LDA21-0218 North Glenora Patio Homes RA7 Rezoning

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Engagement has concluded

***This engagement has concluded and a What We Heard Report is available.***

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 May 15, 2022.

The role of the public is at the ADVISE level of the City’s Public Engagement Spectrum which 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 takes neighbourhood context into consideration. It will also be summarized for City Council so that they know your perspective prior to making a decision at a future Public Hearing.

Since the proposed rezoning is to a standard zone (RA7) that applies to multiple sites and areas across the city, feedback cannot be used to make adjustments to the regulations in the proposed RA7 zone for these specific sites. However, the applicant will be encouraged to consider this feedback in their more detailed building design and plans if the rezoning is approved.

ADDITIONAL ENGAGEMENT

This application was previously considered by City Council at a Public Hearing on August 31, 2021, where the following motion was passed:

"That Charter Bylaw 19831 be referred back to Administration to seek to work with the applicant to engage with the residents of the North Glenora community and community league to discuss the community's concerns, and return to a future City Council Public Hearing."


Share Your Feedback
In response to this motion, you are invited to learn more about the application and provide feedback online through one of the two engagement opportunities outlined below.

Comment Form
Share your thoughts on the application directly to City Administration using the tool at the end of this page.

Dates: open from May 2 - 15, 2022

Online Q&A Session
Participate in an online, moderated question-and-answer session, where City Administration and the applicant share information about the application and answer questions from participants.  

Date: May 12, 2022
Time: 6:30 PM

Click Here to Register

If you would like to share questions ahead of the online session, please use the Questions tool below to ask questions to the project planner.


APPLICATION DETAILS

The City is reviewing an application to rezone 10905 - 135 Street NW and 13503 - 109 Avenue NW from an existing Site Specific Development Control Provision (DC2.1157) to the Low Rise Apartment Zone (RA7).

The current DC2 Provision allows for a 13 metre high (3 storey) low-rise apartment building on each site with 36 dwellings on sites A and B and 42 dwellings on Site C, for a total of 114 dwellings.

The proposed RA7 Zone would allow for a 16 metre high (approximately 4 storey) residential building on each site with limited commercial opportunities at ground level, such as child care services, general retail stores and specialty food services. While the RA7 Zone allows for commercial uses, the following restrictions would apply:

  • Commercial uses shall not be located above the ground floor;

  • the total floor area of each commercial premises shall not exceed 275 square metres; and

  • these uses shall not be permitted in any freestanding structure separate from a structure containing residential uses. Their principal entrance shall be a separate, outside entrance.

In addition, the actual types of commercial businesses allowed by the proposed RA7 Zone are limited and designed to be ones that are generally compatible with residential development such as coffee shops, small healthcare offices, retail stores or hair salons.

Unlike the current (DC2) Site Specific Development Control Provision, the proposed (RA7) Low Rise Apartment Zone is a standard zone. Standard zones are applied to most properties within the city of Edmonton. They define parameters for the use of the land and the size and shape of buildings but do not include building design or details.

With standard zoning, a landowner is free to work within those parameters in designing their building at the Development Permit stage, if the rezoning is approved by City Council. A landowner can also apply for variances to most regulations (eg. setbacks, landscaping, amenity area, etc.) at the Development Permit stage, which would allow them to work outside of the parameters. When this is done, notices are mailed out to surrounding property owners and there is an opportunity to launch an appeal to the Subdivision and Development Appeal Board (SDAB).

DEVELOPER’S CURRENT INTENT

The applicant for this proposal has voluntarily provided the following information outlining what their current plans are for these sites. It is important to note that the RA7 Zone, as a standard zone, allows a developer to finalize decisions on these design details at the Development Permit stage. That means that if the zoning is approved, they would not be obligated to follow this intent exactly should things change for them later on as long as any adjustments made are still within the RA7 Zone parameters.

  • Entirely residential buildings, not currently contemplating any commercial uses.

  • If the RA7 Zone is approved, they would seek to utilize the maximum potential of the zone in terms of scale and intensity, but no variances to it would be sought and it would be followed exactly.

  • Number of units would be approximately 45 per site.

  • Size of units would be approximately a 50/50 split between 1 and 2 bedroom units.

  • Parking would be approximately 15 spaces per site (see Open Option Parking).

ZONING CHANGE COMPARISON

Feature

Current DC2 (1157)

Proposed RA7

Height

13 m (3 storeys) - sloped roof

14.5 m - flat roof

16.0 m - sloped roof

(approximately 4 storeys)

Floor Area Ratio1

1.5

2.3 - 2.5

Number of units

36 (Sites A&B)
42 (Site C)

42 minimum, no maximum
(all sites combined)

Site Coverage

50%

N/A

North Setback

6.0 m

4.5 m

South Setback

6.0 m

7.5 m

West Setback

4.5 m

4.5 m

East Setback

4.5 m

4.5 m

Number of buildings

2 (each site)

1 (each site)

Space between buildings

Approximately 10.0 m

N/A

Parking

Approximately 142 spaces

(all sites combined, all underground)

No spaces required
(surface or underground, see Open Option Parking)

Vehicle Access Locations

Front Streets

(109 Avenue or 135 Street)

Rear Lane

1 - Definitions for more technical terms like this can be found online in Section 6 of the Zoning Bylaw

The graphics below show the general shape and size of the buildings for the existing and proposed zones to get a visual sense of the differences. There are many required design details of both zones that are not shown.

