Amendment to the Garneau Area Redevelopment Plan

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1 Amendment to the Garneau Area Redevelopment Plan to Ave NW File: Prepared for: WAM Development Group Wheaton Group Prepared by: Stantec Consulting Ltd.

2 Table of Contents 1.0 INTRODUCTION BACKGROUND PROPOSED AMENDMENT AMENDMENT RATIONALE MAP AMENDMENT POLICY CONTEXT CAPITAL REGION GROWTH PLAN LAND USE PLAN CITY OF EDMONTON MUNICIPAL DEVELOPMENT PLAN THE WAY WE GROW CITY OF EDMONTON TRANSPORTATION MASTER PLAN THE WAY WE MOVE... 8 APPENDIX 1 AMENDED MAPS... 9 i

3 1.0 Introduction The proposed amendment to the Garneau Area Redevelopment Plan (ARP), Bylaw 6221, as amended, has been prepared by Stantec Consulting Ltd. on behalf of WAM Development Group and Wheaton Group, for the follow properties: to Ave NW. The application seeks to amend the boundaries of the Strathcona ARP by adding those parcels located at to Ave NW, and removing them from the Garneau ARP. The areas currently included in each ARP are shown in Figure 1: Location and Context. The amendment is precipitated by a rezoning application which would allow for the redevelopment of a former automobile dealership and several residential structures to a mixed use residential and commercial development, with the potential for multiple structures on four sites. The intent is to provide pedestrian oriented buildings with commercial, retail, live/work and residential uses located in the podium of the buildings and residential uses located above the podium. 2.0 Background Bylaw 6221 was adopted by Council in May It was consolidated by virtue of the incorporation of the following bylaws: Bylaw 6221 Approved May 25, 1982 (To adopt the Garneau ARP) Bylaw 7047 Approved March 8, 1983 (Miscellaneous Policy Changes) Bylaw 7430 Approved January 24, 1984 (Deletion of Redevelopment Levy) Bylaw 7938 Approved June 25, 1986 (Miscellaneous Policy Changes) Bylaw 9096 Approved February 28, 1989 (Deletion of Policies G.2, G.6, 2.2) Bylaw Approved May 16, 1994 (Policy changes relating to alcohol sales) Bylaw Approved September 19, 1994 (Addition of Policy 2.2c) Bylaw Approved April 15, 1996 (Amendment to Policy 2.1) Bylaw Approved July 15, 1997 (Amendments to Policy 2.1 and 2.2b) Bylaw Approved January 20, 1998 (Boundary amendment and Sub-Area 4 revisions) Bylaw Approved April 3, 2000 (Amendment to Policies G.2, G.6 and 4.2) Bylaw Approved May 30, 2001 (Policy changes to bring Plan in conformity with new Land Use Bylaw) Bylaw Approved January 9, 2002 (Policy change) Bylaw Approved October 15, 2003 (Replace Schedule Q ) Bylaw Approved May 25,2004 (Addition of Policy 1.3b) Bylaw Approved November 17, 2008 (Replace Schedule Q ) Bylaw Approved July 19, 2010 (To incorporate the directives of the 109 Street Corridor Study and the Residential Infill Guidelines) 1

4 The proposed amendment focuses on an area in the eastern portion of the Garneau ARP. The amendment area occupies an area of approximately 0.21 hectares and affects an accessory parking lot associated with a former automotive dealership. It is located west of 106 Street NW between 81 Avenue NW and a lane. The following sections outline the details of the proposed amendment, rationale and conformance with applicable City policies. 2

