A bylaw to amend Bylaw 10251, as amended, the Riverdale Area Redevelopment Plan



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Bylaw 14738
A Bylaw to amend Bylaw 10251, as amended,

the Riverdale Area Redevelopment Plan
WHEREAS pursuant to the authority granted to it, City Council on January 20, 1994, passed Bylaw 10251, as amended, being a bylaw to adopt the Riverdale Area Redevelopment Plan; and

WHEREAS from time to time Council finds it desirable to amend the Riverdale Area Redevelopment Plan; and

WHEREAS City Council now deems it in the public interest to further amend the Riverdale Area Redevelopment 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 10251, as amended, is hereby further amended by:

a) adding Policy 3.6.5 to include “ Notwithstanding the low density infill policies for this portion of the neighbourhood, Lots 5 and 7, Block B, Plan 4047 ET are designated for medium density housing and limited Community Recreation Service uses under a DC2 Provision”.

b) deleting the map entitled “Map 9-Area Subject to Redevelopment Guidelines” and substituting therefor the map entitled “Map 9-Area Subject to Redevelopment Guidelines”, attached hereto as Schedule “A” and forming part of this Bylaw.


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

2/2


SCHEDULE “A”

14738_SchA.pdf
DESCRIPTION: AMENDMENT TO THE RIVERDALE AREA REDEVELOPMENT PLAN
ZONING BYLAW AMENDMENT from (RF5) Row Housing Zone to (DC2) Site Specific Development Control Provision; RIVERDALE
LOCATION: 8747 - 101 Avenue
LEGAL

DESCRIPTION: Lots 5 and 7, Block B, Plan 4047ET

APPLICANT/

OWNER: Sundance Housing Co-Operative Ltd.

c/o #200, 12120-106 Avenue

Edmonton AB T5J 3P4
ACCEPTANCE OF

APPLICATION: March 29, 2007
EXISTING

DEVELOPMENT: Undeveloped

PLANNING AND

DEVELOPMENT

DEPARTMENT’S

RECOMMENDATIONS: That Bylaw 14738 to amend the Riverdale Area Redevelopment Plan be APPROVED; and
That Bylaw 14739 to amend the Zoning Bylaw from (RF5) Row Housing Zone to (DC2) Site Specific Development Control Provision be APPROVED.

DISCUSSION
1. History

On April 4, 2006, City Council referred proposed Bylaw 14220 to amend the Riverdale ARP and Bylaw 14221 to rezone the subject property to DC2 back to the Administration to initiate further discussions with the community. Consultation between the applicant and the community occurred under the auspices of the Mediation and Restorative Justice Centre of Edmonton. The result was a redesign of the four storey building to accommodate 12 residential units.

At the Public Hearing on June 12, 2006, Bylaws 14220 and 14221 were lost at First Reading.


2. The Applications
This report concerns two applications. The first application proposes to amend the Riverdale Area Redevelopment Plan (ARP) to accommodate a medium density residential development and community recreation service on a site currently designated for low density residential infill development, but zoned (RF5) Row Housing.

The ARP Amendment will specifically:



  1. Add Policy 3.6.5 to include “ Notwithstanding the low density infill policies for this portion of the neighbourhood, Lots 5 and 7, Block B, Plan 4047 ET are designated for medium density housing and limited Community Recreation Service uses under a DC2 Provision”.

  2. Delete “Map 9-Area Subject to Redevelopment Guidelines” and substituting therefor, the following “Map 9-Area Subject to Redevelopment Guidelines”, attached hereto as Schedule “A”.

The second application (LDA07-0096) proposes to amend the Zoning Bylaw for the same site affected by the first application from (RF5) Row Housing Zone to (DC2) Site Specific Development Control Provision. The DC2 Provision would create an opportunity for a three-storey apartment building containing nine dwelling units and Community Recreation Services Use with a maximum occupancy of 35 persons on the site. The site plan attached to the DC2 provision indicates a sunken outdoor patio to be developed at the rear of the building and eight at - grade parking spaces to be provided adjacent to the laneway and three visitor parking spaces on the adjacent property owned by the applicant.


The applicant has indicated that the apartment units are intended for senior’s housing. The Planning and Development Department has been advised that the property owner has secured a grant to provide affordable housing in the proposed building.

The Community Recreation Service use will be located in the basement of the building. The proposed DC2 provision also specifies that the Community Recreation Service use is for the exclusive use of the future residents of the building and the residents of the Sundance Housing Co-operative Ltd. which owns an abutting property and other properties located throughout the Riverdale neighbourhood.