Current DC2.1157

Proposed RA7

PARKING REQUIREMENTS

On June 23, 2020, City Council approved Open Option Parking, which provides developers the flexibility to choose the amount of on-site parking that they feel is appropriate for their projects. It’s important to note that open option parking doesn’t necessarily mean no parking will be provided. It is actually more likely to result in the “right amount” of parking as developers know their parking needs best and have an interest in ensuring they are meeting market demand for parking spaces.

Under the current DC2 Provision the developer has to follow the parking requirements that existed in 1993 when the DC2 Provision was initially approved, under the 1985 Land Use Bylaw 5996. Land Use Bylaw 5996 was repealed in 2001 when the current Zoning Bylaw 12800 was approved, but the existing DC2 Provision was carried over into the new Zoning Bylaw. Under the proposed RA7 Zone the developer would be required to follow today’s version of the Zoning Bylaw, which now includes Open Option Parking. This parking strategy already applies to all standard zones in the City, such as those in other areas of North Glenora, including the existing RA7 Zoning along the north side of North Glenora Park.

The City recognizes that residents have concerns about on-street parking congestion. Instances sometimes occur where parking for a new development is insufficient or a high rate of redevelopment in an area leads to an increase in curbside parking pressures. The City will continue to work with neighbourhoods to apply on-street parking management tools, such as paid parking and restricted parking, to manage on-street parking where needed.

NEXT STEPS

City Administration will prepare a report to City Council providing a recommendation on this rezoning application. This report will include a summary of the feedback received through this engagement so that City Council can factor it into their decision. Their decision is made at a future Public Hearing where anyone interested can also request to speak directly to City Council and share their perspectives prior to them making a decision.

***This engagement has concluded and a What We Heard Report is available.***

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 May 15, 2022.

The role of the public is at the ADVISE level of the City’s Public Engagement Spectrum which 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 takes neighbourhood context into consideration. It will also be summarized for City Council so that they know your perspective prior to making a decision at a future Public Hearing.

Since the proposed rezoning is to a standard zone (RA7) that applies to multiple sites and areas across the city, feedback cannot be used to make adjustments to the regulations in the proposed RA7 zone for these specific sites. However, the applicant will be encouraged to consider this feedback in their more detailed building design and plans if the rezoning is approved.

ADDITIONAL ENGAGEMENT

This application was previously considered by City Council at a Public Hearing on August 31, 2021, where the following motion was passed:

"That Charter Bylaw 19831 be referred back to Administration to seek to work with the applicant to engage with the residents of the North Glenora community and community league to discuss the community's concerns, and return to a future City Council Public Hearing."


Share Your Feedback
In response to this motion, you are invited to learn more about the application and provide feedback online through one of the two engagement opportunities outlined below.

Comment Form
Share your thoughts on the application directly to City Administration using the tool at the end of this page.

Dates: open from May 2 - 15, 2022

Online Q&A Session
Participate in an online, moderated question-and-answer session, where City Administration and the applicant share information about the application and answer questions from participants.  

Date: May 12, 2022
Time: 6:30 PM

Click Here to Register

If you would like to share questions ahead of the online session, please use the Questions tool below to ask questions to the project planner.


APPLICATION DETAILS

The City is reviewing an application to rezone 10905 - 135 Street NW and 13503 - 109 Avenue NW from an existing Site Specific Development Control Provision (DC2.1157) to the Low Rise Apartment Zone (RA7).

The current DC2 Provision allows for a 13 metre high (3 storey) low-rise apartment building on each site with 36 dwellings on sites A and B and 42 dwellings on Site C, for a total of 114 dwellings.

The proposed RA7 Zone would allow for a 16 metre high (approximately 4 storey) residential building on each site with limited commercial opportunities at ground level, such as child care services, general retail stores and specialty food services. While the RA7 Zone allows for commercial uses, the following restrictions would apply:

  • Commercial uses shall not be located above the ground floor;

  • the total floor area of each commercial premises shall not exceed 275 square metres; and

  • these uses shall not be permitted in any freestanding structure separate from a structure containing residential uses. Their principal entrance shall be a separate, outside entrance.

In addition, the actual types of commercial businesses allowed by the proposed RA7 Zone are limited and designed to be ones that are generally compatible with residential development such as coffee shops, small healthcare offices, retail stores or hair salons.

