The North Saskatchewan River Valley Area Redevelopment Plan

Bylaw 13526

A Bylaw to amend Bylaw 7188, as amended,

the North Saskatchewan River Valley Area Redevelopment Plan

WHEREAS pursuant to the authority granted to it by the Planning Act on February 26, 1985, the Municipal Council of the City of Edmonton passed Bylaw 7188, as amended, being the North Saskatchewan River Valley Area Redevelopment Plan; and

WHEREAS from time to time Council finds it desirable to amend the North Saskatchewan River Valley Area Redevelopment Plan; and

WHEREAS City Council now deems it in the public interest to further amend the North Saskatchewan River Valley Area Redevelopment Plan;

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.Bylaw No. 7188, as amended, is hereby further amended by:

a)deleting from the Plan Lot 1, Block 3, Plan 012 0776; as shown on the map annexed hereto as Schedule“A”; and

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b)amending the Map entitled Schedule “A” – Plan Area Boundary, North Saskatchewan River Valley Area Redevelopment Plan, Bylaw 7188, as amended as shown on the Map annexed hereto as Schedule “A”.

READ a first time thisday of , A. D. 2004;

READ a second time thisday of, A. D. 2004;

READ a third time thisday of, A. D. 2004;

SIGNED and PASSED thisday of, A. D. 2004.

THE CITY OF EDMONTON

______

MAYOR

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CITY CLERK

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SCHEDULE “A”

13526_SchA.pdf

BYLAW NO.

FILE: LC/9-

DESCRIPTION:AMENDMENT TO THE NORTH SASKATCHEWAN RIVER VALLEY AREA REDEVELOPMENT PLAN

ZONING BYLAW AMENDMENT from (A) Metropolitan Recreation Zone to (RF2) Low Density Infill Zone; RIVERDALE

LOCATION:10297 – 89 Street

LEGAL

DESCRIPTION:Lot 1, Block 3, Plan 012 0776

APPLICANT:Asset Management and Public Works

19th Floor Century Place

9803 - 102A Avenue

Edmonton AB T5J 3A3

OWNER:The City of Edmonton

ACCEPTANCE OF

APPLICATION:January 29, 2003

EXISTING

DEVELOPMENT:City owned power substation

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PLANNING AND

DEVELOPMENT

DEPARTMENT’S

RECOMMENDATION:That Bylaw 13526 to amend the North Saskatchewan River Valley Area Redevelopment Plan be APPROVED.

That Bylaw13392 to amend the Zoning Bylaw from (A)Metropolitan Recreation Zone to (RF2) Low Density Infill Zone be APPROVED.

BYLAW NO.

FILE: LC/9-

DISCUSSION

1.The Application

This report discusses two related bylaws:

a)Bylaw No. 13526 would amend the North Saskatchewan River Valley Area Redevelopment Plan to delete the City owned site from the Plan area; and

b)Bylaw No. 13392 would amend the Zoning Bylaw to change the zoning from (A)Metropolitan Recreation Zone to (RF2) Low Density Infill Zone.

The purpose of these two bylaws is to facilitate development of the EPCOR substation to low density infill housing as directed in the Riverdale Area Redevelopment Plan. This substation site was recently decommissioned and then purchased by the City from EPCOR for the sole purpose of developing the site for housing. A subdivision of this site and the adjacent vacant City owned lot to the west of the substation (Lot 38), has also been initiated by the Administration to facilitate redevelopment of these properties as called for in the Riverdale Plan.

In conjunction with the adoption of the Riverdale ARP Bylaw in 1992, Lot 38 was rezoned to RF2. In 1994, Council amended the North Saskatchewan River Valley ARP boundary to exclude Lot 38 from the River Valley ARP. Asset Management and Public Works is now proceeding to implement this other area of the Plan by rezoning the former EPCOR site and subdividing these lots for low density infill housing.

2.Site and Surrounding Area

The site is located west of 87 Street and north of Roland Road.

To the north of the site is a roadway that separates the site from Dawson Park. To the east of the site is 87 Street that separates the site from the natural area and walkway system along the North Saskatchewan River. To the south of the site is single detached housing. To the west of the site is vacant City owned land zoned RF2 and designated for low density infill housing in the Riverdale Area Redevelopment Plan.

BYLAW NO.

FILE: LC/9-

View of site looking east between 88 Street and 89 Street.

View of site looking west from 87 Street.

