report for city council september 29, 2009...

Bylaw 15290

A Bylaw to amend Bylaw 7464, as amended,being The Palisades Area Structure Plan

WHEREAS pursuant to the authority granted to it by the Planning Act, on April 24, 1984, the

Municipal Council of the City of Edmonton passed Bylaw 7464, as amended, being The Palisades Area

Structure Plan; and

WHEREAS Council found it desirable from time to time to amend Bylaw 7464, being The

Palisades Area Structure Plan by adding new neighbourhoods; and

WHEREAS Council has amended the Palisades Area Structure Plan through the passage of

Bylaws 9822, 11518, 11936, 12000, 13203, 13224, 13351, 13579, 14286, 14685, 14714, 14878 and

14850; and

WHEREAS an application was received by the Planning and Development Department to further

amend The Palisades Area Structure Plan; and

WHEREAS Council considers it desirable to amend The Palisades Area Structure Plan, as

amended; and

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 7464, The Palisades Area Structure Plan, as amended; is hereby amended by:

a) deleting the Map entitled “Bylaw 14850 Amendment to The Palisades Area Structure Plan

(as amended)” and substituting therefore the Map entitled “Bylaw 15290 Amendment to

The Palisades Area Structure Plan, as amended”, attached hereto as Schedule “A” and

forming part of this Bylaw; and

2/40

b) deleting the land use statistics entitled “The Palisades Area Structure Plan – Land Use and

Population Statistics – Bylaw 14850 and substituting therefore new statistics entitled “The

Palisades Area Structure Plan Land Use and Population Statistics – Bylaw 15290”,

attached hereto as Schedule “B” and forming part of this Bylaw;

c) adding to Schedule “A” to The Palisades Area Structure Plan, the consultant’s report

entitled “Amendment to The Palisades Area Structure Plan” attached hereto as Schedule

“C”, and forming part of this Bylaw; and

d) adding to Schedule “A” to The Palisades Area Structure Plan, the Planning and

Development Department’s report dated August 24, 2009, attached hereto as Schedule “D”

and forming part of this Bylaw.

READ a first time this day of , A. D. 2009;

READ a second time this day of , A. D. 2009;

READ a third time this day of , A. D. 2009;

SIGNED and PASSED this day of , A. D. 2009.

THE CITY OF EDMONTON

____________________________________MAYOR

____________________________________CITY CLERK

3/40SCHEDULE “A”

15290_SchA.pdf

http://webdocs.edmonton.ca/OcctopusDocs/Public/Complete/Reports/CC/CSAM/2009-09-29/15290_SchA.pdf

4/40SCHEDULE “B”

THE PALISADES AREA STRUCTURE PLANLAND USE AND POPULATION STATISTICS

BYLAW 15290

LAND USE Area (ha) % GDA

Gross Area 590.00

Natural Area (NW 7024) 10.87A Private Corporation’s Utility Right of Way

6.28

A Private Corporation’s Pipeline Right of Way

4.81

167 Avenue 3.52153 Avenue 6.56

Gross Developable Area 557.96 100.00 Units Population

Municipal Reserves – Parks and Schools 45.27 8.11

Net Developable Area 512.69

Business Commercial 44.72 8.01Business Industrial 5.47 0.98Neighbourhood Commercial 4.05 0.73Residential* 448.19 80.33 6,692 22,241Institutional 10.26 1.84

Total 512.69 100.00

Density: 41.1 persons per gross developable hectare

*Includes stormwater management facilities, collector and local roads

5/40

SCHEDULE “C”

Amendment to The Palisades Area Structure Plan

August 2009

Prepared for:Cameron Development Corporation167th Palisades Property Inc.TruWest Properties Inc.City of Edmonton

Prepared by:Stantec Consulting Ltd.

File: 1161 09717

Copyright 2009Stantec Consulting Ltd.

6/40

Table of ContentsPage

1.0 INTRODUCTION & BACKGROUND 2

2.0 PURPOSE 2

3.0 DESCRIPTION OF AMENDMENTS 6

3.1 COLLECTOR ROADWAY RECONFIGURATION 6

3.2 SCHOOLS AND PARK SITES 6

3.2.1 Neighbourhood School / Park Site 6

3.3 COMMERCIAL 6

3.4 RESIDENTIAL 6

3.5 NATURAL AREA (NW7024) 7

3.6 STORMWATER MANAGEMENT FACILITY 7

4.0 RATIONALE 7

5.0 TRANSPORTATION & SERVICING 8

5.1 Transportation 8

5.2 Stormwater Drainage 8

5.3 Sanitary Servicing 9

5.4 Water Servicing 9

5.5 Shallow Utilities 9

6.0 IMPLEMENTATION 9

7.0 PALISADES AREA STRUCTURE PLAN – AMENDED TEXT 10

8.0 PALISADES AREA STRUCTURE PLAN – AMENDED MAPS 14

9.0 Palisades Area Structure Plan – Amended Tables 15

24 May 2023 .1/tt/file_convert/5fc4f6830ecedb34545c087f/document.doc

7/40

AMENDMENT TO THE PALISADES ASP

1.0 INTRODUCTION & BACKGROUNDThis amendment to The Palisades Area Structure Plan (“ASP”) has been prepared on behalf of Cameron Development Corporation, 167th Palisades Property Incorporated, TruWest Properties Incorporated, Albany Square Limited and Her Majesty the Queen in Right of Alberta and/or beneficial owners of the properties

2

within the SW and SE¼ 1-54-25-W4 and a portion of the NE ¼ 1-54-25-W4 and NE ¼ Section 36-53-25-W4 (see Figure 1.0 – Context Plan). The amendment area encompasses approximately 81 hectares within Albany Neighbourhood of the Palisades ASP. The Albany Neighbourhood is bounded by the Transportation and Utilities Corridor (TUC) to the north and west, 127 Street to the east and 167 Avenue to the south.

