Bylaw 14533
A Bylaw to amend Bylaw 14116, as amended
being the Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan
WHEREAS pursuant to the authority granted to it by the Municipal Government Act, on December 7, 2005, the Municipal Council of the City of Edmonton passed Bylaw 14116, as amended, being the Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan; and
WHEREAS an application was received by the Planning and Development Department to amend the Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan; and
WHEREAS Council considers it desirable to amend the Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act RSA 2000, ch. M-26, as amended, the Municipal Council of the City of Edmonton duly as follows:
1. The Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan is hereby further amended by:
a) deleting the Map entitled “Bylaw 14116, as amended – Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan” and substituting therefor the Map entitled “Bylaw 14533 - Amendment to Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan”, attached hereto as Schedule “A” and forming part of this Bylaw.
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b) deleting therefrom the land use and population statistics entitled “Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan Land Use and Population Statistics Bylaw 14116, as amended” and substituting therefore the following:
HERITAGE VALLEY NEIGHBOURHOOD 6
NEIGHBOURHOOD AREA STRUCTURE PLAN
LAND USE AND POPULATION STATISTICS
BYLAW14533
Area (ha) / % of GDAGross Area / 83.74
Arterial/Transit ROW / 7.12
Gross Developable Area / 76.62 / 100.00
Stormwater Management Facilities / 3.58 / 4.7
Parks / 4.00 / 5.2
Private Open Space / 0.76 / 1.0
Circulation / 12.18 / 15.9
Net Residential Area / 56.10 / 73.2
Low Density Residential / 34.81 / 45.4
Medium Density Residential / 21.29 / 27.8
Area (ha) / Units / Dwelling Units/ha / % of
Total Units / Persons/Unit / Population
Low Density Residential / 34.81 / 801 / 23 / 42.4 / 3.46 / 2771
Medium Density Residential / 21.29 / 1088 / 57 / 57.6 / 2.98 / 3242
Total Residential / 56.10 / 1889 / 100.0 / 6013
Density: 72 persons per gross hectare; 107 persons per net residential hectare.
c) Deleting the first sentence in paragraph two Section 5.3.2 Medium Density Residential, and substituting therefor the following:
“The northeast part of the plan area contains two sites totaling 6.41 hectares of medium density housing with an integrated private open space located adjacent to the Blackmud Creek ravine.”;
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d) Deleting the first section in table Section B. Table 2 – Summary of Medium Density Development Guidelines, and substituting therefor the following:
SITE / SIZE / INTENT / APPLICABLE DEVELOPMENT GUIDELINESA
B / 4.29 ha including a 0.76 ha Private Open Space
2.12 ha / To accommodate medium density residential development that incorporates innovative and high architectural standards on a visible location adjacent to the ravine and James Mowatt Trail.
To accommodate resort style residential development, taking advantage of the site location to adjacent amenities. / Building Height, Density & Massing:
Site “A” will be developed under Direct Control provisions allowing one building at 11 storeys, including one penthouse level, two buildings at seven storeys, including one penthouse level, and a maximum density of 70 units per hectare.
Site “B” can accommodate a mix of dwelling types including apartments, row housing, and semi-detached dwellings. Apartments will be limited to a maximum of four storeys. Row housing and semi-detached dwellings will be limited to a maximum height of 10.0 m or 2 ½ storeys, except for buildings abutting the Blackmud Creek Ravine, where the grade exposes the buildings lowest level by more than 1.83m, three storeys is allowed. A maximum density of 50 units per hectare will be allowed.
e) Deleting the map entitled “Figure 3.0 – Land Ownership” and substituting therefor the map entitled “Figure 3.0 – Land Ownership”, attached hereto as Schedule “B” and forming part of this Bylaw;
f) Deleting the map entitled “Figure 4.0 – Existing Land Uses and Site Features” and substituting therefor the map entitled “Figure 4.0 – Existing Land Uses and Site Features”, attached hereto as Schedule “C” and forming part of this Bylaw;
g) Deleting the map entitled “Figure 5.0 – Development Concept” and substituting therefor the map entitled “Figure 5.0 – Development Concept”, attached hereto as Schedule “D” and forming part of this Bylaw;
h) Deleting the map entitled “Figure 6.0 – Medium Density Residential Sites” and substituting therefor the map entitled “Figure 6.0 – Medium Density Residential Site”, attached hereto as Schedule “E” and forming part of this Bylaw;
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i) Deleting the map entitled “Figure 7.0 – Green Space/Pedestrian Linkage Plan” and substituting therefor the map entitled “Figure 7.0 – Green Space/Pedestrian Linkage Plan” attached hereto as Schedule “F” and forming part of this Bylaw;
j) Deleting the map entitled “Figure 8.0 – Circulation” and substituting therefor the map entitled “Figure 8.0 – Circulation” attached hereto as Schedule “G” and forming part of this Bylaw;
k) Deleting the map entitled “Figure 9.0 – Sanitary Service and Drainage Concept” and substituting therefor the map entitled “Figure 9.0 – Sanitary Service and Drainage Concept” attached hereto as Schedule “H” and forming part of this Bylaw;
l) Deleting the map entitled “Figure 10.0 – Water Service Concept” and substituting therefor the map entitled “Figure 10.0 – Water Service Concept” attached hereto as Schedule “I” and forming part of this Bylaw;
m) Deleting the map entitled “Figure 11.0 – Staging Concept” and substituting therefor the map entitled “Figure 11.0 – Staging Concept” attached hereto as Schedule “J” and forming part of this Bylaw;
2. Bylaw 14116, as amended – Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan is hereby further amended by renaming and adopting the plan as the Callaghan Neighbourhood Area Structure Plan.
