LDA21-0059 Potter Greens Rezoning

I am concerned with the fact that the new transit system will already be drastically changing our quiet west end neighbourhood, however as it not close to completion yet, it is unknown how much effect it will have. I would prefer to hold off any additional neighbourhood changes, such as the one proposed above, until the new transit system has had a chance to settle and it’s effects to the roadways, traffic, businesses, shopping, real estate, etc. is better known.

After the lot being an eyesore of a dirt dumping ground for years, I don’t understand the sudden rush to rezone and develop the space now, when there is already other large changes being made in the area.

This is an entirely reasonable level of density given its proximity to future transit. I highly support it. Our infill goals will mean all areas of the city will require densification, including newer ones.

I also support the development of multi-family housing in quieter, residential areas. We have a bad habit of forcing multi-family housing onto our busiest, loudest, most polluted roadways, and it is nice to see this proposal bucking the trend.

I strongly oppose this proposal, in particular the re-zoning applications. As others have suggested, the ‎proposed re-zoning from RF5 to RA7 is not suited to the neighbourhood. There is absolutely no need for ‎commercial use on the ground floor as there are already 3 commercial areas within minutes of the site. ‎The nearest major commercial area (across Webber Greens Drive) is not yet even fully developed and ‎still has multiple vacant units, and the adjacent land is for sale to allow for further commercial ‎development. A convenience store and small commercial area already exists about 600 m from the ‎proposed re-zoning area. The noise associated with any further commercial use will interfere with ‎property owners quiet use and enjoyment of their rightful ownership, and is not appropriate nor ‎reasonably anticipated. Commercial use will bring unnecessary traffic into the neighbourhood, and ‎create parking and safety concerns. Potter Greens is a quiet neighbourhood with little to no crime as ‎can be reviewed by checking the Edmonton police crime map, and increasing the number of residents ‎exponentially and type of use will necessarily increase the crime rate. ‎
Further, a multi story building severely deviates from the character of the Potter Greens neighbourhood. ‎Row housing or single family dwellings would be much more appropriate and a better fit to the aesthetic ‎and infrastructure. The multi story buildings in neighbouring communities do not have commercial ‎spaces on the ground floor so why would it be appropriate for this area.‎
Nearby schools are already at capacity, which can only get worse as further development continues in ‎Webber Greens & Stewart Greens. The population of Potter Greens has been fairly stable in recent ‎years as the community has been long established; however, adding a multi unit apartment complex ‎could increase the population by up to 20% or 25%. Webber Greens drive in front of Lewis Farms is ‎already bottle necked with traffic going to nearby neighbourhoods - adding hundreds of new residents is ‎going to make the situation worse and the area will become unlivable. ‎
Finally, as others have noted it is absolutely insulting that work has already commenced in the area ‎notwithstanding that Council is yet to make a decision. No fiscally responsible or rational developer ‎would commence work on a project without knowing that such project would move forward. Engineers, ‎consultants, etc would have been engaged before commencing any work, so either they have started ‎work with the hope that the application will be approved and if not they will have to eat the costs of such ‎engagements, or, they know it will be approved and are just awaiting the formal rubber stamp. The latter ‎is not only offensive, but also contrary to the established civic procedures in place and borderline ‎unlawful.‎
To be clear, I am not opposed to the development of the area. It is reasonable to expect the (former) pile ‎of dirt would, at some point, be developed; however, the type of development being proposed needs to ‎be considered in more than a ‘maximize immediate profit’ manner. Council should consider the short and ‎long term consequences of increasing residents exponentially - more services (police, fire, garbage ‎etc), more stress on infrastructure ( schools, roads, utilities) and greater usage and wear & tear on ‎neighbourhood amenities (parks, ice rink, soccer fields etc.) - a greater cost to the City with no ‎consequence for the developer. The quality of living, expectations, and future outcomes of existing ‎residents should be part of the consideration. If the proposed application goes forward as is, I have no ‎doubt that property values and the quality of the neighbourhood will fall. I will not hesitate to take every ‎step available at law to oppose this application, and any resulting development.‎
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I’m absolutely against the proposed re-zoning in Potter Greens – particularly the change from RF5 to RA7 and removing the unbuilt portion of Potter Greens Drive. I’ve lived here from the start so to speak. When I built here (in Potter Greens), it was with the understanding of row housing (like The Shores) and single family within the area formed by Potter Greens Drive. I would never have built here if I thought there was any chance of 4 story apartments at the end of the street.