The Palisades ASP was originally approved on April 24th, 1984 under Bylaw No.7464 and has been subsequently amended since then (see Figure 2.0 – Existing Bylaw 14850).

The Palisades ASP consists of approximately 590 ha located in northwest Edmonton. The majority of the lands are designated for residential, business commercial / industrial, neighbourhood commercial, and various complimentary land uses. The land use concept for this proposed amendment is illustrated on Figure 3.0 – Amendment to Bylaw 14850 with the summary of text, figure and table amendments shown in 7.0, 8.0 and 9.0.

2.0 PURPOSEThe purpose of this amendment is to facilitate modifications to the overall land use concept within the Palisades ASP (see Figure 3.0 –Amendment to Bylaw 14850). The following summarizes the specific amendments to the plan:

Overall revisions to the proposed Albany land use designations; and

The creation of a 14.4 hectare commercial parcel, the removal of a school site, the addition of two neighbourhood parks, and revisions to the stormwater management facilities and collector roadway network within the Albany Neighbourhood.

August 2009/tt/file_convert/5fc4f6830ecedb34545c087f/document.doc

8/40

4

9/40

5

10/40

6

11/40

3.0 DESCRIPTION OF AMENDMENTS

3.1 COLLECTOR ROADWAY RECONFIGURATIONThe proposed collector roadway alignment for the Albany Neighbourhood has been modified as a result of the reconfiguration of the natural area boundary. The neighbourhood has been essentially divided into two districts (east and west) served by two separate collector roadways systems. The western portion of the neighbourhood proposes a looping collector from 167 Avenue. The eastern portion

7

proposes a single north-south collector roadway from 167 Avenue tapering to a local roadway standard.

3.2 SCHOOLS AND PARK SITES

3.2.1 Neighbourhood School / Park SiteThe decreased developable area and re-evaluation of the student generation statistics for the Albany Neighbourhood has determined that a school site is no longer required. Students will utilize the proposed school sites located in the Oxford Neighbourhood. Two smaller park sites have been added to the Albany Neighbourhood. As a result of this, the total lands reserved for school / parks within the ASP have decreased by approximately 2.87 hectares from 48.14 ha. to 45.27 ha.

3.3 COMMERCIALA 14.4 hectare Commercial site has been introduced in the southeastern portion of the Albany Neighbourhood (adjacent to 167 Avenue and 127 Street). This change has resulted in an overall net increase of commercial lands (Business Commercial and Neighbourhood Commercial) in the Palisades ASP from approximately 34.38 ha to 48.77 ha.

A Commercial Market Study completed by Urbanics Consulting Limited provides a more detailed analysis in support of the proposed commercial site has been submitted in support of the Albany NSP.

3.4 RESIDENTIALThe various revisions to the overall land uses within the Albany Neighbourhood has impacted the area of land dedicated for residential uses. The area of land designated for Residential within the Palisades ASP has decreased by approximately 9.3 hectares from approximately 457.05 ha to 448.19 ha.


12/40

3.5 NATURAL AREA (NW7024)

Analysis completed through the Stage 1 and 2 Natural Site Assessments determined that the area of the NW 7024 Natural Area was smaller in size than illustrated under the Palisades ASP. The overall size of the Natural Area decreased by 2.66 ha from 13.53 ha to 10.87 ha.

9

3.6 STORMWATER MANAGEMENT FACILITYStormwater drainage demands for the Albany Neighbourhood will be accommodated by two storm ponds; one situated in Albany and the other in Oxford.

The 16-hectare stormwater facility proposed in the northern portion of the Albany Neighbourhood shall be used to accommodate drainage demands within the Transportation and Utility Corridor only. Alberta Infrastructure and Transportation will determine the exact size and configuration of the stormwater facility during the engineering and design phase of the Anthony Henday Drive extension.

All stormwater management facilities shall be constructed in accordance with the City of Edmonton’s Design and Construction Standards and to the satisfaction of AMPW Drainage Department.

4.0 RATIONALECameron Development Corporation, 167th Palisades Property Inc., TruWest Properties Inc. and the City of Edmonton have recently evaluated the development opportunities within the Albany and Oxford Neighbourhoods. In order to pursue the development of these lands in a comprehensive manner, the following amendments to the land uses are proposed.

The neighbourhood school site proposed for Albany has been removed given the relatively small size of the neighbourhood and student generation than originally forecast. Discussions with AMPW Parks and the Edmonton Public School Board have confirmed that a school site is not required.

This amendment proposes to create a 14.4 hectare commercial site within the southeast corner of the Albany Neighbourhood. The commercial site is of sufficient size to support a wide range of commercial, retail, and professional uses. A Commercial Marketability Study completed by Urbanics Consulting Limited has determined that there is a strong demand for commercial development of this size in this location. The commercial site maintains high exposure and access along the major thoroughfares (127 Street, 167 Avenue) and is within close proximity and connection to Anthony Henday Drive.


13/40

The revised collector roadway alignments in Albany are the result of detailed planning at the NSP stage. These changes support improved circulation, connectivity and access opportunities between the existing and planned neighbourhoods.

The NW 7024 Natural Area has decreased in size as a result of completing the necessary environmental analysis and a detailed boundary survey.