3. Site and Surrounding Area
The site is located south of 101 Avenue and west of 87 Street, and partially within the 1:100 year Flood Plain. The 0.129 ha site is zoned (RF5) Row Housing and was formerly utilized for a portion of a greenhouse operation, with garden plots occupying the southwest portion of the site in 2007.




View of site looking south from the corner of 88 Street and 101 Avenue

The lands to the north of the site are zoned RF2 and developed with a variety of low density housing including single and semi-detached houses and a four-unit apartment. The lot immediately to the east is vacant and zoned (RPL) Planned Lot Residential. Further east along 101 Avenue, the lots are also zoned RPL and have recently been developed with single detached housing. The lands to the south are zoned RF5 and DC1 and occupied by row housing and single detached houses. The lands to the west are zoned US and occupied by the Riverdale Elementary School and playground.



ANALYSIS
1. Compliance with Approved Plans and Land Use Compatibility


  1. Plan Edmonton

The proposed development conforms to Plan Edmonton’s strategies 1.3.5 and 1.5.2 that encourage sensitive infill development at increased densities in mature neighbourhoods, and Strategy 1.7.2 that provides for a range of housing types and densities in each residential neighbourhood.


The proposed development provides for a three storey apartment that increases the range of housing choice in the Riverdale neighbourhood, is sensitively designed and adds nine more dwelling units to the housing stock.
b) Riverdale Area Redevelopment Plan


    While one of the primary objectives of the Riverdale ARP is to “maintain low density residential development in the existing developed community” using primarily an RF2 (Low Density Infill) Zone (Policies 2.2.1and 5.2.2), the ARP (Section 3.6) recognizes the need to provide new opportunities for residential development in the form of multi-family housing with densities higher than the RF2 zone, while minimizing the impact of such development on Riverdale’s existing character and identity.

    To meet this challenge, some properties were designated in the ARP for medium density residential development and zoned RF5, RA8 and DC1 in such sub-areas as the “Top-of-the-Valley/Rowland Road” area, and on the former J.B. Little Site (The Brickyard).

    The subject site is currently zoned RF5, the lower range of the medium density range. Given the site context and recent policy emphasis on intensification, maximizing infrastructure efficiency and environment responsibility, this site, located abutting the Riverdale Elementary School and playground provides an opportunity for sensitive integration and upzoning in this part of the neighbourhood.

The proposed building is designed to be compatible in scale and height with existing and potential development north and east of the site. The building’s height is limited to 11.4m or three storeys and provides a compatible transition to the RPL and RF2 developments along the 101 Avenue block face which can be developed with a maximum height of 10m and 2 ½ storeys. The overall building coverage does not exceed that allowed under the current RF5 zone or the RF2 zone at 28%, and is under that allowed in the adjacent RPL zone (35%) for a principal structure. The combination of lower height and site coverage will assist in reducing the sun/shadow impact on the future single detached development to the east.

The proposed DC2 Provision also contains architectural and site design criteria to ensure that the residential character and streetscape in this portion of the Riverdale is maintained. The proposed building addresses the street pattern by orienting the primary access to 101 Avenue and designing the façade to reflect elements of surrounding single detached dwelling, including a covered entryway, similar setbacks, peaked roof and the use of brick and siding as finishing materials. To improve the pedestrian environment and streetscape along 101 Avenue and adjacent development, enhanced landscaping will be provided to complement the building at grade, as well as to act as a buffer and improve the appearance from the surrounding developments.
The proposed Community Recreation Services use typically includes community halls, community centres and community league buildings operated by residents associations on larger sites such as school/park sites. The proposed Community Recreation Service Use is complementary to the abutting the Riverdale Elementary School and playground and is supported by the Edmonton Public School Board. To reduce the potential negative impact on the adjacent residential area and in particular to the future residents to the east, the Community Recreation Service Use is limited to a maximum occupancy of 35 persons and restricted to the residents and members of the Sundance Co-op and their invited guests. Access to this communal use will be restricted to a separate entrance at the rear of the building and vehicular access will be from the rear lane. Activities on the sunken patio will be screened by a 1.1m high noise attenuation wall on the east edge of the patio.


    c) The Edmonton Zoning Bylaw

The proposed DC2 complies with the requirements of the Floodplain Protection Overlay which specifies that habitable areas, electrical panels and heating sources be flood proofed. The Community Recreation Service is a non-habitable use and is proposed in the building basement.




