Your Federal Quarterly Tax Payments are due April 15th Get Help Now >>

Closure of a portion Government Road by qzS1i8g

VIEWS: 22 PAGES: 19

									                                           Bylaw 14925

              Closure of a portion Government Road Allowance (45 Avenue);
           located at 45 Avenue NW and west of 190 Street NW, Jamieson Place
______________________________________________________________________________

        WHEREAS the Municipal Council of the City of Edmonton may pass a Bylaw for the
purpose of closing any road provided that the bylaw is advertised and any person who claims to be
affected prejudicially by the bylaw, or their agent, has been given an opportunity of being heard by
City Council in relation to the proposed Bylaw; and


        WHEREAS City Council has considered the proposed closing and has agreed that it is in the
public interest to pass this Bylaw;


        NOW THEREFORE the Municipal Council of the City of Edmonton, duly assembled,
enacts as follows:


1.      All that portion of road, generally as shown on Schedule "A" described as follows:

        Firstly:

        MERIDIAN 4 RANGE 25 TOWNSHIP 52
        All that portion of the original Government Road Allowance (45th Avenue) lying
        between the East boundary of Lot 1, Block 1, Plan 052 5130 and the most
        westerly boundary of Lot 2, Block 1, Plan 072 1640

        EXCEPTING THEREOUT ALL MINES AND MINERALS

        Secondly:
        Plan 752 1752
        All that portion of road widening (45th Avenue)

        EXCEPTING THEREOUT ALL MINES AND MINERALS

IS HEREBY CLOSED.
                                                     2/3

2.      When title or titles are created for the former portion of road as described in Section 1 of this
Bylaw, it is understood and agreed that such title or titles for the former portion of road may be
issued excepting Mines and Minerals, the City however, reserving the right to the said Mines and
Minerals if in fact the City is the owner thereof.

READ a first time this                           day of                                   , A.D. 2008;
READ a second time this                          day of                                   , A.D. 2008;
READ a third time this                           day of                                   , A.D. 2008;
SIGNED and PASSED this                           day of                                   , A.D. 2008.



                                                           THE CITY OF EDMONTON


                                                           ____________________________________
                                                           MAYOR



                                                           ____________________________________
                                                           CITY CLERK
                                3/3
                                                                      SCHEDULE “A”


                         BYLAW 14925



                  Block 28                       Blk.
                                                 60            Blk.
                                                               61
                    Block 63            Blk.
                   Plan 042 0822        60     Plan 992 5361


S.W. Sec. 17   Plan 042 0822                            Blk.
  52-25-4                                                60
                                                     Block 1
                                                     Plan 072 1640
                                                          2


                       Plan 882 2480




                                                        Blk. 42
                                                      Plan 892 2720
                Plan 882 0604

                  N.W. 1/4 Sec. 8-52-25-4
                                                               N



 PROPOSED CLOSURE SHOWN AS
                                                         ATTACHMENT 2
                                                         BYLAW 14924
                                                         BYLAW 14925
                                                         BYLAW 14926
                                                         FILE: LDA07-0176
                                                         JAMIESON PLACE

DESCRIPTION:    AMENDMENT TO THE JAMIESON PLACE
                NEIGHBOUROOD STRUCTURE PLAN.

                PROPOSED CLOSURE for the portion of 45 Avenue between 190
                Street, the Transportation Utility Corridor and north of Lessard
                Road.

                ZONING BYLAW AMENDMENT from (AG) Agricultural Zone
                and (RSL) Residential Small Lot Zone to (RF4) Semi-detached
                Residential Zone, (RF5) Row Housing Zone, (RSL) Residential
                Small Lot Zone and (PU) Public Utility Zone; JAMIESON
                PLACE.

