LDA22-0373 - Windsor Park 118 Street DC2

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Engagement has concluded

** This engagement opportunity is now closed. You can find a copy of the What We Heard report here.**

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 November 27, 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 summarised for City Council so that they know your perspective prior to making a decision at a future Public Hearing.

APPLICATION DETAILS


The City is reviewing an application to rezone 8715 and 8727 to 8735 - 118 Street NW from the Single Detached Residential Zone (RF1) with the Mature Neighbourhood Overlay to a Site-Specific Development Control Provision (DC2).


The proposed DC2 Provision would allow for the development of a short mid-rise residential building with the following key characteristics:

  • Maximum heights ranging from 14.5 metres at the north end of the site to 20 metres at the south end (approximately 4 to 6 storeys)
  • A maximum of 172 residential dwellings with at least 50% having two bedrooms or more and a maximum of 10% being studio dwellings.
  • A maximum Floor Area Ratio of 3.0
  • Any provided vehicle parking located underground and accessed from the rear lane

As a result of feedback received from the City’s technical review and planning analysis and through public engagement conducted in September and October 2022, the applicant has made some revisions to the proposal. Key changes include:

  • Reducing the maximum height from 21.5 m to 20 m
  • Removing child care services
  • Adding a restriction on the amount of studio dwellings
  • Increasing the south setback from 3.0 m to 4.2 m and adding a sidewalk along the lane
  • Adding a bicycle wash, repair and maintenance station to the building
  • Adding regulations to increase privacy and reduce overlook from balconies and rooftop amenity areas
  • Adding the requirement for transportation related upgrades, including two new crosswalks nearby

A comparison document between the initial and revised proposed DC2 Provisions is found on the right hand side of this page.


TRANSPORTATION IMPROVEMENTS

The following transportation related improvements are currently proposed to address concerns about increased traffic and pedestrian safety, should this application be approved:

  • Upgrading the north-south lane east of the site to a 6 metre-wide commercial alley within the available rights-of-way between 87 Avenue NW and 89 Avenue NW.
  • Construction of a sidewalk and/or concrete landings along the east side of 119 Street NW to enhance Windsor Park School student pick up and drop off operations. Construction of these improvements must minimize impacts to the boulevard trees.
  • Installation of pedestrian crossings along 118 Street NW and 119 Street NW to enhance Windsor Park School student pick up and drop off operations. The exact location of the crosswalk will be determined at the Development Permit stage in consultation with City Operations (Safe Mobility) and the Edmonton Public School Board. Crosswalk installation may include, but is not limited to, design elements such as zebra crosswalk markings, signage, curb extensions, and curb ramps.
  • Installation of stop signs at the east approach of the east-west lane and 118 Street NW intersection, at the west approach of the east-west lane and 117 Street NW intersection, and at the north approach of the north-south lane and 87 Avenue NW intersection.
  • Installation of a yield sign at the south approach of the north-south lane and 89 Avenue NW intersection.
  • Removal of all existing vehicle accesses to 118 Street NW, including restoration of the curb, gutter and sidewalk.

The image below shows approximate locations of the above improvements, with exact details to be determined at later stages of the development process, if the rezoning application is approved.

A plan view showing the transportation improvements

While these improvements have been proposed based on technical review and consultation with the Edmonton Public School Board, we would like to hear your thoughts about them.


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.

** This engagement opportunity is now closed. You can find a copy of the What We Heard report here.**

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 November 27, 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 summarised for City Council so that they know your perspective prior to making a decision at a future Public Hearing.

APPLICATION DETAILS


The City is reviewing an application to rezone 8715 and 8727 to 8735 - 118 Street NW from the Single Detached Residential Zone (RF1) with the Mature Neighbourhood Overlay to a Site-Specific Development Control Provision (DC2).


The proposed DC2 Provision would allow for the development of a short mid-rise residential building with the following key characteristics:

  • Maximum heights ranging from 14.5 metres at the north end of the site to 20 metres at the south end (approximately 4 to 6 storeys)
  • A maximum of 172 residential dwellings with at least 50% having two bedrooms or more and a maximum of 10% being studio dwellings.
  • A maximum Floor Area Ratio of 3.0
  • Any provided vehicle parking located underground and accessed from the rear lane

As a result of feedback received from the City’s technical review and planning analysis and through public engagement conducted in September and October 2022, the applicant has made some revisions to the proposal. Key changes include:

  • Reducing the maximum height from 21.5 m to 20 m
  • Removing child care services
  • Adding a restriction on the amount of studio dwellings
  • Increasing the south setback from 3.0 m to 4.2 m and adding a sidewalk along the lane
  • Adding a bicycle wash, repair and maintenance station to the building
  • Adding regulations to increase privacy and reduce overlook from balconies and rooftop amenity areas
  • Adding the requirement for transportation related upgrades, including two new crosswalks nearby

A comparison document between the initial and revised proposed DC2 Provisions is found on the right hand side of this page.


TRANSPORTATION IMPROVEMENTS

The following transportation related improvements are currently proposed to address concerns about increased traffic and pedestrian safety, should this application be approved:

  • Upgrading the north-south lane east of the site to a 6 metre-wide commercial alley within the available rights-of-way between 87 Avenue NW and 89 Avenue NW.
  • Construction of a sidewalk and/or concrete landings along the east side of 119 Street NW to enhance Windsor Park School student pick up and drop off operations. Construction of these improvements must minimize impacts to the boulevard trees.
  • Installation of pedestrian crossings along 118 Street NW and 119 Street NW to enhance Windsor Park School student pick up and drop off operations. The exact location of the crosswalk will be determined at the Development Permit stage in consultation with City Operations (Safe Mobility) and the Edmonton Public School Board. Crosswalk installation may include, but is not limited to, design elements such as zebra crosswalk markings, signage, curb extensions, and curb ramps.
  • Installation of stop signs at the east approach of the east-west lane and 118 Street NW intersection, at the west approach of the east-west lane and 117 Street NW intersection, and at the north approach of the north-south lane and 87 Avenue NW intersection.
  • Installation of a yield sign at the south approach of the north-south lane and 89 Avenue NW intersection.
  • Removal of all existing vehicle accesses to 118 Street NW, including restoration of the curb, gutter and sidewalk.

