Zone In: July 5 Public Hearing (last one before the summer break)

Hello and welcome to Issue #9 of Zone In, Situate’s newsletter on what’s happening at Edmonton City Council public hearings on land development.

The next City Council public hearing is coming up tomorrow, July 5. Read on for the summary of what’s on the agenda and what Council approved at the last public hearing on June 22.

WHY ZONE IN?

We created Zone In for two reasons: to make it quicker and easier to find out what’s happening at City Council public hearings, and to make it easier to show your support for rezoning applications (because a little bit of support goes a long, long way).

Our newsletter focuses on applications related to infill and urban redevelopment; Situate’s client files are highlighted in orange.

JUNE 22, 2022 PUBLIC HEARING RECAP

Let’s start with a recap of what happened at the June 22 public hearing. The agenda had a total of seventeen items: eleven items were in the developing area (new neighbourhoods), and six items were in the redeveloping area (mature neighbourhoods). One of the items in the redeveloping area was to amend the Griesbach Special Area Zones to increase the site coverage requirements, and is not profiled here.

The eleven items in the developing area were approved unanimously without debate.

The notable infill files were Item 3.13, Items 3.14 and 3.15 (dealt with together), Item 3.16, and Item 3.17. Three of the five infill items were approved without debate.

Item 3.13 was an application to rezone a 813 square metre lot in Bergman on the corner of 122 Avenue and 41 Street. The application was submitted by Amandeep Singh Gumber and proposed to rezone the site from the RF1 (single detached residential zone) to the RF3 (small scale infill development) zone. The rezoning would allow for the development of small scale multi-unit (row) housing. The site is not located within any nodes or corridors, but it aligns with City Plan policies that support infill development in all residential areas.There were two speakers in opposition to the rezoning.

The debate primarily centered around parking, density, and the location of infill development throughout mature neighbourhoods. Councillor Rutherford asked questions about parking availability: City Administration clarified that parking is not regulated and that the availability of parking is a consideration of individuals in their decision-making process when choosing housing. Statements from Councillors Stevenson and Knack were related to Council’s trend of approving RF1 to RF3 rezonings in mature neigbourhoods prior to the adoption of City Plan, and that continuing to do so aligns with City Plan. Councillor Paquette stated that the less dense Edmonton is, the higher the servicing costs are, as well as the associated taxation required to fund those services. After approximately one hour of debate, the item was passed by Council with a vote of 12-1.

Item 3.14/3.15 was an application to rezone a 275 square metre interior lot in McCauley on 93 Street, just south of 107A Avenue. The application was submitted by Anna Bubel on behalf of Another Way and Edmonton Community Development Company, and proposed to rezone the site from the (RA7) Low Rise Apartment Zone to a (DC2) Site Specific Development Control Provision for the purpose of accommodating semi-detached housing. Administration’s report to Council did not provide details about why a DC2 zone was proposed instead of a standard zone (though most likely because the lot is very small). The rezoning required both a text and map amendment to the Boyle Street McCauley Area Redevelopment Plan. The site is located two blocks from 95 Street, which is a secondary corridor. The item was approved unanimously without debate.

Similar to the above, Item 3.16 was an application to rezone a 246 square metre interior lot in McCauley on 93 Street, just north of 107A Avenue. The application was submitted by Anna Bubel on behalf of Another Way and Edmonton Community Development Company and proposed to rezone the site from Bylaw from the (RA7) Low Rise Apartment Zone to a (DC2) Site Specific Development Control Provision for the purpose of accommodating semi-detached housing. Again, Administration’s report to Council did not provide details about why a DC2 zone was proposed instead of a standard zone. The site is also located two blocks from 95 Street, which is a secondary corridor. The item was approved unanimously without debate.

Item 3.17 was an application to rezone a 605 square metre lot at the corner of 144 Street and 106B Avenue, two lots south of 107 Avenue (a secondary corridor). The application was submitted by Situate on behalf of TruCapital Real Estate and proposed to rezone the site from the (RF1) Single Detached Residential Zone to the (UCRH) Urban Character Row Housing Zone. The rezoning would allow for the development of small-scale ground-oriented multi-unit (row) housing in alignment with City Plan policy for secondary corridors, and without the need for a large rear setback variance at the development permit stage. There were six speakers in opposition (community members) and three speakers in favour (Situate, TruCapital).

