LDA21-0191 Grovenor RA7 Rezoning

I do not support the proposed rezoning as it would allow for development which would be inconsistent with the surrounding area in terms of the height and front setback. This will have a negative impact on the privacy and value of the adjacent properties. A proposed development with a more reasonable height and footprint compared to the surrounding homes would have my support.

In my opinion, arguments supporting this rezoning based on increasing population density in the area are not valid. The Jasper Gates Shopping Center Redevelopment plan will be adding 1000 new residential units in the immediate area (according to the City of Edmonton website). This will allow the city to meet its population increase targets outlined in the Edmonton City Plan (Charter Bylaw 20,000) for this area.

As residents of Grovenor we oppose the rezoning application of 10212, 10216 & 10220 - 148 Street. The potential ability to build a 4 story apartment building at this location does not fit with the character and building designs of this portion of the neighbourhood. These types of development would seem to fit better on the edges closer to main streets. Allowing zoning changes likes this will help set precedence for this type of development further into the community.

The application should not be approved as 4 stories is too high next to the existing homes. The number of units proposed and height of the development would lower property values on the street in general and especially of those houses immediately to the north. Good neighborhood design employs a gradual increase in height and density to maintain the desirability of all properties. As I understand it, the current zoning would allow for a transition from the existing single detached homes and a development compliant with the current zoning would be reasonable and fair to those that have invested in the area with the zoning as it is.

I am in agreement with the comments posted by sb, Jason A, greyhound.

I Do Not want this rezoning which will impact the character of the neighbourhood.

I agree this all the comments posted by sb, Jason A, and Greyhound.
I am opposed to the rezoning that would lead to impacting the character of the neighbourhood

I do not support the rezoning of 10212, 10216 and 10220 – 148 Street NW or the removal of the Mature Neighbourhood Overlay from the Grovenor Community.
- Increased housing density within the current RF3 zoning is already possible and should continue to be the mechanism for growth in mature neighbourhoods for at least Stage 1 of the City Plan (from 1-1.25 Million over the next 10-15 years).
- The Jasper Gates Shopping Center Redevelopment Project alone appears to satisfy the minimum residential growth requirements for the next 10-15 years in the immediate area.
- Commercial and high-density residential development along Stony Plain Rd should be concentrated to areas west of 149 Street where there will be the most positive impact to the revitalization of the community and opportunity for affordable housing options.
As the proposed rezoning is not necessary to meet the City Plan objectives for increased population density and would fundamentally change the character of the neighborhood, I oppose the proposed rezoning.

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As a resident of Grovernor I strongly oppose this proposal for multiple reasons.

Parking, accessibility, congestion, traffic, safety, lack of consultation, poor location, Jasper gates has already been rezoned for high density living, height restriction, LRT and LRT construction, privacy, and lack of data collection.

As Sarah pointed out, the alleyway in that area is already busy and congested. A new low rise apartment would not help that situation but make it worse. In addition to adding blind spots when entering or exiting the alleyway which can be dangerous for drivers and pedestrians. Thus also making accessibility difficult for both pedestrians and drivers.

The other unavoidable issue is parking. Even if it has underground parking, there will be congestion on 148st. The streets are narrow and have limited parking to begin with. I am assuming that the units will not all be one bedroom units. Thus leaving room for people to have two cars for some of the units. I am also assuming that there will be one parking stall per unit. Therefore, people from the unit would be parking on the street causing a parking issue. Also visitor parking will be a factor in causing more parking issues. This is an issue that is unavoidable and I don’t believe there is enough capacity even with underground parking or any kind of parking plan for a low rise apartment which could fix an issue with parking.

There is no question that pedestrian and vehicular traffic will increase with a development like this. It is already dangerous enough crossing Stony Plain Rd. and 148st as the residents of Grovenor know. This will only increase the likelihood of an accident. I understand that a pedestrian light may be put in place by that time. However, with vehicles turning from the two turning lanes which turn on to Stony Plain road from 149st there is limited reaction time for vehicles to react to a pedestrian crossing or for a vehicle which is stopped in front of them for a pedestrian. It is a strange and awkward design already. Adding more people and more traffic will only increase the rate of accidents and traffic jams around these intersections. I have wrote to Mr. McKeen and other councillors about putting in a pedestrian light at this intersection. As I have almost been hit a few times crossing Stony Plain road. I was told by Mr. McKeen that pedestrian lights are done on the basis of “the prioritization is done on cold, hard measurements and data”. So I guess my question is if the city goes through cold hard measurements of data for a pedestrian light, what are the cold hard measurements of data needed for rezoning an area like this one? If there is so much consultation and data required for a pedestrian light then a more thorough one should be concluded for a low rise apartment building.

