Proposed Rezoning & Plan Amendment OPEN HOUSE WELCOME
Proposed Rezoning & Plan Amendment WHAT WILL I FIND AT THIS OPEN HOUSE? Information on revisions to a proposed rezoning that would now allow for two high rise residential towers instead of one taller one. Townhouse style units and commercial uses at ground level are still included. Information on the application review process and next steps Ways to provide your feedback on the proposed rezoning In person by talking to City staff In writing by filling out a comment form Graffiti wall CITY STAFF Andrew McLellan, Senior Planner Mark Harrison, Planner Greg Able", Transporta!on Engineer APPLICANT Mike Bateman, Bateman Proper!es Tom Burr, Vice-President, Mul!-Family, ONE Proper!es Cole Richardson, Development Coordinator, ONE Proper!es Xiaobin Wang, Transporta!on Engineer Sean Willis, Senior Transporta!on Engineer, Bunt & Associates Ron Cook Mapping & Planning Technician Coordinator Darrell Halliwell, Architect Dialog Chris!an Schmi", Planning Technician Belinda Morale Smith, Planning Consultant, Dialog Chris!ne Lachance, Planning Technician
Proposed Rezoning & Plan Amendment WHY IS THIS OPEN HOUSE HOSTED BY THE CITY? The City of Edmonton is here to get your feedback about the revised proposed rezoning and development that the applicant (Dialog) has submitted. WHAT IS ZONING? Each piece of land has a zone attached to it. Zoning places rules of what can be built and the types of uses on the property (eg: type of building, how high, use of building, etc). WHAT IS REZONING? It is the process of changing the rules for a piece of land from what it is and to allow different things. However, before something is rezoned many items need to be taken into consideration. WHO MAKES THE DECISION TO REZONE THE LAND? Rezoning can only be voted on and passed by your elected 13 City Council members.
Proposed Rezoning & Plan Amendment WHAT IS THE EXISTING ZONING? Currently zoned (CNC) Neighbourhood Convenience Commercial Zone and (RA7) Low Rise Apartment Zone CNC zoning allows services that serve the day-to-day needs of its neighbourhood residents such as: convenience stores, health services (e.g. dental offices), personal service shops (e.g. barbershops), professional services, and specialty food services (e.g. bakery) RA7 zoning allows for an apartment no more than 4 storeys in height. What Exists on the site now?: - Vacant space and a Bakery/Cafe (2 storeys in height)
Proposed Rezoning & Plan Amendment WHAT IS AN OVERLAY? An overlay is an additional set of land use rules that adds to and supercedes the current zones that apply to a specific area. Two Overlays that impact these properties are: Main Street Overlay - encourages and strengthens development of an area by providing visual interests, storefront displays and amenities for pedestrians along a main street (similar to Whyte Ave). Medium Scale Residential Overlay - ensures development is compatibile with the community and encourages a pedestrian friendly streetscape. 6 or more rowhouses (townhomes) 5 or more stacked rowhouses (dwellings that are either placed one on top of another or attached at either the rear or side). L
Proposed Rezoning & Plan Amendment WHAT S CHANGING TO THE ZONE? Rezone to a (DC2) Site Specific Development Control Provision Mixed use towers with the following characteristics: -West tower: 65metres in height (approximately 18 storeys) with townhouse style units at the ground level -East tower: 55 meters in height (approximately 15 storeys) with commercial uses at ground level - Up to 242 Dwellings - Parking provided underground
