lda19-0009 - parkdale - april 3, 2019 public engagement ......sasanta maria gorgoret ti centre j...

edmonton.ca/CityPlanningCITY OF EDMONTON – City Planning

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edmonton.ca/ParkdaleCITY OF EDMONTON – City Planning

WHY ARE WE HERE?Proposed Rezoning

LDA19-0009

The application proposes to:

• Rezone a 0.29 ha site, located north of 112 Avenue NW along 86 Street NW, municipally addressed as 11216, 11220, 11224, 11226, 11228, 11234 & 11238 - 86 Street NW from:

(RA7) Low Rise Apartment Zone Medium Scale Residential Infill Overlay (MSRIO) to (RA8) Medium Rise Apartment Zone

• To facilitate the proposed rezoning, there is an associated amendment to Stadium Station Area Redevelopment Plan to change to land use maps.

A Land Development Application has been submitted by Investic Consulting Ltd.

City Planning is reviewing the application according to city plans, policies, and guidelines, and for technical feasibility with regards to municipal utilities, transportation, and impact to the community.

Today we are requesting your feedback on this proposal.


WHY ARE WE HERE?Proposed Rezoning

LDA19-0009

What you will find at tonight’s meeting:

• Details on the proposed rezoning and Plan amendment

• Information of the rezoning process

• City Planning staff and the applicant team available to answer your questions

• Opportunities to provide us your feedback on the proposal

Staff in Attendance

City PlanningStuart Carlyle, PlannerHolly Mikkelson, Senior PlannerXiaobin Wang, Transportation EngineerMiles Hunt, Planning Technician

ApplicantKaylyn Stark, Invistec Consulting Stephen Yu, Invistec Consulting Ken Liu, Invistec Consulting Gina Cai, Capitaland Development and Management Ltd.


APPLICATION PROCESSProposed Rezoning

LDA19-0009

ApplicationReceived

(Jan 8, 2019)

EngagementSession

(Apr 3, 2019)

Draft BylawRecommendations

WE AREHERE

OPPORTUNITY FOR PUBLIC PARTICIPATION & INPUT BY THE CITY

Notice ofPublic

Hearing

PublicHearing

Decisionby Council

Notice Sentto PropertyOwners &

Stakeholders(Jan 25, 2019)

TechnicalReview by City Departments& Agencies

EvaluateInput

APPROXIMATELY 2-6 MONTH TIME FRAME FROM TODAY(DEPENDANT ON INFORMATION PROVIDED FROM THE APPLICANT AND REVIEW TIME BY THE CITY)

PLANNING & DEVELOPMENT PROCESSProposed Rezoning


AreaRedevelopment

Plans

Development& Building

Permits

StrategicPlans, Policies& Guidelines

• Strategic Plans provide high level objectives to guide development of the entire City (ex. Municipal Development Plan)

• Policies and Guidelines provide further direction on how to achieve objectives (ex. Winter City Guidelines)

• Plans for mature neighbourhoods, commercial corridors or Light Rail Transit Stations

• Guide how an area will redevelop over time, including changes to land use and densities, infrastructure capacity, and public amenities

Zoning, Road Closure, Subdivision &

Servicing Agreements• Zoning establishes development

rights including uses, building heights, landscaping and parking

• Road Closure facilitates expansion of the development site

• Subdivision divides land into smaller parcels

• Servicing Agreements identify municipal improvements to be built by the developer (sewers, water, roads, etc.)

• Allows for the construction and operation of new homes, buildings, parks and facilities based on the Edmonton Zoning Bylaw and the Alberta Building Code.

WE AREHERE

APPLICATION SITE OVERVIEWProposed Rezoning

LDA19-0009

Existing • Mostly vacant (south portion) • Single detatched housing (north portion)

Proposed • A medium rise apartment with the following attributes:

▫ a maximum height of 23 metres▫ a maximum Floor Area Ratio (FAR) of 2.5▫ a maximum density of 224 Dwellings/ha (roughly 65 units for this site)▫ parking in accordance Section 54 of the Zoning Bylaw

The subject is within 400 metres of the Stadium LRT station.