The UCRH zone is not a common choice for rezoning applications, which was reflected in the 1.5 hour debate. The debate primarily centered around the 107 Avenue secondary corridor and the differences between the UCRH and RF3 zones, including building height and setbacks. The speakers in opposition were primarily concerned with the higher building height allowed in UCRH and preferred an RF3 rezoning, indicating they would support a variance of the rear setback in the RF3 zone. Situate noted the UCRH zone’s suitability for the site, including the site’s location within a secondary corridor in which City Plan encourages low-rise and mid-rise buildings. Situate further noted that the UCRH provides the best fit for the shallow lot to have four row house units that will not require a variance at the development permit stage.

The statements from Councillors supportive of the rezoning–including Councillors Stevenson and Salvador–were related to alignment with City Plan, filling the need for missing middle housing, and the site’s location in the secondary corridor. Statements from Councillors not supportive of the rezoning were primarily related to the building height and concerns of community members. With an intention to balance the needs of residents with the needs of the applicant, Councillor Knack (the ward Councillor) made a motion to refer the application back to Administration to return with the RF3 zone on August 16.  The motion for referral passed narrowly with a vote of 7 to 6.

JULY 5, 2022 PUBLIC HEARING AGENDA OVERVIEW

The July 5 public hearing agenda has a total of 23 items: four items are road closures, two items pertain to industrial lands, five items are in the developing area (new neighbourhoods), and twelve items are in the redeveloping area (mature neighbourhoods). One of the items in the redeveloping area is to rezone a portion of a Real Canadian Superstore site so the zoning across the site will be consistent, which is not profiled here.

The notable infill files are Item 3.10, Items 3.13 and 3.14 (to be dealt with together), Item 3.15, Item 3.16, Items 3.17 and 3.18 (to be dealt with together), Items 3.19 and 3.20 (to be dealt with together), Item 3.21, and Item 3.22. 

Item 3.10 is an application to rezone a 897 square metre lot in Kenilworth on the corner of 83 Avenue and 71 Street. The application was submitted by Divine and David Inc. and proposes to rezone the site from the RF4 (semi-detached residential) zone to the RF3 (small scale infill development) zone. The rezoning would allow for the development of small scale multi-unit (row) housing. The site is not located within any nodes or corridors, but it aligns with City Plan policies that support infill development in all residential areas.

Item 3.13/3.14 is an application to rezone two lots with a total site area of 1,384 square metres in Glenwood on the corner of 98 Avenue and 157 Street. The application was submitted by Tamon Architecture Inc. on behalf of a private landowner and proposes to rezone the site from the UCRH (urban character rowing housing) to the RA7 (low rise apartment) zone. The rezoning would allow for low-rise multi-unit housing. The rezoning requires an amendment to the Jasper Place Area Redevelopment Plan to change the land use designation from G3 Transit Oriented Housing to G4 Multi-family Housing. The site is located approximately 400 metres from the future Glenwood/Sherwood and Jasper Place LRT stops and is within the 156 Street Secondary Corridor.

Item 3.15 is an application to rezone a 4,224 square metre lot in Idylwyde on 82 Avenue, just east of 83 Street. The application was submitted by Harmandeep Singh on behalf of Smoke & Vape 82 and proposes to rezone the site from the CNC (neighbourhood convenience commercial) zone to the CB1 (low intensity business) zone. The rezoning would allow for additional low intensity commercial, office and service uses. The site is approximately 100 metres from the Bonnie Doon LRT stop and is within the Whyte Avenue/75 Street Secondary Corridor.

Item 3.16 is an application to rezone a 766 square metre lot in Dovercourt at the corner of 141 Street and 124A Avenue. The application was submitted by Ndura Developments and proposes to rezone the site from the RF1 (single detached residential) zone to RF3 (small scale infill development) zone. The rezoning would allow for the development of small scale multi-unit (row) housing. The site is not located within any nodes or corridors, but it aligns with City Plan policies that support infill development in all residential areas.

