Bylaw 13318
A Bylaw to amend Bylaw 6075, as amended, the Clareview Town Centre
Neighbourhood Area Structure Plan
WHEREAS pursuant to the authority granted to it by the Planning Act, on June 25, 1980, the Municipal Council of the City of Edmonton passed Bylaw 6075, being Clareview Town Centre Neighbourhood Area Structure Plan; and
WHEREAS Council found it desirable to amend Bylaw 6075, being Clareview Town Centre Neighbourhood Area Structure Plan through the passage of Bylaw 9841, 12858, 13207 and 13254; and
WHEREAS an application was received by the Planning and Development Department to further amend the Clareview Town Centre Neighbourhood Area Structure Plan, as amended; and
WHEREAS Council considers it desirable to amend the Clareview Town Centre Neighbourhood Area Structure Plan, as amended;
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. Appendix “A” to Bylaw 6075, as amended, is hereby further amended by:
a) deleting therefrom the Map entitled “Bylaw 13254 – Amendment to Clareview Town Centre Neighbourhood Area Structure Plan, as amended”, and substituting therefor the Map entitled “Bylaw 13318 - Amendment to Clareview Town Centre Neighbourhood Area Structure Plan, as amended”, attached hereto as Schedule “A” and forming part of this Bylaw; and
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b) deleting therefrom the statistics entitled “Clareview Town Centre Neighbourhood Area Structure Plan – Land Use and Population Statistics – Bylaw 13254” and substituting therefor the statistics entitled “Clareview Town Centre Neighbourhood Area Structure Plan – Land Use and Population Statistics – Bylaw 13318”, attached hereto as Schedule “B” and forming part of this Bylaw; and
c) adding the Consultant’s Report, the report entitled “Amendment to the Clareview Town Centre Neighbourhood Area Structure Plan” attached hereto as Schedule “C”, and forming part of this Bylaw.
d) adding the Planning and Development Department’s report datedMarch 3, 2003, attached hereto as Schedule “D” and forming part of this Bylaw.
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
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SCHEDULE “A”
13318_SchA.pdf
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CLAREVIEW TOWN CENTRE NEIGHBOURHOOD AREA STRUCTURE PLAN
LAND USE AND POPULATION STATISTICS
BYLAW13318
Area (ha) / % of GDAGross Area / 121.6
144 Avenue / 1.5
50 Street / 4.3
Pipeline / 1.1
LRT Station & Parking (SE of CNR) / 3.8
Utilities (Power Substation) / 0.3
CNR Right-of-way / 4.0
Gross Developable Area / 106.6 / 100.0
Neighbourhood Commercial / 0.4 / 0.4
General Business / 16.9 / 15.9
Highway Commercial / 5.8 / 5.4
Shopping Centre / 21.9 / 20.6
High Rise Apartment / 2.7 / 2.5
Medium Rise Apartment / 3.3 / 3.1
Low Rise Apartment / 11.0 / 10.3
Stacked Townhouse / 1.9 / 1.8
Low Density Residential / 10.7 / 10.1
School/Park / 20.7 / 19.4
LRT Station & Parking (NW of CNR) / 4.0 / 3.7
Storm Water Pond / 1.5 / 1.4
Circulation / 5.8 / 5.4
106.6
Units / % of
Total
Units / Persons
per
Unit / Population
Low Density Residential / 242 / 8.8% / 3.46 / 837
Medium Density Residential / 1192 / 43.6% / 2.52 / 3004
High Density / 1301 / 47.6% / 1.43 / 1860
Total Residential / 2,735 / 100% / 5,701
STUDENT GENERATION / Elementary
(K-6) / Junior High
(7-9) / Senior High
(10-12)
Public / 463 / 176 / 160
Separate / 198 / 75 / 68
Total / 661 / 251 / 228
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Chapter Name»
Subtitle»
Report Name»
Amendment to the Clareview Town Centre Neighbourhood Area Structure Plan
February 2003
»Prepared for:
Alldritt Development Limited
Prepared by:
Stantec Consulting Ltd.
File: 161 09117
Copyright ã 2002
Stantec Consulting Ltd.
SCHEDULE “C”
02 April 2003 ».1
p:\occtopusdocs\public\complete\reports\cc\elected-1995\2003-04-09\13318byrevised.doc
Chapter Name»
Subtitle»
Report Name»
important! the first page fields will link and update after you enter text in the second page. press [ctrl+.] to proceed to the second page
REPORT NAMEamendment to the Clareview Town centre neighbourhood area structure plan
Table of Contents
Page
Press [Alt-B] to insert the Tables of Contents. After making changes to your document, click anywhere inside the table and press [F9].
