Bylaw 14513
A Bylaw to amend Bylaw 13454,as amended, being the South Terwillegar
Neighbourhood Area Structure Plan
WHEREAS pursuant to the authority granted to it by the Municipal Government Act, on September 18, 2003, the Municipal Council of the City of Edmonton passed Bylaw 13454, being the South Terwillegar Neighbourhood Area Structure Plan; and
WHEREAS Council found it desirable to amend the South Terwillegar Neighbourhood Area Structure Plan through the passage of Bylaw 13682 and 13992;
WHEREAS an application was received by the Planning and Development Department to further amend the South Terwillegar Neighbourhood Area Structure Plan; and
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 South Terwillegar Neighbourhood Area Structure Plan is hereby amended by:
a)deleting the Map entitled “Bylaw 13992 - South Terwillegar Neighbourhood Area Structure Plan” and substituting therefor the Map entitled “Amendment to South Terwillegar Neighbourhood Area Structure Plan Bylaw 14513”, attached hereto as Schedule “A” and forming part of this Bylaw; and
b) deleting therefrom the land use and population statistics entitled “South Terwillegar Neighbourhood Area Structure Plan Land Use and Population Statistics Bylaw 13992” and substituting therefore the following:
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SOUTH TERWILLEGAR NEIGHBOURHOOD AREA STRUCTURE PLAN
LAND USE AND POPULATION STATISTICS
BYLAW14513
Area (ha) / % of GDAGross Area / 168.00
Pipeline ROW / 2.45
142 Street arterial widening / 3.45
Gross Developable Area / 162.10 / 100.0
Roadways (@ 20% of GDA) / 32.42 / 20.0
Stormwater Management Facilities / 10.57 / 6.5
Municipal Reserve / 8.20 / 5.1
Towne Square (non-residential portion) / 2.50 / 1.5
Net Residential Area / 108.41 / 66.9
Street Oriented Residential / 38.70 / 23.9
Low Density Residential / 41.67 / 25.7
Medium Density Residential / 23.41 / 14.4
Towne Square MDR / 3.00 / 1.9
Mixed Use (Institutional and Residential) / 1.63 / 1.0
Units / % of
Total
Units / Population
Street Oriented Housing / 968 / 27.5 / 3,348
Low Density Residential / 917 / 26.0 / 3,172
Medium Density Residential / 1,375 / 39.0 / 3,912
Towne Square MDR / 225 / 6.4 / 671
Mixed Use (Institutional and Residential) / 37 / 1.1 / 110
Total Residential / 3,522 / 100.0 / 11,213
Density: 67 persons per gross hectare; 103 persons per net residential hectare.
c) deleting the Map entitled “Figure 6.0 - Development Concept Plan” and substituting therefor a new Map entitled “Figure 6.0 - Development Concept Plan” attached hereto as Schedule “B” and forming part of this Bylaw; and
d) deleting the Map entitled “Figure 7.0 - Neo Traditional Neighbourhood Extension Area” and substituting therefor a new Map entitled “Figure 7.0 - Neo Traditional Neighbourhood Extension Area” attached hereto as Schedule “C” and forming part of this Bylaw; and
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e) deleting the Map entitled “Figure 8.0 - Pedestrian Linkage Plan” and substituting therefor a new Map entitled “Figure 8.0 - Pedestrian Linkage Plan” attached hereto as Schedule “D” and forming part of this Bylaw; and
f) deleting the Map entitled “Figure 9.0 - Storm Drainage Plan” and substituting therefor a new Map entitled “Figure 9.0 - Storm Drainage Plan” attached hereto as Schedule “E” and forming part of this Bylaw; and
g) deleting the Map entitled “Figure 10.0 - Sanitary Servicing Plan” and substituting therefor a new Map entitled “Figure 10.0 - Sanitary Servicing Plan” attached hereto as Schedule “F” and forming part of this Bylaw; and
h) deleting the Map entitled “Figure 11.0 - Transportation” and substituting therefor a new Map entitled “Figure 11.0 - Transportation” attached hereto as “G” and forming part of this Bylaw; and
i) deleting the Map entitled “Figure 12.0 –Staging Plan” and substituting therefor a new Map entitled “Figure 12.0 - Staging Plan” attached hereto as Schedule “H” and forming part of this Bylaw.
