LDA22-0373 - Windsor Park 118 Street DC2

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Engagement has concluded

** This engagement opportunity is now closed. You can find a copy of the What We Heard report here.**

Thank you for participating in engagement activities for this rezoning application. Please review the information on this page and provide feedback before the end of the day on November 27, 2022. 

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 summarised for City Council so that they know your perspective prior to making a decision at a future Public Hearing.

APPLICATION DETAILS


The City is reviewing an application to rezone 8715 and 8727 to 8735 - 118 Street NW from the Single Detached Residential Zone (RF1) with the Mature Neighbourhood Overlay to a Site-Specific Development Control Provision (DC2).


The proposed DC2 Provision would allow for the development of a short mid-rise residential building with the following key characteristics:

  • Maximum heights ranging from 14.5 metres at the north end of the site to 20 metres at the south end (approximately 4 to 6 storeys)
  • A maximum of 172 residential dwellings with at least 50% having two bedrooms or more and a maximum of 10% being studio dwellings.
  • A maximum Floor Area Ratio of 3.0
  • Any provided vehicle parking located underground and accessed from the rear lane

As a result of feedback received from the City’s technical review and planning analysis and through public engagement conducted in September and October 2022, the applicant has made some revisions to the proposal. Key changes include:

  • Reducing the maximum height from 21.5 m to 20 m
  • Removing child care services
  • Adding a restriction on the amount of studio dwellings
  • Increasing the south setback from 3.0 m to 4.2 m and adding a sidewalk along the lane
  • Adding a bicycle wash, repair and maintenance station to the building
  • Adding regulations to increase privacy and reduce overlook from balconies and rooftop amenity areas
  • Adding the requirement for transportation related upgrades, including two new crosswalks nearby

A comparison document between the initial and revised proposed DC2 Provisions is found on the right hand side of this page.


TRANSPORTATION IMPROVEMENTS

The following transportation related improvements are currently proposed to address concerns about increased traffic and pedestrian safety, should this application be approved:

  • Upgrading the north-south lane east of the site to a 6 metre-wide commercial alley within the available rights-of-way between 87 Avenue NW and 89 Avenue NW.
  • Construction of a sidewalk and/or concrete landings along the east side of 119 Street NW to enhance Windsor Park School student pick up and drop off operations. Construction of these improvements must minimize impacts to the boulevard trees.
  • Installation of pedestrian crossings along 118 Street NW and 119 Street NW to enhance Windsor Park School student pick up and drop off operations. The exact location of the crosswalk will be determined at the Development Permit stage in consultation with City Operations (Safe Mobility) and the Edmonton Public School Board. Crosswalk installation may include, but is not limited to, design elements such as zebra crosswalk markings, signage, curb extensions, and curb ramps.
  • Installation of stop signs at the east approach of the east-west lane and 118 Street NW intersection, at the west approach of the east-west lane and 117 Street NW intersection, and at the north approach of the north-south lane and 87 Avenue NW intersection.
  • Installation of a yield sign at the south approach of the north-south lane and 89 Avenue NW intersection.
  • Removal of all existing vehicle accesses to 118 Street NW, including restoration of the curb, gutter and sidewalk.

The image below shows approximate locations of the above improvements, with exact details to be determined at later stages of the development process, if the rezoning application is approved.

A plan view showing the transportation improvements

While these improvements have been proposed based on technical review and consultation with the Edmonton Public School Board, we would like to hear your thoughts about them.


NEXT STEPS

City Administration will prepare a report to City Council providing a recommendation on this rezoning application. The City’s recommendation will be determined by a thorough review of the proposal, which involves technical considerations, such as traffic and drainage impacts, and alignment to approved City land-related plans and policies (eg. The City Plan). The report will also include a summary of the feedback received through this engagement so that City Council can factor community feedback, along with the City’s recommendation, into their decision. The decision to approve or refuse this application will be made at a future Public Hearing where anyone interested can also request to speak directly to City Council and share their perspectives prior to a decision being made.

** This engagement opportunity is now closed. You can find a copy of the What We Heard report here.**

Thank you for participating in engagement activities for this rezoning application. Please review the information on this page and provide feedback before the end of the day on November 27, 2022. 

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 summarised for City Council so that they know your perspective prior to making a decision at a future Public Hearing.

APPLICATION DETAILS


The City is reviewing an application to rezone 8715 and 8727 to 8735 - 118 Street NW from the Single Detached Residential Zone (RF1) with the Mature Neighbourhood Overlay to a Site-Specific Development Control Provision (DC2).


