Frequently Asked Questions
In the fall of 2022, we heard from some neighbours of the project in response to the initial notice of proposed land use changes. Questions received during that time, and their answers, are below.
Question |
Response |
What does it mean if a property is in the Plan Amendment area but not proposed for Rezoning right now? |
While the plan amendment provides high-level policy guidance for future land uses, properties included in the plan amendment area would still need to go through a Rezoning process in the future if they wish to develop to higher densities. In the meantime, the existing (RR) Rural Residential zoning would continue to be in effect. Recognizing that the application to rezone the property at the end of 75 Street to RA7 is a departure from the existing Rural Residential zoning, we required the applicant to conduct a broader planning study for properties along the 75 Street SW cul-de-sac as part of their application. The study includes a proposal for the longer-term development of this portion of the neighbourhood through amendments to the Ellerslie Area Structure Plan (ASP) and Ellerslie NSP, and provides technical information on the transportation and servicing upgrades that would be needed to enable that proposal. |
Is the commercial-zoned site at 707 and 811 - 75 Street SW already approved? |
The properties at 707 and 811 - 75 Street were designated for commercial uses and rezoned to (CB1) Low Intensity Business Zone, as approved by Council on June 22, 2022 (Items 3.5, 3.6, 3.7 on the agenda). The currently approved Ellerslie Neighbourhood Structure Plan land use concept can be viewed on the first page here. |
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When will the rest of Wernerville be planned, get urban storm/sewer/water servicing, and get upgraded roads? |
As discussed above, no specific plan for land uses, transportation, and servicing has materialized in the time since the Special Study Area was originally created, as a result of fragmented ownership in the area. For the rest of Wernerville to be planned, serviced, and upgraded, there are two potential mechanisms:
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Is impact on surrounding property values considered? |
Zoning regulates how we use land and helps ensure what is built is compatible with the surrounding area. This includes what types of buildings are allowed on a site (eg. residential or commercial) and the basic size and shape of those buildings. However, zoning does not regulate who can live or work in the buildings, how the buildings are operated once constructed, whether the property is rented or owned or the potential impact, positive or negative, on surrounding property values. As a result, these factors cannot be taken into consideration as part of the rezoning application review. |
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Will this development affect the walking paths and trees in the area? |
As part of recent revisions to the application, the applicant has shown the two City-owned public utility lots along 7th Avenue (that connect the Ellerslie neighbourhood with the central park space in Wernerville) as a designated greenway / pedestrian connection. The large north-south tree stand, east of the subject site, is on City-owned property and will be unaffected by the proposal. Protection and compensation for City-owned boulevard trees is guided by the Corporate Tree Management Policy (C456C). However, trees on private property slated for future development may be impacted by that development. The applicant has proposed to include policy text within the NSP that would encourage retaining existing landscaping when possible. |
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When will a decision be made on this proposal? |
City Council is the ultimate decision-maker on any Plan Amendment or Rezoning. A City Council Public Hearing will be held on the proposal, but is not yet scheduled. Once the Public Hearing has been scheduled, another notice will be mailed to surrounding property owners and the Horizon and Ellerslie Community Leagues informing you of the date and how to request to speak if you would like to share perspectives directly with City Council. |
