Report for City Council May 22, 2002 Meeting

Bylaw 13073

A Bylaw to amend Bylaw 12800, as amended,

The Edmonton Zoning Bylaw

Amendment No. 159

WHEREAS Lot 30MR, Block 78, Plan 922 3272; Lot 31MR, Block 78, Plan 012 0463; Lot 1MR, Block 78, Plan 912 2396; portions of SE and SW 8-54-24-4 and a portion of NE 5-54-24-4; located west of 103 Street and north of 176 Avenue, Elsinore and Chambery, Edmonton, Alberta, are specified on the Zoning Map as (AG) Agricultural Zone, (RF1) Single Detached Residential Zone and (RSL) Residential Small Lot Zone; and

WHEREAS an application was made to rezone the above described property to (RSL) Residential Small Lot Zone, (RF4) Semi-detached Residential Zone, (RF5) Row Housing Zone and (AGU) Urban Reserve Zone;

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:

The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended by rezoning the lands legally described as Lot 30MR, Block 78, Plan 922 3272; Lot 31MR, Block 78, Plan 012 0463; Lot 1MR, Block 78, Plan 912 2396; portions of SE and SW 8-54-24-4 and a portion of NE 5-54-24-4; located west of 103 Street and north of 176 Avenue, Elsinore and Chambery, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule “A”, from (AG) Agricultural Zone, (RF1) Single Detached Residential Zone and (RSL)

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Residential Small Lot Zone to (RSL) Residential Small Lot Zone, (RF4) Semi-detached Residential Zone, (RF5) Row Housing Zone and (AGU) Urban Reserve Zone.

READ a first time thisday of , A. D. 2002;

READ a second time thisday of, A. D. 2002;

READ a third time thisday of, A. D. 2002;

SIGNED and PASSED thisday of, A. D. 2002.

THE CITY OF EDMONTON

______

MAYOR

______CITY CLERK

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SCHEDULE “A”

BYLAW NO.

FILE: LC/9-

DESCRIPTION:AMENDMENT TO THE ELSINORE NEIGHBOURHOOD STRUCTURE PLAN; ELSINORE

ZONING BYLAW AMENDMENT from (AG) Agricultural Zone, (RF1) Single Detached Residential Zone and (RSL) Residential Small Lot Zone to (RSL) Residential Small Lot Zone, (RF4) Semi-Detached Residential Zone, (RF5) Row Housing Zone and (AGU)Urban Reserve Zone; ELSINORE AND CHAMBERY

LOCATION:Located west of 103Street and north of 176 Avenue

LEGAL

DESCRIPTION:Lot 30MR, Block 78, Plan 922 3272; Lot 31MR, Block 78,

Plan 012 0463; Lot 1MR, Block 78, Plan 912 2396; and portions of SE and SW 8-54-24-W4, NE554-24-W4

APPLICANT:IBI Group

1050, 10405 - Jasper Avenue

Edmonton, Alberta

T5J 3N4

OWNER:Concept Realty Ltd.

12706 - 101 Street

Edmonton, Alberta

T5E 4E5

ACCEPTANCE OF

APPLICATION:April 20, 2001

EXISTING

DEVELOPMENT:Vacant Land

______

PLANNING AND

DEVELOPMENT

DEPARTMENT’S

RECOMMENDATION:That Bylaw 13072 to amend the Elsinore Neighbourhood Structure Plan be APPROVED.

That Bylaw13073 to amend the Zoning Bylaw from (AG) Agricultural Zone, (RF1) Single Detached Residential Zone and (RSL) Residential Small Lot Zone to (RSL) Residential Small Lot Zone, (RF4) Semi-Detached Residential Zone, (RF5) Row Housing Zone and (AGU) Urban Reserve Zone be APPROVED.

BYLAW NO.

