LDA23-0010 McKernan DC2 Rezoning

Engagement has concluded

***The discussion has concluded and a What We Heard Report will be posted here when available.***

Thank you for providing feedback for consideration.

The application is expected to go to City Council Public Hearing for a decision, with the exact date still to be determined. For more information, please visit these FAQs for Council meetings.

Get involved!

You are invited to learn more about the application and share feedback online. The following engagement opportunities are open from December 11, 2023 until January 8, 2024.

What Happens Next

We will use feedback shared to make sure our review of the application is as complete as possible. After engagement is closed, feedback received will be summarized in a What We Heard report for City Council so that they know your perspective prior to making a decision.

***The discussion has concluded and a What We Heard Report will be posted here when available.***

Thank you for providing feedback for consideration.

The application is expected to go to City Council Public Hearing for a decision, with the exact date still to be determined. For more information, please visit these FAQs for Council meetings.

Get involved!

You are invited to learn more about the application and share feedback online. The following engagement opportunities are open from December 11, 2023 until January 8, 2024.

What Happens Next

We will use feedback shared to make sure our review of the application is as complete as possible. After engagement is closed, feedback received will be summarized in a What We Heard report for City Council so that they know your perspective prior to making a decision.

Engagement has concluded

Use the tool below to submit a question to the file planner or see what others have been asking. Answers are posted within 5 business days. When needed, we will also work with the applicant to provide an answer. 

You will need to provide a screen name and email as all questions go through an automated moderation process. Your screen name will be displayed but all other information is kept confidential. 

Ask a question directly to the City file planner who is processing the application.



  • Why are the comments of several people in the neighbourhood in the last couple of days not being displayed? Wiggert Hessels

    Wiggert asked 4 months ago

    Thank you for bringing this issue to our attention. We are experiencing some technical problems with the Engaged Edmonton site. We were able to resolve the problem and the comments have been posted on the page, and will be reflected in the What We Heard Report for this application. 

    This question was responded to on 10 Jan 2024.

  • I have sent this as an Email but will add here. I will post in the public feedback tomorrow. 1. Has a study been done to ensure alley access during construction? The alley behind the location can only handle one car width at any given time. The ability to enter the alley may be restricted or even blocked during construction and numerous times after with moving vans and other traffic that cannot park on 114 St. or 76 Ave. What information does the City have to ensure that the alley will not be obstructed for an elongated period of time (ie more than a day). 2. What mitigation measures will be put in place to avoid illegal parking in the alley? As you are aware, there is no parking allowed on 76th Ave. Future underground parking access from the back alley will inevitably lead to illegal car parking in the alleyway and on private property. How will the City ensure there is minimized illegal parking and/or blocking of the alley? 3. Will the condition of the alley be improved? The alley is in very poor condition and needs to be repaved in order to accommodate the higher amount of traffic. If not, what measures will be done to ensure the integrity of the alley? 4. Has a study been conducted to determine the structural impact on both the adjacent structure as well as the alley facing structures? As you are aware, the ground in this area is former lake bed and quite soft. The vibrations from the traffic on 114 are enough to shake many of the foundations in the area. The increased vibrations from the construction could negatively impact some of the other structures in the surrounding area. Can the city ensure the surrounding residents that there will be no adverse events on their property as a result of the construction? 5. Has a study been performed to determine the potential increase in crime associated with the inclusion of an apartment building if this size in this area? As noted in the 2008 Statistics Canada Report, “Neighbourhood Characteristics and the Distribution of Crime: Edmonton, Halifax and Thunder Bay” (Catalogue no. 85-561-M — No. 010), areas in which there is a high density of single individuals as well as a proximity to a hospital environment are associated with an increase in crime activity. Can the City ensure that the inclusion of this building will not lead to an increase in crime in this area? https://www150.statcan.gc.ca/n1/en/pub/85-561-m/85-561-m2008010-eng.pdf?st=KAg1kVVT 6. Has the developer provided any information on how the odor associated with increased solid waste will be minimized? Based on the current drawings, there does not appear to be mitigation in place to ensure odor will not affect other lots. An increase in malodour will certainly not gain any favour from the surrounding residents. Can the City ensure that the increase in solid waste will not negatively impact the neighbourhood? 7. Has a noise study been conducted to determine what the impact of the construction will be on the neighbourhood? 8. Will the increased load in electricity lead to a safety standdown similar to what we have seen in Garneau (i.e. 81st Ave?)

