LDA21-0599 Glenora DC2 Rezoning- Single Family Lot Split

Share on Facebook Share on Twitter Share on Linkedin Email this link

Engagement has concluded

Thank you for participating in engagement activities for this rezoning application. Please review the information on this page and provide feedback before the end of the day on December 4, 2022.

The role of the public is at the ADVISE level of the City’s Public Engagement Spectrum, which was determined using the Public Engagement Charter for rezonings. The charter provides City planners with guidance on selecting the appropriate type and level of engagement needed to inform rezoning proposal reviews.

The ADVISE level means that the City will use any feedback that you share to make sure the review of the application is as complete as possible and to inform conversations with the applicant about potential revisions to address concerns or opportunities raised. Feedback will also be summarized for City Council so that they are aware of the public’s perspective prior to making a decision.

Additional information on the proposed redevelopment can be found on the right hand side of this page.


APPLICATION DETAILS

Proposed Rezoning

The City has received an application to rezone the property at 10235 - 134 Street NW from the (RF1) Single Detached Residential Zone to a (DC2) Site-Specific Development Control Provision.

The proposed DC2 provision would allow for the development of an additional single detached house on the north side of the property while maintaining the existing house and garage on the southern portion as a separate property.

Some key changes to this property include:

  • Allowing the subdivision of the site to be separated into two (2) lots;
  • Facilitating the development of a new single detached house within the proposed north lot;
  • Adding additional vehicle access from 134 Street (approximately 3 metres in width) to serve the north lot; and
  • Removing the existing vehicle access from 134 Street upon redevelopment of the south lot. Instead, vehicle access will be provided from the abutting alley to the south.

Site Plan

A site plan of the proposed rezoning

Massing Model

Artist Rendering - Conceptual

An image of an artist's rendering of the house

NEXT STEPS

City Administration will prepare a report to City Council providing a recommendation on this rezoning application. The City’s recommendation will be determined by a thorough review of the proposal, which involves technical considerations, such as traffic and drainage impacts, and alignment to approved City land-related plans and policies (eg. The City Plan). The report will also include a summary of the feedback received through this engagement so that City Council can factor community feedback, along with the City’s recommendation, into their decision. The decision to approve or refuse this application will be made at a future Public Hearing where anyone interested can also request to speak directly to City Council and share their perspectives prior to a decision being made.

Thank you for participating in engagement activities for this rezoning application. Please review the information on this page and provide feedback before the end of the day on December 4, 2022.

The role of the public is at the ADVISE level of the City’s Public Engagement Spectrum, which was determined using the Public Engagement Charter for rezonings. The charter provides City planners with guidance on selecting the appropriate type and level of engagement needed to inform rezoning proposal reviews.

The ADVISE level means that the City will use any feedback that you share to make sure the review of the application is as complete as possible and to inform conversations with the applicant about potential revisions to address concerns or opportunities raised. Feedback will also be summarized for City Council so that they are aware of the public’s perspective prior to making a decision.

Additional information on the proposed redevelopment can be found on the right hand side of this page.


APPLICATION DETAILS

Proposed Rezoning

The City has received an application to rezone the property at 10235 - 134 Street NW from the (RF1) Single Detached Residential Zone to a (DC2) Site-Specific Development Control Provision.

The proposed DC2 provision would allow for the development of an additional single detached house on the north side of the property while maintaining the existing house and garage on the southern portion as a separate property.

Some key changes to this property include:

  • Allowing the subdivision of the site to be separated into two (2) lots;
  • Facilitating the development of a new single detached house within the proposed north lot;
  • Adding additional vehicle access from 134 Street (approximately 3 metres in width) to serve the north lot; and
  • Removing the existing vehicle access from 134 Street upon redevelopment of the south lot. Instead, vehicle access will be provided from the abutting alley to the south.

Site Plan

A site plan of the proposed rezoning

Massing Model

Artist Rendering - Conceptual

An image of an artist's rendering of the house

NEXT STEPS

City Administration will prepare a report to City Council providing a recommendation on this rezoning application. The City’s recommendation will be determined by a thorough review of the proposal, which involves technical considerations, such as traffic and drainage impacts, and alignment to approved City land-related plans and policies (eg. The City Plan). The report will also include a summary of the feedback received through this engagement so that City Council can factor community feedback, along with the City’s recommendation, into their decision. The decision to approve or refuse this application will be made at a future Public Hearing where anyone interested can also request to speak directly to City Council and share their perspectives prior to a decision being made.

Tell Us What You Think About The Application

Let us know what you like and what could be better about this application. What should Council know as they decide whether or not to approve the rezoning? Other people that visit this part of the site will be able to see your comments.

Please note you must provide a screen name and email on Engaged Edmonton in order to provide feedback. However, only your username will be displayed publicly, all other information is kept confidential. All comments go through an automated moderation process, and may take up to 1-2 hours to publicly appear on the website.

If you aren't able to provide feedback on this site, you can also send feedback to the Project Planner directly using the contact information under the "who's listening" section. Input shared on this page and through contacting the planner will be captured, you don't need to provide input through this site and by contacting the planner. 