LOCATION:       North of Lessard Road, south of 46 Avenue and west of 190 Street

LEGAL
DESCRIPTION:    Block OT, Plan 882 2480
                A portion of road right-of-way

APPLICANT:      Dan Weiss
                #301, 10324-82 Ave
                Edmonton, Alberta, T6E 1Z8

OWNER:          1269848 ALBERTA LTD
                307 – Weaver Point NW
                Edmonton AB T6M 2J4

                And

                City of Edmonton
                #1 Sir Winston Churchill Square
                Edmonton, Alberta T5J 2R7


ACCEPTANCE OF
APPLICATION:    March 20, 2007

EXISTING
DEVELOPMENT:    The subject site was recently utilized as a greenhouse and is
                currently vacant. The portion of road right-of-way considered for
                closure is a paved raised roadbed.
                _______________________________________________________


                                 1
BYLAW 14924
BYLAW 14925
BYLAW 14926
FILE: LDA07-0176
JAMIESON PLACE

PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION:    That Bylaw 14924 to amend the Jamieson Place Neighbourhood
                   Structure Plan be APPROVED.

                   That Bylaw 14925 to close the portion of 45 Avenue between the
                   Transportation Utility Corridor and 190 Street be APPROVED.

                   That Bylaw14926 to amend the Zoning Bylaw from (AG)
                   Agricultural Zone and (RSL) Residential Small Lot Zone to (RF4)
                   Semi-detached Residential Zone, (RF5) Row Housing Zone, (RSL)
                   Residential Small Lot Zone and (PU) Public Utility Zone be
                   APPROVED.




                                    2
                                                                      BYLAW 14924
                                                                      BYLAW 14925
                                                                      BYLAW 14926
                                                                      FILE: LDA07-0176
                                                                      JAMIESON PLACE

DISCUSSION

1.   The Application

     There are three bylaws associated with this report:
     o An amendment to the Jamieson Place Neighbourhood Structure Plan (NSP) to
        redesignate land from Single Detached Residential uses to Semi-detached and Row
        housing uses in the southern portion of the site and the removal of the site’s Special
        Study Area designation (Bylaw 14924);
     o A road closure for the remaining portion of 45 Avenue east of the Transportation
        Utility Corridor and west of Lessard Road (Bylaw 14925);
     o A rezoning from (AG) Agricultural Zone and (RSL) Residential Small Lot Zone to
        (RF4) Semi-detached Residential Zone, (RF5) Row Housing Zone, (RSL) Residential
        Small Lot Zone, and (PU) Public Utility Zone (Bylaw 14926).

     The NSP amendment proposes to remove the Special Study Area, originally created to
     account for Lessard Road’s future alignment and development fragmented by the pipeline
     rights-of-way in the neighbourhood’s southern portion, and redesignates this area from
     Single Detached Residential to Semi-Detached, Row Housing, and Pipeline/Open Space
     uses. The Semi-detached and Pipeline/Open Space land use designations will ensure the
     proposed Row Housing land use is not directly adjacent to any existing or planned for
     single family homes.

     The Road Closure will facilitate the consolidation and subdivision of land within the
     rezoning area implementing the final pieces of the NSP’s proposed road network.

     The Rezoning application will rezone land from from (AG) Agricultural Zone and (RSL)
     Residential Small Lot Zone to (RF4) Semi-detached Residential Zone, (RF5) Row
     Housing Zone, (RSL) Residential Small Lot Zone, and (PU) Public Utility Zone to allow
     for a mix of row and semi-detached housing on site while formally recognizing land
     fragmented by the existing pipeline rights-of-way as space for future Public Utility uses.
     A small portion of the site will be used for single detached housing to allow completion
     of the approved subdivision east of the pipeline rights-of-way.


2.   Site and Surrounding Area

     Located in the southernmost portion of the Jamieson Place neighbourhood, the subject
     site is approximately 2.1 ha in size. The site is comprised of a portion of the 45 Avenue
     right-of-way and a former Greenhouse operation to the south. Several pipeline rights-of-
     way parallel the site’s eastern edge.




