Bylaw 14978
A Bylaw to amend Bylaw 11777, as amended,
Edmonton Municipal Development Plan
WHEREAS on August 31, 1998, City Council passed Bylaw 11777, as amended, being a Bylaw to adopt the Edmonton Municipal Development Plan; and
WHEREAS Council has amended the Edmonton Municipal Development Plan through the passage of Bylaw 11893, 12531, 13081, 13302, 13388, 13541, 13530, 13629, 13509, 13746, 13806, 14078, 14458, 14672, 14678, 14675, 14837 and 14906; and
WHEREAS the Municipal Council of the City of Edmonton now deems it in the public interest to further amend the Edmonton Municipal Development 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 assembled enacts as follows:
1. Bylaw 11777, as amended, the Edmonton Municipal Development Plan is hereby amended by:
a) deleting the map entitled “Bylaw 14906 Map 1 Land Development Concept Edmonton Municipal Development Plan” and substituting therefore the Map entitled “Bylaw 14978 Map 1: Land Development Concept Edmonton Municipal Development Plan” annexed hereto as Schedule “A”.
READ a first time this day of , A. D. 2008;
READ a second time this day of , A. D. 2008;
READ a third time this day of , A. D. 2008;
SIGNED and PASSED this day of , A. D. 2008.
THE CITY OF EDMONTON
______
MAYOR
______
CITY CLERK
2/2
SCHEDULE “A”
14978_SchA.pdf
DESCRIPTION: AMENDMENT TO THE EDMONTON MUNICIPAL DEVELOPMENT PLAN
AMENDMENT TO THE SOUTHEAST AREA STRUCTURE PLAN
AMENDMENT TO THE CHARLESWORTH NEIGHBOURHOOD STRUCTURE PLAN
ZONING BYLAW AMENDMENT from (AG) Agricultural Zone to (DC2) Site Specific Development Control Provision; CHARLESWORTH
LOCATION: Located north of Ellerslie Road SW and east of 50 Street SW
LEGAL
DESCRIPTION: A portion of SW 25-51-24-4 and Block 2, Plan 2941S
APPLICANT: Stantec Consulting (Om Joshi)
10160 – 112 Street
Edmonton, AB T5K 2L6
OWNERS: Asset Management & Public Works
City of Edmonton
Century Place, 19th Floor, 9803-102A Ave
Edmonton, AB T5J 3A3
The Sikh Federation of Edmonton
P.O. Box 11897 Stn. Main
Edmonton
Alberta T5J 3L1
Gurdwara Siri Guru Singh Sabha Society, Edmonton, Alberta
4504 Mill Woods Road South
Edmonton, Alberta T6L 3J4
ACCEPTANCE OF
APPLICATION: July 10, 2006
EXISTING
DEVELOPMENT: Vacant (previously used as the Strathcona Shooting Range)
PLANNING AND
DEVELOPMENT
DEPARTMENT’S
RECOMMENDATION: That Bylaw 14978 to amend Edmonton Municipal Development Plan be APPROVED.
That Bylaw 14979 to amend the Southeast Area Structure Plan be APPROVED.
That Bylaw 14980 to amend the Charlesworth Neighbourhood Structure Plan be APPROVED.
That Bylaw14981 to amend the Zoning Bylaw from (AG) Agricultural Zone to (DC2) Site Specific Development Control Provision be APPROVED.
DISCUSSION
1. The Application
This report addresses four proposed planning bylaws.
Bylaw 14978 proposes to amend the Edmonton Municipal Development Plan (Plan Edmonton) by re-designating the site from Agricultural Area to Business and Employment Area.
Bylaws 14979 and 14980 propose to extend the northeast boundary of the Southeast ASP and the east boundary of the Charlesworth NSP respectively to include an additional 67.20 ha of land and designate it as City Level Park (approximately 47 ha), Stormwater Facilities (approximately 7 ha) and Institutional/City Level Park (approximately 8 ha) to accommodate recreation, stormwater management and institutional uses.
Bylaw 14981 proposes to amend the Zoning Bylaw from (AG) to (DC2). The proposed DC2 provision will provide for an area of public land for recreational uses (MTRS), stormwater management, conservation of a natural area and remediation of contaminated portions of the site.