»
1.0 INTRODUCTION & BACKGROUND 1
2.0 PURPOSE 1
3.0 DEVELOPMENT CONCEPT 6
3.1 High Density Residential (HDR) 9
3.2 Medium Density Residential (MDR) 9
3.3 Low Density Residential (LDR) 9
3.4 Clareview Campus Neighbourhood Commercial 9
3.5 Open Space Amenity Area and Corridors 10
4.0 TRANSPORTATION & SERVICING 10
4.1 Transportation Impact Assessment 10
4.2 Transportation 12
4.3 Pedestrian Linkages 12
4.4 Servicing 12
4.5 CNR Right-of-Way 13
5.0 CONFORMANCE WITH STATUTORY PLANS 13
5.1 Municipal Development Plan 13
6.0 RATIONALE 14
6.1 Site Developability 14
6.2 Housing Options 15
6.3 Affordability 15
6.4 Community Acceptance 16
6.5 Summary 16
7.0 PUBLIC CONSULTATION AND PARTICIPATION PROCESS 17
8.0 IMPLEMENTATION 20
TABLE 1 - CLAREVIEW TOWN CENTRE NEIGHBOURHOOD AREA STRUCTURE PLAN - APPROVED LAND USE AND POPULATION STATISTICS - BYLAW13254 21
TABLE 2 - CLAREVIEW TOWN CENTRE NEIGHBOURHOOD AREA STRUCTURE PLAN - PROPOSED LAND USE AND POPULATION STATISTICS 22
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report name»amendment to the Clareview Town centre neighbourhood area structure plan
chapter name»
1.0 INTRODUCTION & BACKGROUND
This amendment has been prepared on behalf of Alldritt Development Limited (“Alldritt”), the registered owner of the land legally described as Plan 002 2276, Block 1, Lot 4 within the SE ¼ Sec. of 25-53-24-W4 commonly referred to as the Clareview Campus Neighbourhood (“Clareview Campus”). Figure 1.0 – Context Plan shows the Clareview Town Centre in the context of this part of northeast Edmonton. The total amendment area within the Clareview Town Centre Neighbourhood Area Structure Plan (“NASP”) encompasses 17.6 ha of land which is bounded by 144 Avenue to the north, 36 Street to the east, the Ajax Pipeline corridor to the west and 139 Avenue to the south.
The NASP was originally approved on June 25, 1980 under Bylaw 6075. There have been five subsequent amendments to NASP Bylaw 6075. The first amendment occurred on July 16, 1991, under Bylaw 9841; subsequent amendments occurred on August 21, 2001 under Bylaw 12858; November 27, 2001 under Bylaw 12904; and November 6, 2002 under Bylaw 13207. The most recent amendment occurred on January 22, 2003 under Bylaw 13254. The current land use map is shown on Figure 2.0 – Existing Bylaw 13254.
2.0 PURPOSE
The purpose of this amendment is to facilitate a change of land uses within the northeast portion of the NASP to create a comprehensively planned location efficient development. The current NASP designates the amendment area as a mix of low and medium density housing, of which the latter is under a Site Specific Development Control Provision. This amendment proposes to utilize Section 900 of the Edmonton Zoning Bylaw (“EZB”) to designate the subject property as a Special Area. Section 900 of the EZB provides that Special Areas may be designated in order for the use, design and extent of development within specific geographic areas of the City to be regulated in a manner that allows the special or unique attributes of the area or the development to be addressed. Special areas are to be applied when these special or unique attributes cannot be satisfactorily addressed through conventional land use zones or statutory plan overlays.
The development of custom land use zones through the use of Special Area status is considered preferable to the direct control approach. This will allow the creation of new land use zones that will only be applied to lands within Clareview Campus. The new zones, created specifically as Section 950, will permit changes to the development regulations of standard land use zones in order to achieve the following urban design principles of this NASP amendment:
§ an integrated mixture of different, yet compatible, housing types;
§ limitations on the density, height, size and location of buildings;
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§ Figure 1
13318_figure1.pdf
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Figure 2
13318_Fig2.pdf
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report name»amendment to the Clareview Town centre neighbourhood area structure plan
chapter name»
§ limitations on the number of units permitted throughout the amendment area; control over the architectural style of future development so that there shall be uniformity between different buildings (i.e. the built form) and landscape treatments within the amendment area;
§ limitations on building setbacks to provide a more pedestrian friendly environment. The intention is to create larger open space corridors by ensuring that buildings are not massed too closely to pedestrian routes;
§ provisions for an open space corridor, which will provide the surrounding community with enhanced linkages through the amendment area to the Clareview Light Rail Transit (“LRT”) Station, Twin Ice Arena, District High School Campus, parks, services and shopping;
§ flexibility in site coverage (i.e. building location and footprint) consistent with design guideline concepts agreed to with community representatives; and,
§ limitation of the size and type of commercial establishments.