The overall stormwater drainage plan for the northern portion of the Palisades ASP has been revised. Two stormwater management facilities are planned, one in the western portion of the Albany Neighbourhood and the other in the Oxford

11

Neighbourhood. These stormwater management facilities have been situated to take advantage of natural drainage patterns and topographical attributes.

5.0 TRANSPORTATION & SERVICING

5.1 TransportationThe transportation network serving the Albany Neighbourhood consists of a system of arterial, collector and local roadways and walkways.

Two separate collector roadways serve the Albany Neighbourhood. In the eastern portion, a collector roadway accessing 167 Avenue provides access to the commercial site and residential land uses. In the western portion, a looping collector roadway from 167 Avenue provides access to the residential land uses. Overall, the residential land uses within the Albany Neighbourhood will all be within 400 meters of planned transit routes. The commercial site will be accessible from both 127 Street and 167 Avenue.

The collector roadway network planned for the Albany Neighbourhood will provide appropriate access for residents and the traveling public. The location of collector roadways in the Albany Neighbourhood align with the collector roadways planned in the adjacent neighbourhoods to the south, east and west (Carlton, Oxford, Rapperswill).

5.2 Stormwater DrainageThe amendment proposes a variety of changes to the stormwater management facilities planned for the Albany Neighbourhood. Detailed engineering analysis indicated that both the minor and major stormwater flows within the Albany Neighbourhood can be accommodated in two stormwater facilities. The drainage basin for the Albany Neighbourhood has been divided into two portions, east and west. The eastern portion of the Albany Neighbourhood will drain into a 5.9-hectare stormwater facility situated in the Oxford Neighbourhood. The western portion will drain into another stormwater facility in the Albany Neighbourhood.


14/40

A 16-hectare stormwater facility is proposed in the northern portion of the Albany Neighbourhood. This facility is exclusively reserved to accommodate drainage within the Transportation and Utility Corridor lands only.

Land uses adjacent to the Albany wetland area (NW 7024) will be graded to ensure that stormwater flows are consistent with predevelopment rates. It should be noted that the NW 7024 wetland is identified within Part 7 of the Edmonton Garrison Heliport Zoning Regulations (“EGHZR”). These regulations prohibit the modification or improvement of the land in a manner that increases its attractiveness to birds. Although stormponds are permitted under these regulations, the proposed Albany

13

stormwater management facility is subject to these regulations. The Department of National Defence (DND) will review and provide recommendations to the City of Edmonton for the implementation of the appropriate bird hazard mitigation measures (as stipulated under ‘Bird Hazards’ Sections 6 & 7 of the EGHZR) for the stormwater management facility, retained wetland and adjacent land uses. The DND will review this further at the detailed engineering stages.

5.3 Sanitary ServicingAs defined in the Palisades Area Master Plan, sanitary services shall be extended to serve the north neighbourhoods via the North Edmonton Sanitary Trunk (NEST) currently located at 153 Avenue and 127 Street. The on-site sanitary network will follow the internal roadway network and associated public utility lots.

5.4 Water ServicingWater service to the Albany Neighbourhood will be provided via a 450 mm water main adjacent to the area on 167 Avenue. This watermain is expected to be in place before development starts in the Albany Neighbourhood. Water servicing within the neighbourhood shall be designed to provide peak hour flows and fire flows for low density and medium density land uses. Water looping shall be provided in accordance with the requirements of EPCOR Water.

5.5 Shallow UtilitiesPower, gas and telecommunication services are available and shall be extended as required.

6.0 IMPLEMENTATIONThe logical and economical extension of municipal services to the Albany Neighbourhood shall be provided to satisfy local demands.

Applications to rezone and subdivide the lands shall commence at the discretion of the respective land owners in accordance with City of Edmonton policies and practices.


15/40

7.0 PALISADES AREA STRUCTURE PLAN – AMENDED TEXT

The Palisades Area Structure Plan (Bylaw 14850) shall be amended by incorporating the text amendments as shown below:

Section AmendmentIII Existing Site Development Constraints and Opportunities

1. Natural Features, d. Environmentally Delete first bullet “Site NW 7024, located 15

Sensitive Natural Area north of 167 Avenue between 127 and 142 Streets (Neighbourhood 1), a 13.53 ha wetland complex with open water. It is highly sensitive to disturbance.”, and substitute the following:

“Site NW 7024 natural area is approximately 10.87 hectares in size and is located at 167th Avenue within the south-central area of the Albany Neighbourhood. This area is composed of a relatively large wetland complex including a fresh water marsh, wet meadow and upland forest area.

Delete paragraph six “Site NW 7024 will be subject to a natural site assessment in the NSP planning for Neighbourhood 1 and at that time the ultimate use of this site may be determined”, and substitute the following:

“Stage 1 and 2 Natural Site Assessments and a Wetland Area Management Plan have been prepared in support of retaining the NW 7024 natural area in the Albany Neighbourhood. The incorporation of the wetland area into the neighbourhood as a naturalized stormwater influenced wetland provides opportunities for habitat preservation and increased biodiversity as well as a natural amenity for the community.”

2. Built Environment and land Ownership Pattern, a. Existing Land Use

Delete first sentence in paragraph one “The majority of the land within the Plan area is used for primarily for agriculture or remains undeveloped.”, and substitute the following:

“The majority of the land within the Plan area is developed for a variety of residential, commercial and ancillary uses with the northern portion remaining


15/40

undeveloped.”