READ a first time thisday of , A.D. 2007;
READ a second time thisday of, A.D. 2007;
READ a third time thisday of, A.D. 2007;
SIGNED and PASSED thisday of, A.D. 2007.
THE CITY OF EDMONTON
______
MAYOR
______
CITY CLERK
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SCHEDULE “A”
14513_SchA.pdf
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SCHEDULE “B”
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SCHEDULE “C”
7/11
SCHEDULE “D”
8/11
SCHEDULE “E”
9/11
SCHEDULE “F”
10/11
SCHEDULE “G”
11/11
SCHEDULE “H”
BYLAW14513
BYLAW14514
FILE:LDA06-0096
SOUTH
TERWILLEGAR
DESCRIPTION:AMENDMENT TO SOUTH TERWILLEGAR NEIGHBOURHOOD AREA STRUCTURE PLAN
ZONING BYLAW AMENDMENT from (AG) Agricultural Zone to (RF5) Row Housing Zone and (RA7) Low Rise Apartment Zone; SOUTH TERWILLEGAR
LOCATION:East of 156 Street and northeast of Anthony Henday Drive.
LEGAL
DESCRIPTION:Block 2, Plan 6532KS
APPLICANT:Stantec Consulting
10160 – 112 Street
EdmontonAB T5J 2L6
OWNER:Maxwell and MarjorieWard
69 Westbrook Drive
EdmontonAB T6J 2C8
ACCEPTANCE OF
APPLICATION:September 5, 2006
EXISTING
DEVELOPMENT:Vacant, undeveloped land
______
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION:That Bylaw14513 to amend the South Terwillegar Neighbourhood Area Structure Plan be APPROVED.
That Bylaw14514 to amend the Zoning Bylaw from (AG) Agricultural Zone to (RF5) Row Housing Zone and (RA7) Low Rise Apartment Zone be APPROVED.
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DISCUSSION
1.The Application
This application proposes to amend the South Terwillegar Neighbourhood Area Structure Plan (NASP) by redesignating a 3.84 hectare area of land from low density residential (LDR) to medium density residential (MDR) and realigning a short stretch of 156 Street.
The realignment of 156th Street will result in a larger radius of curvature for 156th Street, providing for safer and efficient circulation.
This application also proposes to rezone approximately 0.67 hectares of land from (AG) Agricultural Zone to (RF5) Row Housing Zone and approximately 2.81 hectares from (AG) Agricultural Zone to (RA7) Low Rise Apartment Zone.
A subdivision application has been submitted concurrently to subdivide the 3.84 hectare parcel of land into two multi-family parcels, with 0.36 ha of land developed for circulation.
2.Site and Surrounding Area
The site is located in the southwest corner of the South Terwillegar Neighbourhood, east of 156 Street and northeast of Anthony Henday Drive. The surrounding lands are currently under development. The lands to the north are zoned (RF4) Semi-Detached Residential Zone, to the east the lands are zoned (RSL) Residential Small Lot Zone and (RF4) Semi-Detached Residential Zone, to the south the lands are zoned (RA7) Low Rise Apartment Zone and (AG) Agricultural Zone and southwest is Anthony Henday Drive.
Looking southwest from 156th Street
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The total gross developable area within the South Terwillegar Neighbourhood is approximately 162 hectares. Subdivision activity in South Terwillegar began in 2003. To date, approximately 120 hectares of land within the neighbourhood is within an approved servicing agreement and contains about 74% of developable lands. Based on this rate of absorption, the majority of the South Terwillegar Neighbourhood should be under approved servicing agreement by the end of 2007.
