LDA22-0382 Transit Oriented Development - Clareview Town Centre

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

Engagement has concluded

This application is open for feedback between August 15, 2022 and September 5, 2022.

APPLICATION DETAILS

Proposed Rezoning

The City has received an application to rezone the properties at 345 Clareview Station Drive NW; 4810 - 142 Avenue NW; and 3903, 4203 and 4223 - 144 Avenue NW for future redevelopment. The map below shows the existing and proposed zones.

proposed rezoning map

Proposed Rezoning Map

The proposed rezoning is from (DC1) Direct Development Control Provision, (DC2.701) and (DC2.702) Site Specific Development Control Provisions, and (AP) Public Parks Zone to the (RA8) Medium Rise Apartment Zone, (RF5) Row Housing Zone, (CB1) Low Intensity Business Zone, (AP) Public Parks Zone, and (PU) Public Utility Zone. The proposed zones would allow for the following types of development:

RA8 Zone:

  • medium rise multi-unit housing;
  • a maximum height of 23.0 metres;
  • a maximum Floor Area Ratio (FAR) of 3.3;
  • a minimum density of 75 residential units per hectare; and
  • opportunities for commercial development at ground level.

illustration of multi-unit housing

Example of what medium rise multi-unit housing with a maximum height of 23.0 m (approximately 6 stories) and minimum density of 75 units/hectare could look like.

RF5 Zone:

  • row housing;
  • a maximum height of 10.0 metres;
  • a maximum total site coverage of 50 per cent; and
  • a minimum density of 35 residential units per hectare.

illustration of row housing

Example of what row housing with a maximum height of 10.0 m (approximately 2.5 stories) and minimum density of 35 units/hectare could look like.

CB1 Zone:

  • commercial, office and personal services (e.g. hairdressers, beauty salons, dry cleaning);
  • a maximum height of 12.0 meters;
  • a maximum Floor Area Ratio (FAR) of 2.0;
  • opportunities for residential development above the first storey.

PU Zone:

  • Generally, provides an opportunity for utilities that are used to benefit the public, such as water, sewage disposal, electric power, heating, waste management, drainage, public transportation and telecommunications;
  • In this instance, the proposed PU Zone accommodates a road right-of-way for Clareview Station Drive.

Proposed Plan Amendment Details

The Clareview Town Centre Neighbourhood Area Structure Plan (NASP) is in effect for this area. The NASP encourages high and medium density residential development close to the Clareview Transit Centre and commercial development that leverages the accessibility of the Transit Centre and Manning Drive. The application aligns with these objectives and includes NASP updates that reflect the specific nature of the proposed rezoning.

Proposed changes to the NASP include revising Figure 3 - Development Concept Plan to show the location of mid-rise apartments and row housing and updating policies that guide land development adjacent to the CN rail line.

More Information

Zoning regulates what types of buildings are allowed on a site (e.g. residential vs commercial) and the basic size and shape of those buildings. It does not control who can live in the buildings or whether the property is rented or owned. As a result, these factors cannot be taken into consideration by the City when reviewing rezoning proposals.

How Feedback Is Used

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 September 5, 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.

This application is open for feedback between August 15, 2022 and September 5, 2022.

APPLICATION DETAILS

Proposed Rezoning

The City has received an application to rezone the properties at 345 Clareview Station Drive NW; 4810 - 142 Avenue NW; and 3903, 4203 and 4223 - 144 Avenue NW for future redevelopment. The map below shows the existing and proposed zones.

proposed rezoning map

Proposed Rezoning Map

The proposed rezoning is from (DC1) Direct Development Control Provision, (DC2.701) and (DC2.702) Site Specific Development Control Provisions, and (AP) Public Parks Zone to the (RA8) Medium Rise Apartment Zone, (RF5) Row Housing Zone, (CB1) Low Intensity Business Zone, (AP) Public Parks Zone, and (PU) Public Utility Zone. The proposed zones would allow for the following types of development:

RA8 Zone:

  • medium rise multi-unit housing;
  • a maximum height of 23.0 metres;
  • a maximum Floor Area Ratio (FAR) of 3.3;
  • a minimum density of 75 residential units per hectare; and
  • opportunities for commercial development at ground level.

illustration of multi-unit housing

Example of what medium rise multi-unit housing with a maximum height of 23.0 m (approximately 6 stories) and minimum density of 75 units/hectare could look like.

