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Bylaw 14022 - City of Edmonton

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					                                                Bylaw 14022

                               A Bylaw to amend Bylaw 12800, as amended,
                                      The Edmonton Zoning Bylaw
                                           Amendment No. 557

       WHEREAS Lots 1, 2, 3, 4, 15, and portions of Lots 5 and 14 Block 2, Plan 6215V, located south of
160 Avenue, east of 97 Street, Eaux Claires, Edmonton, Alberta, are specified on the Zoning Map as (AG)
Agricultural Zone and (DC2) Site Specific Development Control Provision; and

       WHEREAS an application was made to rezone the above described property to (CSC) Shopping
Centre 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 Lots 1, 2, 3, 4, 15, and portions of Lots 5 and 14 Block 2, Plan
6215V, located south of 160 Avenue, east of 97 Street, Eaux Claires, Edmonton, Alberta, which lands are
shown on the sketch plan annexed hereto as Schedule “A”, from (AG) Agricultural Zone and (DC2) Site
Specific Development Control Provision to (CSC) Shopping Centre Zone.

READ a first time this                         day of                                           , A. D. 2005;
READ a second time this                        day of                                           , A. D. 2005;
READ a third time this                         day of                                           , A. D. 2005;
SIGNED and PASSED this                         day of                                           , A. D. 2005.

                                                        THE CITY OF EDMONTON


                                                        _______________________________________
                                                        MAYOR



                                                        _______________________________________
                                                        CITY CLERK
                 2/2
                       SCHEDULE “A”


14022_SchA.pdf
                                                           ATTACHMENT 2
                                                           BYLAW 14020
                                                           FILE: ASP/04-0010
                                                           BYLAW 14021
                                                           FILE: NSP/04-0012
                                                           BYLAW 14022
                                                           FILE: ZB/04-0083
                                                           EAUX CLAIRES

DESCRIPTION:   AMENDMENT TO EDMONTON NORTH AREA STRUCTURE
               PLAN;

               AMENDMENT TO EAUX CLAIRES NEIGHBOURHOOD
               STRUCTURE PLAN;

               ZONING BYLAW AMENDMENT from (AG) Agriculture Zone
               and (DC2) Site Specific Development Control Provision to (CSC)
               Shopping Centre Zone; EAUX CLAIRES

LOCATION:      Located south of 160 Avenue and east of 97 Street

LEGAL
DESCRIPTION:   Lots 1, 2, 3, 4 & 15 and portions of Lots 5 & 14, Block 2, Plan
               6215V

APPLICANT:     Stantec Consulting Ltd.
               c/o Simon O’Byrne
               #700, 10160 – 112 Street NW
               Edmonton AB T5J 3G1

OWNERS:        Lala Investments Co Ltd.               Delcon 160th Avenue Lands Ltd.
               c/o 9520 – 145 Avenue                  #800, 10235 – 101 Street
               Edmonton AB                            Edmonton AB T5J 3G1

               The Western Canadian District of the
               Christian and Missionary Alliance
               907A - 9 Avenue SW
               Calgary AB T2P 1L3

               929488 Alberta
               #2500, 10123 99 Street
               Edmonton AB T5J 3H1




                                 1
BYLAW 14020
FILE: ASP/04-0010
BYLAW 14021
FILE: NSP/04-0012
BYLAW 14022
FILE: ZB/04-0083
EAUX CLAIRES



                        A – Vencan Holdings Ltd.
                        8404 – 137 Avenue
                        Edmonton AB T5E 1X9

                        862500 Alberta Ltd.
                        2204 Kaufman Way
                        Edmonton AB T6L 7E2

ACCEPTANCE OF
APPLICATION:            October 6, 2004 (ASP and NSP Amendments)
                        July 30, 2004 (Zoning Bylaw Amendment)

EXISTING
DEVELOPMENT:            Bottle depot site, vacant land
                        _______________________________________________________


PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATIONS: That Bylaw 14020 to amend the Edmonton North Area Structure
                 Plan be REFUSED.

                        That Bylaw 14021 to amend the Eaux Claires Neighbourhood
                        Structure Plan be REFUSED.

                        That Bylaw 14022 to amend the Zoning Bylaw from (AG)
                        Agriculture Zone and (DC2) Site Specific Development Control
                        Provision to (CSC) Shopping Centre Zone be REFUSED.




                                        2
                                                                          BYLAW 14020
                                                                          FILE: ASP/04-0010
                                                                          BYLAW 14021
                                                                          FILE: NSP/04-0012
                                                                          BYLAW 14022
                                                                          FILE: ZB/04-0083
                                                                          EAUX CLAIRES
DISCUSSION

1.   The Application

     The land that is the subject of the three applications considered in this report is located in
     the Eaux Claires neighbourhood. The total application area is approximately
     12.91 hectares, incorporating the proposed commercial shopping centre, landscaped
     buffer and adjacent Low Density Residential uses, and alterations to the collector road
     configuration and the future School-Park site.