ANALYSIS
1.Compliance with Approved Plans and Land Use Compatibility
The approved Plan distributes several medium density residential sites throughout the neighbourhood. The majority of these sites, in keeping with the Suburban Neighbourhood Design Principles, are located near the Towne Square, along designated bus routes or along the edges of the South Terwillegar Neighbourhood.
The Medium Density Residential (MDR) designation accommodates a variety of housing types permitted within the RF5 and RA7 Zones. The proposal to amend the NASP from Low Density Residential to Medium Density Residential isconsistent with the intent of the NASP due to the location of the multi-family housing at the edge of the neighbourhood and alonga designated bus route.
This application is located at thesouthwest edge of the neighbourhood, on the corner of two collector roads. This will provide for good vehicular access that will mitigate any potential transportation related impacts on adjacent lower density residential development. Other impacts on adjacent development will be mitigated by regulations specified in the Zoning Bylaw for RA7 development. It has been the practice of the Development Officer to ensure adequate transition and separation space by requiring a 7.5m landscaped setback as well as fencing requirements and a decreased height in the façade for buildings directly adjacent to semi-detached and single detached buildings.
The proposed amendment will result in a housing mix of 54% low density residential and 46% medium density residential.
2.Smart Choices Initiative
The Smart Choices Initiatives of Neighbourhood Re-Investment, Residential In-fill, Redevelopment of Older Commercial and IndustrialLands and Transit-Oriented Development are not applicable to this application.
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The proposal achieves an overall score of two stars, out of a possible five stars on the Smart Choices Scorecard. It was not possible to fully assess the proposed development in terms of Smart Choices Initiatives because of the limited submission requirements for this type of development. This application represents a small portion of an overall approved Plan area, which may score differently against the Smart Choices Initiatives under a comprehensive evaluation. However, the application will result in improved vehicular and pedestrian circulation through the construction of the connector roadway from 156th Street to Simpson Drive. The construction of roadway and adjacent sidewalks will provide for an additional access and connections to open space and other areas of the neighbourhood.
3.Transportation and Utilities
The Transportation Department does not object to the proposed development. The Transportation Department has advised that the road network has the capacity to handle the increased residential density and concentration.
No other affected City Department or utility agency has expressed any objection to the proposed NASP Amendment and the rezoning application.
4.Surrounding Property Owners’ Concerns
The Planning and Development Department sent advance notification to 491 surrounding property owners as well as the Terwillegar Community League and the Terwillegar Riverbend Advisory Council on October 18, 2006. Two letters were received from surrounding property owners advising of concerns and objection to the rezoning of the subject lands to (RA7) Low Rise Apartment Zone. Concerns of increased traffic and incompatibility with adjacent uses were raised.
A Public Meeting Notification was sent out to 491 surrounding property owners as well as the Terwillegar Community League and the Terwillegar Riverbend Advisory Council. The Public Meeting was held on December 18, 2006 at the Riverbend Library. There were nine members of the public in attendance. Three questionnaires were received from the public, stating concern for the increased traffic which would be generated due to the increased density as well as concern for monotony created by large quantities of rowhousing and condominiums, in the South Terwillegar Neighbourhood.
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JUSTIFICATION
The Planning and Development Department recommends that Bylaw14513 to amend the South Terwillegar Neighbourhood Area Structure Plan and Bylaw 14514 to amend the Zoning Bylaw from (AG) Agricultural Zone to (RF5) Row Housing Zone and (RA7) Low Rise Apartment Zone be APPROVED on the basis that the proposed NASP amendment is consistent with the intent of the Heritage Valley Neighbourhood 6 NASP and the proposed zoning is compatible with the adjacent lands and satisfies the technical and servicing requirements of the affected civic departments and outside agencies.