The City of Edmonton’s Asset Management and Public Works intends to develop the City Level Park into a multi-sport tournament and recreation site (MTRS) for active and passive community recreation. Development of the MTRS will include approximately 3 rugby fields, 14 soccer fields and 8 slow-pitch diamonds as well as clubhouses and associated facilities. All parking requirements will be accommodated onsite. When developed, the site will be open for both for public and private functions and will be administered by the Nor’Wester Athletic Association (NWAA), Edmonton Minor Soccer Association (EMSA), Knights of Columbus Trojan Soccer Association (KC Trojans) and Southwest United Sports Club (SWU) referred to as Club Soccer, and Oil City Slo-Pitch (OCS).
The MTRS will also be developed with four storm ponds. The storm ponds have been located on the basis of the natural drainage patterns of the site. In addition to its primary function of stormwater retention, these facilities will provide passive recreation opportunities.
The lands designated Institutional/City Level Park will allow for the development of primarily institutional uses such as churches and schools and the possible expansion of the City level park (MTRS). In addition, uses ancillary to the primary institutional uses such as seniors housing, funeral home/crematorium and a limited opportunity for commercial development may be permitted.
Bylaw 14981 proposes to amend the Zoning Bylaw from (AG) Agricultural Zone to (DC2) Site Specific Development Control Provision. The proposed DC2 provision will provide for public recreational uses, stormwater retention, conservation and management of a natural area and remediation of contaminated portions of the site. The City-owned portion of the site was used as a shooting range for over three decades, the Strathcona Shooting Range, and the privately owned site is vacant.
2. Site and Surrounding Area
The approximately 67 ha site is located north of Ellerslie Road SW and east of 50 Street SW in Edmonton’s Rural South East. The site is further divided into two parcels: one, totalling 56 ha, which is the City-owned land and the other, approximately 8 ha, is owned by the Sikh Federation and the Gurdwara Siri Guru Singh Sabha Society.
North of the site is the Transportation Utility Corridor (TUC) and beyond that, the Crawford Plains Neighbourhood within Mill Woods. To the east are lands zoned (AG), being used as agricultural land and a golf course. To the south, across Ellerslie Road, are lands zoned (AG), accommodating agricultural and country residential uses. West of the site, across 50 Street are a mix of medium density residential, commercial and religious assembly uses, which are part of the Charlesworth Neighbourhood.
A natural area, SE 132, was identified in the southeast corner of the site through the City of Edmonton’s Inventory of Environmentally Sensitive and Significant Natural Areas (1993). The Province of Alberta has expressed interest in claiming ownership of the natural area and in the future the natural area will be subdivided and ownership transferred to the Province.
View of site looking north from Ellerslie Road and east of 50 Street.
View within the site looking south west towards 50 Street and Ellerslie Road.
ANALYSIS
1. Compliance with Approved Plans and Land Use Compatibility
Edmonton Municipal Development Plan (Plan Edmonton)
The proposal supports Plan Edmonton policies to:
· incorporate the protection of natural areas in planning for communities, for the ecological, recreational, educational, economic and health benefits they provide;
· place a high priority on the effective and efficient use land;
· work pro-actively with the Provincial Government to ensure that Crown interests in water bodies are addressed prior to development;
· ensure access to recreational opportunities and open spaces;
· provide opportunities for individual and community recreation by maintaining and developing public parks, open space and recreation facilities;
· consider environmental impact as a factor in the decision-making process for land, transportation and infrastructure development; and
· require, through the development approval process, the remediation and management of contaminated sites so that sites are suitable for their intended uses.
The lands are proposed to be designated Business and Employment Area in Plan Edmonton which is consistent with the recommendations proposed in the new (draft) Municipal Development Plan for potential industrial development east of the site within the remaining rural south east. City level park sites are also appropriately located in Business and Employment Areas because of the volume of traffic the site generates, noise, programming (i.e. major events) and operating times. Business and Employment designation would also allow institutional uses such as churches and temples.
Urban Parks Management Plan
The proposal supports the following Urban Parks Management Plan’s principles:
· preserve natural capital, including the completion of a Natural Site Assessment and Natural Area Management Plan for natural areas;
· adopt an ecologically based park design, construction and maintenance, including accommodating surface drainage on site and minimizing the use of mechanical drainage where possible;
· provide diverse landscape opportunities and experiences, including active and passive recreation experiences; and
· work with sport communities to identify and manage sport needs on an ongoing basis.