     The first application proposes to amend the Edmonton North Area Structure Plan
     (ASP/04-0010) by increasing the amount of commercial land by approximately 4.8 ha
     with a corresponding decrease in the amount land for residential uses and the area
     dedicated for road circulation. The change in area for the road circulation pattern is the
     result of a proposed modification to the collector road pattern. Map and statistical
     changes reflecting the proposed changes in development concept are also proposed.

     The second application proposes to amend the Eaux Claires Neighbourhood Structure
     Plan (NSP/04-0012) by redesignating land currently designated Commercial (DC2), Site
     Specific (Highway Commercial), Religious Assembly, Row Housing, Planned Lot
     Residential, Single Detached Residential and Semi-Detached Residential to Commercial
     Shopping Centre, Semi-Detached Residential, Single Detached Residential, Landscaped
     Buffer, School/Park site and roadway circulation.

     The application proposes to amend the alignment of 95 Street, terminates 160 Avenue
     west of 95 Street, realigns 160 Avenue east of 95 Street and formally re-establishes a
     portion of 157 Avenue as an access from 97 Street. A landscaped buffer is relocated
     eastward to remain as a physical and visual barrier between the residential and
     commercial land uses and is modified at the terminus of 160 Avenue to provide for
     separation and allow for emergency and pedestrian access to 95 Street. Map and
     statistical changes reflecting the proposed changes in development concept are also
     proposed.

     The third application proposes to amend the Zoning Bylaw (ZB/04-0083) as it applies to
     the proposed commercial shopping centre site within the Eaux Claires neighbourhood.
     The application proposes to amend the zoning from (AG) Agriculture Zone and (DC2)
     (541) Site Specific Development Control Provision to (CSC) Shopping Centre Zone.

     The CSC Zone permits larger shopping centre developments intended to serve a
     community or regional trade area. Residential, office, entertainment and cultural uses
     may also be included within these shopping complexes.



                                               3
BYLAW 14020
FILE: ASP/04-0010
BYLAW 14021
FILE: NSP/04-0012
BYLAW 14022
FILE: ZB/04-0083
EAUX CLAIRES

     The CSC Zone is appropriate for the applicant’s intended purpose, which is stated as the
     development of a large format retail store with accompanying smaller commercial/retail
     units.

2.   Previous Applications

     This is the fourth application for this development. The previous three applications were
     withdrawn by the applicant. Specifically, the previous applications occurred as follows:

     The first application was submitted on November 5, 2002. This application was
     processed through to a public meeting, held on June 12, 2003 at the Evansdale
     Elementary School with approximately 50 persons in attendance. Following the public
     meeting, the application was withdrawn by the applicant on August 8, 2003, to undertake
     changes to the proposal.

     The second application was submitted on August 8, 2003, and processed through a public
     meeting to Bylaw preparation and submission to City Council for consideration. The
     public meeting was held on October 2, 2003 at the Evansdale Elementary School, and
     attended by approximately 80 persons. Bylaws 13545 and 13546 were submitted to
     Council’s agenda for November 24, 2003 and after being postponed to the February 11,
     2004 Council Public Hearing were withdrawn by the applicant on February 4, 2004.

     The third application was submitted on February 20, 2004 and processed through a public
     meeting to Bylaw preparation and submission to City Council for consideration. The
     public meeting was held on May 26, 2004 and attended by approximately 100 persons.
     Bylaws 13818 and 13819 were submitted to Council’s agenda for the September 13, 2004
     Council Public Hearing and postponed by the applicant to October 4, 2004 Council
     meeting. The Bylaws were withdrawn by the applicant on September 21, 2004, prior to
     the Council meeting.

     The current application was submitted by the applicant on October 6, 2004 and processed
     through a public meeting held on January 17, 2005, to Bylaw preparation and submission
     to City Council for consideration. The public meeting was attended by approximately
     300 persons, and comments and concerns from that public meeting are summarized in
     Section 6 of Analysis portion of this report.

3.   Site and Surrounding Area

     The properties involved in all three applications are located on the southeast corner of the
     intersection of 160 Avenue and 97 Street, extending north/south from 160 Avenue to 157
     Avenue, and east/west from 97 Street to approximately 95 Street, although the Eaux
     Claires NSP Amendment impacts land uses to approximately 92 Street.