FILE: LC/9-

DISCUSSION

1.The Application

This report concerns two applications:

a)The first application is to amend the Elsinore Neighbourhood Structure Plan to achieve the following:

Enlarge the medium density residential (site specific row housing) use and redesignation of this use to the residential land use category of medium density residential (non-site specific row housing) use ;
Redesignate some of the single detached residential land use category to the semi-detached residential land use; and
Adjust the alignment of 179 Avenue to co-ordinate with a recent amendment to the collector road alignment in the Chambery Neighbourhood.

b)The second application is to amend the Zoning Bylaw for the purpose of rezoning the affected lands from (AG) Agricultural Zone, (RF1) Single Detached Residential Zone, and (RSL) Residential Small Lot Zone to (RSL) Residential Small Lot Zone, (RF4) Semi-detached Residential Zone, (RF5) Row Housing Zone and (AGU) Urban Reserve Zone.

The purpose of these two applications is to increase the size of the row housing site from 2.2 ha to 2.7 ha, to permit more semi-detached housing and more small lot housing, and to rezone the future school/park site from (AG) Agricultural Zone to (AGU) Urban Reserve Zone.

2.Site and Surrounding Area

The 11.75 ha site to be rezoned is located north of 176 Avenue and west of 104 Street in the northwest sector of the Elsinore neighbourhood. A portion of the park/school site is located in the northeast sector of the Chambery neighbourhood.

To the north of the site is the Transportation/Utility Corridor (TUC). To the south of the site is existing (RF1) Single Detached Residential development. To the east of the site is vacant land zoned (RSL) Residential Small Lot Zone and developed (RF1) Single Detached Residential Zone. To the west of the site is vacant land recently rezoned (RSL) Residential Small Lot Zone. A pipeline right-of-way running southeast to northwest bisects the site.

BYLAW NO.

FILE: LC/9-

View looking northwest from 178B Avenue and 104 Street.

ANALYSIS

1.Compliance with Approved Plans and Land Use Compatibility

a)Edmonton Municipal Development Plan (MDP)

Strategy 1.1.1. of the MDP states:

“Provide for choices regarding the types of developments in which people want to live and do business.”

The proposed amendment responds to a market demand for residential small lot housing and semi-detached housing in a location that is contiguous with other low density residential development in the Elsinore neighbourhood.

The proposal is in line with Council’s guideline requiring that 15% to 35% of all suburban neighbourhood dwelling units be in the form of multiple units. The NSP amendment would increase the total number of multiple units by 21 units representing 27% of the area.

2.Transportation and Utilities

The Transportation and Streets Department advises that it has no outstanding concerns regarding these applications. All other affected City Departments and private utility agencies have no objections to the applications.

BYLAW NO.

FILE: LC/9-

Surrounding Property Owners’ Concerns

The Planning and Development was contacted by twenty-two residents in response to its letter of pre-notification regarding these applications. Two letters were received, one from the developer to the east and west of this application (Canterra) and the other from a resident. Canterra supported the proposed development but was opposed to the area being rezoned from RF1 to RF4. Canterra claims that the semi-detached housing would not be consistent with the single detached developed in the area or with the single detached housing (RSL) Residential Small Lot Zone they plan to build to the west of this area. The letter from a resident was opposed to the rezoning to row housing. Of the twenty-two telephone calls, nine did not want the density increased, four wanted to keep the RF1 zoning, one wanted no row housing, one was concerned with low cost housing in the area and seven had no objections but wanted additional information.

The Planning and Development Department’s March 11, 2002 public information meeting was attended by thirty-two people from the neighbourhood. The discussion at this meeting centred on the proposed increased density in the neighbourhood. This is due to the rezoning of some of the area from the (RF1) Single Detached Residential Zone to the (RSL) Residential Small Lot Zone and (RF4) Semi-Detached Residential Zone; and the 0.5 ha increase in the size of the medium density residential use in the Elsinore NSP amendment. Concerns were expressed that the proposed row housing and the smaller lots would mean smaller homes being built resulting in a lowering of property values for existing housing in the area. Two of the residents on 178A Avenue expressed a concern about the RSL lots backing onto their RF1 lots. The developer agreed to increase the width of his lots backing onto 178A Avenue by removing one lot from his proposed subdivision. This change has now taken place. Sixteen comment sheets were filled out after the meeting. Three comment sheets wanted to keep the RF1 zoning and to drop the RSL zoning. Two wanted no row housing or RSL lots. Three were not concerned because they liked the builder’s product. One comment sheet was satisfied with the development if there was no low rent housing. Seven provided no comments other than that the meeting was informative.