RA7 to RA8

112 Av

113 Av

87 St

85 St

8 4 St

8 6 St

8 6 St


VIEWS OF THE SITEProposed Rezoning

LDA19-0009

Streetview, looking northwest from 86 Street NW Aerial view looking westwards


ZONING COMPARISON CHARTProposed Rezoning

LDA19-0009

Regulation CurrentRA7 Zone + MSRIO

ProposedRA8 Zone

Max. Height (m)

Max. Site coverage (m²)

Max. Density (units per hectare)

Min. Front Setback (m)

Min. Side Setback from the property to the north (m)

16

n/a

125(approx. 38 units

for this site)

6

7.5

23

50%

224(approx. 64 units

for this site)

6

7.5


PARKINGProposed Rezoning

LDA19-0009

Parking shall be provided in accordance with Section 54 of the Zoning Bylaw. Due to the site’s central location and proximity to the Stadium LRT station, reduced parking rates are in effect and are as follows:

Type

Minimum Parking Spaces per Dwelling Size

Minimum

Studio

1 Bedroom Dwelling

2 Bedroom Dwelling

3 or more Bedroom Dwelling

0.5

0.5

0.75

1.0


CONCEPT MODEL FOR THE CURRENT ZONING (RA7 + MSRIO)

Proposed RezoningLDA19-0009

Description: 4 Storey Apartment building constructedHeight: 16 metres with transition to the adjacent single family house **This model does not take into account Floor Area Ratio (1.4) which would further articulate the building’s mass.


CONCEPT MODEL FOR THE PROPOSED ZONING (RA8)


Description: 6 Storey Apartment building constructedHeight: 23 metres with transition to the adjacent single family house **This model does not take into account Floor Area Ratio (2.5) which would further articulate the building’s mass.


STADIUM STATION AREA REDEVELOPMENT PLAN (ARP)


The Stadium Station Area Redevelopment Plan was adopted by City Council in 2017 and encompasses a portion of the Parkdale neighbourhood, including the subject site. The ARP highlights redevelopment opportunities within the area with a focus on development that is transit-oriented.To facilitate to the proposed rezoning, two land uses maps within the ARP will need to be amended.

111 AVE.

111 AVE.

87 ST.

84 ST.

83 ST. 81 ST.

106A

AVE

.

106 AVE. 90 ST.

94 ST.

T.

112 AVE.

79 ST.

80 ST.

ST.

113 AVE.

82 ST.

110 AVE.

86 ST.

STADI

UM RD

.

JASPER

AVE.

112 AVE.

92 ST.

91 ST.

90 ST.

89 ST.

88 ST.

87 ST.

85 ST.

84 ST.

83 ST.

107 AVE.

108 AVE.

108A AVE.

109 AVE.

109A AVE.

110 AVE.

92 ST.

107A AVE.

86 ST.

82 ST.

114 AVE.

85 ST.

STADIUMACCESS ST.

0 30m 60m 120m

NORTH

111 111 111111 111111 111 111 AVE.AAVE.AVE.AVEAVEAVEAVE.

111 AVE.

87 ST.

84 ST.

83 ST. 81 ST.

106A

AVE

.

106 AVE. 90 ST.

112 AVE.

79 ST.

80 ST.

113 AVE.

82 ST.

110 AVE.

86 ST.

STADI

UM RD

.

JASPER

AER AV

E.

112 AVE.

107 AVE.

108 AVE.

108A AVE.

AVE.

AVE. 92 ST.

107A AVE.

114 AVE.

85 ST.

STSTTS ATAAT DIUMACCECEEC SESSE SSSSS STSTTS .

0 30m 60m 120m

NORTH

NORT

HSA

SKATC

HEWAN RIVE

R

CommonwealthStadium

KinnairdRavine

DawsonPark

RiversideGolf Course

FieldHouse

KinnairdRavine

ClarkeStadium

EastEdmonton

Public Health Centre

Fire Station No. 5

NorwoodLegion

Santa MariaGoretti Centre

Joe ClarkeAthleticGrounds

CCRC

Save OnFoods

anniotork

Max. 3 Storeys

Max. 30 Storeys

LRT TracksExisting Stadium Station

Potential LRT PlatformExisting LRT Station Platform

Max. 8 StoreysMax. 6 StoreysMax. 4 Storeys

Plan Boundary

Figure 68: Permitted Building HeightsFigure 57: Residential Framework

90 ST.

94 ST.

79 ST.

92 ST.

91 ST.

90 ST.

89 ST.

88 ST.

87 ST.

85 ST.

84 ST.

83 ST.

108

109 AV

109A AVE.

110 AVE.

86 ST.

82 ST.

114 AVE.

NORTH

111 AVE.

81 ST.

90 ST.

112 AVE.

79 ST.

80 ST.

110 AVE.

107 AVE.

108 AVE.

108A AVE.

AVE.

.

92 ST.

107A AVE.

114 AVE.

STSTTS ATAAT DIUMACCECEEC SESSE SSSSS STSTTS .