ANALYSIS

Compliance with Approved Plans and Land Use Compatibility

The proposed rezoning conforms to the policies of the Riverdale Area Redevelopment Plan as approved by Council in 1994. The Riverdale Plan gives direction to rezone the power sub-station near Dawson Park to (RF2) Low Density Infill housing once the current use is discontinued, and to remove the site from the North Saskatchewan River

BYLAW NO.

FILE: LC/9-

Valley ARP to allow the site to be developed for housing. The proposed development is compatible with the surrounding low density residential development.

2.Transportation and Utilities

The Transportation and Streets Department has no objection to the application. All other affected City Departments and private agencies have no objections to the application.

Phase I and II Environmental Site Assessments were submitted by the applicant and reviewed by the Environmental Planning Group of the Planning and Development Department. The soil conditions on the site have been remediated to the satisfaction of the Planning and Development Department.

3.Community Services

The Community Services Department stated that there is no parkland deficiency in Riverdale. Their guideline for neighbourhood/schools is 2.63 ha parkland per neighbourhood and Riverdale has 2.69 ha. School land is 3.23 ha and Riverdale has 1.8ha, which is normal in areas with older schools.

4.Surrounding Property Owners’ Concerns

The Planning and Development Department was contacted by seven people in response to its advance notice regarding the rezoning application. Of the telephone calls received, two were opposed to the rezoning and four were supportive of the rezoning application. An email was received that was supportive of the rezoning application. Another email was sent to a number of the Councillors expressing their objections to the rezoning of the power substation site for housing. One of the callers opposed to the rezoning also sent a letter to the Planning and Development Department on behalf of the Sundance Housing Co-operative stating the co-operative was opposed to the rezoning and subdivision. The other caller opposed to the rezoning sent a letter of opposition to the two Ward Councillors from him and his wife. This caller also collected 29 signatures on a petition requesting that the City of Edmonton not proceed with the rezoning and subdivision, and that the City take all the steps necessary to ensure that the property remain as park land in the future. A letter was also received from the Rossdale Community League stating that Rossdale has a policy that supports the position that all land that is currently zoned as parkland in the river valley park system should remain as parkland.

The concerns raised by those residents opposed to the rezoning were:

The property should be developed for park purposes given Dawson Park is a busy park and there is lots of new development occurring in this area of the City.

BYLAW NO.

FILE: LC/9-

The new housing would result in the loss of old trees when the site is developed.
There has been a loss of open space in Riverdale with the development of the Brickyard site.
The power station building could be recycled as community space, an artisan’s market or a concession for park users.

The case raised by those residents supporting the rezoning was:

Instead of tax dollars paying for an increase in maintenance costs for an expanded Dawson Park, the City will receive tax revenues from the new housing to support an already excellent park system in Riverdale

The new housing next to Dawson Park would provide for more eyes on the park to increase personal safety. This resident of Riverdale stated that at times, she has come across people drinking and doing drugs in this area of Dawson Park.

The Riverdale ARP supports the redevelopment of these properties. The Plan should come to fruition as many of the long-term residents had put much time and effort into preparing the ARP.
There is already lots of park in the area. Respect the ARP and let more people have the opportunity to live in Riverdale.

The Planning and Development Department and Community Services met with the Riverdale Community League Planning Committee three times during spring and summer to discuss the rezoning and subdivision applications, and to deal with concerns raised by the committee. After reviewing all the issues raised and the information gathered, the Community Services Department stated in the last meeting, that there is no parkland deficiency in Riverdale and the area in question is not required for parkland purposes.

BYLAW NO.

FILE: LC/9-

JUSTIFICATION

The Planning and Development Department recommends that Bylaw 13526 to amend the North Saskatchewan River Valley Area Redevelopment Plan and Bylaw 13392 to amend the Zoning Bylaw from (A)Metropolitan Recreation Zone to (RF2) Low Density Infill Zone be APPROVED on the basis that the proposed rezoning conforms with the policies of the Riverdale ARP. The proposed development is compatible with the surrounding low density residential development, there is no parkland deficiency in Riverdale, and the area in question is not required for any parkland purposes.

ATTACHMENT

2aMaps

Written by: Ken Zahara

Approved by: Brian Kropf

Planning and Development Department

October 14, 2003

BYLAW NO.

FILE: LC/9-

ATTACHMENT 2a

13526_Att2a.pdf

BYLAW NO.

FILE: LC/9-

13526_pg2.pdf