We started with only one way in and out (Lewis Estates Boulevard) and saw many changes over the years – most of which I had no issue with. The additional access points (87th Ave/Webber Greens in particular) were welcome changes although they quickly became bottle necks because they were not fully developed when constructed. As I understand, the City has now changed the requirements about developing the arterials ‘fully’ when originally constructed. Lewis Estates (Melcor), however, did not have this requirement so the congestion issue on Webber Greens is now a City issue rather than a Melcor issue - our tax dollars have to fix it now. I was utterly disgusted by the traffic study for this zoning change… quoted from the study re: Webber Greens Drive… “The transition to a two-lane cross section results in a congestion point within the west end transportation network for all existing and future network users.” “It is anticipated that existing and future residents within West Edmonton will either adjust travel times, use alternate routes, or choose to take transit if the congestion becomes too disruptive to their individual journey.” We have significant traffic issues already without the existing zoning plan being complete as approved without adding 4x the traffic for this area by changing the zoning.

The families that live on the portion of Potter Greens Drive with only one access point for emergency responders, etc. have legitimate concerns; and, there is no doubt that Picard Drive has increased traffic because of the ‘missing’ portion of Potter Greens Drive. This additional traffic on Picard Drive passes by Potter Greens Park / Playground which increases the possibility of an incident especially at high usage times when cars line both sides of the street.

I am opposed to this proposal because , I am 12 years old I have two younger brothers and we live in the neighbourhood we walk to the park all the time on more than one occasion we almost got hit by speeding cars . Thank you

In the early 2000’s the city wanted to develop a transit center in Lewis Estates. In doing so the city took a large portion of the residential area in the NE corner of Potter Greens neighbourhood. The city developed a plan, hired consultants (UMA/AECON) and engaged with the community. This was done to ensure that the overall plan would be accepted by the community and that the neighbourhood would retain its flow from high to low residential density, traffic flow and transit configuration would be maintained. In order to meet the neighbourhoods’ concerns a number of promises were made and recommendations established that in turn were brought to city council and turned into bylaw 14580 in 2007.

In February 2021, a proposed zoning change places an apartment next to single detached residential dwellings, proposes commercial establishments and eliminates the connector road thereby eliminating transit routes and increasing residential densities and traffic volumes.

I am against the development of a 4-story apartment outside my front door and the abolishment of the Potter Greens connector. I have corresponded with the city planner, Ward 1 councillor, our community league and many neighbours regarding the proposed development. I received support from neighbours and community league.

It has been a struggle to get information as to why the property is being developed in a way that contravenes the existing bylaws. Specifically bylaw 14580.
The planner has followed the city’s pro high density policies and has given all the reasons why it should proceed rather than support the existing neighbourhood plan. Our councillor has “pleaded the 5th” that is, he says he cannot take sides and must keep an open mind for things going to public hearings. I am not aware of any public hearings on the zoning change but would be happy to make a case at any that do come forward. I can and will make a stand!
So, over time I have come to, my conclusion in all of this.
The villain as far as I’m concerned is not the developer, nor our councillor (although I did hope for some support)… no, the villain is the city planning group. They are not following the city bylaws and indeed have ignored the many thousands of dollars spent on consultants that established the basis for the neighbourhood plan and also ignored their own traffic department’s initial recommendations for the development of the connector road and accepted a new traffic study. A study done in the middle of a covid epidemic that by its own admission relied on historical data. Data pointed to the need for a road connection in the past, in fact the recommendation by the city traffic department was to complete the connector road – it forms part of the bylaw! The traffic study even says that the traffic volumes go above the city’s recommended levels but this fact was brushed off in order to suit the report being paid for by the developer. One is amazed that the city can ignore its own studies, listen to sympathetic ones that suit their needs today and turn a blind eye to our bylaws.