Delete second and third sentences in paragraph one “The closure of the Speed-way Park in 1983 added to the inventory of undeveloped land. Residential development, in the form of isolated residences and farmsteads and some commercial and industrial uses are also distributed in the south and west portion of the area.”, and substitute the

17

following:

“Existing residences and commercial and industrial uses are situated within the western portion of the undeveloped Plan area.”

V The Development Concept

2. The General Concept Delete the word in the first sentence in paragraph one “22,550”, and substitute the following:

“22,241”

3. Residential Land Use Delete the first sentence in paragraph one “The residential portion of the Plan area, including 36 hectares within the R.D.A., encompasses approximately 454.40 hectares distributed over five neighbourhoods, three of which are located south of 153 Avenue”, and substitute the following:

“The residential portion of the Plan area, including 36 hectares within the R.D.A., encompasses approximately 448 hectares distributed over five


17/40

neighbourhoods, three of which are located south of 153 Avenue.”

Delete a portion of the second sentence in paragraph three “…22,550 at a gross density of about 40.5...”, and substituting the following:

“…22,241 at a gross density of about 41…”

19

Delete the first sentence in paragraph four “The neighbourhoods have been designed whereby each neighbourhood contains a public elementary school associated with a neighbourhood park, centrally located to the school catchment area”, and substituting the following:

“There are five school sites located within four of the five neighbourhoods. The school site within Neighbourhood 1 (Albany) has been removed due to the small size of the neighbourhood, low enrolment projections and a lack of a suitable site. Neighbourhood parks are located within each of the 5 neighbourhoods.”

4. Business/Industrial Deleting the word in the first sentence in paragraph one “8.20”, and substituting the following:

“5.47”

5. Commercial Land Use Deleting a portion of the first sentence in paragraph one “…34.3 hectares or 5.8%..”, and substituting the following:

“…48.8 hectares or 8.7%...”


18/40

Deleting the second sentence in paragraph one “Basically, these retail uses fall into two categories; the mixed use business commercial oriented to the travelling public and the neighbourhood convenience shopping centre which provided for the daily needs of neighbourhood(s) residents.”, and substituting the following:

21

“Basically, these retail uses fall into two categories; the mixed business commercial oriented to the traveling public and larger retail-trade area and the neighbourhood convenience shopping centre which provides for the daily needs of the neighbourhood(s) residents.”

6. Institutional Land Use, a. Schools Deleting the word in the second sentence paragraph one “8”, and substituting the following:

“7”


19/40

8.0 Palisades Area Structure Plan – Amended MapsThe Palisades Area Structure Plan (Bylaw 14850) should be amended by incorporating the map amendments as shown below:

a) substituting “Figure 7.0 – Development Concept” with “Figure 7.0 – Development Concept”, appended herewith;

23

LAND USE Area (ha) % of GDA

Gross Area 590.00Natural Area (NW 7024) 10.87A Private Corporations' Utility R/W 6.28A Private Corporations' Pipeline R/W 4.81167 Avenue 3.52153 Avenue 6.56

32.04

Gross Developable Area 557.96 100.0% Units PopulationMunicipal Reserves - Parks and Schools 45.27 8.11%

Net Developable Area 512.69Business Commercial 44.72 8.01%Business Industrial 5.47 0.98%Neighbourhood Commercial 4.05 0.73%Residential* 448.19 80.33% 6,692 22,241Institutional 10.26 1.84%


Total 512.69 100.00%

* Includes stormwater management facilities, collector and local roads.

PROPOSED LAND USE AND POPULATION STATISTICSTHE PALISADES AREA STRUCTURE PLAN

LAND USE Area (ha) % of GDA

Gross Area 590.00Natural Area (NW 7024) 13.53A Private Corporations' Utility R/W 6.28A Private Corporations' Pipeline R/W 4.81167 Avenue 3.52153 Avenue 6.56

34.70

Gross Developable Area 555.30 100.0% Units PopulationMunicipal Reserves - Parks and Schools 48.14 8.16%

Net Developable Area 507.16Business Commercial 30.33 5.46%Business Industrial 5.47 0.99%Neighbourhood Commercial 4.05 0.73%Residential* 457.05 82.31% 6,825 22,682Institutional 10.26 1.85%


Total 507.16 91.33%

* Includes stormwater management facilities, collector and local roads.

20/40

9.0 Palisades Area Structure Plan – Amended Tables

The Palisades Area Structure Plan (Bylaw 14850) should be amended by incorporating the table amendments as shown below:

a) substituting the table titled “The Palisades Area Structure Plan Bylaw 14850 - Land Use and Population Statistics” with “The Palisades Area Structure Plan Proposed Land Use and Population Statistics”, appended herewith;


21/40 SCHEDULE “D”BYLAW 15290BYLAW 15291BYLAW 15292FILE: LDA09-0139ALBANY

DESCRIPTION: AMENDMENT TO THE PALISADES AREA STRUCTURE PLAN

ADOPTION OF THE ALBANY NEIGHBOURHOOD STRUCTURE PLAN; ALBANY

ZONING BYLAW AMENDMENT from (AG) Agricultural Zone to (CSC) Shopping Centre Zone; ALBANY

LOCATION: Located north of 167 Avenue, east and south of the Transportation and Utility Corridor, and west of 127 Street.

