Bylaw 14094 – To amend the Zoning Bylaw from (RA7) Low Rise Apartment Zone and (DC2) Site Specific Development Control Provision to (DC2) Site Specific Development Control Provision; located west of 85Street NW and north of Whyte Avenue NW, BonnieDoon

Purpose

The purpose of this Bylaw is to amend the Zoning Bylawas it applies to this site from RA7 and DC2to DC2. The proposed amendment will allow for a fourstorey apartment building containing 128 dwelling units.

Readings

Bylaw 14094 is ready for three readings after the public hearing has been held.

If Council wishes to give three readings during a single meeting, then prior to moving third reading, Council must unanimously agree “That Bylaw 14094 be considered for third reading.”

Advertising and Signing

This Bylaw has been advertised in the Edmonton Journal on Friday, September 9, 2005, and Sunday, September 18, 2005. The Bylaw can be signed and thereby passed following third reading.

Position of Department

Planning and Development Department supports this Bylaw.

Report Summary

  • The DC2 Provision is being proposed to allow the developer to increase the density on the site and to seek relaxations from regulations required in standard zones. It also provides certainty with regard to design and has allowed Planning and Development Department to negotiate design improvements to the proposal.
  • The area affected by the proposed rezoning is located at the northwest corner of WhyteAvenue and 85 Street. It fronts onto a service road for Whyte Avenue. The site is served by a rear lane that also separates the site from single and semi-detached homes that are zoned (RF3) Low Density Development Zone. To the west of the site is a 2.5storey apartment building on RA7 zoned land. Across 85 Street, to the east, is Bonnie Doon Shopping Centre.
  • There is no statutory plan for this area.
  • The subject DC2 site is an appropriate site for residential intensification. It is located on a major roadway, at a neighbourhood entrance, adjacent to other more intense uses. Locating a higher density residential building at this location is consistent with transit supportive principles as it is on a bus route and near to shopping.
  • The proposed DC2 includes design features that are not regulated in the standard zones and help mitigate any negative impacts.
  • The proposed DC2 has almost double the density and floor area ratio of that allowed in the RA7 Zone. It has the same number of storeys as that allowed in the RA7 Zone; however, it is 4.7 m taller than that allowed in the standard RA7 Zone. These are the key concessions made to the developer in the crafting of this DC2.
  • The key trade-offs for the above include: street-oriented ground floor units, rooftop terraces, massing reduction measures, such as articulation of the building and use of colour in vertical patterns on the projecting/recessing portions of the building, use of brick for the base of the building and the main entrance, a prominent and centrally placed principal entrance, architectural detailing and an overall more urban design.
  • Transportation and Streets Department and other departments and agencies do not object to the proposal.
  • In response to the concerns expressed by surrounding property owners and by Administration, the proposed DC2 was redesigned. The BonnieDoon community league supports the DC2 proposal as it has been revised. The only outstanding concern from a surrounding property owner relates to the potential for additional on-street parking as a result of this proposal. The proposed DC2 will provide on-site parking as per the requirements of the Zoning Bylaw.

Background Information Attached

  1. Bylaw 14094
  2. Planning and Development Department report (attached to Bylaw 14093)

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