LDA23-0052 Parkview RF5 Rezoning
Engagement has concluded
***This engagement has concluded. A What We Heard report is available and will be shared with Council when they make their decision at Public Hearing.***
Thank you for participating in engagement activities for this rezoning application. Please review the information on this page and share your thoughts on the proposed rezoning before the end of the day on May 7, 2023.
The role of the public is at the ADVISE level of the City’s Public Engagement Spectrum, which means that the City will use any feedback that you share to make sure the review of the application is as complete as possible and takes neighbourhood context into consideration. It will also be summarized for City Council so that they know your perspective prior to making a decision at a future Public Hearing.
Application Details:
The City has received an application to rezone a property at 9115 - 143 Street NW, in the Parkview neighborhood.
The existing RF1 zoning allows for small-scale, low density residential housing, such as single and semi detached homes and duplexes, with the option to add secondary suites and garden suites. This property is currently occupied by a single detached house. The Mature Neighbourhood Overlay (MNO) also currently applies to this property, which imposes further development restrictions such as limiting building height to 8.9 metres (approximately 2 ½ Storeys) and ensuring that the front setback of a building is generally consistent with adjacent properties.
The proposed rezoning from the (RF1) Single Detached Residential Zone to the (RF5) Row Housing Zone would allow for a four-unit row housing development with the opportunity for secondary suites to be added to each unit. Unlike other low-density residential zones (RF1, RF2, RF3 & RF4), the RF5 Zone requires that the average number of bedrooms per principal dwelling be at least 2.25 in an effort to encourage diverse unit sizes. Vehicular access would be required to be provided from a lane. The Mature Neighbourhood Overlay will continue to apply to the proposed RF5 Zone, though the height is permitted up to 10 metres (approximately 3 storeys).
Current RF1 Zone (assuming a lot split, with a single detached house and garden suite each)
Proposed RF5 Zone (assuming multi-unit housing with a garage)
View a table comparing the key development regulation differences between the current RF1 Zone and proposed RF5 Zone. View images comparing the key development regulation differences between the current RF1 Zone and proposed RF5 Zone.
As the proposed zoning is considered a ‘standard zone’, the applicant is not required to provide detailed building drawings at this stage in the planning process. If the rezoning is approved by City Council at a public hearing, the next step will be for the applicant to submit a Development Permit application. At that time, the applicant will be required to submit detailed building drawings to the City for review.
The City Plan, Edmonton’s combined Municipal Development Plan and Transportation Master Plan, was approved in December 2020. The City Plan sets City Council’s direction, and charts out how we will accommodate 1 million additional residents in Edmonton. While all areas of the city will densify over time, The City Plan introduces a ‘Nodes and Corridors’ network, where deliberate urban intensification will be accommodated. Nearby 142 Street NW is identified as a Secondary Corridor where low-rise and mid-rise buildings are anticipated in the future.
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For more project information visit edmonton.ca/parkviewplanningapplications
ADVISE
ADVISE
This means the City asks the public to share feedback and perspectives that are considered for policies, programs, projects, or services.
ROLE OF THE PUBLIC
We live on 143 Street and generally speaking we're not against development and densification. However, in this case we are strongly opposed to the project as it's designed now. An 8 suite residence is incongruous with the "look and feel" of the street, that being single family detached homes. The street has two newer homes on original sized lots, three "original" homes, a vacant lot, four infills (aka "skinny homes"), and then the lot in question.
The orientation of the proposed development is south facing. that means the residents view out of the front of their houses would be the back side of the shopping center. This is hardly a strong selling feature. The west side of the west most residence would be facing 143 street. The second floor windows on the back side of the units would presumably have an unobstructed view into the neighbours' back yards to the north.
This development just doesn't make sense. We urge city council to deny the rezoning application.
Great to see a proposal for some slightly higher density units which will likely be family friendly near a school and a frequent bus route serving downtown and WEM. More families being able to live near MacKenzie ravine is nice to see.
A grocery store is within a short walking distance as well. Good location for this gentle density increase.
I am writing to express my objections to the proposed land use change at 9115-143 St NW. Our primary concerns with the project are related to school safety.
The proposed development is located in a high-traffic area within a school zone, with a crosswalk directly in front of the property. The back lane is already heavily used by both the residents of the area and the high-volume commercial complex located directly south of the lane. Many students walk through the back alley when they take the bus home, and during the day, there is a high volume of cars rushing in and out. Furthermore, the proposed 4-plex will create more blind spots when children are walking toward the alley, increasing the potential for accidents.
The addition of four units, each with the opportunity for secondary suites, could potentially add eight more households to the area. Since there are no garages included in the proposed plan, this could mean four to eight more cars in the area. This will further complicate the dynamics of school time pickup and drop-off, as many cars are already parked on the road waiting during morning and afternoon. Without these public parking space, it could be very dangerous for children who attend the school or play at the playground.
As a resident with children attending Parkview School, I have witnessed many children aged between 5 and 14 years old running around in our area. Without additional parking space, many parents will be forced to either block the road or park illegally to pick up their children. In the current situation, we have already seen damage to cars parked on the road. This proposed development would only exacerbate the situation and increase the risk of harm to our children.
Thank you for your consideration.
I believe that this rezoning proposal should be approved. It will allow for a gentle increase in density on the site and allow for more people to live in this beautiful neighbourhood. Projects like these will allow us to meet our City Plan goal of 50% of population growth being met with infill development.
This site is walking distance to a grocery store and close to 142nd St which is a bus route. This project will support us in meeting our City Plan goal of 50% of trips being made by active or public transportation.
In short, we are in a housing crisis and need to increase the number of dwellings available, especially those that will be more affordable than a single family house, and those located in beautiful neighbourhoods close to transit, schools, and economic opportunities.