The proposed DC2 Provision would allow for the development of a short mid-rise residential building with the following key characteristics:

  • Maximum heights ranging from 14.5 metres at the north end of the site to 20 metres at the south end (approximately 4 to 6 storeys)
  • A maximum of 172 residential dwellings with at least 50% having two bedrooms or more and a maximum of 10% being studio dwellings.
  • A maximum Floor Area Ratio of 3.0
  • Any provided vehicle parking located underground and accessed from the rear lane

As a result of feedback received from the City’s technical review and planning analysis and through public engagement conducted in September and October 2022, the applicant has made some revisions to the proposal. Key changes include:

  • Reducing the maximum height from 21.5 m to 20 m
  • Removing child care services
  • Adding a restriction on the amount of studio dwellings
  • Increasing the south setback from 3.0 m to 4.2 m and adding a sidewalk along the lane
  • Adding a bicycle wash, repair and maintenance station to the building
  • Adding regulations to increase privacy and reduce overlook from balconies and rooftop amenity areas
  • Adding the requirement for transportation related upgrades, including two new crosswalks nearby

A comparison document between the initial and revised proposed DC2 Provisions is found on the right hand side of this page.


TRANSPORTATION IMPROVEMENTS

The following transportation related improvements are currently proposed to address concerns about increased traffic and pedestrian safety, should this application be approved:

  • Upgrading the north-south lane east of the site to a 6 metre-wide commercial alley within the available rights-of-way between 87 Avenue NW and 89 Avenue NW.
  • Construction of a sidewalk and/or concrete landings along the east side of 119 Street NW to enhance Windsor Park School student pick up and drop off operations. Construction of these improvements must minimize impacts to the boulevard trees.
  • Installation of pedestrian crossings along 118 Street NW and 119 Street NW to enhance Windsor Park School student pick up and drop off operations. The exact location of the crosswalk will be determined at the Development Permit stage in consultation with City Operations (Safe Mobility) and the Edmonton Public School Board. Crosswalk installation may include, but is not limited to, design elements such as zebra crosswalk markings, signage, curb extensions, and curb ramps.
  • Installation of stop signs at the east approach of the east-west lane and 118 Street NW intersection, at the west approach of the east-west lane and 117 Street NW intersection, and at the north approach of the north-south lane and 87 Avenue NW intersection.
  • Installation of a yield sign at the south approach of the north-south lane and 89 Avenue NW intersection.
  • Removal of all existing vehicle accesses to 118 Street NW, including restoration of the curb, gutter and sidewalk.

The image below shows approximate locations of the above improvements, with exact details to be determined at later stages of the development process, if the rezoning application is approved.

A plan view showing the transportation improvements

While these improvements have been proposed based on technical review and consultation with the Edmonton Public School Board, we would like to hear your thoughts about them.


NEXT STEPS

City Administration will prepare a report to City Council providing a recommendation on this rezoning application. The City’s recommendation will be determined by a thorough review of the proposal, which involves technical considerations, such as traffic and drainage impacts, and alignment to approved City land-related plans and policies (eg. The City Plan). The report will also include a summary of the feedback received through this engagement so that City Council can factor community feedback, along with the City’s recommendation, into their decision. The decision to approve or refuse this application will be made at a future Public Hearing where anyone interested can also request to speak directly to City Council and share their perspectives prior to a decision being made.

Tell us what you think about the transportation considerations

Please note you must provide a screen name and email on Engaged Edmonton in order to provide feedback. Other people that visit this part of the site will be able to see your comments. However, only your username will be displayed publicly, all other information is kept confidential. All comments go through an automated moderation process, and may take up to 1-2 hours to publicly appear on the website.

If you aren't able to provide feedback on this site, you can also send feedback to the Project Planner directly using the contact information under the "who's listening" section. Input shared on this page and through contacting the planner will be captured, you don't need to provide input through this site and by contacting the planner. 

Do you see these changes as positive improvements for the area if the rezoning is approved?  Are there any concerns or potential negative impacts we should be aware of?  Please consider including your thoughts on these when providing feedback through this page.

Thank you for sharing your feedback with us.

Engagement has concluded


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    Ongoing Traffic Concerns

    by Karen D Hughes, 2 months ago

    First, I want to echo the comments from Bonnie Moon. I am not sure that visitors are aware of this tab. I only noticed it just now, after several visits to the site, as there are so many links and documents attached that catch your attention. It is now a half an hour before submissions close and I have little time to add comments or alert others. Given this, I agree that the lack of response should not be viewed as a lack of interest and that many comments in the "Share your Thoughts on the Application" tab address transportation... Continue reading

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    Feedback from Bonnie Moon

    by whitman, 2 months ago

    There is only one comment on this section of the site which is from the Community League. I believe that the issue of these transportation considerations is addressed by many people on the other tab which provides feedback on the application itself and I therefore believe that the comments on that other tab should be considered as applicable to this subject matter. In other words, the dirth of comments here cannot be taken as either a sign of support or a sign of apathy.

    I concur with the comments of the Community League that transportation steps would be entirely unnecessary... Continue reading

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    Feedback from the Windsor Park Community League

    by Elaine, 2 months ago

    The league executive discussed the revised DC2 at its November meeting. With regard to the additional traffic and pedestrian safety measures that have been added, our view is that these would not be needed if rezoning to accommodate a 6-storey building were proposed fronting onto the service road along 87th Ave, an arterial road through the neighbourhood, rather than on a local road in the interior of the community.

    The site does not meet the location criteria of the Residential Infill Guidelines, which remain in effect, for a project of this scale. It’s also outside the boundary of the major... Continue reading