As a result of all this I believe we have a planning department without a conscience and a councillor without commitment and are destined to see development that ignores promises made to our neighbourhood and supports the developer and not our community.

To whom it may concern I am a resident in Edmonton Alberta I live at 1504 Palmer close right across the street from the proposed project, I built my house in 2005 we chose a corner lot for religious privacy reasons ( only having 1 neighbour ) I have many concerns with this proposed project when we initially bought our lot we were shown a map of what was going to be built around us based on that information we made decision to buy and build .
Over the years I witnessed many accidents on our corner , one in fact the car drove into my fence and the side of my house, Causing a lot of damage , We have three young children their safety is my number one concern . i myself was involved in a collision on the corner of Picard Dr. and potter Greens, left me with severe injuries , I strongly believe as is we have significant amount of traffic and if the city wants to go ahead with this proposed project it will make it a lot worse . As I explained I have a corner lot which is adjacent to the proposed project I will share a little bit about my family, We are Muslims and in the public my wife is veiled for religious reasons our home is the only place where she finds comfort in walking around in our backyard and inside the home without the worry of people seeing her .We believe if this project goes through specially the height not only will they be able to look into our backyard they will be able to look directly in my side windows that I was forced by the city and developer to put when we built our house because we were a corner lot . I pray and hope you understand only a few my concerns and you will help rectify these issues thank you

I am strongly apposing this zoning it will creat lots of problems our property value will go down.Trafic will increase.Ism not in favour of Melcor application for re-Zoning

I am against this outrageous and brazen proposal. It is a vulgar attack on on our neighborhood, wellbeing , not to mention home prices in this community.
The residents had a contract with the city and developer that this is a residential single family neighborhood. The city council must respect the law and it s promise to homeowners and not fall prey to the whims of greedy real estate developers. We the taxpayers will not forgive and forget and you will lose all credibility in future if you approve this plan. Why has construction already been started to prepare the land? Is this just a rubber stamp? City council owes its loyalty ONLY to the residents. Why is council always trying to help out the rich developers over the wishes of residents.
I have seen the crime rates in apartment building neighborhoods: furniture strewn on the curb on the first of the month, spaced out druggies wandering the streets where our children play,stabbings, and cars racing up and down etc.
We don't want more crime here. We don't need more stores. we have 3 shopping centres within walking distance, or were we missing the pot shops and pawn shops of Stony Plain road?
I want to keep the zoning as is and the trees which create a sound barrier to the noise. Develop the land with row housing or condo townhomes as planned and promised. We do not have the road capacity to support an apartment complex . Webber Greens still has not been widened and thousands of cars sit idling trying to get home or to work trying to merge into one lane. Its a disgrace. Good enough is no longer good enough. What is next ? widening Picard to accommodate the apartment complex. Of course the developer wants to remove the collector road, he must be liable to pay for it. Why remove his obligations under the law? Is he going to pay to widen Weber Greens Drive? Picard will become the shortcut to the Whitemud and Safeway.
Where is the safety net in the planning process that stops approval of a Sobeys shopping centre, an LRT barn with busses trying to maneuver turning out onto Webber Greens. and an exit from Henday all being dumped onto a defective one lane merge on 87 Ave./Webber Greens ? And now you want to add up to a 90 unit apartment complex?. Do you care at all about our quality of life?
Edmonton City Councilors: DO NO HARM.
Debbie and Steve

Although not directly related to the proposed development, an undeveloped parcel of treed land zoned RF5 is bordered on the west by the parcel being considered for rezoning and on the south by the Fairways of Lewis Estates condominium development. Its other border is along the currently undeveloped Potter Greens Drive right-of-way that is to be replaced by an "active modes connection and emergency access" path.

