIGHBOURHOOD STRUCTURE PLAN
PROPOSED LAND USE AND POPULATION STATISTICS
BYLAW14412
Area (ha) / % of GDAGross Area / 119.50
Power Substation / 4.51
Landscaped Buffer / 1.44
Arterial Roads / 6.49
Gross Developable Area / 107.06 / 100.0
Low Density Residential / 37.40 / 34.9
Medium Density Residential / 7.76 / 8.0
Total Residential / 45.16 / 42.2
ViewpointPark (SouthLake) / 0.50 / 0.5
Park and School Sites / 6.10 / 5.7
Institutional (DC2) / 2.83 / 2.6
Highway Commercial / 4.83 / 4.5
Community Commercial / 18.39 / 17.2
Community Commercial (DC2) / 0.44 / 0.4
Commercial (DC2) / 2.80 / 2.6
Institutional/Religious / 4.22 / 3.9
Stormwater Management Facilities / 4.58 / 4.3
Circulation / 17.21 / 16.1
Total Non-Residential / 61.90 / 57.8
Units / % of
Total
Units / Population
Low Density Residential / 708 / 65.6 / 2,441
Medium Density Residential / 372 / 34.4 / 1,140
Total Residential / 1,080 / 100.0 / 3,581
Density:33.5 persons per gross developable hectare
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ATTACHMENT 3
14412_Att3.pdf
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ATTACHMENT 4
14412_Att4.pdf
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