    JATetro asked 4 months ago

    Has a study been done to ensure alley access during construction?

    • Alley access during construction is reviewed at the Building Permit stage, which comes after the rezoning stage. At that time, detailed drawings are submitted which include construction lay-down areas and access/egress points. If portions of the alley are proposed to be closed during construction, an On-Street Construction and Maintenance permit is required. This permit review process requires a transportation management plan covering all obstructions during project construction, including what type of temporary traffic control will be used to address the impacts of each obstruction.

    What mitigation measures will be put in place to avoid illegal parking in the alley?

    • The DC Zone includes the provision of several on-site surface parking stalls and the construction of an underground parkade to accommodate development parking needs. Parking within alleys in a way that obstructs the movement of traffic is illegal, as per Traffic Bylaw 5590. Parking violations can be reported to Parking Enforcement Services via 311.

    Will the condition of the alley be improved?

    • Yes, it is a condition of the proposed DC Zone that the alley be repaved.

    Has a study been conducted to determine the structural impact on both the adjacent structure as well as the alley facing structures?

    • At the building Permit stage, which comes after rezoning, a Footing and Foundation Permit is reviewed prior to the digging of the parkade foundation, which includes a review of geotechnical information (soil stability) and shoring/bracing.

    Has a study been performed to determine the potential increase in crime associated with the inclusion of an apartment building if this size in this area?

    • No study of this nature has been conducted, as this is not a requirement for the City’s review of a rezoning application. Should the rezoning be supported and a Development Permit subsequently submitted for review, a Development Planner can ask for a Crime Prevention Through Environmental Design (CPTED) assessment prepared by the architect and may apply conditions to the Development Permit based on the recommendations of the CPTED assessment to promote a safe physical environment. These conditions can include, but are not limited to, elements that allow for natural surveillance, increased sightlines and use, and high-quality interior and exterior lighting.

    Has the developer provided any information on how the odor associated with increased solid waste will be minimized?

    • Odor associated with solid waste is not something that is reviewed through a rezoning application submission, and therefore no information related to this is required from the applicant. However, the City has circulated this application to EPCOR to ensure the sanitary and water system is adequate for the proposal. EPCOR has not raised any concerns regarding the proposal. A more detailed review will be conducted through the submission of the Development Permit and Building Permit. Any costs associated with upgrades to EPCOR facilities are the responsibility of the applicant.

    Has a noise study been conducted to determine what the impact of the construction will be on the neighbourhood?

    • A noise study is not required as part of this City’s review for a rezoning application. The issue of noise is dealt with through the City’s Community Standards Bylaw, which includes restrictions of when construction activity can occur (7am to 9pm on any day other than a Sunday or a holiday) and limitations on noise levels (decibels).

    Will the increased load in electricity lead to a safety standdown similar to what we have seen in Garneau (i.e. 81st Ave?)

    • This proposal was circulated to EPCOR Distribution and Transmission for review. No concerns were identified by EPCOR. Any costs associated with relocating or upgrading existing EPCOR facilities are the responsibility of the applicant.


    This question was responded to on 10 Jan 2024.


     

  • Has a traffic impact study been done? It is nearly impossible to leave the McKernan neighbourhood at the intersection of 114 Street and 76 Ave on school days with the amount of vehicles and with the timing of the lights and LRT. You can't assume residents of this building will be using the LRT. Many if not most of the renters in McKernan have vehicles

    SMJ83 asked 5 months ago

    Thank you for your question! An applicant-led traffic study was not requested for this application, however analysis was completed. Factors such as the site’s proximity to LRT and bus transit, and the inclusion of amenities to support cycling (secure bicycle parking, a bicycle wash and repair station), are anticipated to reduce reliance on vehicle use. Upgrades to the alley will also be a condition of the site, to better manage traffic flows to and from the site.


    This question was responded to on 21 Dec 2023.