LDA24-0341 Al-Mustafa Academy Rezoning

There is a Sun Shadow Study available under ‘Documents’ on this website. 

Properties on the north side of 79 Ave NW experience some shadowing during the winter solstice (Dec 21).

The shadow impacts increase during the winter solstice (Dec 21) with the future development of the school location.

This question was responded to on Oct 10, 2024.

No, the proportion of daylight hours impacted for adjacent properties is not regulated.

Adjacent properties to the north would experience more shadowing impact than other surrounding properties due to their location being north of the site. However, they still received sunlight in the morning and evening between the equinoxes and midday sun in the summer as well. The shadow impacts increase with the future development of the school location.

This question was responded to on 07 Oct 2024.

The City tries to avoid split zoning a site when possible, which requires drawing arbitrary zoning lines across a property, versus following the established property lines. Only one property is involved in the proposed rezoning which is why the entire site is proposed to be rezoned (7814 - 83 Street NW). In addition, rezoning the whole site would allow for the redevelopment of the entire site in the long-term without needing to undertake a second rezoning. 

The proposed MU h23.0 f3.0 Zone permits schools, and will allow the school to continue operating on site. 

This question was responded to on 07 Oct 2024.

Sole access from an alley is not prohibited in the proposed zone. On the contrary, the proposed Mixed Use Zone (MU h23.0 f3.0) requires vehicular access to be from an alley where an alley is present. It is common for standard residential zones and mixed use zones in the Zoning Bylaw to require vehicle access from an alley where one is present.

This question was responded to on 07 Oct 2024.

In the applicant’s Urban Design Brief (available in the ‘Documents’ section of the Engaged Edmonton page), they indicate that they intend to provide approximately 178 residential units, and approximately 212 new parking stalls on site.

It is important to note that City Council voted to enable Open Option Parking city-wide effective July 2, 2020. Open Option Parking means that minimum on-site parking requirements have been removed from Edmonton’s Zoning Bylaw, allowing developers, homeowners and businesses to decide how much on-site parking to provide on their properties based on their particular operations, activities or lifestyle. As such, while the applicant’s Urban Design Brief shows their current intent, the zoning does not require them to follow through with this and it could change when development happens.

This question was responded to on 07 Oct 2024.

The Public Engagement Spectrum explains the 4 roles the public can have when they participate in City of Edmonton public engagement activities. As you move from left to right with the spectrum, there is an increasing level of public influence and commitment from the City and the public.

Rezoning applications are brought to the public at the ‘Advise’ level of the public engagement spectrum:

In terms of the work of city planners, when a final version of a proposal has been reached and we are determining what our recommendation to Council will be, public opinion about that proposal is not something we consider to be part of our planning rationale. We focus on technical & planning analysis only. However, Council, as elected decision makers, do factor in public opinion and weigh it with respect to our planning recommendation accordingly.

Feedback is sought to: 

• To help inform conversations with the applicant about making revisions to address concerns raised.

• To collect local insight and help us make sure that our planning analysis is taking into consideration all the factors that it needs to.

• To inform Council about the nature of the feedback received so that they have a better understanding of the opinions of nearby residents prior to making their decision.

This question was responded to on 07 Oct 2024.

A) The proposed MU h23.0 f3.0 Zone has a maximum height of 23.0 metres (approx. 6 storeys) which would allow for mid-rise mixed-use development. 

A minimum setback of 3.0 metres would be required for all portions of the development over 16.0 metres in height (from all the property lines on the site touching an alley). The width of the alley, and the minimum rear setback on the adjacent single family properties would also provide separation. 

B) A Sun Shadow Study is required for all proposed rezonings to a zone with a maximum height of 20.0 metres or more. A Sun Shadow Study was submitted by the applicant and is included on the Engaged Edmonton website in the ‘Documents’ tab. At the rezoning stage, the sun shadow study takes into consideration the maximum possible shadow cast by the maximum build out of the proposed zone. 

This question was responded to on 2 October 2024.

There are often multiple zones that can generally meet policy direction and city objectives for a given site. We usually have informal conversations with the applicant before they formally submit a rezoning to discuss these options. 

Once they submit a formal rezoning application, we process that application based on the zone they submit.

This question was responded to on 07 Oct 2024.