The Section 950 amendment proposes to create four unique zones:
§ (CCHD) Clareview Campus High Density Residential Zone;
§ (CCMD) Clareview Campus Medium Density Residential Zone; and,
§ (CCLD) Clareview Campus Low Density Residential Zone;
§ (CCNC) Clareview Campus Neighbourhood Commercial Zone.
The locations of these four land uses is shown in the proposed amendment Figure 3.0 – Proposed Amendment to Bylaw 13254.
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Figure 3
13318_Fig3.pdf
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report name»amendment to the Clareview Town centre neighbourhood area structure plan
chapter name»
3.0 DEVELOPMENT CONCEPT
The development concept for the Clareview Campus combines a mix of low, medium and high density housing opportunities ranging from semi-detached housing to high-rise residential units. The site is apportioned into a number of different components comprised of various housing forms, densities and mixed land uses as shown on Figure 3.0. While the site is segmented into these blocks, it has been comprehensively planned to function as a unit, integrating itself into the Clareview Campus and adjacent residential neighbourhoods. The design concept for the Clareview Campus neighbourhood is shown in Figure 4.0 – Conceptual Site Plan
The overall development concept has been designed to be sensitive to the existing Hairsine Neighbourhood, which is located immediately east of Clareview Campus. This has been accomplished by creating a transition of land uses and densities between the Low Density Residential (“LDR”) land uses within the Hairsine Neighbourhood and the amendment area. The massing of the buildings within the amendment area will be accomplished through careful consideration of the relationship within and between zones and the adjacent residential neighbourhoods. The development regulations within the Section 950 will ensure a reduction of densities, height and massing of buildings from high rise apartments/condominiums to semi-detached residential housing.
The overall development concept for the amendment area has been guided by transit-oriented principles and urban planning best practices, which encourage locating higher density land uses along major collector or arterial roadways and adjacent to, or near, transit connections. The proposed amendment can be characterized as being a “location efficient development” where residential and commercial land uses have been designed and located in order to maximize accessibility to public transit service and common destinations such as stores, services and schools.
The development concept shown in Figure 3.0, and the creation of the Section 950 land uses within the Clareview Campus, reflects the extensive public consultation process between Alldritt, local residents and community leaders all of whom have been active participants in ongoing design charettes. As a result of the extensive public consultation and participation process, Alldritt has made a commitment to the Hairsine Community League (“Hairsine”) and Clareview District and Area Council (“District Council”) that Alldritt will undertake to complete the following:
§ create an architecturally themed community including landscape and streetscape enhancements to create a distinctive development;
§ limit the number of rental units to fifty (50%) percent of the total number of units to encourage home ownership and resultant community involvement;
§ limit the maximum number of units to 1,550;
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report name»amendment to the Clareview Town centre neighbourhood area structure plan
chapter name»
§ restrict the height of possible future high-rise buildings or structures to eight (8) storeys adjacent to 144 Avenue and to twelve (12) storeys in the proximal area of the LRT tracks and district park site;
§ restrict the height of the medium density residential uses to 14 metres and four (4) storeys plus an integrated loft;
§ limit the size of the neighbourhood commercial site to 0.4 ha/1.0 ac to service the needs of the residents of the amendment area;
§ encourage the construction of underground rather than surface parking for the medium and high density housing;
§ create a centrally located passive park within the amendment area that will have landscaped pedestrian linkages to 36 Street, 144 Avenue and the pipeline right-of-way. The park will be accessible to the general public but, operated and maintained by the Residents Association of the proposed development that will be created for this purpose and to monitor the architectural and development standards in perpetuity;
§ construct a 1.8 m high uniform wood screen fence around the perimeter of the amendment area, except at the entrances to the pedestrian linkage locations, with architecturally detailed enhancement features every 30.0 m;
§ construct a minimum 1.52 m high decorative, ornamental iron fence on the property lines of each of the parcels adjacent to the pedestrian linkages and the central park;
§ plant 76.2 mm calliper deciduous boulevard trees along the north and south side of 144 Avenue; the north side of 139 Avenue; and, on the east and west side of 36 Street between 139 Avenue and 144 Avenue all at a 10.0 m spacing per tree (subject to the approval of the City of Edmonton);