                                             3
BYLAW 14924
BYLAW 14925
BYLAW 14926
FILE: LDA07-0176
JAMIESON PLACE

     Land east of the application area was recently rezoned and subdivided for single family
     and public utility uses. North of the application area, land is zoned (RSL) Residential
     Small Lot Zone and is developed with single detached residential uses. Lessard Road
     borders the southern edge of the application area and marks the boundary between the
     Jamieson Place and Wedgewood Heights Neighbourhoods. The Transportation Utility
     Corridor defines the site’s western border.

     Vehicular access to the site is proposed to be from the southernmost portion of 190A
     Street, a local road. 190A Street is the site’s only access into the community. To exit the
     neighbourhood, one travels north on 190A Street and connects, via two collector roads
     (49 Avenue and 188 Street), to access the nearest arterial (Lessard Road).




                             Looking north on site from Lessard Road

ANALYSIS

1.   Compliance with Approved Plans and Land Use Compatibility

     Land in the southern portion of the Jamieson Place Neighbourhood Structure Plan was
     originally designated for Single Detached Residential uses and identified as a Special
     Study area to account for Lessard Road’s future alignment west of 184 Street and several
     pipeline rights-of-way which fragment the site. The eastern portion of the Special Study
     Area was rezoned for single detached residential development and subdivided in 2007.
     With Lessard Road’s alignment finalized west of 184 Street and land fragmented by the
     pipeline rights-of-way being rezoned to (PU) Public Utility Zone, the issues which
     necessitated a special study area will be resolved and the area’s special study status may
     be removed.

     The overall change results in an increase of 70 medium density units, while decreasing
     the number of low density units by five. This represents an overall net increase of 65
     units in the neighbourhood, which would add approximately 213 people to the total
     population, which is now projected to be 3,123 people. As a result, the low/medium
     density ratio changes from 87%/13% to 80%/20%.

                                              4
                                                                       BYLAW 14924
                                                                       BYLAW 14925
                                                                       BYLAW 14926
                                                                       FILE: LDA07-0176
                                                                       JAMIESON PLACE

     Closure of 45 Avenue is recognized within the Jamieson Place Neighbourhood Structure
     Plan. The section of 45 Avenue proposed for closure is approximately 195 metres long
     and offers no connections to properties on either side. The closure of 45 Avenue east of
     190 Street created an isolated and unusable portion of road right-of-way. Once closed,
     the portion of road right-of-way will be consolidated with the parcel to the south,
     facilitating the completion of the Jamieson Place Neighbourhood Structure Plan’s
     planned road network.

     The Rezoning application proposes 0.6 ha of (RF4) Semi-detached Residential Zone, 1.3
     ha of (RF5) Row Housing Zone, 0.17 ha of (PU) Public Utility Zone and 0.02 ha of
     (RSL) Residential Small Lot Zone. This will allow for a maximum density of 20 (RF4)
     semi-detached units and 54 (RF5) row housing units with surface parking. Should the
     (RF5) row housing units provide underground parking a maximum of seventy (RF5) row
     housing units could be built. The (PU) Public Utility Zone lands will facilitate
     completion of the Neighbourhood Structure Plan’s proposed north-south walkway and
     the (RSL) Residential Small Lot Zone land will be subdivided and consolidated with
     lands to the east to complete a subdivision of single family lots.

     The semi-detached housing will have side and rear yard setbacks equal to those specified
     in the (RSL) Residential Small Lot Zone, encouraging a similar built form and offering a
     suitable transition between the existing single family homes and the proposed row
     housing.

2.   Smart Choices
     Given the small size of the amendment area, and the use of standard zoning, only a
     limited assessment is possible under the City’s Smart Choices Programme. Portions of
     the Smart Choices initiatives on Walkability, Urban Design, and Residential Infill will be
     addressed through this amendment.

