Bylaw 16209 A Bylaw to amend Bylaw 12800, as amended, The Edmonton Zoning Bylaw, Amendment No.

1532 WHEREAS Lot 12, Block 11, Plan 4669HW, located at 9055 154 Street NW, Jasper Park, Edmonton, Alberta, is specified on the Zoning Map as (RF1) Single Detached Residential Zone; and

WHEREAS an application was made to rezone the above described property to (RF4) Semidetached Residential 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: 1. The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended

by rezoning the lands legally described as Lot 12, Block 11, Plan 4669HW, located at 9055 154 Street NW, Jasper Park, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule A, from (RF1) Single Detached Residential Zone to (RF4) Semi-detached Residential Zone.

READ a first time this READ a second time this READ a third time this SIGNED and PASSED this

day of day of day of day of THE CITY OF EDMONTON

, A. D. 2012; , A. D. 2012; , A. D. 2012; , A. D. 2012.

_______________________________________ MAYOR

_______________________________________ CITY CLERK

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SCHEDULE A

BYLAW 16209
92 AVE.

CNC

RF1
153 ST.

152 ST.

154 ST.

155 ST.

RF1

91 AVE.

91 AVE.

CNC

RF1

RF1 to RF4 US RF1

90 AVE.

155 ST.

154 ST.

DC2 (666)

153 ST.

RF1

US

RF1 to RF4

ATTACHMENT 2 BYLAW 16209 FILE: LDA12-0192 JASPER PARK DESCRIPTION: ZONING BYLAW AMENDMENT (RF1) Single Detached Residential Zone to (RF4) Semi-detached Residential Zone; JASPER PARK 9055 154 Street NW

LOCATION: LEGAL DESCRIPTION: APPLICANT:

Lot 12, Block 11, Plan 4669HW Cecil Stollings 15719 84 Avenue NW Edmonton AB T5R 3Y2 Cecil Stollings and Joan Stollings 15719 84 Avenue NW Edmonton AB T5R 3Y2

OWNER:

ACCEPTANCE OF APPLICATION: EXISTING DEVELOPMENT:

June 5, 2012

Single Detached Residential House _______________________________________________________

SUSTAINABLE DEVELOPMENTS RECOMMENDATIONS:

That Bylaw 16209 to amend the Zoning Bylaw from (RF1) Single Detached Residential Zone to (RF4) Semi-detached Residential Zone be APPROVED.

BYLAW 16209 FILE: LDA12-0192 JASPER PARK DISCUSSION 1. The Application This application proposes to rezone the subject site from (RF1) Single Detached Residential Zone to (RF4) Semi-detached Residential Zone. The applicants stated intent is to build a semi-detached dwelling. This application originally proposed to rezone the subject site from (RF1) Single Detached Residential Zone to (RF3) Low Density Development Zone. On August 27, 2012, City Council Public Hearing meeting, the following motion was passed: That Bylaw 16209 be referred back to Administration to work with the developer to rezone the applicable property to (RF4) Semi-detached Residential Zone as opposed to (RF3) Low Density Development Zone with re-advertising using Council Contingency funds, and return to a City Council Public Hearing as soon as possible. 2. Site and Surrounding Area The subject site is located on the southeast corner of 91 Avenue NW and 154 Street NW. The area to the north, east and south is primarily zoned (RF1) Single Detached Residential Zone and contains single detached homes, with a (CNC) Neighbourhood Convenience Commercial Zone one block to the east. Directly across 154 Street NW to the west of this application is a school and park site containing cole Notre-Dame.

Looking east from 154 Street

BYLAW 16209 FILE: LDA12-0192 JASPER PARK ANALYSIS 1. Compliance with Approved Plans and Land Use Compatibility The proposed rezoning application is in compliance with the Municipal Development Plan (MDP), The Way We Grow. It supports the objectives for Established Neighbourhoods by encouraging a greater portion of new growth that contributes to the livability and adaptability of established neighbourhoods and meeting a wide range of affordable housing needs. There is no statutory plan in effect for the Jasper Park Neighbourhood. The neighbourhood falls under the Mature Neighbourhood Overlay which serves to ensure that new low density development in Edmontons mature residential neighbourhoods is sensitive in scale to existing development and maintains the traditional character and pedestrian-friendly design of the streetscape. This rezoning application aligns with the Residential Infill Guidelines for Mature Neighbourhoods (RIG). These principles recommend that semi-detached housing units be located on block corners. The proposed lot for rezoning is located on a corner lot, and is directly across from cole Notre-Dame school and park. The Jasper Park Public Library is a five minute walk away, as is frequent bus service on 156 Street NW and Meadowlark Road NW. The proposed rezoning complies with the Citys Zoning Bylaw provisions for a (RF4) Semi-detached Residential Zone which allows primarily for Semi-detached housing. At 15.2 m wide by 45.2 m deep, and an area of 687.5 sq.m, the site meets the lot size requirement for the applicants stated intent to develop semi-detached housing. The lowdensity nature of the RF4 Zone, as well as the sites location at a block corner with lane access directly across from a school/park site, makes it compatible with surrounding low density residential and nearby commercial development. 2. Transportation and Utilities Transportation Services has expressed no objections to the proposed rezoning. Drainage Services has expressed no objections to the proposed zoning change. No other Civic Department or utility agency has expressed any objection to the proposed rezoning, and all requirements have been addressed. The applicant will be responsible for the costs of upgrading services necessary to accommodate future development of the site.

