LDA22-0196 Glenora 102 Avenue RA8

I absolutely oppose this rezoning application. This type of structure would damage the continuity of this beautiful historic neighbourhood and would negatively impact the nearby residents. Infill should be carefully considered and should blend with the surrounding homes. This type of building will be an eyesore and will distract from an otherwise beautiful street.

I think its a mistake putting a bstructure like this proposed development in a mature neighborhood such as Glenora. This is an old neighborhood and this building would be out of place and would negatively impact the existing residential homes. I strongly object to this development, thete is enough change with the LRT, the city should have more respect for the neighborhood and its residents. No matter what the developers suggests to appease the negative responses, they will inevitably create a development that had no place in this great neighborhood

I am opposed to this application to amalgamate and rezone 13802 and 13806 102 Avenue from RF1 to RF8 for the stated intention of developing a six-story mid-rise apartment building with commercial opportunity on the main floor.   This proposal will negatively impact the character of our adjacent historic neighbourhood.  It  will negatively impact our adjacent single family homes.   It will negatively impact our mature trees and adjacent green spaces.   It will significantly and negatively impact the streetscape of the Glenora neighbourhood.  I am not opposed to densification.  I previously lived in an infill multifamily row house in the historic Rossdale neighbourhood. My row house in Rossdale was architecturally sensitive and blended in with the adjacent historic homes and buildings.   This proposed six-story apartment building in Glenora will be impossible to integrate with the surrounding historic buildings and streetscape.  

I am writing to oppose the application to amalgamate and rezone 13802 and 13806 102 Avenue from RF1 to RF8 for the stated intention of developing a six-story mid-rise apartment building with commercial opportunity on the main floor. It will negatively impact the historic character of the adjacent neighbourhood. It will negatively impact the adjacent single family residences. It will negatively impact the mature trees and adjacent green spaces. It will significantly and negatively impact the streetscape of the neighbourhood. I do not oppose densification as I have lived in an infill multifamily townhouse in a historic neighbourhood previously. My townhouse was architecturally sensitive and blended in with the adjacent historic homes. This proposed six-story apartment building in Glenora will be impossible to integrate with the surrounding historic neighbourhood.

I completely oppose this proposal. The project does not respect the area and is far too permissive. Building height must be capped to fit wit the area, and green-space requirements must remain. The project seems to be the first step in the removal of any requirement for builders to maintain the style of Glenora. If this were to go through, it would imply that developers, planners and council members are all sitting at an exclusive table far removed and out of reach by residents. I am hopeful that the many critical issues raised about this proposal are properly considered, since it is primarily the residents who will collectively suffer from the planned erosion of what makes Old Glenora among the most desirable places to live.

This application should absolutely be denied.

A 6 story building would be totally out of place in the proposed area. Nearby property owners would be stripped of enjoyment of their property and land value while congestion headaches increase for the entire surrounding area.

Without very strict and mindful controls on development, it is highly unlikely that the building would be constructed in a way that respects the neighbourhood. Preservation of green space and setbacks must remain, and design must complement existing structures instead of looming over them. A 2-3 story limit must be maintained within the old glenora boundary

It is very concerning to open up this type of rezoning potential. Instead of allowing developers simply considering how to maximize units and extract profit in the name of densification, they must be compelled to consider densification strategies that respect the history of the area and its residents. Approving this application moves toward a future where the mature landscapes along 102 ave are systematically uprooted in favour of similar obstructive developments, forever destroying and important character area.

Removed by moderator.

To quote Joan Mitchell, “You don’t know what you got ’til it’s gone.”

I oppose the proposed development and believe densification could be achieved while respecting the Mature Neighbourhood Overlay.

According to the City website, “The Mature Neighbourhood Overlay applies to Edmonton's mature neighbourhoods.....[and] is a part of the Zoning Bylaw that requires development that better suits older communities with tree-lined streets.” This is still important. Consider townhomes and laneway suites instead. Six stories is too high.

Increasing density is a laudable goal and Glenora has already contributed a great deal to this goal (e.g. West Block, Crescent Place and future high-rises at 142 St. & McLaren Block and High Street high-rises at the 124 St. End).

Development in between these two very high density hubs should respect the Mature Neighbourhood Overlay, include green spaces and well-proportioned buildings that contribute to aesthetics and quality of life.

We live near this site and we are disturbed by the potential rezoning from a RF1 (single detached residence) to RA8 (medium size apartment - up to a 6 storey) which would shadow its bungalow neighbors and would definitely decrease the enjoyment and comfort of the homes nearby. This is also a total disregard by the City as to the Carruthers Caveat that is registered on many of the lots in Glenora which was to preserve Glenora's integrity as a single family home neighborhood and its history. This was a plus when we bought our home years ago. The City and many developers do not appear to want to retain any heritage. This project will significantly compromise our neighborhood and would be a very costly precedent. This is only an attempt to generate private profit for these corporate investors and the City for more tax revenue at the expense of historical Glenora and its current residents. We moved to Glenora many years ago for many reasons along with non-cookie cutter homes, its history, green space, large trees, lot sizes, etc.

This project would not be environmentally friendly and we would lose more trees and green space. We have already lost too much due to the LRT along its route.

Glenora does not need a condo/apartment project in the middle of residential homes. There is already Crescent Place and Westblock on the NE corner of 142 Street & Stony Plain Rd which has residences and more than enough commercial and this latter project still has two phases to complete which includes another tower and rowhomes; not to mentioned the further development of a tower on the SW corner of 142 St & Stony Plain Rd.