LEGALDESCRIPTION: SE Sec. 1-54-25-W4M

SW Sec. 1-54-25-W4MLot 6, Block 1, Plan 0323075Lot 7, Block 1, Plan 0323075Lot 8, Block 1, Plan 0323075Lot 2, Plan 6398 MCLot 3, Plan 611 NYLot 4, Plan 5848 NY

OWNERS: 167th Pallisades Property Inc.#502, 9707 - 110 StreetEdmonton AB T5K 2L9

Albany Square Ltd.10180 - 111 StreetEdmonton AB T5K 1K6

Her Majesty the Queen in Right of Albertac/o Minister of Infrastructure, Infrastructure BuildingThird Floor, 6950-113 Street, Neil Crawford Provincial CentreEdmonton AB T6H 5V7

Her Majesty the Queen in Right of Albertac/o Public Lands and Forest DivisionSecond Floor, 9915 - 108 StreetEdmonton AB T5K 2G8

1

BYLAW 15290 22/40BYLAW 15291BYLAW 15292FILE: LDA09-0139ALBANY

Tru-West Properties Inc.c/o 502- 9707 - 110 StreetEdmonton AB T5K 2L9

APPLICANT: Stantec Consulting Ltd.10160 - 112 StreetEdmonton AB T5K 2L6

ACCEPTANCE OFAPPLICATION: July 23, 2003

EXISTINGDEVELOPMENT: Predominantly undeveloped land with residential and agricultural

related buildings (farmhouses).

_________________________________________________________

PLANNING ANDDEVELOPMENTDEPARTMENT’SRECOMMENDATION: That Bylaw 15290 to amend the Palisades Area Structure Plan be

APPROVED.

That Bylaw 15291 to adopt the Albany Neighbourhood Structure Plan be APPROVED.

That Bylaw 15292 to amend the Zoning Bylaw from (AG) Agricultural Zone to (CSC) Shopping Centre Zone be APPROVED.

2

23/40 BYLAW 15290BYLAW 15291BYLAW 15292FILE: LDA09-0139ALBANY

DISCUSSION

1. The Application

There are three associated Bylaws in this report.

The first Bylaw (15290) proposes to amend the Palisades Area Structure Plan (ASP) to:

Create a 14.4 hectare commercial parcel; Remove a school site; Reconfigure and expand the stormwater management facilities and the natural

area; Revise the neighbourhood collector roadway network; and Add two neighbourhood parks.

The second Bylaw (15291) proposes to adopt a new plan entitled the Albany Neighbourhood Structure Plan (NSP). The proposed NSP will establish the general land use, transportation and utility servicing principles, and design approach for the development of a neighbourhood encompassing 81.17 hectares with approximately 599 residential units and 1,828 residents. In accordance with the Palisades ASP, the Albany NSP will accommodate a mix of residential, commercial, park, natural area, and stormwater management facility uses.

The third Bylaw (15292) concerns an application to rezone a site west of 127 Street and north of 167 Avenue from (AG) Agricultural Zone to (CSC) Shopping Centre Zone. The intent of the application is to allow for the development of a 14.4 hectare commercial site.

2. Site and Surrounding Area

The Albany neighbourhood is located at the northernmost section of the Palisades ASP area. It is located north of 167 Avenue, east and south of the Transportation and Utility Corridor, and west of 127 Street. A 10.87 hectare wetland exists in the south-central area of the neighbourhood and has been identified as a part of the NW 7024 natural area in the 1993 City of Edmonton Inventory of Environmentally Sensitive and Significant Natural Areas (Geowest 1993). The remainder of the plan area is primarily undeveloped with a few residential and agricultural buildings located near 127 Street, to the southeast area of the neighbourhood, and west of the wetland.

The four neighbourhoods adjacent to Albany are in various stages of development. To the east of Albany is the Rapperswill neighbourhood, which is currently in the planning

3


stages. The Carlton and Oxford neighbourhoods exist to the south of Albany and are currently in the developing stages.

ANALYSIS

1. Compliance with Approved Plans and Land Use Compatibility

All three of the plan amendments comply with the Municipal Development Plan (MDP) and the intent of the Palisades ASP.

The subject area is designated as ‘Suburban Area’ in the MDP. Suburban Areas are defined as lands approved for development and lands suitable for future residential development. The proposed amendments meet several of the City’s Planned Growth Priorities identified in the MDP including:

Land Development Philosophy1.1.2 Address compatibility of land use in the development and review of land use

plans and development proposals.1.1.3a Incorporate the protection of natural areas systems in planning for communities,

for the ecological, recreational, educational, economic and health benefits they provide.

1.1.14 Maintain the integrity of pipelines and utility corridors while planning for growth and development.

Utilization of Existing Infrastructure1.3.3 Support contiguous development that is adjacent to existing development in order

to accommodate growth in an orderly and economical fashion.

Preservation and Enhancement of the Natural Environment and Open Spaces1.6.1 Develop a comprehensive, integrated plan for open space lands that:

o Integrates and connects natural areas within the urban fabric to provide access;

o Develops access and recreational use opportunities while protecting the natural environment; and

o Encourages the conservation and integration of natural areas that are sustainable and feasible.

1.6.2 Implement policies for the conservation of natural sites in Edmonton’s table lands through the planning process.

4


1.6.3 Work pro-actively with the Provincial Government to ensure that Crown interests in water bodies are addressed prior to development.

1.6.4 Acquire and restore natural areas of ecological value as well as critical natural linkages and buffers to ensure they remain sustainable in an urban context.

Managing Suburban Growth1.7.1 Accommodate growth in an orderly, serviced and cost-effective manner. 1.7.2 Provide for a range of housing types and densities in each residential

neighbourhood.1.7.3 Encourage flexibility in creating attractive and functional residential

neighbourhoods and business areas. 1.7.4 Ensure availability and access to recreational opportunities and open spaces.