Proposed Rezoning & Plan Amendment SITE SPECIFIC DEVELOPMENT CONTROL PROVISION (DC2) What is a DC2 Zone? A customised set of land use rules which are applied to one site only Controls the uses, development types, and building design that can occur on the site Why a DC2 Zone? The proposed development does not fit the regulations of an existing standard zone More detailed regulations are needed to control the building design to reduce impacts on neighbouring properties Current Proposal Previous Proposal P P *$6 9(17 307 P 6) Pð P /,1( 2) 72:(5 $%29( P 5(6,'(17,$/ *$5%$*( 6) Pð P P P 675((7 1: /,1( 2) 72:(5 $%29( *(1(5$/ 5(7$,/ 6) Pð &$5' 5($'(5 9(17 72:(5 (;,7 67$,5 3$7,2 6) Pð (/(& 6) Pð $ 5(6,'(17,$/ *$5%$*( 6) Pð 7+ 6) Pð P P /2%%< 6) Pð 0$,/ P ) ) &21752/ 6) Pð /,1( 2) %5,'*( $%29( 72:(5 (;,7 RESIDENTIAL TOWER $ $ *(1(5$/ 5(7$,/ 6) Pð P P P &25( 6) Pð (/(& 6) Pð :$< /$1( $ 0$,/ $ RESIDENTIAL TOWER P ) ) &21752/ 6) Pð &25( 6) Pð 72:(5 (;,7 67$,5 72:(5 (;,7 72:(5 (;,7 67$,5 38%/,& (/(9$725 6) Pð '5232)) P P /2%%< 6) Pð 3$5.,1* (;,7 3$5.,1* (;,7 67$,5 /,1( 2) %5,'*( $%29( P &255,'25 6) Pð P /,1( 2) 72:(5 $%29( *(1(5$/ 5(7$,/ 6) Pð P P P P P P P P P 3$7,2 6) Pð 3$7,2 6) Pð 3$7,2 6) Pð ROW HOUSING P 3$7,2 6) Pð P P P P $3352; P $3352; P &$)( 6($7,1* 6) Pð /,1( 2) 72:(5 $%29( P COMMERCIAL P P P 7+ 6) Pð 7+ 6) Pð P 7+ 6) Pð P 7+ 6) Pð P $ $ $9( 1:
Proposed Rezoning & Plan Amendment WHAT IS THE APPLICATION PROCESS? Mar 01, 2017 Nov 14, 2017 Notice Sent to Property Owners & Stakeholders OPPORTUNITY FOR PUBLIC PARTICIPATION & INPUT WE ARE HERE PreConsultation Dec. 2016 Application Recieved Public Meeting Mar 22, 2017 Dec 5, 2017 Jan 04, 2017 Technical Review by City Departments & Agencies Evaluate Input Draft Bylaw Recommendations Notice of Public Hearing Public Hearing Decision by Council Approximately 2-3 month time frame from today (Dependant on information provided from the applicant and review time by the City) Ongoing
Proposed Rezoning & Plan Amendment PLANNING & DEVELOPMENT CONTEXT WE ARE HERE Strategic Plans, Policies & Guidelines Area Redevelopment Plans Zoning & Subdivision & Servicing Agreements Development & Building Permits Strategic Plans provide high level objectives to guide development of the entire City (ex. Municipal Development Plan) Plans for mature neighbourhoods, commercial corridors or Light Rail Transit Stations Zoning establishes development rights including uses, building heights, landscaping and parking Guide how an area will redevelop over time, including changes to land use and densities, infrastructure capacity, and public amenities Subdivision divides land into smaller parcels Allows for the construction and operation of new homes, buildings, parks and facilities based on the Edmonton Zoning Bylaw and the Alberta Building Code. Policies and Guidelines provide further direction on how to achieve objectives (ex. Winter City Guidelines) Servicing Agreements identify municipal improvements to be built by the developer (sewers, water, roads, etc.)
97 ST. WHYTE (82) AVE. 98 ST. 83 AVE. 84 AVE. 85 AVE. 99 ST. 100 ST. 98 ST. 98 ST. 98 ST. 87 AVE. 86 AVE. 90 AVE. 91 AVE. 92 AVE. 88 AVE. WHYTE (82) AVE. 101 ST. 101 ST. 86 AVE. 84 AVE. 83 AVE. 85 AVE. 87 AVE. 89 AVE. 98A ST. 99A ST. 99 ST. 100 ST. 88 AVE. 90 AVE. 91 AVE. 104 ST. 86 AVE. 87 AVE. 105 ST. 106 ST. 83 AVE. 79 AVE. 80 AVE. 81 AVE. 99 ST. 100 ST. 85 AVE. 80 AVE. 81 AVE. 79 AVE. 106A ST. 107 ST. 107 ST. 86 AVE. 108 ST. 108 ST. 109 ST. 108 ST. 108A ST. 109 ST. 96 ST. 97 ST. 102 ST. 103 ST. Proposed Rezoning & Plan Amendment WHAT IS THE CHANGE TO THE ARP? An Area Redevelopment Plan (ARP) guides the development of a neighbourhood. The ARP currently calls for a Walk Up Apartment at this location. This application proposes to amend the Strathcona ARP to allow for the development of two high rise towers for the site. 81 AVE. 104 ST. 105 ST. 106 ST. 103 ST. 1 1 1 84 AVE. WHYTE (82) AVE. 80 AVE. SASKATCHEWAN DR. 102 ST. 93 AVE. SCONA RD. 93AAVE. 99B ST. 96 AVE 95A AVE. STRATHCONA Area Redevelopment Plan 1 Map 2 Land Use Concept N 1 Low Density Residential 2 Mixed Low and Medium Density Residential 3 Walk Up Apartment 4 High Rise Apartment Area of Amendment Proposed DC2 5 Whyte Avenue Commercial 6 West Ritchie Amendment Area (to be added to No. 4) 4 4 2 4 2 4 3 3 3 5 5 3 6