  1. Smart Choices

The proposed rezoning implements the Smart Choices initiatives of Walkability and Urban Design, and advances the initiatives pertaining to Neighbourhood Reinvestment and Residential Infill. The Smart Choices initiatives relating to Transit-Oriented Development and the Redevelopment of Older Commercial and Industrial Lands are not relevant to this application. Upon evaluation, the proposed development achieves an overall score of four out of a possible five stars on the Smart Choices Scorecard.


  1. Edmonton Design Committee

At the time of this writing this report, the applicant had not presented this proposal to the Edmonton Design Committee for their review and comments. The Development Regulations stipulate, however, that building design and site improvements recommended by the Edmonton Design Committee shall be incorporated into the project, to the satisfaction of the Development Officer at the Development Permit stage.

2. Transportation and Utilities
The Transportation Department and the other affected civic departments and utility agencies do not have any outstanding concerns regarding these applications. The Transportation Department has reviewed a parking study for the subject site and advises that the proposed site access, the number of parking spaces, and the parking space design is satisfactory.


  1. Environmental

The Environmental Planning Unit advises that the site is suitable for development under the proposed DC2 Provision.


4. Surrounding Property Owners’ Concerns
As a requirement of the DC2 pre-consultation process, the applicant sent notices of the proposal to 65 surrounding property owners and the Riverdale Community League on December 11, 2006. The applicant advises that he has received four responses expressing non-support for the project for a variety of reasons, including, but not limited to, the height of the building, architectural design, privacy, precedent setting and environmental impacts on adjacent single family development.
After submission of the Application, the Planning and Development Department sent advanced notices to 65 surrounding property owners and the Riverdale Community League on March 8, 2007. As a result of the pre-notification, the Department received eight correspondences from property owners expressing concerns about the height, density and parking impact on the adjacent lane, the design of the building, site coverage, the size of the community recreation services space and environmental impacts of noise, smell, loss of privacy, and light impact. Three property owners supported the project noting that the development, especially in the form of seniors housing, fits well into the surrounding area, is affordable, and will be an asset to the neighbourhood.
On July 5, 2007, the Planning and Development Department held a public meeting to discuss the proposed applications. The meeting was attended by 34 residents, the applicant and staff of the Planning Department. The discussion, questions and clarifications raised by the attendees reflect the above noted concerns. However, a significant number of residents expressed support for the project as presented. Attendees were also supportive of the building’s design and the community meeting space, and noted that the height of the proposed development is similar to the height of the single detached house to the east. They also advised that the unique shape of the site and its proximity to the Riverdale Elementary School and row housing development make the site a suitable location for an apartment building. From the written comments at the meeting and subsequent E-mail that were sent in, 13 residents supported the project, one was opposed and two were non-committal. At that meeting, assurances were made by the

applicant to try to address the issues of privacy, light pollution, noise that may emanate from the main entrances, and the community recreation service use.


As a result of the residents’ input, negotiations with immediate neighbours and discussions with the Planning and Development Department, changes were made to the design and new regulations were added to address some of the issues identified above. These changes include:

  • Limiting the Community Recreation Services Use to a maximum occupancy of 35 persons.

  • Eliminating a north/south walk along the eastern property and restricting pedestrian access to the Community Recreation Services Use to the rear of the property.

  • Designing selected windows along the common hallway facing east to prevent a clear view out to the outside.

  • A noise attenuation screen shall be installed along the east side of the 101 Avenue entry walkway to reduce noise impact on the adjacent property.

  • A noise attenuation wall measuring 1.1 m in height shall be provided at the top of the below grade patio area East wall, and

  • Exterior lighting of the sunken patio, stairwell, pedestrian access and security lighting shall be designed to prevent light from directly spilling over into the adjacent neighbours’ properties.

These changes and solutions to identified concerns are acceptable to the Planning Department and some property owners.

JUSTIFICATION
The Planning and Development Department recommends that Bylaw 14738 and Bylaw 14739 be APPROVED on the basis that the proposed development is in conformance with the general objectives of the Plan Edmonton and Smart Choices to provide and sensitively integrate medium density residential housing into appropriate locations in Edmonton’s neighbourhoods. The proposed building and its uses are designed to be compatible with existing and potential development in the immediate area and will protect the residential character and streetscape in this portion of Riverdale. Moreover, there are no outstanding technical or servicing concerns with these applications.
ATTACHMENT
2a Maps
Written by: Shafee Mohamed

Approved by: Shafee Mohamed

Planning and Development Department

July 30, 2007



ATTACHMENT 2a

14738_Att2a.pdf
2

14738_pg2.pdf

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