The Palisades ASP designates the subject area as Neighbourhood One and allocates it for residential, stormwater management facility, permanent wetland/natural area, and neighbourhood park uses. The proposed amendment to the ASP makes changes to the land use concept and policies related to Neighbourhood 1, including but not limited to the addition of a commercial site, removal of a school site, and addition of two parks, but maintains the general intent of the ASP in providing for a mixture of housing types, neighbourhood parks, and a connection to a community pedestrian system.

2. Land Use Analysis

The section of this report pertains to the Albany NSP development concept and its associated statistics.

a) Residential Land Uses

The Albany NSP proposes to allocate 38.3% of the neighbourhood’s gross developable area for residential land uses.

Housing types will predominantly take the form of Medium Density Residential (MDR) uses at 68.8% of the proposed dwelling units. Low Density Residential (LDR) uses will make up the remainder at 31.2% of the proposed dwelling units. This ratio of MDR to LDR exceeds Council’s 65% to 35% guidelines for suburban neighbourhoods but is acceptable given that:

Developable land in the neighbourhood is limited considering 34% of the gross area consists of the Transportation and Utility Corridor;

5


Approximately 13.9 hectares (26%) of the neighbourhood’s developable area (minus the Transportation and Utility Corridor lands) is dedicated to preservation of the Natural Area (NW 7024) and provision of parkland; and

The neighbourhood is very accessible in that it is bordered by the Transportation and Utility Corridor and two arterial roadways, namely 127 Street and 167 Avenue.

The Palisades Area Structure Plan (Policy V – The Development Concept: 3 Residential Land Use) anticipates higher density in the area: “…it is expected that higher density residential development would be located to take advantage of transit routes, access to neighbourhood facilities and amenities such as the commercial areas, lakes, public open space or adjacent to the non-residential land uses west and south in the Plan area” (Palisades Area Structure Plan). Higher densities will also contribute to creating a more compact, efficient, and transit-supportive neighbourhood.

Upon build out, the neighbourhood population is projected to be 1,828 residents occupying 599 housing units at an overall density of 20 units per hectare for LDR and 80 units per hectare for MDR. LDR is located around the northern half of the stormwater management facility and to the east of the natural area. MDR will be located at the southern edge of the neighbourhood and adjacent to collector roadways and will accommodate a variety of housing types such as rowhouses, stacked row houses, and low-rise apartments.

b) Commercial Land Uses

One 14.4 hectare commercial site is proposed in the southeast portion of the Albany neighbourhood and is located with access to and from Anthony Henday Drive, 127 Street, and 167 Avenue. The site will accommodate a variety of retail uses with the potential to include grocery stores, home improvement retailers, restaurants, and medical and professional offices. The strategic location, large size, and mix of retail of this site is intended to allow the site to serve as a neighbourhood commercial center to meet the needs of Albany neighbourhood residents and potentially residents of northwest Edmonton and beyond. The site is also connected to the rest of the neighbourhood and adjacent neighbourhoods through an interconnected multi-use trail and pedestrian linkages with close access to transit.

c) Schools, Parks and Public Open Space

One public elementary school site was originally proposed for the Albany neighbourhood in the Palisades ASP. The Public School Board has since advised that this site will be eliminated and that the public junior high school in the Oxford

6


neighbourhood, south of Albany, will be expanded to become a K-9 facility to serve both the Albany and Oxford neighbourhoods.

The parks and open space system in Albany has been designed to provide a linked network of:

A neighbourhood park in the northwest portion of the neighbourhood; A natural area located in the south-central area of the neighbourhood, which

includes a wetland with four viewpoints to allow for resident access, education, and recreation;

Two smaller parks located south and east of the wetland; A stormwater management facility located in the western portion of the

neighbourhood; A multi-use trail located along the southern boundary of the wetland, within a

portion of the pipeline corridor, and on one side of 167 Avenue; and Walkways with pedestrian connections located throughout the neighbourhood

and connecting to adjacent neighbourhoods.

There is also a 16 hectare stormwater management facility located in the northern portion of Albany. This will exclusively serve drainage demands from the Transportation and Utility Corridor. Drainage from Albany and other adjacent neighbourhoods will not be permitted.

3. Smart Choices Assessment

The proposed amendments advance the Smart Choices initiatives of Walkability and Urban Design, as follows:

a) WalkabilityThe Albany NSP features a high level of connectivity: pedestrian linkages link together a multi-use trail and several sidewalk connections to facilitate easy access to major destination points in the neighbourhood. Walkability in the neighbourhood will also be enhanced with a mix of residential, commercial, and recreational land uses located in close proximity to each other. In addition, all residential land uses will be located within 400 meters of planned transit routes.

b) Urban DesignThe Albany NSP’s development objective to orient commercial sites along public streets in order to ensure high visibility, appropriate frontage, and convenient access opportunities will enhance urban design in the neighbourhood.