     The proposed amendments will improve walkability in the Jamieson Place
     Neighbourhood by connecting the north-south Multi Use Trail to the Wedgewood
     Heights neighbourhood and offering connections from the Multi Use Trail to the
     amendment area. Urban design transitions between housing forms will be addressed by a
     strip of (RF4) semi-detached housing abutting the existing single family homes, ensuring
     that existing housing backs on to housing with equivalent height and rear yard setbacks.

     The Jamieson Place neighbourhood is less than 30 years old, and the site proposed for
     development represents the neighbourhood’s last portion of undeveloped land. The
     application does address a number of the Smart Choices infill principles by increasing the
     number of housing units within the neighbourhood while diversifying the residential
     housing mix.




                                             5
BYLAW 14924
BYLAW 14925
BYLAW 14926
FILE: LDA07-0176
JAMIESON PLACE


3.   Transportation, Drainage and Utilities

     The Transportation Department has reviewed traffic count data for 190A Street and
     advises that even with the maximum densities under the proposed (RF4) Semi-detached
     and (RF5) Row Housing zoning densities, the total traffic volumes along 190A Street
     would be within an acceptable range. The Transportation Department has no objections
     to these proposed Bylaws and advises that:
     - no access will be permitted onto Lessard Road as the abutting portion of roadway is
         within the Transportation Utility Corridor;
     - A noise study is required prior to subdivision; and
     - Emergency access may be required along the existing walkway north of the site.

     The Drainage Branch of the Asset Management and Public Works Department expressed
     no objections to these proposed Bylaws.

     The utility providers expressed no objections to the proposed Bylaws.

4.   Parks and Schools

     The Asset Management and Public Works Parks Department, Edmonton Public Schools
     and Edmonton Catholic Schools did not object to these amendments.

5.   Environmental Suitability

     A Phase I and Phase II Environmental Site Assessment was approved by the Planning
     and Development Department’s Environmental Group on April 7, 2008.

6.   Disposition

     The Land and Buildings Branch of the Asset Management and Public Works Department
     advise that a sale agreement has been executed for the proposed closure. Once closed the
     land will be consolidated with the lot to the south.

7.   Surrounding Property Owners’ Concerns

     An advance notice regarding the application was sent to all property owners within the
     Jamieson Place Neighbourhood and the presidents of the Wedgewood Ravine
     Community League, the Willowby Community League and the West Edmonton
     Communities Council. The notice was mailed out on October 31, 2007. The Planning
     and Development Department received 18 letters and 30 phone calls regarding the
     application; the majority of which were to express concern with the proposed
     development.


                                             6
                                                                          BYLAW 14924
                                                                          BYLAW 14925
                                                                          BYLAW 14926
                                                                          FILE: LDA07-0176
                                                                          JAMIESON PLACE

       A public meeting was held on November 19, 2007 to discuss the proposed NSP
       amendment and rezoning. Forty-two residents and both ward councillors attended the
       meeting. At this meeting, concerns were raised regarding the proposal’s effects on
       traffic, design and density. A community organized focus group was formed following
       the public meeting and met with staff from the Planning and Development Department,
       the Transportation Department, and the applicant several times to discuss community
       concerns and ways to improve the proposed application. Issues raised by the community
       included increased traffic, the design of the project and the proposed density.

       In response to traffic, concerns were expressed about the development’s effects on traffic
       along 190A Street and the neighbourhood road network’s ability to handle any increases,
       as well as potential parking capacity. In response to these concerns, the applicant
       amended the application to reduce the area proposed for the (RF5) Row Housing zone by
       0.6 ha and introduce 0.6 ha of land for (RF4) Semi-detached uses. This has resulted in a
       slight reduction of the traffic volumes along 190A Street. The Transportation Department
       indicated local and collector neighbourhood roads can accommodate increased traffic
       from the proposed zones. Parking for all units would be provided as per the Zoning
       Bylaw requirements.