RF5 Zone:

  • row housing;
  • a maximum height of 10.0 metres;
  • a maximum total site coverage of 50 per cent; and
  • a minimum density of 35 residential units per hectare.

illustration of row housing

Example of what row housing with a maximum height of 10.0 m (approximately 2.5 stories) and minimum density of 35 units/hectare could look like.

CB1 Zone:

  • commercial, office and personal services (e.g. hairdressers, beauty salons, dry cleaning);
  • a maximum height of 12.0 meters;
  • a maximum Floor Area Ratio (FAR) of 2.0;
  • opportunities for residential development above the first storey.

PU Zone:

  • Generally, provides an opportunity for utilities that are used to benefit the public, such as water, sewage disposal, electric power, heating, waste management, drainage, public transportation and telecommunications;
  • In this instance, the proposed PU Zone accommodates a road right-of-way for Clareview Station Drive.

Proposed Plan Amendment Details

The Clareview Town Centre Neighbourhood Area Structure Plan (NASP) is in effect for this area. The NASP encourages high and medium density residential development close to the Clareview Transit Centre and commercial development that leverages the accessibility of the Transit Centre and Manning Drive. The application aligns with these objectives and includes NASP updates that reflect the specific nature of the proposed rezoning.

Proposed changes to the NASP include revising Figure 3 - Development Concept Plan to show the location of mid-rise apartments and row housing and updating policies that guide land development adjacent to the CN rail line.

More Information

Zoning regulates what types of buildings are allowed on a site (e.g. residential vs commercial) and the basic size and shape of those buildings. It does not control who can live in the buildings or whether the property is rented or owned. As a result, these factors cannot be taken into consideration by the City when reviewing rezoning proposals.

How Feedback Is Used

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 September 5, 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.

Tell Us What You Think About The Application

Please 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.

Only your username will be displayed publicly, all other information is kept confidential. All comments go through a moderation process, and may take up to 1-2 hours to publicly appear on the website.

If you are unable to provide feedback on this site, you may 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 for feedback to be captured.

CLOSED: This discussion has concluded.
CLOSED: This discussion has concluded.

The application for the rezoning of the Clareview Towne Centre transit oriented development should go ahead as planned, as requested by the developer. But my concern is that apartment buildings should remain 4 storeys high with the mix development of detached row housing and an increased creation of more green space and a further expansion of parking space of the Clareview Transit Centre Parking lot would be right route to go. Less development of commercial spaces an a more increased focus expanded development of single family development dwellings to match the Manning Village area development. A roadway leading to Clareview Station Road and completed traffic light intersection at 144 Ave and Ebbers Blvd. to enhance pedestrian safety an the frequency of speeding vehicles down 144 Avenue. No social housing development that lowers the property value of this neighbourhood should be approved. Only apartment development should be approved for home ownership. This area must include a development of single and double family detached dhomes to match the development in Manning Village. No row housing as we already have too much of this type of development in East Clareview. But a transit oriented development is acceptable for this area as it will complement the Clareview Transit Centre that has existed for over 20 years in the area along Manning Drive. Single detached housing would be the preferred way to go over row housing. It will be a beautiful neighbourhood if developed properly following architectural control and development guidelines as per any new neighbourhood in the city of Edmonton.