7


4. Transportation

The Transportation Department reviewed a Traffic Impact Assessment that was conducted for the subject area. The Transportation Department has no objections to any of the proposed amendments and rezoning and advises that:

The City of Edmonton has approved funding to construct four lanes of 127 Street as part of the Anthony Henday Drive connector roads construction. 127 Street construction is anticipated to be completed prior to Anthony Henday Drive opening, which is currently scheduled for October 2011. The City will recover construction costs through the ARA Bylaw. The City of Edmonton is constructing upgrades to the 167 Avenue – 127 Street intersection in the 2009 construction year;

The owner will be required to pay the proportionate share of the Arterial Roadway Assessment for the construction of arterial roadways in the catchment area;

Should a granular multi-use trail be allowed to be developed within the Transportation and Utility Corridor, the trail is to be built by the developer with development of the adjacent subdivisions;

All-directional access to the commercial centre, located on the northwest corner of 127 Street and 167 Avenue, will be limited;

Accesses to the commercial and multi-family residential development will be reviewed and finalized at the subdivision or development applications stage;

The owner may be required to provide additional traffic analysis for the commercial site at the subdivision or development application stage to confirm access, intersection, roadway, and signalization requirements; and

The owner may be required to dedicate road right-of-way for 167 Avenue and 127 Street based on an approved Concept Plan with subdivision/development of the adjacent lands; and

5. Asset Management and Public Works: Drainage Services and Corporate Properties

Corporate Properties has advised that they have no objections to the proposed plan amendments and rezoning. Drainage Services has advised that they have no objections to the application either and advise:

Permanent storm and sanitary servicing of the proposed rezoning area shall be in general accordance with the servicing schemes presented in the latest edition of the Palisades Neighbourhood Design Report;

Servicing of the proposed zoning areas requires construction of permanent sanitary and storm sewer infrastructure through lands to the south that are not owned by the applicant and as such, suitable easements will have to be obtained from the current land owner to implement the required servicing schemes;

8


Prior to Drainage Services support of any further subdivision or development permit applications within the Albany Neighbourhood, the issues regarding the provincial claim on the bed and shore of the North Oxford wetland and associated wetland exchange and compensation proposal by the current land owner must be resolved and accepted by Alberta Environment and Alberta Sustainable Resource and Development;

As a condition of any future subdivision or development permit approval on the proposed rezoning property the owner must enter into a servicing agreement with the City of Edmonton to pay required assessments and for the construction of public sanitary and storm sewer infrastructure required to service the proposed development;

Storm and sanitary sewer PACs and Expansion Assessment will be payable through Servicing Agreements required as a condition of subdivision approvals or development permits; and

The requirement to pay the Sanitary Sewer Trunk Charge (SSTC) will be reviewed when applications are made for Development Permits or sanitary service connections.

6. Utilities

TELUS Communications, EPCOR Water, EPCOR Distribution and Transmission, ATCO Gas, and ATCO Pipelines have all advised that they have no objections to the proposed plan amendments and rezoning.

7. Parks and School Boards

The Parks Branch of Asset Management and Public Works have advised that they have no objections to the proposed plan amendments and rezoning provided that the following requirements were met:

The addition of a park to the eastern side of the neighbourhood; The provision of an appropriate buffer of 30 m adjacent to the Albany Wetland; Improved trail circulation in the neighbourhood; and Sufficient frontage of the neighbourhood park parcel onto a collector roadway.

These requirements have all been addressed in the NSP.

Both the Edmonton Catholic School Board and the Edmonton Public School Board advised that they have no objections to the proposed plan amendments and rezoning.

9


8. Albany Wetland Management Plan

The Albany Wetland Management Plan was prepared in 2005 to present appropriate information for the sustainable management of the 6.55 ha wetland (to which the Province has laid claim to), located in the NW 7024 natural area of the Albany neighbourhood, and its associated 30 metre buffer. It also serves to provide recommendations for the management of the natural wetland for conservation and surface water management objectives. The plan was reviewed and approved by the Office of Natural Areas, and the Parks and Drainage Services Branches of the Asset Management and Public Works Department.

9. Department of National Defence

The Albany neighbourhood is located within the Edmonton Garrison Heliport Zoning Regulation area. Land uses, particularly in regards to height, size, and type of stormwater management facilities and retention of wetlands, may be limited under these regulations and is subject to review by the Department of National Defence. On March 5, 2009, the Department of Natural Defence stated that they have no objection to the proposed plan amendments and rezoning.

10. Environmental Review

Phase I and Phase II Environmental Site Assessments were conducted for the subject area with the exception of the Transportation and Utility Corridor lands. On July 3, 2009, the Environmental Planning Unit of the Planning and Development Department provided environmental clearance and stated that the land is suitable for development.

11. Surrounding Property Owners’ Concerns

On June 21, 2007, advanced notices were sent out to surrounding property owners and to the Baturyn Community League, Caernarvon Community League, Lorelei Beaumaris Community League, Cumberland/Oxford Community League, Dunluce Community League, and Castle Downs Recreation Society Area Council. There were no outstanding issues from the advanced notice.

On July 5, 2007, the Planning and Development Department held a public meeting at the Lago Lindo Community League, which was attended by twenty-one (21) people. Following a brief presentation, the following questions and concerns were responded to by both the applicant and Planning and Development Department staff:

A question was raised regarding the size of the commercial site and the proposed retail uses for the site. The response to the question was that the site would be

10


approximately 15 hectares in size and would be zoned as Shopping Centre Zone (CSC) with possible retail uses including: grocery stores, banks, restaurants, and home improvement retailers;

Concerns were raised over frequent vehicular shortcutting on 167 Avenue in order to access St. Albert Trail. Citizens in attendance were informed that when the Anthony Henday Drive ring road opens in the area, it is anticipated that there will be a significant reduction in some of these traffic movements currently causing concern;

A question was asked on whether the twinning of 167 Avenue would be in the north or south direction. The response was that it would be in the south direction;

A question was raised regarding the possibility of a sound barrier being built south of 167 Avenue for residents of the Dunluce neighbourhood. Attendees were informed that an eight foot fence backing onto 167 Avenue would be constructed; and

General questions regarding the retention of the wetland in the Albany neighbourhood as well as parking and staging requirements were raised. Citizens in attendance were informed of the Albany Wetland Management Plan and of the components of the plan which addressed their concerns.