                                              4
                                                                        BYLAW 14020
                                                                        FILE: ASP/04-0010
                                                                        BYLAW 14021
                                                                        FILE: NSP/04-0012
                                                                        BYLAW 14022
                                                                        FILE: ZB/04-0083
                                                                        EAUX CLAIRES

     To the north of the site, lands located across 160 Avenue are zoned (CSC) Commercial
     Shopping Centre and have been developed for large commercial projects over the past
     four years. To the northeast, the area is zoned (RSL) Residential Small Lot and is
     developed for single detached residential uses. The future school/park site is also to the
     northeast and is currently zoned (AG) Agricultural. These applications do propose a
     change to the configuration along the south side of the future school/park site. To the
     east, low density residential development is progressing under (RF1) Single Detached
     Residential Zone as storm-water management facilities permit. To the south, the land is
     designated for low and medium density residential development and zoned (AG)
     Agricultural, with little development taking place due to the storm water management
     facility limitations.

     The applicant has also submitted two road closure applications. The first application
     proposes to close the service road between the subject property and 97 Street. The
     second application proposes to close a portion of 157 Avenue southeast of the proposed
     commercial shopping centre site. These applications have been circulated to the
     appropriate agencies and other civic departments for consideration.

     Analysis of the proposed road closures is underway. The applicant has required that the
     three applications described in this report be presented to Council for consideration in
     advance of the proposed road closure applications.

ANALYSIS

1.   Structure Plan History

     The Edmonton North Area Structure Plan (ASP) was approved by Council in August,
     1979, and has been amended eight times since approval. The original ASP provided for a
     total of 10 neighbourhoods; the Town Centre Neighbourhood in the centre of the ASP
     area and nine surrounding residential neighbourhoods. The 65 ha Town Centre
     neighbourhood was to include an inner core of up to 24.28 ha (60 ac) for commercial,
     business, major community recreational facilities and other related uses. The other nine
     neighbourhoods of the ASP area would be serviced by another 8.09 ha (20 ac) of service
     oriented convenience retail space; the distribution of which would be defined at the
     Neighbourhood Structure Plan stage. This made a total of 32 ha of commercial land for
     the ASP area including the town centre and all neighbourhood convenience locations.

     In April of 1994, an amendment to the Edmonton North ASP reduced the size,
     configuration and function of the town centre area and deleted the Town Centre
     Neighbourhood as a distinct planning unit, incorporating those lands into the adjacent
     neighbourhoods. With the elimination of the Town Centre neighbourhood, the total


                                              5
BYLAW 14020
FILE: ASP/04-0010
BYLAW 14021
FILE: NSP/04-0012
BYLAW 14022
FILE: ZB/04-0083
EAUX CLAIRES

     commercial development anticipated in the ASP area was reduced from 32 ha to 12 ha
     distributed throughout the Plan area.

     In July of 1997, an amendment to the Edmonton North ASP changed the designations of
     land uses in the northern half of the Eaux Claires neighbourhood and introduced a
     commercial shopping centre area along 97 Street, more than doubling the land area
     designated for commercial development within the Plan area to 28 ha; approximately 19
     ha of this area for the commercial shopping centre are along 97 Street. This change in the
     ASP was intended to provide the opportunity to establish some of the commercial, office
     and institutional functions previously intended to be located with the ASP's town centre.

     Since 1997, the Schonsee NSP has been approved by City Council, adding a total of
     5.7 ha of commercial uses to the ASP area; specifically, district commercial (3.7 ha) and
     convenience commercial (2.0 ha) uses. Another amendment added a small convenience
     commercial use to the area, resulting in a return to the previously planned commercial
     development component of approximately 31 ha.

     Changes to the Eaux Claires Neighbourhood Structure Plan (NSP) are also notable.
     The Eaux Claires NSP was approved by Council in July, 1983, and has been amended 16
     times since approval. The original NSP allowed for 10.2 ha of commercial uses
     appropriate along highway entrances to the City, to be developed as Site Specific
     Development Control Districts "accommodating appropriate highway commercial uses
     and neighbourhood convenience commercial uses in conjunction with a gas bar in the
     southern portion of the strip development". An additional 1.63 ha of convenience
     commercial uses was to be located northeast of the intersection of 160A Avenue and 97
     Street.

     In 1997, concurrent with the ASP amendment mentioned above, the land uses in the
     northwest portion of the neighbourhood were reconfigured to establish a commercial
     shopping centre area along 97 Street. The rationale for the amendment was that the
     "subject development will satisfy the current and anticipated demand in North Edmonton
     for family-oriented entertainment and recreational opportunity and retail infrastructure".
     As is illustrated in the table below, the amendment in 1997 changed the nature of the
     commercial distribution within the ASP Area and significantly altered the land use
     configuration of the Eaux Claires neighbourhood. The applicant's proposed amendment
     will further alter the commercial landscape of this neighbourhood and ASP area.