READ a first time this day of , A. D. 2007;
READ a second time this day of , A. D. 2007;
READ a third time this day of , A. D. 2007;
SIGNED and PASSED this day of , A. D. 2007.
THE CITY OF EDMONTON
______
MAYOR
______
CITY CLERK
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SCHEDULE “A”
14533_SchA.pdf
6/14
SCHEDULE “B”
14533_SchB.pdf
7/14
SCHEDULE “C”
14533_SchC.pdf
8/14
SCHEDULE “D”
14533_SchD.pdf
9/14
SCHEDULE “E”
14533_SchE.pdf
10/14
SCHEDULE “F”
14533_SchF.pdf
11/14
SCHEDULE “G”
14533_SchG.pdf
12/14
SCHEDULE “H”
14533_SchH.pdf
13/14
SCHEDULE “I”
14533_SchI.pdf
14/14
SCHEDULE “J”
14533_SchJ.pdf
BYLAW*
FILE:LDA06-0227
LDA06-0215
CALLAGHAN
DESCRIPTION: AMENDMENT TO HERITAGE VALLEY NEIGHBOURHOOD 6 NEIGHBOURHOOD AREA STRUCTURE PLAN
AMENDMENT TO BLACKMUD CREEK NEIGHBOURHOOD AREA STRUCTURE PLAN
ZONING BYLAW AMENDMENT from (AG) Agricultural Zone to (DC2) Site Specific Development Control Provision; CALLAGHAN
LOCATION: Southeast of James Mowatt Trail and west of 111th Street.
LEGAL
DESCRIPTION: A portion of SE-19-51-24-4
A portion of SW-20-51-24-4
APPLICANT: Arup Datta Architect Ltd.
1909 – 10th Avenue SW
Calgary, AB T3C 0K3
OWNER: Blackmud Creek Estates Ltd.
220, 9303 – 34 Avenue
Edmonton, AB T6E 5W8
ACCEPTANCE OF
APPLICATION: November 16, 2006
EXISTING
DEVELOPMENT: Vacant, undeveloped land
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BYLAW*
FILE:LDA06-0227
LDA06-0215
CALLAGHAN
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION: That Bylaw14533 to amend the Heritage Valley Neighbourhood 6 Neighbourhood Area Structure Plan be APPROVED.
That Bylaw 14545 to amend the Blackmud Creek Neighbourhood Area Structure Plan be APPROVED.
That Bylaw14534 to amend the Zoning Bylaw from (AG) Agricultural Zone to (DC2) Site Specific Development Control Provision be APPROVED.
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BYLAW*
FILE:LDA06-0227
LDA06-0215
CALLAGHAN
DISCUSSION
1. The Applications
A portion of 111th Street (Bowen Wynd) immediately north of the Blackmud Creek ravine forms the boundary between the Callaghan and the Blackmud Creek Neighbourhoods. In the summer of 2006, 111th Street was slightly realigned in the area where it intersects James Mowatt Trail. As a result of this realignment, 1.17 ha of land was ‘transferred’ to the Callaghan Neighbourhood from the Blackmud Creek Neighbourhood.
Bylaw 14545 proposes to amend the boundary of the Blackmud Creek Neighbourhood Area Structure Plan (NASP) to conform to the realigned 111 Street.
Bylaw 14533 correspondingly proposes to adjust the boundary of the Heritage Valley Neighbourhood 6 (Callaghan) NASP to conform to the realigned 111th Street, adding 1.17 ha of land to the neighbourhood, and to amend the development guidelines for a site in the northeast corner of the Callaghan neighbourhood. The site abuts James Mowatt Trail, 111th Street, and the Blackmud Creek Ravine and comprises Area A (3.12 ha including a 0.76 ha private open space) and Area B (2.12 ha). The table below describes the proposed amendments:
Approved Plan / Proposed AmendmentSite A Development Guidelines / · Maximum height, six storeys
· Maximum density, 50-70 units/ha / · Built Form includes mid to high rise apartments
· Maximum height, 11 storeys including one penthouse level for one building, and seven storeys including one penthouse level for two buildings
· Maximum density, 70 units/ha
Site B Development Guidelines / · Maximum height, 2 ½ storeys
· Maximum density, 42-50 units/ha / · Built Form includes low rise apartments, row housing, and semi-detached
· Maximum height, four storeys (low rise apartments) and 2 ½ storeys (row housing and semi-detached dwellings) and three storeys on the elevation fronting on Blackmud Creek Ravine.