Wallis

Wallis about 1 month ago

As an owner in the Clareview area, I wish to express my STRONG objections to this rezoning application for the following reasons. Borrowed content below from other people as they said it better)
1. It will create traffic jam on Clareview Station Drive, which is narrow and already too busy during rush hours.
2. The areas are currently already deficient in parks and green spaces due to high density of apartment compounds.
3. It will eliminate the possibility of expanding future parking spaces for the Clareview Station as the surrounding population increases, thereby compromising the right of future residents in the areas.
4. It will further increase the population density already too high in this small area, thereby overwhelming future social services (such as homeless) further and damaging Edmonton's overall social stability, liabilities and public images.

It will pose a safety issue in an already high traffic and high population area.

Please don’t do this.

Cassandra about 1 month ago

Against it.

Cassandra about 1 month ago

As an owner of one condo in the Clareview areas, I wish to express my STRONG objections to this rezoning application for the following reasons.
1. It will create traffic jam on Clareview Station Drive, which is narrow and already too busy during rush hours.
2. The areas are currently already deficient in parks and green spaces due to high density of apartment compounds.
3. It will eliminate the possibility of expanding future parking spaces for the Clareview Station as the surrounding population increases, thereby compromising the right of future residents in the areas.
4. It will further increase the population density already too high in this small area, thereby overwhelming future social services (such as homeless) further and damaging Edmonton's overall social stability, liabilities and public images.

We should thus reject this rezoning proposal, preventing turning this neighborhood and Edmonton into a chaotic and dysfunctional city like so many USA ones.

Panda about 1 month ago

As mentioned I am not sure why this feedback is being done because the work is already being done for construction? I am a firmly opposed to this development which will only add to the already congested area of Fraser and surrounding area. Why has wood structures gone from 4 stories to 6? NO MORE APARTMENTS in this area. this is the last thing that is needed. In regards to. using LRT and Transit this is a pipe dream with very little people using this service. there will be more cars with ZERO parking in this development. there is a similar development up the road on 144th with townhouse that had nothing for parking and both side of the street are being used for short term parking and long term parking and the city bylaw does NOTHING! NO to this and stop the construction now! these types of developments should need community approved not the city administrators trying to squeeze more money for the city

Ken S about 1 month ago

As a resident of Clareview, I am strongly in support of the proposed rezoning strategy. Transit-oriented developments like this will go a long way in reducing the number of cars on the road, thus lowering carbon emissions and improving air quality in the city!

Eyasu about 1 month ago

I think this proposed rezoning is a great idea, hopefully it will encourage productive transit oriented development.

Mark S about 1 month ago

Considering its location right on an LRT station, the development must be strongly transit-oriented, which means reducing car-oriented development and building infrastructure for alternative forms of transportation instead. While row houses are certainly better than single-family houses in terms of density, in my opinion, it is not high enough to justify the allocation of scarce land in the proximity to an LRT station. As row houses target medium to high-income Edmontonians, I would expect most potential owners to use cars for transportation. What would be great to see instead is high-density affordable housing (e.g. a 10-15-storey tower), with a large number of 3-bedroom (and maybe 4-bedroom) apartments and reduced underground parking.

AP about 1 month ago

Many children will undoubtedly live here. Make zoning rules that prevent liquor and marijuana stores, adult massages, etc.

Katherine D about 1 month ago

I generally support this development.

Please ensure development is actually transit oriented. What's been allowed to be built around Clareview Station has been mostly disappointing. Something close to Century Park should be the aim. Improve street/pedestrian interaction with buildings.

Clareview Station Drive/Ebbers Road should be connected either as a road connection or pedestrian connection. Also the missing sidewalks on 144 Ave should be provided.

donaldnguyen about 1 month ago

Great spot for more density. Anymore worried about congestion…you are also congestion when you drive. That’s the purpose of Transit Oriented Developments like this. Make it possible to be less car dependent.

Great project to bring some more liveliness to the area!

Josh about 1 month ago

I'm concerned with the high density provision. We are high density all around the area now, property values for townhouses are dramatically low. We don't have enough restaurants, parks, bike paths, roads, services to support all these extra people.