                                              6
                                                                    BYLAW 14020
                                                                    FILE: ASP/04-0010
                                                                    BYLAW 14021
                                                                    FILE: NSP/04-0012
                                                                    BYLAW 14022
                                                                    FILE: ZB/04-0083
                                                                    EAUX CLAIRES

     Commercial Development Opportunities in Eaux Claires

          Year       Highway       Convenien     Communit       Eaux Claires      % of Edmonton
                     Commerci         ce               y           Total           North ASP
                        al         Commerci      Commercia      Commercial         Area Total
                       (ha)           al            l and          (ha)            Commercial
                                     (ha)         Shopping
                                                   Centre
                                                     (ha)
      1983              10.12         1.63             -            11.75         of 32 ha = 37%
      1997               7.63           -           18.89           26.52         of 28 ha =95%
      1998               4.83           -           21.69           26.52         of 28 ha = 95%
      1999               4.83           -           21.85           26.68         of 28 ha = 95%
      2003               4.83           -           21.63           26.46         of 31 ha = 85%
      2005               3.91           -           27.28           31.19         of 36 ha = 87%
      proposal


2.   Compliance with Approved Plans and Land Use Compatibility

     The subject area falls under a variety of planning documents, including the Edmonton
     North Area Structure Plan, the Eaux Claires Neighbourhood Structure Plan and the City
     of Edmonton Zoning Bylaw. An analysis of these policy documents in relation to the
     applications follows:

     The Edmonton North Area Structure Plan

     The proposal does not comply with the intent of the Edmonton North Area Structure Plan
     and will pose a further intrusion of commercial development into a residential area.

     The Edmonton North Area Structure Plan currently provides a total of 31.0 hectares of
     land designated for various types of commercial development. Eighty-five percent of
     that commercial land is located solely within the Eaux Claires neighbourhood. Under the
     subject proposal, the Eaux Claires neighbourhood would contain 87 % of the total
     commercial area for all nine neighbourhoods in the Edmonton North ASP area. It is
     estimated that 24.7% of the developable area in the Eaux Claires neighbourhood is
     already dedicated for commercial development, encompassing the entire western border
     of the neighbourhood.

     The proportion of commercial development in Eaux Claires is already significantly
     higher than the surrounding suburban neighbourhoods of Belle Rive with 0.6%,
     Mayliewan with 0.6%, Klarvatten with 1.3 %, and Griesbach with 7% commercial

                                             7
BYLAW 14020
FILE: ASP/04-0010
BYLAW 14021
FILE: NSP/04-0012
BYLAW 14022
FILE: ZB/04-0083
EAUX CLAIRES

     development. The additional commercial land proposed in this application would
     increase commercial development ratio in Eaux Claires to 29.2% of the developable area,
     which is only 10% less than the entire amount of residential land in the neighbourhood.
     As the “Structure Plan History” section of this report indicates, it was never the intent of
     the original Plan for the Eaux Claires neighbourhood to carry such a large proportion of
     the area’s commercial opportunities in one neighbourhood which had not been planned as
     a Town Centre.

     Eaux Claires Neighbourhood Structure Plan

     The proposal does not comply with the intent of the Eaux Claires Neighbourhood
     Structure Plan and will pose a further intrusion of commercial development into a
     residential area.

     The Eaux Claires Neighbourhood Structure Plan (NSP) was amended by Bylaw 11543 on
     July 9, 1997 to change the designation of lands north of the current applications from
     residential to commercial. The amendment approved by Council for this area stated that
     “the subject development will satisfy the current and anticipated demand in North
     Edmonton for family-oriented entertainment and recreational opportunities, and retail
     infrastructure”, based on analysis of a retail market study prepared in February 1996 by
     Thomas Consultants.

     The only significant change in the size of existing or planned residential population in
     this area of North Edmonton was the approval of the Griesbach NASP in 2002. That
     Plan created a 251 ha neighbourhood of residential, residential related and commercial
     land uses. To serve the needs of this neighbourhood’s residents, this Plan designated a
     total of 7% of the area (16.3 ha) for development of three local convenience commercial
     sites (3.1 ha), a Village Centre (8.6 ha) for commercial development in the south east
     portion of the plan area, and a Mixed Use (4.6 ha) area in the southwest portion of the
     neighbourhood.

     Considering the 1997 policy statement and the introduction of additional commercial
     development opportunities in the new Griesbach neighbourhood, the applicant’s assertion
     that the proposed expansion is needed to meet the requirements of the regional trade area
     is questionable.