Engagement has concluded

CLOSED: This discussion has concluded.

We do not approve of this rezoning. It is inconsistent with the garden city and historic neighborhood feeling that we love about the area that we live in.
This is inconsistent with street scape and character of the neighbourhood.

SW1234 3 days ago

We think this is a necessary rezoning project and would like to see it come to fruition. Cautionary note would be to the city planners to be double sure that the construction outcome suites the neighbourhood in looks and architecture. Alice and Bob Lowe

Alice and Bob Lowe 4 days ago

Rezoning and the proposed development of this property would result in site coverage and setbacks inconsistent with the existing homes and streetscapes in the area. The loss of mature trees and lack of room for green space landscaping would further result in a property that is out of keeping with the rest of the neighbourhood.

This type of development will continue to erode the historic nature and mature landscapes of the area and negatively impact not only those who live in the area, but also the many Edmontonians and guests in our city that visit the Glenora area to enjoy its heritage character, mature trees, abundance of green space and walkability.
City Council itself agreed that the unique heritage character of Glenora was worth preserving when in December 2018 they approved the Glenora Heritage Character Rezoning Project (paused since the pandemic), the goal of which was to conserve the unique character of the area through "sensitive development" that "preserves heritage value and character while allowing for complementary changes". I sincerely hope that Council will continue to honour its commitment to working toward this goal. I believe approving this rezoning would be a huge step backward in this process.

In addition, I worry that, although the intent expressed on the application is to subdivide and build another single-family dwelling, there is no guarantee that this will happen as shown, or that future infill on that site will not be significantly different in form or intended use once a DC2 designation is granted.

B Abel 4 days ago

Administration and the Appeal Board have turned the subdivision request down three times. Their judgement is that subdivision for this property is not wise.
Council needs to answer for themselves whether they know better. Whether densification in all instances must go ahead with out consideration of special circumstances. Whether the fountain environs and those that enjoy walking in the area are well served by an oddly shaped 'tower' house that is so clearly out of step with this historical neighbourhood as to jar them. Whether what may be built is really a two story house sitting on a basement partially sitting above the ground with a roof top deck and light well structure perched on the top as was allowed on 130 street and 102 avenue ( a 3 story tall box on a very small foot print). Whether the privacy of neighbours matters. (Our home is directly north of the site. Our privacy is a concern. Our second floor bedroom faces the site). Whether the densification thrust of City Council must not have exceptions. Whether City Council knows better... Whether the wishes of the developer, James Carruthers to create a unique Garden City neighbourhood that he wished to preserve with a caveat, and that many of the current residents have relied upon in choosing where to live, ought to be considered.

We encourage Council to reflect on whether this site is not appropriate for subdivision and densification. We don't think it is. We join with the City Administration is saying densification in this case is unwise. We hope Council will see it similarly. Thank you.

John Mitchell 5 days ago

The City ought to acknowledge that it has repeatedly rejected similar applications on this site made by the owner. Nothing has changed since those applications have been rejected. This application should accept and adopt the previous reasons for refusal.

The scale and Massing of the proposed development is entirely inconsistent with the neighbourhood. The proposed driveway will result in 2 major driveways intersecting the sidewalk. A sidewalk that is in heavy use by schoolchildren-a real safety concern.

Additionally, while the zoning change is ostensibly for a single family dwelling, there is nothing to stop this landowner from making a subsequent application once the DC 2 is approved and seek another form of de elopement. We must be mindful that a DC2 zoning may be the gateway to an application to vary the use from single family to something else. This has always been a residential neighbourhood and any subsequent applications will very likely change that.

This application is driven by the landowners desire to maximize the value of his property at the expense of the greater community. Simply put, he wants to cash out. The City should not facilitate such greed.

Pavant 6 days ago

This is a unique lot among only seven similar lots surrounding Alexander Circle part of the Garden City design. The rezoning request has been denied in 2018 and 2020 and the reasons for denial still are relevant. In particular, this rezoning would be inconsistent with the character of this historic neighbourhood and streetscape. This area of Glenora is known for a unique streetscape and the density of tree cover. Rezoning this site would risk destruction of Boulevard trees and old oak trees on the property.
This rezoning would also result in inadequate setbacks and create two lots with essentially no yards.
Although the city of Edmonton values infills and densification, rezoning of this property would be inappropriate and would harm the heritage character of the community. Densification should not come at the expense of the special characteristics, especially in one of the most iconic residential areas of the city. This proposal is in contradiction with the City of Edmonton's Glenora Heritage Character Area Rezoning initiative (although paused at the start of the pandemic), which recognizes that this area has distinct characteristics worth preserving, including this specific lot shape.
It is also worth mentioning that the rezoning does have some minor architectural notes, but in no way guarantees that the initial infill - or any future infills - will look like the artist's render.

ssullivan 7 days ago

I live very close to this proposed property. I don't have a problem with it if it will be a house as shown. If it becomes a 4 story building, or strip club or something else that we cannot see coming, of course we do not want that.
thank you.

Dan H 9 days ago

Removed by moderator.

paterson.scott 15 days ago