JulieA about 1 month ago

We are not a fan of the 6 story multi-unit housing. One of the major draws of our area is how light and airy Ebbers feels, including the scenic view of downtown. As you get further south/east, the neighborhoods get more cramped/towering. This causes traffic delays, and higher crime rates. There is large concerns within the Ebbers community, that this development is going to increase crime rates significantly, and lead to an even larger traffic backlog at the 144th and Ebbers intersection.

One of the largest issues in our area is snow removal impacting our roads. Last winter we had 1 lane in and out of our entire neighborhood. Combine that with the dog park at the 144th intersection, and no traffic was going in or out. Especially with the trains impeding it even more. I cannot imagine increasing traffic flow here, with help the situation.

I understand with the poverty and housing crisis that more affordable housing needs to be made a priority in Edmonton. But we already have weekly issues in Ebbers with homeless populations camping at our condo doorways, breaking into parkades and subsequent vehicles. Breaking into our lobbies and using it as a dumping grounds. Creating a direct path from a crime hub such as Clareview TC, to a young family community, is not safe for anyone. This is why there is an uptick in community members scrambling to sell and move right now.

lanna1999! about 2 months ago

Urbanization of Manning Dr. should take place first. Regardless of this feedback, it's going ahead as the city has already internally approved this rezoning. The developer has already stated their intentions on project signage and overburden has been stripped and ready for underground to come in. This engagement was far too late.

Harold Potter about 2 months ago

I live in and own my home 400 metres from this site, and I support the rezoning completely. I think it will be the best thing to happen to this neighbourhood only after the Clareview Recreation Centre and the LRT itself.

I would also support higher levels of FAR if the developer requests.

In general I would vastly prefer Clareview tend back to its original TOD vision which was derailed in the 1990s. Richmond BC has a Superstore with its parking lot entirely beneath its building floorplate and I see no reason why that wouldn't be better for Clareview as well. Our city only becomes valuable when we value the land under it.

---
Edit -- just looking at some of the newer posted feedback, I have to add: high density does NOT equate high crime!! This is a ridiculous myth. I live in Clareview's high density, and NONE of my neighbours are criminals. The crime comes from troublemaking kids from suburbia and desperate uneducated people mostly from the small towns and country. The crime rate in from Tokyo to Amsterdam is miniscule compared to Edmonton.

If you are seriously concerned about crime, focus on mental health, social work and education. DON'T try to force people into unsustainable single family homes. Edmonton already has far far far too much of that, and it is hurting your families.

JasonB about 2 months ago

I specifically drove over to look at the area noted on the map. The sign shows 2 areas already sold and 3 pending. It looks as though the decisions have already been made, so what is the point of this ‘engagement’ request? This area was part of the natural drainage system, which has all been filled in and is now largely buildings surrounded by parking lots. The level crossings at 144 and 153 avenues are often substantially backed up with traffic and this will only increase with this development plan. It appears the assumption is that people will be using transit regularly and not depending on vehicles. This is unlikely to be the case. This area of Clareview through Fraser is being heavily developed with virtually no balancing green space. What natural spaces that are left are being bulldozed down and built up with yet more structures surrounded by parking lots and roads. This area of the city is becoming over-crowded and congested with the only green increasingly being found in the grass and random, odd tree that constitute school yards. Developers are not required to plan for boulevards or any other form of treed areas, nor are home owners required to plan for any form of vegetation to offset the consequences of the increasing number of vehicles in the area. So what is the area designed AP (public park) going to be? 2 saplings, a shrub and a bench?

Frustrated about 2 months ago

The area is already congested!! There is barely space for parking. We need a recreation Center and path walking area. Or a small strip mall/shopping area or an elementary school. The only recreation Center is clareview Center which is over capacity and far for many residents in manning and ebbers area. There are many children in this area and it keeps growing. designated k-6 schools are far away, not within walking distance for children. I do not approve of apartments. It will bring too much congestion. Build something better NOT apartments! Thanks

Diana Amankwah about 2 months ago