LDA23-0010 McKernan DC2 Rezoning

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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.

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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.

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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.

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Engagement has concluded

CLOSED: This discussion has concluded.

I am strongly opposed to this application. I support higher density housing but this particular location is better suited to a 3 level development or perhaps row houses. Duplexes are already replacing single family homes in the area with beautiful effective results. A six story 71 unit building will decrease pedestrian safety and increase traffic congestion at this very busy intersection with an existing K-9 school and bike lanes. A higher rise building dehumanizes the area and decreases sunlight at the sidewalk level. Please do not approve this application

Trees save lives 3 months ago

I am strongly opposed to this application. I support higher density housing but this particular location is better suited to a 3 level development or perhaps row houses. Duplexes are already replacing single family homes in the area with beautiful effective results. A six story 71 unit building will decrease pedestrian safety and increase traffic congestion at this very busy intersection with an existing K-9 school and bike lanes. A higher rise building dehumanizes the area and decreases sunlight at the sidewalk level. Please do not approve this application

Trees save lives 3 months ago

I have been a resident of McKernan for a decade. I’m concerned with the safety of the children who attend McKernan School. There will be an increase in traffic within the safety zone in front of the school on 76th Ave due to access from 114th St being limited to Northbound traffic only. Traffic from Southbound 114th will have to turn left onto 76th from a turn lane which is likely to be inadequate in length to accommodate peak time traffic. This could cause an already choked Southbound 114th to become impassable at certain times of the day. Also, touting this as a development that promotes sustainability has the strong potential to backfire. There appears to be limited parking in the plan for both residents and the planned commercial units at ground level. This is a recipe for surrounding side streets that cannot accommodate any more local resident vehicles to become a parking battleground.
As a real estate investor, I understand the need for increased density, particularly in an area like McKernan. This is too much density, and too soon. To call this proposal “sustainable” is either a ploy aimed at duping Edmonton City Council and local McKernan residents into approving plans for a highly profitable development, or the half baked idea of a misguided amateur. A more reasonable (and area appropriate) proposal would be row homes, with more than adequate parking, or possibly 3 stories of high density with adequate parking. Sustainability cannot be imposed on a population, it must be fostered through the provision of sustainable alternatives. If we don’t affect a change in the local culture first, any development made as though that change has occurred will be in disharmony with its environment, as this building surely will.

JimmyMcK 3 months ago

Hello,
My husband and I have been living in Mckernan for 30 years.
Back then our neighborhood was mostly single homes.
With the current rezoning in multi units.
We are finding the security of our neighborhood to have degraded.
The traffic has become congested along 76th Ave since multi unit condos were build.
This quiet neighborhood is not built for this much traffic.
Car traffic is causing dangerous to pedestrians , cyclists and kids playing in their yard.
And therefore We are voting against building more multi unit condos.

Bets 3 months ago

I am all for higher density and less use of vehicles. However I feel a 71 unit building here is a poor plan. The intersection of 114 St and 76 Ave is the only entrance to McKernan and Belgravia neighbourhoods from 114 street. This poses several problems if you add this much high density. The access to commercial would only be easily accessible to northbound traffic on 114 street. Any patrons travelling south bound would have to use a very short turning lane onto 76 and go around the building. This will create a greater bottle neck for the turning lane. Also if residents do drive home from work many of them would add to the bottle neck of the turning lane or be turning left from 76 going westbound increasing risks for accidents. I have lived in McKernan for over 9 years and it is already so difficult to enter the neighbourhood when travelling southbound on 114 during evening traffic, this is just not a proper approach to sustainability!

Brandy in McKernan 3 months ago

I totally oppose the development of the 71 unit complex on 76th Avenue and 114 Street. 2024 will be my 50th year residing as a property owner in the McKernan community. The McKernan/Belgravia LRT station should not be reason to alter a neighborhood which has mainly consisted of single family dwellings. Densification should be done enhancing and preserving the integrity of the existing neighborhood. As a tax payer for 5 decades I should be able to count on the City of Edmonton to put stipulations in place and hold them to protect single family neighborhoods from mass expansion. McKernan was not developed for/nor holds the infrastructure for new developments of the proposed size.