     Furthermore, this proposal has the impact of reducing the area for residential
     development from 44.86 ha to 42.09 ha in the Eaux Claires Neighbourhood. The most
     significant impact is on low density residential development. The area allocated for low
     density residential is reduced from 37.10 ha to 34.39 ha. The area allocated for medium
     density residential has a minor adjustment from 7.76 ha to 7.70 ha. The result on the
     neighbourhood housing mix is a shift from 65.4% low density (34.6% medium density)

                                              8
                                                                   BYLAW 14020
                                                                   FILE: ASP/04-0010
                                                                   BYLAW 14021
                                                                   FILE: NSP/04-0012
                                                                   BYLAW 14022
                                                                   FILE: ZB/04-0083
                                                                   EAUX CLAIRES

to 63.9% low density (36.1% medium density). Council policy is that the medium
density housing component within a neighbourhood be between a minimum of 15% and a
maximum of 35% of the total residential area. At 36.1%, this proposal exceeds Council’s
policy.

Other Plans

The Consultant’s reports state that these applications are supported in principle and
reflect a number of strategies identified in the MDP regarding planned growth and
incorporate two of the nine ideas of the City’s Smart Choices report.

The thrust of the applicant’s argument regarding compliance with the intent of the MDP
is that this development qualifies as intensification, utilization of the existing
infrastructure and infill development. However, the proposed development does not
represent intensification or infill development as the MDP envisioned. The proposed
CSC Zone is not an intense commercial zone and replacement of residential and
residential-related land uses with such commercial development does not constitute infill
development.

Adherence to Smart Choices requires compliance with all 9 ideas of this comprehensive
strategy. The applicant’s submission refers only to two of those Ideas, and the thrust of
the applicant’s argument regarding compliance with the City’s Smart Choices report is
that the proposed development incorporates the principles of walkability and commercial
and industrial transformation. The proposed commercial development is located on the
edge of a neighbourhood, with its back to the neighbourhood, and separated from the
residential and residential-related uses by a berm and a fence. With the exception of
providing a walkway within the buffer area, the development offers limited connectivity
for residents and cannot be said to be improving the walkability of the neighbourhood.
Furthermore, the applications propose the expansion of rather than the transformation of
a planned commercial corridor. The currently designated commercial land is 3.72 ha in
size, with good access and visibility to 97 Street.

Over the course of the applications considered on this site, put forward by the same
applicant, a number of changes have been made to address concerns expressed by civic
departments and the public with the intent to improve the integration of the proposed
development with adjacent residential development and the school/park site.

While acknowledging the efforts of the applicant to address concerns expressed
throughout the application process, the Planning and Development Department cannot
support these applications.



                                         9
BYLAW 14020
FILE: ASP/04-0010
BYLAW 14021
FILE: NSP/04-0012
BYLAW 14022
FILE: ZB/04-0083
EAUX CLAIRES


     If approved, the commercial use will expand into the residential neighbourhood further
     reducing the amount of residential development in this neighbourhood, which already
     incorporates an unusually high percentage of commercial land uses in both the
     Neighbourhood Structure Plan and Area Structure Plan. The result will be a very small
     neighbourhood with an estimated population of 3,383. Finally, the proposal slightly
     exceeds the maximum level of medium density housing recommended by City Council
     for new suburban neighbourhoods.

3.   Transportation and Utilities

     Transportation and Streets Department accepts the conclusion of the applicant’s Traffic
     Impact Assessment (TIA) for the proposed amendment. The TIA indicates that traffic
     projections from the proposed development and other commercial establishments can be
     accommodated on the arterial roadway network, within the City’s Level of Service
     Guidelines. The assessment included traffic growth on 97 Street for a 2015 time horizon.
     Also noted in the report is that the elimination of the 160 Avenue connection to 97 Street
     would result in traffic volumes on the interior collector roadways that are within
     acceptable guidelines and environmental levels of traffic flow for collector roadways.

     The amendments require that 160 Avenue be terminated west of 95 Street, in order to
     separate commercial traffic from the neighbourhood traffic. A connection between
     160 Avenue and 95 Street will be maintained for emergency vehicles, pedestrians and
     cyclists. The termination of 160 Avenue is acceptable to the Transportation and Streets
     Department. It will eliminate concerns about potential short-cutting traffic along
     160 Avenue and will mitigate the existing short-cutting problem noted by residents along
     95/92 Street north of 160 Avenue.

     Transportation and Streets Department has also noted that:

     The Eaux Claires NSP amendment must include a requirement that restricts front-drive
        access across from the school site in order to allow for on-street parking. The
        applicant has included such a clause in the proposed NSP amendment.

     An alternative collector connection must be available prior to the closure of 160 Avenue
        at 95 Street to public vehicle traffic. Transportation and Streets have confirmed that
        prior to the closure of 160 Avenue, the applicant will be required to extend 160
        Avenue to 95 Street from the east or alternatively extend 95 Street to 153 Avenue to
        ensure access into and out of the neighbourhood.