       Concern was also expressed regarding the development’s design, landscaping and
       parking capacity. Questions were also raised about the choice of an (RF5) Row Housing
       Zone rather than a lower density zoning or dedicated green space and the potential of too
       dense a development being created under the (RF5) Row Housing Zone. In response, the
       applicant has stated their intent to develop the land with appropriate buffering and
       landscaping from single family homes to the north. Given the size and awkward shape of
       the site, the applicant felt that RF5 was the best possible use. To ensure appropriate
       buffering from the existing single family residential north of the proposed row housing,
       the applicant amended the rezoning proposal to include a ‘transition’ strip of (RF4) Semi-
       detached housing where the site parallels existing single family homes.

       Notwithstanding the applicant’s changes to the initial application, it is the Planning and
       Development Department’s opinion the community focus group still has concerns
       regarding the increased traffic, proposed density and potential for on street parking in the
       existing neighbourhood.


JUSTIFICATION

The Planning and Development Department recommends that Bylaws 14924, 14925 and 14926
be APPROVED on the basis that they:

   provide a compatible and suitable transition in housing forms from the adjacent single family
    residential uses to the proposed row housing uses;
   increase the choice of housing in a predominantly single family neighbourhood;

                                                7
BYLAW 14924
BYLAW 14925
BYLAW 14926
FILE: LDA07-0176
JAMIESON PLACE

    enable the completion of the Jamieson Place NSP, while encouraging a more efficient use of
     infrastructure; and
    facilitate the closure and removal of an unused and surplus portion of roadway.

Furthermore, these bylaws satisfy the technical and servicing requirements of affected civic
departments and outside agencies.


ATTACHMENT

2a      Approved Land Use and Population Statistics – Bylaw 11505
2b      Proposed Land Use and Population Statistics – Bylaw 14924
2c      Approved Jamieson Place Neighbourhood Area Structure Plan – Bylaw 11505
2d      Proposed Jamieson Place Neighbourhood Area Structure Plan - Bylaw 14924
2e      Surrounding Land Use Zone Map
2f      Proposed Road Closure – Bylaw 14925
2g      Surrounding Land Use Zone Map
2h      Proposed Zoning – Bylaw 14926




Written by: Jeremy Schiff
Approved by: Willard Hughes
Planning and Development Department
June 2, 2008




                                                8
                                       ATTACHMENT 2a


                  TABLE 1
  JAMIESON NEIGHBOURHOOD STRUCTURE PLAN
APPROVED LAND USE AND POPULATION STATISTICS
                BYLAW 11505


         59.52
                                                                                  ATTACHMENT 2b


                                   TABLE 2
                   JAMIESON NEIGHBOURHOOD STRUCTURE PLAN
                 PROPOSED LAND USE AND POPULATION STATISTICS
                                 BYLAW 14924

       Land Use              Hectares        %           Units         %      Population    %

Singe Family Detached             57.6            54.8           748   78.1         2,438   78.1
(RF1/RSL)
Semi-detached                       0.6            0.6            20    2.2           66     2.1
Residential (RF4)
Row Housing (RF5)                   1.3            1.2            70    7.3          229     7.3

Row Housing (DC2)                   4.4            4.1           119   12.4          390    12.5
Total Residential                 63.9       60.8%               957   100          3123    100

US (Church)                         0.4            0.4
Commercial                         1.1          1.0
Total                             65.4       62.2%

Circulation                       28.5            27.1
Pipeline/Open Space                3.2             3.0
(PUL)
School/Park (MR)                   5.6             5.3
MR/Park (MR)                       0.6             0.6
Dry Pond (PUL)                     1.8             1.7
Total                            105.1           100%

Density: 29.7 people/gross developable hectare
                  ATTACHMENT 2c
14925_Att2c.pdf
                  ATTACHMENT 2d
14925_Att2d.pdf
                  ATTACHMENT 2e
14925_Att2e.pdf
                  ATTACHMENT 2f
14925_Att2f.pdf
                  ATTACHMENT 2g
14925_Att2g.pdf
                  ATTACHMENT 2h

14925_Att2h.pdf

								
To top