Item 3.17/3.18 is an application to rezone a 697 square metre interior lot in Central McDougall on 106 Street, just north of 108 Avenue. The application was submitted by Span Architecture on behalf of a private landowner and proposes to rezone the site from the RF1 (single detached residential) zone to RF3 (small scale infill development) zone. The rezoning would allow for the development of small scale multi-unit (row) housing. The rezoning requires a map amendment to the Central McDougall/Queen Mary Park Area Redevelopment Plan to redesignate the site from single family housing to row housing. The site is not located within any nodes or corridors but it is approximately 600 metres from the Kingsway/Royal Alexandra Hospital Transit Centre/LRT Station and aligns with City Plan policies that support infill development in all residential areas.

Item 3.19/3.20 is an application to rezone a 0.23 hectare lot in Downtown located on 100 Avenue NW, west of Bellamy Hill. The application was submitted by Dialog on behalf of ProCura and proposes to rezone the site from the RMU (residential mixed use) zone to a DC2 (site specific development control provision) zone. The rezoning would allow for the development of a mid-rise residential building that is of a similar scale and form to development permitted by the existing RMU zone, but will allow for additional density of approximately 75 more units. The rezoning also requires an amendment to the Capital City Downtown Plan to redesignate a portion of 100 Avenue from a neighbourhood street with a commercial emphasis to a residential street. The site is located within the Centre City district, which is the central node of the metropolitan region where additional residential density is encouraged.

Item 3.21 is an application to rezone a 12.9 hectare site in Malmo Plains located east of 122 Street between 51 Avenue (a secondary corridor) and Whitemud Drive on the former site of Michener Park, which was a University of Alberta residential housing complex. The application was submitted by Stantec Consulting Ltd. on behalf of the University of Alberta Properties Trust and proposes to rezone the site from the AJ (alternative jurisdiction) zone to AP (public parks) zone, PU (public utility) zone, CB2 (general business) zone, RA7 (low rise apartment) zone, and RA8 (medium rise apartment) zone. The rezoning would allow for low to high density residential, commercial, park, and stormwater management facility uses. A non-statutory master plan, the Michener Park Redevelopment Master Plan and Design Guidelines was prepared by the applicant to establish the land use framework for the site. The Master Plan was reviewed concurrently with the rezoning application. The site is partially within the 51 Avenue secondary corridor and aligns with City Plan policies that support infill development.

Item 3.22 is an application to rezone three sites in North Glenora. Two sites (6,448 square metres total) are located on 136 Street, between 109 Avenue and 109B Avenue. The third site (2,846 square metres) is located on the corner of 135 Street and 109 Avenue. The application was submitted by Der & Associates Architecture Ltd. on behalf of Regency Developments. The application was originally submitted in 2021 but it was referred back to Administration at the August 31, 2021 Public Hearing to work with the applicant to engage with North Glenora residents and the community league. The application proposes to rezone the site from the DC2 (site specific development control provision) zone to the RA7 (low rise apartment) zone. The rezoning would allow for the development of low rise multi-unit housing with some commercial opportunities at the ground level. Although the RA7 zone is very similar to the DC2 zone, the sites do not have unique characteristics that require site specific regulations and the standard zoning would allow for development that better reflects current practices for site layout and building design than the current DC2. The site aligns with City Plan policies that support infill development in all residential areas and is located near the Westmount District node and the Westmount Transit Centre.

All of the infill files have support from the City of Edmonton Administration and align with City Plan.

HOW TO SHOW SUPPORT

If any of these applications grabbed your attention as something you like, or that you’d like to see more of in Edmonton, grab your keyboard and let Council know. You can register to speak here or send a quick email to City Council at city.clerk@edmonton.ca with the subject line “SUPPORT re: Item #.##, July 5, 2022 Public Hearing” and body text along the lines of “I am an Edmontonian who supports the City Plan goals of creating a more livable, sustainable and compact city. For that reason I fully support the above referenced project.”

The City recommends that submissions be sent by 4:30 PM the day before the public hearing (today!). Submissions sent after 4:30 PM will be shared with Council the morning of the public hearing.

HOW TO WATCH PUBLIC HEARINGS

If you really love infill and municipal politics (of course you do!), tune in and watch the public hearing live on the City’s YouTube channel! The action starts at 1:30 PM on Tuesday, July 5th.

THAT’S A WRAP ON JUNE

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After Tuesday’s public hearing, there will be a six week break from public hearings. The next City Council public hearing is Tuesday August 16. Watch your inbox in August for our next issue!