                                             10
                                                                        BYLAW 14020
                                                                        FILE: ASP/04-0010
                                                                        BYLAW 14021
                                                                        FILE: NSP/04-0012
                                                                        BYLAW 14022
                                                                        FILE: ZB/04-0083
                                                                        EAUX CLAIRES


     Drainage Services, EPCOR Power, EPCOR Water, Telus, ATCO Pipelines, and ATCO
     Gas have all indicated that they have no objections to the proposed amendments. All
     have identified detailed design concerns that can be resolved at the Subdivision or
     Development Permit stage.

4.   Community Services and School Boards

     Neither Community Services nor the Edmonton Public School Board has objections to
     the proposal. The Edmonton Catholic School Board did not comment.

5.   Environmental Assessment

     C.T. & Associates completed a Phase I and Phase II Environmental Site Assessment
     (ESA) on the property in 2002. The Environmental Site Assessments determined that the
     lands proposed for amendment through the three applications are presently
     environmentally suitable for their intended use.

6.   Surrounding Property Owners’ Concerns

     Review of these applications involved analysis of the proposed shopping centre uses, as
     defined by the plans in effect and the Edmonton Zoning Bylaw. Zoning does not
     consider or differentiate between specific retailers proposed to occupy the site. During
     the various public meetings held by the Planning and Development Department, and
     throughout the course of this series of applications, the applicant has disclosed to the
     public that the proposed development includes a Wal-Mart store.

     Advance Notice of the current applications was mailed to the Evansdale, Lorelei
     Beaumaris, Lago Lindo and Baturyn Community Leagues plus over 1,900 landowners in
     the Eaux Claires Neighbourhood and the area immediately surrounding the
     Neighbourhood. The Planning and Development Department received 15 phone calls in
     response to this mailout. Five of the callers supported the proposed Wal-Mart locating on
     this site. The other ten callers, eight people who responded by e-mail, and four letters
     received by the Planning and Development Department objected to the proposal.

     Those objecting indicated concern over: the closure of 160 Avenue (the respondents
     believe it would increase internal traffic through the neighbourhood); the potential traffic
     problems that could be associated with the expanded commercial development; a
     satisfaction with the existing amount commercial development in the area; the fear that
     the area will become similar to South Edmonton Common; the unfairness to property
     owners who bought in the area based on the existing plan; and residents’ frustration with
     the fact that the proposal persists after repeatedly being withdrawn by the applicant.

                                              11
BYLAW 14020
FILE: ASP/04-0010
BYLAW 14021
FILE: NSP/04-0012
BYLAW 14022
FILE: ZB/04-0083
EAUX CLAIRES

     A public meeting was held at the Evansdale Elementary School on January 17, 2005.
     Approximately 300 residents and the two Ward Councillors were in attendance. Issues
     and concerns expressed by those in attendance at the meeting include:

     a)     Incremental Changes to the Neighbourhood and the Relevance of the ASP & NSP
            Concern was raised about the credibility of the Area Structure Plan and the
            Neighbourhood Structure Plan. Questions were raised as to how the Plans can
            effectively guide the development of the community when there have been so
            many amendments. The residents expressed concern that when they purchased
            their homes in the area, they had certain expectations. They made their
            neighbourhood choice based on the Plans in place at the time of purchase.

            The residents expressed that Plans need to have some “teeth” and that a protection
            of residents’ “rights and interests” is needed in the Planning documents.

     b)     Quality of Life Affected
            Residents expressed concern over the potential reduction in the quality of life that
            they currently enjoy. With the loss of additional residential land and the resulting
            loss in housing and population, it was questioned whether a school/park will be
            located in the Eaux Claires neighbourhood.

            Residents raised concern as to the potential impact this proposed commercial
            development will have on the surrounding residential property values.

            Some residents expressed fear of becoming “North Edmonton Common.”

     c)     Specific Concerns about Locating a Wal-Mart on the site
            Residents questioned the need for a Wal-Mart in this location, when there are two
            other Wal-Marts within a 15 minute drive -- St. Albert and Clareview.

            Residents expressed concern that Wal-Mart will bring noise and visual pollution,
            which will disturb the quality of life that residents currently enjoy. There is a fear
            of increased crime from adolescents coming to the neighbourhood, jumping the
            fence into the residential areas and possibly committing vandalism or worse.

            Residents expressed concern about how Wal-Mart will affect the existing
            commercial establishments in the vicinity. With the introduction of Wal-Mart
            into the area, concern was raised regarding the viability of other shopping centres
            such as Northgate Mall, Londonderry Mall and IGA. The residents do not wish to
            see what happened to Heritage Mall when the big boxes in the South Edmonton
            Common were developed occur in their neighbourhood.