· Maximum density 50 units/ha
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BYLAW14533
FILE:LDA06-0227
BYLAW 14534
FILE: LDA06-0215
CALLAGHAN
BYLAW 14545
BLACKMUD CREEK
Bylaw 14534 proposes to apply a (DC2) Site Specific Development Control Provision to Sites A and B which totals 6.41 ha in area. The DC2 Provision complies with the amendment to the Callaghan NASP and will allow for semi-detached and row housing, and low to medium rise apartments. The total maximum number of dwellings proposed on Sites A and B is 353, or 62 du/ha, based on the developable area.
2. Site and Surrounding Area
The site is currently vacant and undeveloped. The lands northeast of the site are located within the Blackmud Creek Neighbourhood, zoned (AG) Agricultural Zone and designated for medium density residential. The lands to the south are zoned RSL and currently undeveloped. The lands to the north and northwest are within the Rutherford Neighbourhood, zoned (AG) Agricultural Zone and designated for a range of low and medium density residential development.
The total gross developable area within the Callaghan Neighbourhood is approximately 75 hectares. Subdivision activity in Callaghan began in 2006. To date, approximately 13 hectares of land within the neighbourhood is within an approved servicing agreement and contains 183 residential lots, about 17% of developable lands. Based on this rate of absorption, the majority of the Callaghan Neighbourhood should be under approved servicing agreement by 2009.
Looking southwest from 111 Street
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BYLAW14533
FILE:LDA06-0227
BYLAW 14534
FILE: LDA06-0215
CALLAGHAN
BYLAW 14545
BLACKMUD CREEK
ANALYSIS
1. Compliance with Approved Plans and Land Use Compatibility
The Heritage Valley Neighbourhood 6 (Callaghan) NASP was approved by Council on December 7, 2005 (Bylaw 14116). The approved plan includes a housing density ratio of 44% low density residential and 56% medium density residential due to the areas proximity to future LRT facilities. The Plan amendment will increase lands designated for medium density residential development and generate a 2% increase in the total number of medium density dwellings in Callaghan, resulting in a housing density ratio of 42% low density residential and 58% medium density residential.
The proposed plan amendment and DC2 Provision conform to the Heritage Valley Servicing Concept Design Brief.
The proposed amendment and zoning are suitable for a site that is somewhat isolated from surrounding development and by its containment within James Mowatt Trail, 111th Street, Bowen Wynd, Callaghan Drive and Blackmud Creek Ravine.
2. Smart Choices Initiative
The Smart Choices Initiatives of Neighbourhood Re-Investment, Residential In-fill, and the Redevelopment of Older Commercial and Industrial Lands are not applicable to this application.
The DC2 achieved an overall score of four out of a possible five stars on the Smart Choices Scorecard. The application advances the Smart Choices Initiatives of Transit Oriented Development, Walkability and Urban Design as it is located adjacent to the LRT extension and within 800m of the Town Centre and Transit Centre for Heritage Valley. The application also provides for medium density residential development and includes the construction of a Top of Bank walkway along Blackmud Creek, which will provide a multi-use trail and viewpoint areas for pedestrians. The application would have received five stars, had mixed uses been included in the development.
3. Transportation and Utilities
The Transportation Department and all other affected City Departments and utility agency have no outstanding concerns regarding these bylaws.
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BYLAW14533
FILE:LDA06-0227
BYLAW 14534
FILE: LDA06-0215
CALLAGHAN
BYLAW 14545
BLACKMUD CREEK
4. Surrounding Property Owners’ Concerns
The Planning and Development Department sent advance notification to 48 surrounding property owners as well as the Blackmud Creek Community League on December 12, 2006. No questions or concerns were received as a result of the advance notification.
A Public Meeting Notification was sent out to 1623 surrounding property owners as well as the Blackmud Creek Community League on January 30, 2007. The Public Meeting was held on February 15, 2007 at the Ellerslie Baptist Church. There were nine members of the public in attendance. One resident, raised concerns regarding the intrusiveness of apartment towers in suburban areas, in particular the proposed 11 storey apartment building. The resident was advised that higher densities and heights of buildings is supported in the Heritage Valley Neighbourhood 6 (Callaghan) NASP due to its location adjacent to the Heritage Valley Town Centre, Transit Centre and the extension of the LRT. The resident was also advised on opportunities for the public to provide input, throughout the planning process. A follow up email was provided to the resident. There were no other concerns received as a result of the Public Meeting.
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BYLAW14533
FILE:LDA06-0227
BYLAW 14534
FILE: LDA06-0215
CALLAGHAN
BYLAW 14545
BLACKMUD CREEK
JUSTIFICATION
The Planning and Development Department recommends that Bylaws14533, 14534, and 14545 be APPROVED on the basis that they are consistent with the Heritage Valley SCDB, will account for the realigned 111th Street, support the concept of compactness and Smart Growth principles, and satisfy the technical and servicing requirements of the affected civic departments and outside agencies.