Other issues raised by a citizen who could not attend the public meeting (but sent his concerns in writing) included the need for greater provision of neighbourhood amenities such as commuter bike paths and walking paths situated away from roads. The proposed Albany NSP addresses these concerns.

JUSTIFICATION

The Planning and Development Department recommends that Bylaw 15290, Bylaw 15291, and Bylaw 15292 be APPROVED on the basis that the applications comply with the Municipal Development Plan and the intent of the Palisades Area Structure Plan, meet the technical requirements of the relevant Civic Departments and utility agencies, provide for a range of housing, recreational, and commercial opportunities in the Albany neighbourhood, and promote

11


preservation of a significant Natural Area within the fabric of the neighbourhood and a high level of pedestrian connectivity to major destination points within and outside of the neighbourhood for future residents.

ATTACHMENTS

1. Approved Palisades Area Structure Plan Land Use and Population Statistics – Bylaw 14850

2. Proposed Palisades Area Structure Plan Land Use and Population Statistics – Bylaw 15290

3. Proposed Albany Neighbourhood Structure Plan Land Use and Population Statistics – Bylaw 15291

4. Approved Palisades Area Structure Plan – Bylaw 148505. Proposed Palisades Area Structure Plan – Bylaw 152906. Proposed Albany Neighbourhood Structure Plan – Bylaw 152917. Surrounding Land Use Map8. Proposed Rezoning – Bylaw 15292

Written by: I. LiApproved by: W. HughesPlanning and Development DepartmentAugust 24, 2009

12

33/40ATTACHMENT 1

TABLE 1THE PALISADES AREA STRUCTURE PLAN

APPROVED LAND USE AND POPULATION STATISTICSBYLAW 14850

Area (ha) % GDA Units Population

Gross Area 590.00

Natural Area 13.53TransAlta Utilities right of way 6.28167 Avenue 3.52153 Avenue 6.56Northwestern Utilities ROW 4.81

Gross Developable Area 555.30 100.00


Net Developable Area 507.16 91.30


Total 590.00 100.00 6,825 22,682


* Includes stormwater management facilities, collector, and local road

34/40ATTACHMENT 2

TABLE 2THE PALISADES AREA STRUCTURE PLAN

PROPOSED LAND USE AND POPULATION STATISTICSBYLAW 15290

LAND USE Area (ha) % GDA

Gross Area 590.00

Natural Area (NW 7024) 10.87A Private Corporation’s Utility Right of Way

6.28

A Private Corporation’s Pipeline Right of Way

4.81

167 Avenue 3.52153 Avenue 6.56

Gross Developable Area 557.96 100.00 Units Population


Net Developable Area 512.69


Total 512.69 100.00


*Includes stormwater management facilities, collector and local roads

35/40ATTACHMENT 3

TABLE 3ALBANY NEIGHBOURHOOD STRUCTURE PLAN

PROPOSED LAND USE AND POPULATION STATISTICSBYLAW 15291

Area (ha) % GA % GDAGross Area 81.17 100.0Natural Area (Environmental Reserve) 10.87 13.4Pipeline and Utility Right of Way 2.46 3.0Transportation and Utility Corridor 27.93 34.4Arterial Road Widening 2.10 2.6

Gross Developable Area 37.81 100.0Parkland, Recreation (Municipal Reserve) – Park* 3.01 8.0Transportation – Circulation 2.56 6.8Infrastructure/Servicing – Stormwater Management Facility

3.35 8.9

Commercial (CSC) 14.39 38.1

Total Non-Residential Area 23.31 61.7Net Residential Area (NRA) 14.50 38.3

Residential Land Use, Dwelling Unit Count and Population

Area (ha)

Units/ha Units % of Total

People/Unit

Population % of NRA

Ground Oriented – Low Density Residential

9.35 20 187 31.2 3.45 645 64.5

Non-Ground Oriented ** - Medium Density Residential

5.15 80 412 68.8 2.87 1,182 35.5

Total Residential 14.50 599 100.0 1,828 100.0

Sustainability MeasuresPopulation Density (ppnra) 126.0Unit Density (upnra) 41.3Ground Oriented / Non-Ground Oriented Units 31.2 / 68.8Population (%) within 500 m of Parkland 95Population (%) within 400 m of Transit Service 100Population (%) within 600 m of Commercial Service 86Presence / Loss of Natural Area Features WetlandProtected as Environmental Reserve (ha) 10.9

Student GenerationPublic School Board 152Elementary 76Junior / Senior High 76

Catholic School Board 60Elementary 30Junior High 15Senior High 15

Total Student Population 212

* Remainder of MR owing to be dedicated as cash-in-lieu at time of subdivision** The MDR designation allows the development of ground-oriented units such as row houses, townhouses, and stacked row house

36/40ATTACHMENT 4

15290_Att_4.pdf

http://webdocs.edmonton.ca/OcctopusDocs/Public/Complete/Reports/CC/CSAM/2009-09-29/15290_Att_4.pdf

37/4015290_Att_5.pdfATTACHMENT 5


38/40ATTACHMENT 6

15290_Att_6.pdf


39/40ATTACHMENT 7

15290_Att_7.pdf


40/40ATTACHMENT 8

15290_Att_8.pdf


report for city council september 29, 2009...

Documents