                                              12
                                                                   BYLAW 14020
                                                                   FILE: ASP/04-0010
                                                                   BYLAW 14021
                                                                   FILE: NSP/04-0012
                                                                   BYLAW 14022
                                                                   FILE: ZB/04-0083
                                                                   EAUX CLAIRES

     One Community League President stated that the residents do not want a Wal-
     Mart as they feel it is not an appropriate development. The Community League
     has recommended a compromise which would see the reduction in the scale of the
     development. However, this compromise has not been made by the applicant.

     The issue of architectural control over big box development was also raised.
     Residents do not find the buildings or signage aesthetically pleasing.

     Some residents feel they will be shouldering a burden in their neighbourhood if
     this development occurs, as some believe Wal-Mart will bring stress to the
     community and the property owners.

d)   Traffic and Transportation concerns:
     Concern was raised about traffic congestion on 97 Street. It was expressed that it
     is a very busy road now and will only get worse. Residents questioned if 97
     Street can accommodate the additional traffic from a Wal-Mart and the Griesbach
     development. The number of lanes on 97 Street was discussed and compared to
     137 Avenue and 127 Street. In their opinion, some residents felt that 137 Avenue
     was a superior location for Wal-Mart as it has more lanes, which can handle the
     greater volume of traffic that they believe the proposed Wal-Mart will generate.

     Residents stated that dead-ending 160 Avenue west of 95 Street is not an
     acceptable solution as it will inconvenience residents of the neighbourhood.
     Closing a road for the purpose of the development is at the cost to the community
     -- neighbourhoods require more access points for traffic to move about efficiently
     than will be left if the proposal is approved.

     Other issues related to 160 Avenue include that emergency access should be
     provided if 160 Avenue is closed and that straightening 160 Avenue is not an
     acceptable option in the minds of residents.

     Residents expressed there is currently a dangerous amount of traffic on
     153 Avenue. The residents consider 167 Avenue a dangerous intersection at this
     time, even without the proposed development being in place.

     Some residents are concerned that the existing roadway linkages cannot handle
     the anticipated traffic as a result of the development.

e)   General Comments
     Residents are feeling worn out with the number of applications that have been
     submitted for this site, to the point that some residents stated it is akin to “public


                                       13
BYLAW 14020
FILE: ASP/04-0010
BYLAW 14021
FILE: NSP/04-0012
BYLAW 14022
FILE: ZB/04-0083
EAUX CLAIRES

              harassment.” Residents have asked for assurance that there will be no more
              cancellation/withdrawals of the file.

              Residents stated they would prefer to support small local businesses rather than a
              big box development. Rather than a large scale shopping centre, residents in the
              area would like to see nice restaurants and smaller scale stores at this site.


JUSTIFICATION

       The Planning and Development Department recommends that Bylaws 14020, 14021 and
       14022 be REFUSED on the basis that this proposal will expand into the residential
       neighbourhood further reducing the amount of residential and residential-related
       development in this neighbourhood, which already incorporates an unusually high
       percentage of commercial land uses. The result will be a very small neighbourhood with
       an estimated population of 3,383. Finally, the proposal exceeds the maximum level of
       medium density development recommended by City Council for new suburban
       residential neighbourhoods.


ATTACHMENTS

2a     Approved Edmonton North Area Structure Plan Land Use and Population Statistics – Bylaw
       13058
2b     Proposed Edmonton North Area Structure Plan Land Use and Population Statistics – Bylaw
       14020
2c     Approved Eaux Claires Neighbourhood Structure Plan Land Use and Population Statistics –
       Bylaw 13481
2d     Proposed Eaux Claires Neighbourhood Structure Plan Land Use and Population Statistics –
       Bylaw 14021
2e     Approved Edmonton North Area Structure Plan – Bylaw 13058
2f     Proposed Edmonton North Area Structure Plan – Bylaw 14020
2g     Approved Eaux Claires Neighbourhood Structure Plan – Bylaw 13481
2h     Proposed Eaux Claires Neighbourhood Structure Plan – Bylaw 14021
2i     Surrounding Land Use
2j     Proposed Rezoning

Written by: Catherine Raftis/Sara Lundy
Approved by: B. Kropf
Planning and Development Department
May 18, 2005


                                              14
                                                                            ATTACHMENT 2a



                                      TABLE 1
                       EDMONTON NORTH AREA STRUCTURE PLAN
                    APPROVED LAND USE AND POPULATION STATISTICS
                                    BYLAW 13058
Gross Area                                                          988