0 30m 60m 120m

NORT

HSA

SKATC

HEWAN RIVE

R

CommonwealthStadium

KinnairdRavine

DawsonPark

RiversideGolf Course

FieldHouse

KinnairdRavine

ClarkeStadium

EastEdmonton

Public Healthalth Centre

Fire Station No. 5

NorwoodLegionLegion

SaSanta MariaGorGoretti Centre

JAthleticG

CCRC

Save OnFoods

NorwoodNorwoodNorwoodNorwoodNorwoNorwoododLegionLegionLegionLegionLegionLegionLegionLegio

111 111111 1111111 111 111111 AVE.AVEAVEAVE.AVE.AVEAVE.AV111 AVE.111 AVE.111 111 AVE.AVE.

84 ST.84 ST.84 ST.84 ST.

83 ST.83 ST.83 ST.83 ST.

106A

AVE

.

106A

AVE

.

106A

AVE

.

106A

AVE

.

113 AVE.113 AVE.113 AVE.113 AVE.113 AVE.

110 AVE.110 AVE.110 AVE.110 AVE.110 AVE.

86 ST.86 ST.86 ST.86 S86 ST.T.

STADI

UM RD

.

STADI

UM RD

.

STADI

UM RD

.

STAD

STADI

UM RD

.IUM

RD.

112 AVE.112 AVE.112 AVE.112 112 AVE.AVE.

87 ST.87 ST.87 ST.87 S87 ST.T.

106 AVE.

106 AVE.

106 AVE.

106 106 AVE.AVE.

82 ST.82 ST.82 ST.82 S82 ST.T.

JASPER

AVE.

JASPER

AVE.

JASPER

AVE.

JASP

JASPER

AVE.

ER AV

E.

JASPER

AVE.

R AVE.

Joe ClarkeJoe ClarkeJoe ClarkeJoe ClarkeJoe CJoe ClarkelarkeAthleticAthleticAthleticAthleticAthleAthleticticGroundsGroundsGroundsGroundsGrounGroundsds

85 ST.85 ST.85 ST.85 S85 ST.T.

Plan Boundary Existing Stadium StationLRT TracksExisting LRT Station PlatformPotential LRT Platform

High-Rise ResidentialMid-Rise ResidentialMid-Rise Residential (Optional)Row HousingLow Rise Residential

Amendment Area Amendment Area

Amendment Area Amendment Area


TRANSIT ORIENTED DEVELOPMENT GUIDELINES


As the subject site falls within 400 m of the Stadium LRT Station, the Transit Oriented Development (TOD) Guidelines apply which provide additional guidance for redevelopment.

As this site is larger than 0.25 hectares in size, the TOD Guidelines suggest a density of 225 units per hectare. The proposed RA8 zone allows a maximum density of 224 units per hectare.

112 Av

113 Av

88 St

8 5 St

8 7 St

8 6 St

SubjectSite

400m Buffer

112 Av

84 St

8 2 St

8 2 St

Stad

ium

Rd

114 Av

111 Av

110 Av

84 St

83 St

111 Av

113 Av

StadiumStation


Proposed Rezoning

WHAT WILL YOUR FEEDBACK BE USED FOR?

• To inform the City’s planning analysis and ensure all factors are taken into consideration

• To help inform conversations with the applicant about making revision(s) to address concerns

• To inform Council about the nature of the feedback received so that they have a better understanding of the opinions of nearby residents prior to making their decision

This event falls under

advisement

advise

create

refine

decide

aa

The public is consulted by the City to share feedback and perspectives that are considered for policies, programs, projects, or services.

The public is involved by the City to adapt and adjust approaches to policies, programs, projects, or services.

The public collaborates with the City to develop and build solutions regarding policies, programs, projects, or services. This can include community initiated engagement.

The public is empowered to make decisions directly or on behalf of the City about policies, programs, projects, or services.

Public Engagement Spectrum

cr dr rr cc dd

The public is involved bythe City to adapt and adjust approaches to policies, programs,projects, orservices.

The publiccollaborates with the City to developand build solutions regarding policies,programs, projects, or services. This can include community initiatedengagement.

The public is empowered to makedecisions directly oron behalf of the City about policies, programs, projects, or services.



WHAT DO YOU NOT LIKE ABOUT THIS PROPOSAL?



WHAT DO YOU LIKE ABOUT THIS PROPOSAL?


THANK YOU!

Next Steps:

Feedback from this meeting will be compiled in a What We Heard Report. This will be emailed to you if you left your email with us. It will also be included with reports to City Council.

City Planning will complete the review of the application. A Public Hearing date will be scheduled once the review is complete. Notice of the Public Hearing will be published in the newspaper, sent to adjacent property owners, and published on the website. Residents have the opportunity to attend the Public Hearing, and may also speak to the proposal at that time.

For more information please visit:

or contact:

Stuart Carlyle, Planner(780) [email protected]

edmonton.ca/Parkdaleedmonton.ca/Parkdale

lda19-0009 - parkdale - april 3, 2019 public engagement ......sasanta maria gorgoret ti centre j...

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