The traffic has already increased on 102 Ave due to the commencement of construction on Stony Plain Rd for the LRT and it will only get worse when the LRT is running. We don't need an additional project which would add another 40+ people/vehicles on our block. Not to mention the grief of parking. There will definitely be overflow parking on the East side of this project & South of 102 Avenue
which would be an insult to the current homeowners surrounding this project.

This project would be detrimental to Glenora's historical factor and to its residents, especially the homeowner in site of this proposed project.

While I am not against densification, I do have some concerns about this project specifically traffic flow, parking and pedestrian/biking access. For this proposal, I am concerned with the number of residences that it is currently projected to accommodate. I am not convinced that the area can support the congestion of cars and parking due to the configuration of this section of land. Based on the current density of people residing in this area, my worry is that the streets would be very congested and that parking would spill into the neighbouring streets. This is a problem as the parking is already limited in this area. Along with the future addition of the LRT, traffic flow will be impacted by not only the sheer number of vehicles but also the fact that there are no left turns allowed in this part of Stony Plain road.

I assume that the project would plan for a certain number of parking spaces for residents of the building but I have yet to see if this is true. I am also wondering if there will be substantial guest parking. After living in metropolitan Vancouver and Edmonton, I do enjoy the vibrancy and perks that a densely populated area can provide, although, I am opposed to the RA8 rezoning of up to six stories in height. Minor densification of the area, like townhouses or duplexes could work but up to 6 stories in height feels excessive and out of place in this part of the land.

i don't understand, the city designed the neighbourhood many years ago and now they want to destroy it by allowing a 23 meter building in the middle of the neighbourhood. I have no objections to infills, duplexes or row housing. I even supported the high rise development on the corner of 142 and stony plain rd. but this is in the middle of the neighbourhood. i do not support.

Oppose a 23 metre high building as it impacts the surroundings but could be supportive of a 3 story max unit. Please share feedback from the adjacent properties in a 360 degree from the proposed zoning to understand their opinions as they should have highest impact & weight given proximity.

This application indeed threatens the character of Glenora. It seems the city no longer recognizes the Carruthers Caveat, which is a real shame. This application is much too large for these 2 lots. Mature trees in the neighbourhood have already been cut without community input (e.g. all those been along 102nd on the south side). Please respect the unique and historic character of Glenora and oppose this application.

This application is a threat to the character and charm of the historic neighbourhood of Glenora and a direct challenge to the Carruthers Caveat which governs development. The re zoning should not be granted. It appears the city planning department continues to ignore every successful court defense of the Carruthers Caveat, This too must stop as it is an attack on city Glenora residents by the planning dep't bureaucracy which is supposed to work for the tax payers.

This application is a gross and deliberate attempt to destroy the character of the historic neighbourhood of Glenora, and is a direct challenge to development restrictions under the Carruthers Caveat. The rezoning should not be granted under any circumstance.

Old Glenora (and Capital Hill) are nationally recognized neighbourhoods, holding more heritage-inventory architecturally-designed residences by area than any other neighbourhod in Canada. Further, they are recognized as the premier example of an in tact Garden City Suburb in Canada. They record an important chapter in the history of Edmonton's growth and development, from its beginnings through to present times. A six-storey apartment building at the entrance (from the west) to this iconic part of the City would be a blight on a national treasure. Densification is an essential component of urban development but it can and must be integrated with environmental sustainability and respect for heritage and tourism components of our City's character. We have lost sight of the goal of creating affordable housing as developers rezone and then flip properties, increasing the cost of development, taking rental and ownership out of reach of many potential residents.

The neighbourhood has a character that has been in place since it was first developed. I have no objections to infills, duplexes or row houses. I even supported the development on the corner of 142 and stony plain rd.
But, a six story development in the middle of the neighbourhood is a detriment to the neighbourhood. How will this add to the neighbourhood.

I don't see why council will not consider or place less importance, as a factor, to approve development, the character of the neighbourhood.

Please be careful with the plans - high density is great here but needs to be nicely done to maximize benefits in this area. Very busy and noisy road and so close to future LRT. Perhaps 3 stories and underground parking minimal stalls is a better scale. And green! make it energy neutral! or don't bother. Or how about a shelter for the previously unhoused? very walkable/bikeable . . . don't just give it away to someone inexperienced for the $$$.

I like the proposal of creating more density in the core of our city. Great development proposal !

My hope is that any transition to enhance density respects the integrity of the neighbourhood. This proposal does not. It is excessive; disproportionate in size to the neighbourhood and risks negative impacts.

The site appears more suitable to small infill, laneway homes, garage suites and basement suites (secondary and garden suites) with up to 12 suites possible according to the planner’s website. There is no need for a 6 story mass dropped into the community. It is too imposing.

It will cast shadow to the surrounding homes, have setback impacts, signage, and traffic/parking implications, hence safety concerns. There will be serious shortcutting and access issues with the introduction of LRT West, as no left turns will be allowed south off Stony Plain Road between 124 and 142 Streets. The proposed RF8 zoning suggests main floor commercial, attracting more traffic and parking issues. We are well served locally with amenities at Westblock - medical, professional services, banking, liquor, daycare, flower shop and restaurants with more commercial entities to come when Cantiro and Allard continue with their developments at 142 Street.

We need the City to prioritize a community supported plan that has already been initiated rather than the hodge-podge of rezoning and upzoning applications continually facing the historic Glenora community.