ATTACHMENTS
2aApproved Land Use and Population Statistics – Bylaw 13992
2bProposed Land Use and Population Statistics – Bylaw 14513
2cApproved South Terwillegar Neighbourhood Area Structure Plan - Bylaw 13992
2dProposed South Terwillegar Neighbourhood Area Structure Plan – Bylaw 14513
2eSurrounding Land Use Zone Maps
2fProposed Rezoning – Bylaw 14514
2gConsultant’s report – South Terwillegar Neighbourhood Area Structure Plan
Written by: YolandaLew
Approved by: StefanFekner
Planning and Development Department
February 5, 2007
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TABLE 1
SOUTH TERWILLEGAR NEIGHBOURHOOD AREA STRUCTURE PLAN
APPROVED LAND USE AND POPULATION STATISTICS
BYLAW13992
Area (ha) / % of GDAGross Area / 168.00
Pipeline ROW / 2.45
142 Street arterial widening / 3.45
Gross Developable Area / 162.10 / 100.0
Roadways (@ 20% of GDA) / 32.42 / 20.0
Stormwater Management Facilities / 10.57 / 6.5
Municipal Reserve / 8.20 / 5.1
Towne Square (non-residential portion) / 2.50 / 1.5
Net Residential Area / 108.41 / 66.9
Street Oriented Residential / 38.70 / 23.9
Low Density Residential / 45.30 / 27.9
Medium Density Residential / 19.78 / 12.2
Towne Square MDR / 3.00 / 1.9
Mixed Use (Institutional and Residential) / 1.63 / 1.0
Units / % of
Total
Units / Population
Street Oriented Housing / 968 / 30.1 / 3,348
Low Density Residential / 997 / 31.0 / 3,449
Medium Density Residential / 989 / 30.8 / 2,947
Towne Square MDR / 225 / 7.0 / 671
Mixed Use (Institutional and Residential) / 37 / 1.1 / 110
Total Residential / 3,216 / 100.0 / 10,525
Density:62 persons per gross hectare; 97 persons per net residential hectare.
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TABLE 1
SOUTH TERWILLEGAR NEIGHBOURHOOD AREA STRUCTURE PLAN
PROPOSED LAND USE AND POPULATION STATISTICS
BYLAW14513
Area (ha) / % of GDAGross Area / 168.00
Pipeline ROW / 2.45
142 Street arterial widening / 3.45
Gross Developable Area / 162.10 / 100.0
Roadways (@ 20% of GDA) / 32.42 / 20.0
Stormwater Management Facilities / 10.57 / 6.5
Municipal Reserve / 8.20 / 5.1
Towne Square (non-residential portion) / 2.50 / 1.5
Net Residential Area / 108.41 / 66.9
Street Oriented Residential / 38.70 / 23.9
Low Density Residential / 41.67 / 25.7
Medium Density Residential / 23.41 / 14.4
Towne Square MDR / 3.00 / 1.9
Mixed Use (Institutional and Residential) / 1.63 / 1.0
Units / % of
Total
Units / Population
Street Oriented Housing / 968 / 27.5 / 3,348
Low Density Residential / 917 / 26.0 / 3,172
Medium Density Residential / 1,375 / 39.0 / 3,912
Towne Square MDR / 225 / 6.4 / 671
Mixed Use (Institutional and Residential) / 37 / 1.1 / 110
Total Residential / 3,522 / 100.0 / 11,213
Density: 67 persons per gross hectare; 103 persons per net residential hectare.
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ATTACHMENT 2c
14513_Att2c.pdf
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ATTACHMENT 2d
14513_Att2d.pdf
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ATTACHMENT 2e
14513_Att2e.pdf
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ATTACHMENT 2f
14513_Att2f.pdf
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AMENDMENT TO SOUTH TERWILLEGAR
EXECUTIVE SUMMARY
April 10, 2007
/ Amendment to South TerwillegarNASPBylaw 13454, as amended
Prepared for:
South Terwillegar Developments Ltd.
Prepared by:
Stantec Consulting Ltd.