BYLAW 16209 FILE: LDA12-0192 JASPER PARK

3.

Surrounding Property Owners Concerns On June 7, 2012, an advance notice of this application was sent to surrounding property owners, the Jasper Park Community League, and the West Edmonton Communities Council Area Council. As of writing this report, Sustainable Development received one phone call to report a change of address, and one email to inquire about the development potential of the site under the (RF3) Low Density Development Zone. Sustainable Development provided the relevant information to both property owners. Sustainable Development received one phone call in opposition to the proposed rezoning. The property owner objects to spot rezoning in general, and would like the area to remain as single detached housing. The property owner resides outside of the Advance Notification area, and was added to the mailing list for the Notice of Public Hearing. During the August 27, 2012 Public Hearing, the President of the Jasper Park Community League presented Council with a petition signed by 84 residents in opposition to the proposed RF3 Zone. Council directed Administration to revise Bylaw 16209 from an RF3 Zone to RF4 Zone to restrict the development potential to semi-detached housing.

JUSTIFICATION Sustainable Development recommends that Bylaw 16209 to amend the Zoning Bylaw from (RF1) Single Detached Residential Zone to (RF4) Semi-detached Residential Zone be APPROVED on the basis that the proposed rezoning provides the opportunity for an affordable housing form in a mature neighbourhood, and that the site is an appropriate location for limited intensification. In addition, the proposal is consistent with the City of Edmontons Policies, including the Residential Infill Guidelines, will result in a development that is compatible with the surrounding low density residential uses and school / park site, and meets the requirements of affected Civic Departments and utility agencies.

ATTACHMENT 2a Maps

Written by: Nola Kilmartin Approved by: Cathy Raftis Sustainable Development October 1, 2012

ATTACHMENT 2a
DC2 (47)

159 ST.

RF1
92 AVE.

AP RF1

R F4

92A AVE.

R F4
RF1
92 AVE.

92A AVE.

RF1 CNC

RF4

RA7 CNC
91 AVE.

R F4
150 ST. 151 ST. 152 ST.

154 ST.

155 ST.

153 ST.

157 ST.

RF1
91 AVE.

149 ST.

RF1
89

156 ST.

RF1

90 AVE.

91 AVE.

57

. ST

RK LA W US O AD E M

. RD

US

RF1 RF4 RF1

150 ST.

90 AVE.
155 ST.
154 ST. 153 ST.

90 AVE.
152 ST.
151 ST.

RF1 CSC

DC2 (497)

DC2 (666)

RF1

92 AVE.
156 ST.

F4

US

RF1 to RF4
156 ST.

F4 F4
154 ST.
153 ST. 152 ST.

RA7

A E AV . 89 E AV .

DC2 (401)

91 AVE.

D EA

LA

RF1 to RF4

SURROUNDING LAND USE ZONES

FILE: LDA12-0192 D AT E : O c t o b e r 1 , 2 0 1 2 B Y L AW 1 6 2 0 9 S U S TA I N A B L E D E V E L O P M E N T

155 ST.

149 ST.

91 AVE.

151 ST.

150 ST.

90 AVE.

JASPER PARK, BYLAW 16209 Location: 9055 154 Street NW

92 AVE.

CNC

RF1
153 ST.

152 ST.

154 ST.

155 ST.

RF1

91 AVE.

91 AVE.

CNC

RF1

RF1 to RF4 US RF1

90 AVE.

155 ST.

154 ST.

DC2 (666)

153 ST.

RF1

US

Proposed Rezoning from

RF1 to RF4
The purpose of proposed Bylaw 16209 is to change the Zoning Bylaw from (RF1) single detached residential zone to (RF4) semi-detached residential zone; Lot 12, Block 11, Plan 4669HW, as shown on the above sketch. This zone provides the opportunity for the development of semi-detached housing, in conformance with the Residential Infill Guidelines for Mature Neighbourhoods. Sustainable Development supports this proposed bylaw.

PROPOSED REZONING
FILE: LDA12-0192
S U S TA I N A B L E D E V E L O P M E N T

D AT E : O c t o b e r 1 , 2 0 1 2