Southeast Area Structure Plan (ASP)
The proposal supports the following Southeast ASP principles:
· preserve and enhance natural areas and open spaces;
· provision of pedestrian access and connectivity via universal design, integrated multi-use trails, linkages and corridors;
· creation of an integrated network of parks, multi-use trails and / or connections that encourage pedestrian connectivity, social interaction and healthy lifestyle;
· incorporate existing natural features in the design of neighbourhoods; and
· encourage sharing of common infrastructure and opportunities to enhance the place-making role of free-standing school / park sites and facilities as community focal points
Charlesworth Neighbourhood Structure Plan (NSP)
The proposal supports the following Charlesworth NSP intents:
· preserve and enhance natural areas, where feasible, by integrating them with urban development and open spaces;
· incorporate natural areas with compatible land uses such as naturalized storm ponds, park sites or adjacent housing where possible;
· encourage naturalized landscaping on public and private lands to minimize environmental and economic costs associated with their maintenance;
· accommodate the safe and nuisance-free operation of existing utility rights-of-way and integrate pipeline corridors into the development concept as walkways and open space linkages where feasible; and
· facilitate the integration of existing and proposed religious assembly developments within the Plan area
The proposed amendments and resulting development are compatible with surrounding uses. The site is situated on the periphery of the neighbourhood and separated by major roadways. The site will be within walking distance of transit service. The site’s location is also on two major roadways (Ellerslie Road and 50 Street SW) and in proximity to Anthony Henday Drive, providing good City-wide and regional access.
2. Smart Choices
The proposal contributes moderately to the Smart Choices Initiatives of Walkability and Urban Design. The Smart Choices Initiatives of Transit-Oriented Development, Neighbourhood Reinvestment, Residential Infill and the Redevelopment of Older Commercial and Industrial Lands are not applicable/relevant to the application.
It is not possible to fully assess the proposed development in terms of Smart Choices Initiatives due to the limited submission requirements for these proposals as it relates to the Smart Choices features. This application represents a small portion of an overall approved Plan area, which may score differently in Smart Choices Initiatives under a comprehensive evaluation.
3. Transportation and Utilities
The Transportation Department made the following advisements:
· If the proposed ASP amendment does receive approval, the Arterial Roads for Assessment Bylaw (#14380) will also require an update in order to maintain consistency with the new boundary of the Southeast Area Structure Plan and the Southeast Ellerslie Assessment Basin.
· There is a need to widen 50 Street and Ellerslie Road to four lane divided roadways to support continued development. The Transportation Department previously requested area developers to enter into a Memorandum of Understanding (MOU) to assist coordinating developers in completing these immediate requirements. While agreements have not been signed yet, there are several applications in circulation that will have the condition to complete these roadways.
· The development of the Multi Tournament Site will require the City to participate in construction of adjacent arterial roadways. Funding has been included in the current project budget to accommodate a portion of 50 Street construction, which will be coordinated with Area Developers.
All other affected City Departments and utility agencies have no outstanding concerns regarding these bylaws.
4. Environmental
A Phase I and II Environmental Site Assessment (ESA) were completed for SW¼ 25-51-24-W4 and identified environmental concerns such as lead contamination in the soil from the site’s previous use as a shooting range. A Phase III ESA (site remediation) is being completed and contaminated portions of the site are expected to be fully remediated by the summer of 2008. The proposed DC2 Provision (Bylaw 14981) ensures that no development will occur on contaminated lands until clean up of these lands has been verified by City of Edmonton Environmental Planners as well as the Capital Health Authority and Alberta Environment.
A Phase I ESA for Block 2, Plan 2941RS must be completed prior to rezoning.
5. Surrounding Property Owners’ Concerns
The Planning and Development Department sent a letter of notice for this proposal to 111 surrounding property owners within 120 m of the site, and to the Southwood and Ellerslie community leagues on January 30, 2008. The letter also invited recipients to a public meeting that was held on February 12, 2008. The public meeting was hosted by the Planning and Development Department and was attended by 14 residents.
The respondents and public meeting attendees were generally supportive of the application and inquired about the following:
· the degree to which traffic would be affected;
· the infrastructure needed to serve the site;
· composition of the sports fields;
· public access to the sports facilities;
· staging and nature of development of the site;
· future of 50 Street;
· funding; and
· development potential of the land to the east.
The Planning and Development Department answered these inquiries and there are no known outstanding public concerns.
6. Intermunicipal Review
The proposed amendments for Plan Edmonton, the Southeast ASP and Charlesworth NSP were circulated to 7 adjacent municipalities including the Cities of St. Albert and Fort Saskatchewan, Leduc, Parkland, Strathcona and Sturgeon Counties and the Town of Beaumont. Two responses have been received, a supportive response from the Town of Beaumont and a response of “no comment” from Strathcona County.