File: 1611 50425
Copyright 2006
Stantec Consulting Ltd.
ltp:\occtopusdocs\public\complete\reports\cc\csam\2007-05-01\14513by.docE.1
AMENDMENT TO SOUTH TERWILLEGAR
Neighbourhood Area Structure Plan
April 10, 2007
Table of Contents
1.0Introduction
1.1Amendment Overview
1.2Rationale
1.3Policy Context
2.0Amendment to Bylaw 13992
ltp:\occtopusdocs\public\complete\reports\cc\csam\2007-05-01\14513by.doc1
AMENDMENT TO SOUTH TERWILLEGAR
Introduction
April 10, 2007
Introduction
The current document proposes an amendment to South Terwillegar Neighbourhood Area Structure Plan (NASP). It has been prepared on behalf of South Terwillegar Developments Ltd. The South Terwillegar NASP was originally approved by City Council in September 2003 as Bylaw 13454. There have been two subsequent amendments to this Bylaw. The most recent amendment occurred in May 2005 as Bylaw 13992. Under the current Bylaw, the South Terwillegar NASP occupies an area of 168.00 hectares (ha), which primarily consists of low and medium density residential, street oriented residential, and mixed–use land uses.
The amendment area is located immediately to the east of 156 Street and in the western part of the South Terwillegar Neighbourhood Area Structure Plan (NASP) boundary (see Figure I – Amendment Area & Context). It encompasses those lands legally described as Block 2, Plan 6532 KS and occupies an area of 3.84 ha.
amendment overview
The current amendment adds medium density residential uses to the western portion of the NASP area so that the developer, South Terwillegar Developments Ltd., can facilitate the creation of multifamily development intended to cater to contemporary housing market demand in Edmonton. This would be achieved by changing the designation of the lands legally described as a portion of Block 2 Plan 6532 KS from Low Density Residential (LDR) to Medium Density Residential (MDR) (see Figure 6.0 – Development Concept). This amendment will also realign the stretch of 156 Street to the south of the pipeline corridor running through the NASP area.
The amendment consists of a change that will not have a significant effect on the overall nature of the South Terwillegar NASP area, which is currently characterized by low and medium density residential, street oriented residential, and mixed–use areas. The amendment proposes to:
- increase the area of land designated as Medium Density Residential from 19.78 ha to 23.41 ha
- decrease the area of land designated as Low Density Residential from 45.30 ha to 41.67 ha, and
- realign the collector roadway (156 Street) with the NASP area
Figure I – Amendment Area and Context
Rationale
There are several economic and planning arguments that justify the proposed amendment, which replaces a portion of LDR with MDR land uses, and realigns an internal collector street within the Terwillegar South NASP.
Housing: In September 2003, under the original Bylaw 13454, the amendment area was designated for LDR uses. Since then housing prices in Edmonton have increased steadily. It is estimated to continue to rise in the coming years. This trend has led to a shift in housing demand towards more multifamily housing.
Therefore, the current amendment proposes to introduce more MDR within the NASP. This will increase the overall density of the NASP area and provide for greater choices of housing types in the plan area. A higher density development along (regional) arterial street (Anthony Henday Drive) also supports transit ridership. The proposed MDR designation will allow for the development of low-rise apartment housing and/or street-oriented row housing along collector roadway. However, future market demands will determine the type of medium density residential pursued in this case.
The MDR designation also provides opportunities to cater to contemporary housing demand that is seeing an increasing preference for lifestyle-oriented housing. Accordingly, the MDR parcel has been strategically sited in proximity to pedestrian corridors, and will be integrated with the existing pedestrian linkages in the NASP area. The proposed MDR site in the NASP area will be developed in accordance with the Suburban Neighbourhood Design Principles (SNDP) and will support neighbourhood walkability, and provide safe and convenient access to park facilities and open spaces.
Transportation:Anthony Henday Drive, realigned 156 Street, and internal collector roadways constitute the transportation context for the proposed amendment area, which will provide convenient vehicle and transit access to the residents of South Terwillegar. Transit stop connections and attention to land use transitioning, landscaping, and building setbacks will be addressed at the development permit stage, and will integrate LDR located to the east and north. Adoption of Row Housing Zone (RF5) and Low Rise Apartment Zone (RA7) will be required for the MDR site.