Backing up 149th street. It will cause more traffic issues on 149st, due to the increase of volume of people making left turns into the area. In addition, more people will then be going down the main roads in Grovenor to get to this low rise apartment increasing traffic.
The height of the building restricting sunlight for the people on 148st. Many people on 148st take great care of their yards and put in a lot of work into them. This will affect their yards and their enjoyment of the sun. It will also create a privacy issue for residents close by.

With the LRT going through and being on the ground this will only cause more issues around the area. What if the construction is at the same time as the LRT construction? There is no argument that this would negatively affect the residents for over a year to two years.

With the argument that we need more diversity and higher density, as the population needs to increase as it impacts schools, therefore we should allow this development. That does not hold much weight. One, Grovenor has a lot of diversity when it comes to living. Two, a lot of infill is happening in Grovenor increasing the population. Lots are being divided, duplexes and fourplexes are being built thus increasing the population in Grovenor. Three, when Jasper gates is built this will only increase the population of the area.

It is pretty evident that this is not the location to put a low rise apartment with limited commercial activities. I can understand why some people might think it's a good idea, but I truly believe those people do not live in the area. I also don't think they know that Jasper Gates is getting completely revamped and changing into a high density living area. Grovenor residents already had a similar battle with Serria Lane construction trying to build something similar. To me it seems more about a developer trying to capitalize and use this area to make a profit. I hope the city will look at the health, well being, and the community of Grovenor before one developer.

I live very very close to these lots. I think it is the perfect location for a low-rise apartment! Right on the edge of the community, so its not isolating any single-family homes, and right next to an already high traffic alley with the strip mall being located right there, so it wouldn't really change how the area operates already. I think the neighborhood needs more housing diversity and higher density, neighborhoods with only single family housing keeps the population in a community low and can impact local schools. I don't think there would be any negative impacts to the area and I 100% am on board.

This one is a no-brainer. It's on the edge of a commercial area, close to a future transit stop and directly adjacent to a very comparable development to its West. This is a very reasonable size and scale to be requesting for this location and I highly support it.

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Re: DA21-0191
10212 to 10220-148St NW
I’ve been copied on a number of the emails from residents on148 St opposing this development and they collectively covered most of, if not all, the current residents concerns. They covered in general:
-height restrictions —- This is a residential community with bungalows and two story homes, and an apartment would ruin the sense of community that has been established over the last 70 years.
-density restrictions —— While there is very little information about this development other than up to a 4 story structure I have to assume with the footprint and height it would include multiple apartments per floor and perhaps be as many 60 to 80 units overall.
-parking problems as well as traffic problems in the alley, adjacent alleys and streets is already a regular problem.
-isolating residential neighbours due to an apartment,
-shadowing and privacy concerns of adjacent neighbours would extend down the block.
-street and traffic congestion —- There is already too much congestion on the street, and the traffic is already heavy on this residential street.
-street parking for the overflow of likely 120-160 apartment building occupants would create further chaos.
-visitor and service people parking requirements —- There is no room for visitor parking or service vehicle parking now with just the 3 current homes and well as customer overflow from the adjacent strip mall.
-conflicting usage of the alley amongst the commercial strip mall, condo on 149 St, business on 149St and residents on 149St and 148St —- It would add to this alley’s conflict at the alley corner of Stony Plain Rd/148 St/149St intersection. Specifically behind 10212 to 10220-148St. At that intersection their are regular commercial deliveries at the back entrances, the 149 street condo which dumps out at the alley corner facing the lots noted, the other garages and fencing which I can only anticipate would contribute to further extreme chaos at that corner with another 120-160 apartment complex occupants entering/exiting on this very narrow alley corner.
-Jasper Gate has gone through a rezoning process that has concerned the surrounding neighbourhoods and will bring multiple apartments of varying heights and structures in a high density setting with limited parking which will exacerbate the parking and vehicle congestion problems. How many apartment structures are enough before the residents say “Enough”!
-the potential creep of this type of development throughout Grovenor.
We to are strongly opposed to the high density structure the company could be proposing through this rezoning. This rezoning would be a blatant and complete disregard for the integrity of the neighbourhood community. We purchased an infill in this community 9 years ago because of the infill polices related to size, height restrictions and limited lot splitting, as well as the community feel with community parks, schools, pathways to the river valley along with a great mix of older established families, young families starting out, retired couples as well as all the single retired people.



We have to keep our street and community without large multiple dwellings, and the grave impact a 60 to 80 apartment building would have on the community.

I would prefer to keep the zoning as RF3 and not change it. I own the 4 plex directly north of this project and this would block the sun and the view south looking towards the river valley. A 4 storey high apartment on the corner of a residential street does not make sense. It was zoned RF3 originally for a reason. Also all the parking and traffic would be coming through the back alley which would be very busy and congested. Not a fan of this large project in our neighbourhood.