The image below shows approximate locations of the above improvements, with exact details to be determined at later stages of the development process, if the rezoning application is approved.

A plan view showing the transportation improvements

While these improvements have been proposed based on technical review and consultation with the Edmonton Public School Board, we would like to hear your thoughts about them.


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!

Please note you must provide a screen name and email on Engaged Edmonton in order to provide feedback. Other people that visit this part of the site will be able to see your comments. 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. 

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?

Engagement has concluded

CLOSED: This discussion has concluded.

I am writing to strenuously oppose the development that Westrich Pacific Corp. has proposed for 118 St. in Windsor Park. I have resided in Windsor Park for more than 20 years. During that time the City has taken measures to increase density. I understand the purpose of that but it must be done within reason. The Bentley was an acceptable addition to the neighbourhood. Windsor Park Terrace not so much because it is far too tall. However, both of these properties face onto 87th Avenue, which allows access to them without entering the neighbourhood's quiet residential streets.

The Westrich Pacific proposal is particularly repugnant because of its location. First of all, it is not on a major road, a violation of current infill guidelines. This means all of its residents will have to use neigbourhood streets or alleys to access the property. Please keep this traffic on the major thoroughfares.

To make matters worse, the proposed site is directly across from an elementary school and playground. The last thing that is needed near a school is high traffic volumes. In addition, it is very likely that young families will occupy this development, in which case the existing elementary school will be far too small. If the developer gets his wish and builds on this site, a major part of the development should be an extension of the school. This should be a burden on the developer, not the taxpayer.

Expanding the North-South alley to be 6m wide isn't enough. A vehicle like a Ford Bronco is 2.2m wide, meaning it would be very difficult for two such vehicles to pass in the alley. In addition, I don't see how Westrich can expand that alley all the way from 87th to 89th Avenue because it does not own the last few properties on either side of the alley's north end. And what about the East-West alley, doesn't it need to be widened as well?

Another traffic consideration is how, during rush hour, will the Westrich residents get onto 87th Avenue if they have to make a left turn? There is no traffic light to give them the right of way, so it must be expected they will drive into the neighbourhood and over to 116th Street where there is a traffic light. This brings the traffic further into the neighbourhood and increases the traffic on 116th Street. Perhaps a traffic light is needed where the North-South alley meets 87th Avenue and not just a Stop sign.

I think it is inappropriate for this development to be given serious consideration until Windsor Terrace is up and running. We do not know what traffic impact it will have. Moreover, of all the people in Windsor Park the eventual occupants of Windsor Terrace will be among the most affected by the noise and traffic of the Westrich development, and some of them will have their privacy heavily impacted because they will have a neighbour (in Westrich) staring into their apartment across a narrow alleyway. Surely the occupants of Windsor Terrace have a right to be consulted before the Westrich development is approved.

I would also urge you to consider having substantial commercial space, and appropriate parking for it, included in this development if you approve it. But I dearly hope you do not approve it in any form. It is in a completely inappropriate place.

R. Holte 3 months ago

The very minor changes to the developers application do not change the fact that this development does not belong in the centre of a mature residential neighbourhood and across from an elementary school.
There is already a massive apartment complex (Windsor Terrace) being built on 87 ave. just south of where this development is proposed and this one is not only larger but encroaches deep into the neighbourhood. The impact of the existing build needs to be assessed before further large developments are considered.
The city is in the process of reviewing and possibly changing our zoning bylaw and developing a City District Planning Policy and a Scona District Plan. A zoning change to enable the Westrich development, which is a significant departure from normal community development, should not take place at this time.
I remain 100 percent opposed to this development proposal.

Fiscalresponsability 3 months ago

Transportation Improvements
In the original data from Huberman Transportation Consultants they predict that 800 trips per day will go up and down the north south alley between 87 Ave and 89 Ave.
This is a huge volume of traffic, one trip every minute for 18 hours a day.
The mitigation for this is to upgrade the alley to 6 metres wide.
Two sedan type cars will be unable to pass each other, leading to chaos, delay and danger in this small alley from too much traffic.
I suspect that the data on which Huberman makes these projections are not real and only assumptions.
in which case their whole document is a flawed construct with no values on which a reasonable decision can be made.
Environmental Issues.
No concessions have been made to the loss of trees, the demolition of houses less than 5 years old and the creation of an urban heat island.
Our mayor has just gone to COP27 to relay what wonderful stewards of the environment we are in Edmonton and yet we infill over lawns and cut down trees with abandon with nary a thought for the cooling effect of the features of our landscape.
This development should not proceed on this site.
There are plenty of surface parking lots in the centre of Edmonton where this would be a desirable development.
Alternatively, Blatchford Fields is seeking developers.

Lucy Bleackley 3 months ago

Same concern as before. A vibrant community has all age groups. This building needs 3 bedroom units for young families to grow in. Our community is becoming a place of university students and old folks with nowhere for the young families to live. Please insist on some 3 bedroom units. 50% 2 bedroom units is not specific enough.
Thanks Elizabeth Millar

EA Millar 3 months ago

Minor improvements that do not at all alter the fact that this proposal is trying to insert a major apartment complex in the middle of a residential neighbourhood and across the street from an elementary school. I remain opposed to the rezoning.

Mac76 3 months ago