If the proposal goes through I foresee increased traffic being a major issue in southwest McKernan on 114th Street, 113th Street and 76th Avenue. (Since the bike lanes were installed on 76th Avenue I find it much harder to maneuver entering or leaving the area I live in.) Despite 76th Avenue being a slow-moving narrow roadway it has to provide for both the McKernan and Belgravia traffic, the McKernan School pick-up and drop-off, the crossing of the LRT tracks, the fire station traffic and bike traffic. I'm not even mentioning the pedestrian traffic and 2 well used crosswalks within a two block strip. Consideration needs to be given as well to how 114th and 113th Street will function with increased traffic. I hear safety alarms blaring!

In the proposal there is a statement regarding a bike repair shop and commercial property facing 76th Avenue. How does a commercial property function without parking? How does a 71 unit complex function without visitor parking? McKernan already deals with additional parking due to the LRT station and those parking in the neighborhood so to attend to the hospitals and university campus. Parking zones have already been established in specific areas to preserve parking for residents. I fear a 71 unit complex will tax a situation which has been a struggle in the past.

Greater density with higher multi family land use has a correlation with higher crime rates where higher single family areas tend to lower crime rates. Is this an concern that is being considered in looking at this proposal?

Again, I reiterate I'm completely opposed to this rezoning proposal being approved.

HMF 3 months ago

My major concerns are due to insufficient back-alley space. 76th Ave does not have street parking, and we already have a lot of illegal parking on 75th Ave and in the back alley. I doubt the safety of our alleyway with additional 30 or so cars that would be the result of re-zoning approval and eventual construction. These alleyways were not designed for >70 dwelling buildings and such increased traffic would endanger existing parking, car traffic and ultimately the safety of all residents in this area. There is simply not enough space for two cars, let alone additional 30! Moreover, our alleyway does not host any lighting that would be required for a higher trafficked area. Therefore, the infrastructure is not adequate for this re-zoning proposition. Yet, the planning documents submitted by the Green Space Alliance do not address any of these issues despite this unanimous parking concern raised in the neighbourhood consultation back in 2022. The access to on-site parking for any resulting building should be from 114th Street or 76th Ave, and not from the back alley. Several existing new 6- or more storey buildings in McKernan and Belgravia have parking access from the side and not front/back of the building.

AVoronova 3 months ago

A huge development across from McKernan school and on a busy corner of 114 street is really bad news. Our neighbourhood does not need massive housing projects. I foresee only negative consequences to this development.

Cookie 3 months ago

Six stories is too high for this lot, which has a much smaller footprint than the comparable Grand Scala, Belgravia Square, or University Heights developments nearby. A four or five story building would be more in line with the 'missing middle' in this part of McKernan. Furthermore, while the site is in excellent proximity to an LRT station, the 114 st - 76 ave intersection is already heavily congested -- especially on 76 ave during rush hour (in both directions). A large development here, coupled with proposed redevelopments on the northwest corner of the intersection, will lead to further congestion for area residents and commuters (even if not all residents own vehicles, there will still be deliveries, etc.). Finally, commercial space -- while desirable -- may lead to increased pedestrian traffic from McKernan Junior High students, which could lead to an increased risk for accidents given the busy nature of the 114 st - 76 ave intersection.

McKernan Resident 3 months ago

Six stories is too high for this lot, which has a much smaller footprint than the comparable Grand Scala, Belgravia Square, or University Heights developments nearby. A four or five story building would be more in line with the 'missing middle' in this part of McKernan. Furthermore, while the site is in excellent proximity to an LRT station, the 114 st - 76 ave intersection is already heavily congested -- especially on 76 ave during rush hour (in both directions). A large development here, coupled with proposed redevelopments on the northwest corner of the intersection, will lead to further congestion for area residents and commuters (even if not all residents own vehicles, there will still be deliveries, etc.). Finally, commercial space -- while desirable -- may lead to increased pedestrian traffic from McKernan Junior High students, which could lead to an increased risk for accidents given the busy nature of the 114 st - 76 ave intersection.

McKernan Resident 3 months ago

This multi story building will not benefit our neighbourhood.
There will be too many cars parked all over.
This neighbourhood was developed for single family detached housing.
We don’t have enough parking place for visitors or customers of commercial units.
I suspect this will also influence our crime rate in a negative capacity.
I am opposed to this project.
Yours truly.
Edda Loomes

E.L. 3 months ago

I am opposed to this large development as it will undoubtedly create problems in the McKernan neighbourhood. This neighbourhood has been a single family dwelling part of the city. The city planners are ruining this neighbourhood all in the name of intensifying the population around the LRT station. I think it is fair to say that generally speaking the people in this neighbourhood are not particularly interested in public transport. We will experience parking problems and even heavier traffic problems. It is most likely that these condos will be rental units while the neighbourhood already has plenty rental units.