The Potter Greens NSP Amendment Transportation Review indicates that this land is a "multi-family site that is owned by the City of Edmonton (Parcel C) (which) will be accessed via Potter Greens Drive East". The zoning (42 dwelling units per hectare) and size of this parcel (2.35 ha) would allow up to about 99 housing units (duplexes or town houses maximum height 10 metres). The transportation review suggests this will result in 652 additional daily two-way trips on Potter Greens Drive East, or an increase of about 15% to 5,117, which is 2.34% above the City's collector roadway threshold of 5,000.

Regarding this city-owned land, I am wondering:
• when development there is likely to take place
• how it might impact visually and with respect to noise on the immediately adjacent duplex buildings of the Fairways complex, and:
• how the end of Potter Greens drive will be configured to allow access to this development.

I am on the board at the Fairways of Lewis Estates, and one concern we all have is regarding drainage of the area. We received the following information from a friend of one of our owners:

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In the west corner of the lot, close to our property line there was a sump and a culvert that drained into the pond. I say was because the sump has been removed and the culvert filled in, with the whole area has been backfilling with clay.

This potentially could cause us a problem as the drainage water could flow onto our property, resulting in possible flooding next to the end duplex unit.
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We would like assurances that such a problem will not result from the observed changes made there, and that the new development will have appropriate measures in place to properly deal with its surface runoff.

As an aside, we are also concerned that proposed developments seem to be allowed to start work on the site before the required zoning change has been passed.

The extension of Potter Greens Drive is essential to safety in our neighborhood - an accident or disaster of some kind blocking the intersection at Potter Greens Drive & Picard Drive would leave NO alternative access by emergency vehicles to the entire eastern side of Potter Greens. This could lead to a potential large-scale catastrophe.

The AGU area should stay as-is. There will never be enough need for an additional school to be built there, and the natural area is a perfect example of a highly desirable (and gradually diminishing) aspect to life in our City

The purpose of my email is to state that I am against the proposed rezoning, collector road removal changes, and the planned amendment that has been proposed.
Sixteen years ago our family chose to purchase a home in Lewis Estates because of the urban reserve area, as well as the lack of retail stores, and low rise apartments. We have also been waiting for the Potter Greens Dr. roadway to be completed as promised. I find it shocking that land designed for a given use can be changed arbitrarily. We decided to live in this community because of its greenery and lack of high density housing and commerce. This is an agreement between the buyer and seller and now the developer believes it's prudent to change these conditions. It's not appropriate to make these kinds of major changes in our community. It is likely that if we were aware of these proposed changes we wouldn't have chosen to live in this area.
The roadway that was promised would allow another entrance and exit from Potters Greens, which is sincerely needed.
I have no idea if this email will make any difference but I felt compelled to voice my opposition to these changes.

I strongly disapprove of this rezoning proposal. My family moved into this neighborhood because it is a quiet and peaceful community. We were also attracted to this neighborhood due to the urban reserved zone. By cutting down those trees and reconstructing that area, this neighborhood will no longer be quiet. Instead, the noise from the highway will be a factor that drives people to move out of this community. Changing it to a park zone will not benefit this community as there are many parks in this area already. In addition to that, having a park zone surrounded by roads is not safe. Therefore if a park is to be built there, it would not attract people to use it. On the other hand, preserving that green space would be in the most interest of this community as it is part of our daily lives.

I strongly oppose this proposal to change from AGU to AP and RF5 to RA7. The community already has 3 schools (Michael Phair and Bishop David Motiuk) + another one close by (Winterburn School). The community is well serviced by these schools already.

I also don't see the reason for another park in the area when we already have 5 parks inside the Lewis Estates community (Potter Greens Park, Christopher Cruz Park, Webber Greens Park, Suder Greens and Winterburn School Park) How many parks and public spaces do we really need? All these places are close walking distances to most if not all residences in the community.