        Utilities                                                    18

Gross Developable Area                                              970

        Residential                                                 793.3             82.1
        Municipal Reserve Entitlement                                97.0             10.0
        Commercial                                                   31.0              3.2
        Natural Area Management Plan (NE 8094)                       48.7              5.0

Total                                                               970              100.0 %




                                                                    % of
                                                                    Total
                                            Units                   Units         Population

Low Density Residential               8,958 – 9,635                 64 – 80%
Medium Density Residential            2,265 – 5,049                 20 – 36%

Total Residential                     11,900– 14,007                              39,145 –
                                                                                  43,811
Density:            40 - 45 persons per gross developable hectare
                                                                            ATTACHMENT 2b


                                      TABLE 2
                       EDMONTON NORTH AREA STRUCTURE PLAN
                    PROPOSED LAND USE AND POPULATION STATISTICS
                                    BYLAW 14020
Gross Area                                                          988

        Utilities                                                    18

Gross Developable Area                                              970

        Residential                                                 788.5             81.3
        Municipal Reserve Entitlement                                97.0             10.0
        Commercial                                                   35.8              3.7
        Natural Area Management Plan (NE 8094)                       48.7              5.0

Total                                                               970              100.0 %




                                                                    % of
                                                                    Total
                                            Units                   Units         Population

Low Density Residential               8,906 – 9,583                 64 – 80%
Medium Density Residential            2,262 – 5,046                 20 – 36%

Total Residential                     11,845– 13,952                              38,957 –
                                                                                  43,623
Density:            40 - 45 persons per gross developable hectare
                                                                        ATTACHMENT 2c


                                 TABLE 3
              EAUX CLAIRES NEIGHBOURHOOD STRUCTURE PLAN
              APPROVED LAND USE AND POPULATION STATISTICS
                               BYLAW 13481
                                                            Area (ha)         % of GDA

Gross Area                                                    119.50

      Power Substation                                          4.51
      Landscaped Buffer                                         1.44
      Arterial Roads                                            6.49
Gross Developable Area                                        107.06             100.0

       Low Density Residential                                 37.10              33.9
       Medium Density Residential                               7.76               8.0
Total Residential                                              44.86              41.9

       Viewpoint Park (South Lake)                              0.50               0.5
       Park and School Sites                                    6.40               6.0
       Institutional (DC2)                                      2.83               2.6
       Highway Commercial                                       4.83               4.5
       Community Commercial                                    18.39              17.2
       Community Commercial (DC2)                               0.44               0.4
       Commercial (DC2)                                         2.80               2.6
       Institutional/Religious                                  4.22               3.9
       Stormwater Management Facilities                         4.58               4.3
       Circulation                                             17.21              16.1
Total Non-Residential                                          62.20              58.1



                                                             % of
                                                             Total
                                      Units                  Units            Population

Low Density Residential                705                     65.4            2,431
Medium Density Residential             372                     34.6            1,140

Total Residential                     1,077                   100.0            3,571
Density:       33.4 persons per gross developable hectare
                                                                        ATTACHMENT 2d


                                 TABLE 4
              EAUX CLAIRES NEIGHBOURHOOD STRUCTURE PLAN
              PROPOSED LAND USE AND POPULATION STATISTICS
                               BYLAW 14021
                                                            Area (ha)         % of GDA

Gross Area                                                    119.5

      Power Substation                                          4.51
      Landscaped Buffer                                         1.76
      Arterial Roads                                            6.49
Gross Developable Area                                        106.49             100.00

       Low Density Residential                                 34.39              32.2
       Medium Density Residential                               7.70               7.2
Total Residential                                              42.09              39.4

       Viewpoint Park (South Lake)                              0.50               0.5
       Park and School Sites                                    6.45               6.0
       Institutional (DC2)                                      2.83               2.7
       Highway Commercial                                       3.91               3.7
       Community Commercial                                    18.39              17.2
       Community Commercial (DC2)                               0.44               0.4
       Commercial (DC2)                                         8.45               7.9
       Institutional/Religious                                  2.22               2.1
       Stormwater Management Facilities                         4.58               4.3
       Circulation                                             16.90              15.8
Total Non-Residential                                          64.65              60.6



                                                             % of
                                                             Total
                                      Units                  Units            Population

Low Density Residential                653                     63.9            2,252
Medium Density Residential             369                     36.1            1,131

Total Residential                     1,022                   100.0            3,383
Density:       32.0 persons per gross developable hectare
                  ATTACHMENT 2e


14022_Att2e.pdf
                  ATTACHMENT 2f
14022_Att2f.pdf
                  ATTACHMENT 2g
14022_Att2g.pdf
                  ATTACHMENT 2h
14022_Att2h.pdf
                  ATTACHMENT 2i


14022_Att2i.pdf
                  ATTACHMENT 2j



14022_Att2j.pdf

				
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