Amendment No. 47 WHEREAS Lots 1, 2 and 4 to 7, inclusive, Block B, Plan 4047 ET, located south of 101 Avenue and east of 87 Street, Riverdale, Edmonton, Alberta, are specified on the Zoning Map as (A) Metropolitan Recreation Zone and (US) Urban Services Zone; and
WHEREAS an application was made to rezone the above described property to (RPL) Planned Lot Residential Zone, (US) Urban Services Zone and RF5 (Row Housing) Zone;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act, S.A. 1994, c. M-26.1, as amended, the Municipal Council of the City of Edmonton duly assembled enacts as follows:
1. The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended by rezoning the lands legally described as Lots 1, 2 and 4 to 7, inclusive, Block B, Plan 4047 ET, located south of 101 Avenue and east of 87 Street, Riverdale, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule “A”, from (A) Metropolitan Recreation Zone and (US) Urban Services Zone to (RPL) Planned Lot Residential Zone, (US) Urban Services Zone and RF5 (Row Housing) Zone.
READ a first time this day of , A. D. 2001;
THE CITY OF EDMONTON
_______________________________________ CITY CLERK
12864_ScheduleA.pdf DESCRIPTION: ZONING BYLAW AMENDMENT from (A) Metropolitan Recreation Zone and (US) Urban Services Zone to (RPL) Planned Lot Residential Zone, (US) Urban Services Zone and (RF5) Row Housing Zone; RIVERDALE LOCATION: Located south of 101 Avenue and east of 87 Street
DESCRIPTION: Lots 1, 2 & 4 to 7, inclusive, Block B, Plan 4047 ET
APPLICANT: Habitat Studio and Workshop Ltd.
DEVELOPMENT: Greenhouse, house, garden and undeveloped
RECOMMENDATION: That Bylaw 12864 to amend the Zoning Bylaw from (A) Metropolitan Recreation Zone and (US) Urban Services Zone to (RPL) Planned Lot Residential Zone, (US) Urban Services Zone and (RF5) Row Housing Zone be APPROVED.
DISCUSSION 1. The Application This is an application to amend the Zoning Bylaw from (A) Metropolitan Recreation Zone and (US) Urban Services Zone to (RPL) Planned Lot Residential Zone, (US) Urban Services Zone and (RF5) Row Housing Zone. The (RPL) Planned Lot Residential Zone is the reason for this application. The greenhouse operation has been discontinued, and the proposed RPL Zone will allow for the redevelopment of eight single detached houses.
The change from (A) Metropolitan Recreation Zone to (US) Urban Services Zone and from (US) Urban Services Zone to (RF5) Row Housing Zone proposes a zoning boundary shift suggested by the Administration to correct a suspected long standing mapping error. The line shift will apply the Urban Services Zone to property owned and operated by Edmonton Public Schools, while the Row Housing Zone will be applied to property owned by the Sundance Housing Co-operative Ltd.
Also added to this application at the suggestion of the Administration, is a proposal to rezone what would be the single remaining lot zoned (A) Metropolitan Recreation to (RF5) Row Housing Zone. This lot is owned by the Sundance Housing Co-operative, used as garden, and would bring all the Sundance Housing Co-operative’s land into the (RF5) Row Housing Zone.
Edmonton Public Schools and the Sundance Housing Co-operative Ltd., the additional property owners party to this application, are in support of this proposed zoning change.
2. Site and Surrounding Area
The lands to be rezoned (RPL) Planned Lot Residential Zone contain the greenhouse structures and associated parking, a house, and mature trees. The lots proposed for (RF5) Row Housing zoning are not occupied with buildings, but are used as gardens by residents of the Sundance Housing Co-operative. The small lot proposed for (US) Urban Services zoning is vacant. West of the site is the Riverdale Elementary School and yard, across 101 Avenue to the north is low density detached residential housing, to the east is 87 Street, and to the south is row housing owned by the Sundance Housing Co-operative.
View looking southeast from the corner of 88 Street and 101 Avenue.
ANALYSIS 1. Compliance with Approved Plans and Land Use Compatibility The subject property falls within the Riverdale Area Redevelopment Plan (ARP), which was approved by City Council on January 20, 1994. The proposed development generally conforms with the Plan insofar as the Plan provides redevelopment guidelines for the lands containing Riverdale Greenhouses Ltd. and an adjoining lot owned by the Sundance Housing Co-operative and used for gardening. The redevelopment guidelines support low density residential infill development with rear lot access in keeping with surrounding development. The Riverdale Area Redevelopment Plan, as amended, specifically identifies the (RF2) Low Density Infill Zone through which to implement the objectives of the plan. The applicant has requested (RPL) Residential Planned Lot zoning to allow eight single family lots with rear lane access to be in accommodated in the site area. The Administration is of the opinion that the proposed rezoning is appropriate given the minor site area under consideration and that it is in keeping with the intent of the Riverdale ARP.
Applying the proposed (RF5) Row Housing Zone to the (A) Metropolitan Recreation lot owned by the Sundance Housing Co-operative will allow the Co-operative the opportunity to use the lot for an accessory use to the main 59 townhouses, or to development this lot in accordance with the RF5 Zone. Row housing is allowed in the RF5 Zone, but the single lot, with it isolated configuration, will not accommodate development of a high density residential form; thus, the objectives of the Riverdale ARP will not be jeopardized.
The proposal to apply the (US) Zone to land owned by Edmonton Public Schools is appropriate as a ‘housekeeping’ amendment.
The owners of the lots subject to the proposed administrative changes are in agreement with Administration’s recommendation. The proposed rezonings are compatible with the surrounding land uses.
2. Transportation and Utilities The Transportation and Streets Department and the other affected City departments and private utility agencies advise that they have no concerns regarding this application. The Transportation and Streets Department advise that 101 Avenue adjacent to the site will require upgrading to an urban standard local roadway complete with boulevard walk. EPCOR advises that the water supply pressure in this area may exceed 550 kPa at times, particularly under static or low flow conditions; consequently, the homes in this area will require pressure reducing valves to protect their plumbing systems. Asset Management & Public Works, Drainage Branch, advises that the properties will be required to pay for their proportionate share of upgrading costs of the Riverdale pumping station. Further, the properties will be required to pay the Sanitary Sewer Trunk Charge (SSTC) prior to the issuance of Building Permits.
3. Surrounding Property Owners’ Concerns The Planning and Development Department received only one phone call as a result of the mail out of the Preliminary Letter of Notification. This individual did not support increasing the density of this area, and suggested that the Riverdale ARP be followed in all aspects.
As previously stated, the Sundance Housing Co-operative Ltd. and Edmonton Public Schools supported the application and agreed with the administrative inclusion of their properties in order to effect a housekeeping amendment.
JUSTIFICATION The Planning and Development Department recommends that Bylaw 12864 be APPROVED on the basis that it conforms with the intent of redevelopment on the subject lands in accordance with the Riverdale ARP, and, as part of an administrative amendment, unifies adjacent zoning with the ownership boundaries.