Changing the designated zone from RF5 to RA7 will just bring more traffic into Picard Drive and Webber Greens Drive.

Removing the natural area will also remove the natural sound dampening characteristics of the area which will be quite needed once the Lewis Farms LRT terminal becomes fully operational.

PLEASE DO NOT APPROVE THIS REQUEST FOR REZONING!

We are opposed to the change of zoning for the residential site from RF5 to RA7. Building a four-storey apartment building there will increase traffic, and dramatically increase the population density of this quiet neighbourhood. Townhouses are acceptable, as they fit more closely with the type of housing already existing in Potter Greens. An apartment building would be a dramatic shift and would create more traffic and congestion. It will also negatively impact the wildlife in the area, as even with the existing single-family housing and row housing, the significant wildlife in the area appears to be dwindling. Adding commercial areas on the ground level would have an extremely negative impact here, and is absolutely not required nor desirable.
In terms of the proposed change of AGU to AP, we do not feel that a change is necessary there either. The Potter Greens neighbourhood is aging, and the number of families with school-aged children appears to be dwindling. Another school in the area does not appear to be necessary. We also agree with another response that described concerns about the effect on the wildlife species that call that area home, and we love having a relatively natural area within our own community. If, at some point in the future, a school becomes an absolute necessity for this area, then consider a zoning change at that time. It is not needed now, and we cannot see it becoming needed in the future.

No concerns on the type of housing. We live just off Potter Greens Drive. We disagree with not completing the road. We would like to see it completed as it will provide us better/quicker access to the Henday via Webber Greens Drive.

I am opposed to parts of this application.

The change from single storey row housing to 4 storey apartments is not in keeping with the context of the adjacent neighborhood. The sight lines will be disrupted by these buildings. I am strongly opposed to the inclusion of main floor commercial spaces in this zoning. We have enough retail in the surrounding area; some of it in financial distress or poorly maintained. The traffic impact of this additional density and the commercial space will tax an already unacceptable level of service at the Suder/Weber intersection. When does this get widened??

Even though it is permitted in the current Plan I am opposed to any further removal of the wood lot south of Weber Greens Drive. This wood lot is home to coyotes, deer, owls and whole host of birds and small mammals who are being squeezed out by the LRT development.

I am not opposed to the road closure as it will limit the traffic along Potter Greens Drive to local traffic only.

I am concerned that site grading has begun on the proposed rezoning site already. We received the Public Engagement Notice in the mail this week noting an October 3rd response deadline (even though the website says October 12). Makes it appear that the City is just going through the motions on something that has already been decided.

I can understand that developers prefer to build density to meet their construction costs and increase profitability. However, I concur with the feedback thus far, that the location proposed for higher density building is problematic, given what type of housing currently surrounds the golf course thus far.

My husband and I are completely opposed to this rezoning. The original zoning for RF5 (Row Housing Zone) is more appropriate for this area especially since it will be located across from both the golf course and the Shores II condos.

To propose a 4 storey high rise building with ground level commercial opportunities is ridiculous. Commercial in this area - really? Why?

I agree with all of the feedback already expressed - specifically about traffic and that this high rise will NOT fit with the area. Why can't this high rise be built on the East side of West Henday Promenade (i.e. behind Dairy Queen)? On the east side of West Henday Promenade there is amble space for the building development, including parking and it will not impact traffic in this quiet residential area.

The thing about this public engagement that enrages me the most is that the land in question has been (for over a month) and is still currently being developed with machinery. Does the City of Edmonton send out these public engagements to actually obtain feedback OR is it just a regulatory obligation with no intention of actually listening to residents? Does the developer and/or the City always move forward anyway? It sure seems that way. That has certainly been my experience as a home owner in Lewis Estates for over 25 years - the most recent example...the LRT parking lot and maintenance facility location was pushed through and NO feedback was actually listened to or implemented from residents.

Bottom line...leave the zoning the way it is...please for once, listen to the feedback of your taxpayers.