Unlike the current (DC2) Site Specific Development Control Provision, the proposed (RA7) Low Rise Apartment Zone is a standard zone. Standard zones are applied to most properties within the city of Edmonton. They define parameters for the use of the land and the size and shape of buildings but do not include building design or details.

With standard zoning, a landowner is free to work within those parameters in designing their building at the Development Permit stage, if the rezoning is approved by City Council. A landowner can also apply for variances to most regulations (eg. setbacks, landscaping, amenity area, etc.) at the Development Permit stage, which would allow them to work outside of the parameters. When this is done, notices are mailed out to surrounding property owners and there is an opportunity to launch an appeal to the Subdivision and Development Appeal Board (SDAB).

DEVELOPER’S CURRENT INTENT

The applicant for this proposal has voluntarily provided the following information outlining what their current plans are for these sites. It is important to note that the RA7 Zone, as a standard zone, allows a developer to finalize decisions on these design details at the Development Permit stage. That means that if the zoning is approved, they would not be obligated to follow this intent exactly should things change for them later on as long as any adjustments made are still within the RA7 Zone parameters.

  • Entirely residential buildings, not currently contemplating any commercial uses.

  • If the RA7 Zone is approved, they would seek to utilize the maximum potential of the zone in terms of scale and intensity, but no variances to it would be sought and it would be followed exactly.

  • Number of units would be approximately 45 per site.

  • Size of units would be approximately a 50/50 split between 1 and 2 bedroom units.

  • Parking would be approximately 15 spaces per site (see Open Option Parking).

ZONING CHANGE COMPARISON

Feature

Current DC2 (1157)

Proposed RA7

Height

13 m (3 storeys) - sloped roof

14.5 m - flat roof

16.0 m - sloped roof

(approximately 4 storeys)

Floor Area Ratio1

1.5

2.3 - 2.5

Number of units

36 (Sites A&B)
42 (Site C)

42 minimum, no maximum
(all sites combined)

Site Coverage

50%

N/A

North Setback

6.0 m

4.5 m

South Setback

6.0 m

7.5 m

West Setback

4.5 m

4.5 m

East Setback

4.5 m

4.5 m

Number of buildings

2 (each site)

1 (each site)

Space between buildings

Approximately 10.0 m

N/A

Parking

Approximately 142 spaces

(all sites combined, all underground)

No spaces required
(surface or underground, see Open Option Parking)

Vehicle Access Locations

Front Streets

(109 Avenue or 135 Street)

Rear Lane

1 - Definitions for more technical terms like this can be found online in Section 6 of the Zoning Bylaw

The graphics below show the general shape and size of the buildings for the existing and proposed zones to get a visual sense of the differences. There are many required design details of both zones that are not shown.

Current DC2.1157

Proposed RA7

PARKING REQUIREMENTS

On June 23, 2020, City Council approved Open Option Parking, which provides developers the flexibility to choose the amount of on-site parking that they feel is appropriate for their projects. It’s important to note that open option parking doesn’t necessarily mean no parking will be provided. It is actually more likely to result in the “right amount” of parking as developers know their parking needs best and have an interest in ensuring they are meeting market demand for parking spaces.

Under the current DC2 Provision the developer has to follow the parking requirements that existed in 1993 when the DC2 Provision was initially approved, under the 1985 Land Use Bylaw 5996. Land Use Bylaw 5996 was repealed in 2001 when the current Zoning Bylaw 12800 was approved, but the existing DC2 Provision was carried over into the new Zoning Bylaw. Under the proposed RA7 Zone the developer would be required to follow today’s version of the Zoning Bylaw, which now includes Open Option Parking. This parking strategy already applies to all standard zones in the City, such as those in other areas of North Glenora, including the existing RA7 Zoning along the north side of North Glenora Park.

The City recognizes that residents have concerns about on-street parking congestion. Instances sometimes occur where parking for a new development is insufficient or a high rate of redevelopment in an area leads to an increase in curbside parking pressures. The City will continue to work with neighbourhoods to apply on-street parking management tools, such as paid parking and restricted parking, to manage on-street parking where needed.

NEXT STEPS

City Administration will prepare a report to City Council providing a recommendation on this rezoning application. This report will include a summary of the feedback received through this engagement so that City Council can factor it into their decision. Their decision is made at a future Public Hearing where anyone interested can also request to speak directly to City Council and share their perspectives prior to them making a decision.

  • CLOSED: This engagement has concluded.

    Please note you must be registered on Engaged Edmonton in order to provide feedback. Only your username will be displayed publicly, all other information is kept confidential. We use this information to distinguish between feedback received from the neighbouring/local area residents and other interested stakeholders.

    If you are unable to provide feedback on this site, you can also provide feedback to the Project Planner directly via the contact information under the "who's listening" section of the page. Please refrain from commenting on the site, and providing a duplicate comment to the planner. It is not necessary to do both in order for feedback to be captured. 

    Engagement has concluded

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