Proposed Rezoning & Plan Amendment WHAT INFORMATION IS CONSIDERED WHEN MAKING A DECISION? Council-approved Policies, Plans and Guidelines: The Way We Grow - the City s growth and development plan Strathcona Area Redevelopment Plan Residential Infill Guidelines Land Use Combatability: Building and site design regulations How the proposed development fits into the neighbourhood Technical Information: Traffic Impact Assessment Drainage, fire and water capacity - the ability to provide adequate water flow and pressure as well as on-street fire protection coverage (i.e fire hydrants) Sun Shadow Analysis Wind Impact Analysis Environmental site conditions Public Input: Feedback from the public will be summarized in a report and provided to City Council prior to them making a decision on this application Office Consolidation July 2015
Proposed Rezoning & Plan Amendment WHAT HAPPENS NEXT? After tonight s open house: City staff will send a summary of what we heard tonight, if you supplied your email address on the sign-in sheet Summary will also be sent to the Councillor and the Applicant You can contact the file planner at any time at: Andrew McLellan andrew.mclellan@edmonton.ca 780-496-2939 When the applicant is ready to take the application to Council: File planner will send you a notice about the Public Hearing You can register to speak in front of Council or listen online
Proposed Rezoning & Plan Amendment ZONING INTENT AND LAND USES EXISTING: (CNC) Neighbourhood Convenience Commercial Zone To provide for convenience commercial and personal service uses, which are intended to serve the day-to-day needs of residents within residen"al neighbourhoods. EXISTING: (RA7) Low Rise Apartment Zone To provide a Zone for Low Rise Apartments. PROPOSED: DC2 Provision General Purpose To accommodate two mixed-use Tower developments with commercial, high density residen"al uses that provides for an ac"ve and invi"ng pedestrian oriented streetscape fron"ng onto 99 Street NW and 89 Avenue NW. EXISTING: Permi!ed Uses Convenience Retail Stores Health Services Personal Service Shops Professional, Financial and Office Support Services Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space Urban Gardens EXISTING: Permi!ed Uses Apartment Housing Group Homes Limited Group Homes Lodging Houses Minor Home based Businesses Row Housing Stacked Row Housing Urban Gardens Apartment Housing Bars and Neighbourhood Pubs Business Support Services Child Care Services Commercial Schools Community Recrea"on Services Convenience Retail Stores Crea"on and Produc"on Establishment General Retail Stores Government Services Health Services Indoor Par"cipant Recrea"on Services Live Work Units Minor Amusement Establishments Major Home Based Business Minor Alcohol Sales PROPOSED: Uses Minor Home Based Business Personal Service Shops, excluding Body Rub Centres Professional, Financial and Office Support Services Public Libraries and Cultural Exhibits Residen"al Sales Centre Restaurants Secondhand Stores Specialty Food Services Urban Gardens Veterinary Services NOTE: Duplex, Semi- Detatched, Single Detached, Row and Stacked Row housing, Major Amusement Establishments and Major Alcohol Sales have been removed from the previous applica"on
Proposed Rezoning & Plan Amendment WHAT IS A TRANSPORTATION IMPACT ASSESSMENT? A Transportation Impact Assessment (TIA) estimates the proposed development s impact on traffic and parking in the area. The City is currently reviewing the applicant s TIA. The TIA shows that: Approximately 40% of commuting in Strathcona neighbourhood is by transit, walking or biking, which is among the highest rates in the city On-site parking is proposed in a three-level underground parkade, and meets bylaw requirements for areas with relatively high transit ridership The development is forecast to generate approximately 50-60 auto trips during the peak morning and afternoon hours
Proposed Rezoning & Plan Amendment LOCAL TRANPORTATION NETWORK
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