Wiggert 3 months ago

Hi, I can not believe this is even being considered.
1. My family and I live in McKernan and do not support this application for rezoning.
2. Putting businesses on the ground floor is very inappropriate for the area. This will lead to McKernan School and Belgravia school children wandering there at lunch, or on breaks and spares, crossing the very busy and congested 114st, and 76 avenue. Someone will get hit by a vehicle. If this goes ahead, there should be limitations on what kinds of businesses go there. eg, nothing under the umbrella of AGLC, no candy stores, or convenience stores. Maybe a dentist is ok. Kids won't go there! And don't give the businesses any 'dedicated' parking spots. That will force customers to take the LRT (a City goal, right?).
3. 6 storeys is too tall for the area in terms of fit with the height of other buildings in the area, and casting a shadow on the McKernan school playground (to the north) year round, but especially acute in the winter time when the sun (to the south) will be blocked by this monolith. Try 3 storeys, or maybe zero.
4. Parking in the area is already full and further reduced by bike lanes no one uses. Residents should not be given city resident parking permits for that area (residential, guest, or temporary). Their only option should be to park in the underground parkade provided to them. McKernan and Belgravia residents won't be able to access that parkade, so why should tenants have access to parking in the area? That wouldn't be fair. Access to their parkade should only be via the back alley.
5. Airbnb should not be allowed in this building.
6. Congestion is at a limit in that area already. City Planners should first experience the joy of trying to turn left from 76ave onto 114st anytime between 8am or 6pm, or try safely dropping off a child at McKernan school in the loop and then trying to get back onto 76ave. School buses have to make stops there, too. How will adding 71 units (with 71 vehicles, honestly) in that very spot going to help this situation?

BikeLife 4 months ago

This seems like an excellent development. The geothermal elements, combined with its proximity to transit and bike connections, could make it one of the greenest buildings in the city. The much-needed density will also help support further amenities in the neighbourhood -- it would in fact be nice if there was more commercial frontage along 76 ave. This is exactly the sort of thing the city should be building, especially if it's following the recommendations of the City Plan.

DMB 4 months ago

This looks like an excellent building in a highly appropriate place. The geothermal elements, combined with the proximity to LRT and bike networks, promise to make it one of the greener buildings in the neighbourhood, and the much-needed increase in density will help bring more amenities to the area. Would be nice if there was more commercial space, particularly along 76 ave.

DMB 4 months ago

This looks like an excellent building in a highly appropriate place. The geothermal elements, combined with the proximity to LRT and bike networks, promise to make it one of the greener buildings in the neighbourhood, and the much-needed increase in density will help bring more amenities to the area. Would be nice if there was more commercial space, particularly along 76 ave.

DMB 4 months ago

71 units seems low considering it's so close to schools, a major LRT line, bike lanes, and parks. It's definitely way better than a single family home though.

I support this application. It is very convenient with one 5-min train ride to Southgate's Safeway, 5-min bike ride to Whyte, and schools nearby. This is a family-friendly development. This is a great opportunity for future generations of young families who want to live in the core areas.

Rouel 4 months ago

71 units seems low considering it's so close to schools, a major LRT line, bike lanes, and parks. It's definitely way better than a single family home though.

I support this application. It is very convenient with one 5-min train ride to Southgate's Safeway, 5-min bike ride to Whyte, and schools nearby. This is a family-friendly development. This is a great opportunity for future generations of young families who want to live in the core areas.

Rouel 4 months ago

I live on 76 Ave and I am in full support of this project. The McKernan/Belgravia station is the least used on the LRT network despite. This project will provide more riders for transit in a station area that has basically the same population as in 2001.

In my opinion, 6 storeys right next to the LRT and university is way too low. 10 storeys at least should be built at this site. We need more housing for many reasons and it is appropriate to build even higher density than what is proposed right across from an LRT station.

jdawang 4 months ago

I live on 76 Ave and I am in full support of this project. The McKernan/Belgravia station is the least used on the LRT network despite. This project will provide more riders for transit in a station area that has basically the same population as in 2001.

In my opinion, 6 storeys right next to the LRT and university is way too low. 10 storeys at least should be built at this site. We need more housing for many reasons and it is appropriate to build even higher density than what is proposed right across from an LRT station.

jdawang 4 months ago