BYLAW NO.

FILE: LC/9-

JUSTIFICATION

The Planning and Development Department recommends that Bylaw13072 and Bylaw13073 be APPROVED on the basis that there are no land use compatibility concerns created by the proposed plan amendment and rezoning, both applications meet the technical requirements of the Administration and utility agencies, and the proposed development pattern is consistent with acceptable neighbourhood design principles.

ATTACHMENTS

2aApproved Land Use and Population Statistics – Bylaw 12313

2bProposed Land Use and Population Statistics – Bylaw 13072

2cApproved Elsinore Neighbourhood Structure Plan – Bylaw 12313

2dProposed Elsinore Neighbourhood Structure Plan – Bylaw 13072

2eSurrounding Land Use Map

2fProposed Rezoning

Written by: Ken Zahara

Approved by: Robert Caldwell

Planning and Development Department

April 15, 2002

BYLAW NO.

FILE: LC/9-

TABLE 1

ELSINORE NEIGHBOURHOOD STRUCTURE PLAN

APPROVED LAND USE AND POPULATION STATISTICS

BYLAW12313

Area (ha) / % of GDA
Gross Area / 82.86
Norcen Pipeline Right-of-Way / 1.43
Gross Developable Area / 81.43 / 100.0
Parks and Schools / 4.90 / 6.02
Circulation / 18.18 / 22.33
Public Utility
Stormwater Management Lake / 3.03 / 3.72
Dry Pond
Total Dedication / 28.35 / 34.81
Net Developable Area / 53.08 / 65.18
Commercial
Shopping Centre / 1.66 / 2.04
Shopping Centre (Direct Control) / 0.91 / 1.12
Total NonResidential / 30.92 / 37.97
Area (ha) / % of GDA / Units / % of
Total
Units / Population
Single Detached / 41.52 / 50.99 / 821 / 68.71 / 2,841
Semi Detached / 2.30 / 2.82 / 67 / 5.61 / 222
Row Housing / 6.38 / 7.83 / 268 / 22.42 / 849
Low Rise Apartment / 0.31 / 0.38 / 39 / 3.26 / 79
Total Residential / 50.51 / 62.03 / 1,195 / 100.0 / 3,991

Density:48.17 persons per gross hectare

19.49 persons per gross acre

BYLAW NO.

FILE: LC/9-

TABLE 2

ELSINORE NEIGHBOURHOOD STRUCTURE PLAN

PROPOSED LAND USE AND POPULATION STATISTICS

BYLAW13072

Area (ha) / % of GDA
Gross Area / 82.86
Norcen Pipeline Right-of-Way / 1.43
Gross Developable Area / 81.43 / 100.0
Parks and Schools / 4.90 / 6.02
Circulation / 18.18 / 22.33
Public Utility
Stormwater Management Lake / 3.03 / 3.72
Dry Pond
Total Dedication / 28.35 / 34.81
Net Developable Area / 53.08 / 65.18
Commercial
Shopping Centre / 1.66 / 2.04
Shopping Centre (Direct Control) / 0.91 / 1.12
Total NonResidential / 30.92 / 37.97
Area (ha) / % of GDA / Units / % of
Total
Units / Population
Single Detached / 39.35 / 48.32 / 778 / 63.46 / 2,692
Semi Detached / 3.96 / 4.87 / 116 / 9.49 / 384
Row Housing / 6.89 / 8.46 / 289 / 23.83 / 913
Low Rise Apartment / 0.31 / 0.38 / 39 / 3.22 / 79
Total Residential / 50.51 / 62.03 / 1,222 / 100.0 / 4,068

Residential Unit Mix: Low Density Residential 73%

Medium Density Residential 27%

Density:49.09 persons per gross hectare

BYLAW NO.

FILE: LC/9-

13073_Attachment2c.pdf

BYLAW NO.

FILE: LC/9-

13073_Attachment2d.pdf

BYLAW NO.

FILE: LC/9-

13073_Attachment2e.pdf

BYLAW NO.

FILE: LC/9-

13073_Attachment2f.pdf