5 Figure 1: Location and Context 3

6 3.0 Proposed Amendment This amendment is a result of rezoning located at to Ave NW, to Ave NW, Ave NW and to Ave NW. The rezoning application proposes to amend site from the current CB2 (General Business Zone) and Dc2 (Site Specific Direct Development Control Provision) to a DC1 (Direct Development Control Provision). The amendment and rezoning will facilitate the redevelopment of underutilized parcels into a mixed use development featuring a mix of residential, commercial, live-work, and office uses. In order to more effectively regulate development, it is proposed that all lands included in the DC1 Provision be included in the Strathcona ARP. This involved removing those parcels located at to Ave NW from the Garneau ARP and adding them to the Strathcona ARP. 3.1 AMENDMENT RATIONALE The proposed redevelopment of the site is in keeping with City policies for developments within mature neighbourhoods regarding maximizing underutilized and underdeveloped sites, and the use of existing infrastructure, municipal facilities and servicing. In addition, the proposed amendment has been prepared in accordance with municipal policies and provides opportunity for achieving an effective and efficient infill development resulting in higher density and better use for the site. The proposed amendment will allow for redevelopment of a former automotive dealership, including large areas of parking/vehicle storage, and two low density residential structures within the Whyte Avenue Commercial Area. The proposed mixed use development will be pedestrian oriented in nature with commercial, retail, residential and live-work uses located in the podium of the building, with residential uses located above the podium. The development is compatible with adjacent uses which are currently developed as primarily commercial uses. The proposed development will contribute to the attractive pedestrian oriented streetscape fronting onto Whyte Avenue, 81 Avenue NW and 106 Street NW by providing a podium which focuses activity down to the street level and activates the street front. The podium will be compatible in scale, function and design continuity with the historical and architectural character of the Whyte Avenue Commercial Area and will add to the vibrant character the neighbourhood is known for. The amendment area will also take advantage of being along Transit Avenue located along Whyte Avenue, allowing for multiple modes of transportation options for residents and visitors to the Site. Existing and proposed bicycle facilities are located nearby, providing additional transportation options. In addition, the proposed mixed use nature of the development, including residential development, will provide for added safety and security through informal surveillance after businesses are closed. 4

7 3.2 MAP AMENDMENT The following Strathcona Area Redevelopment Plan maps, included in Appendix 1 Amended Maps, would require amendment. Schedule A Vicinity Map (p.2) Schedule B Area Redevelopment Plan (p.6) Schedule C General Land Uses (p.7) Map Policy G.2 (p.13) Map Policy G.3 (p.15) Schedule D Existing Commercial Strips (p.17) Schedule E Roadway Designations (p.27) Map Policy G.14 (p.28) Schedule D Existing Commercial Strips (p.31) Schedule H Designated Bikeways and Crosswalk Locations (p.33) Map Policy G.21, Institutional and Public Land Uses (p.37) Schedule J Detailed Land Use, Sub-area 2 (p.73) Map Walk Up Apartments/Stacked Row Housing (p.77) Map High Rise Apartment Area (p.79) Map Accessory and Non-accessory Parking (p.81) Map Proposed New Park Facility (p.84) Schedule Q Proposed Zoning 5

8 4.0 Policy Context The following sections provide rationale for the proposed development in the context of applicable plans and policies. 4.1 CAPITAL REGION GROWTH PLAN LAND USE PLAN This amendment complies with the following policies of the Capital Region Growth Plan Land Use Plan: Most new growth shall occur within priority growth areas. Priority shall be given to accommodating growth in major employment areas and in locations that meet at least three of the following four criteria: a. Existing and proposed multi-mode movement corridors, including transit nodes; b. Adjacent to existing and proposed major employment areas; c. Redevelopment and intensification opportunities within the existing urban areas; and d. Locations that utilize existing infrastructure and servicing capacity or logically and efficiently extend that infrastructure. Transit corridors and nodes within the priority growth areas shall be identified. Growth within nodes and along these corridors shall be intensified. Encourage and support multi-use and multi-storey development at the nodes within the priority growth areas. New residential developments shall provide a greater proportion of higher density residential units. The amendment area is located within the Capital Region Board s Priority Growth Area B. The proposed amendment meets all four of the criteria listed. a. The amendment area is located along 82 (Whyte) Avenue which is a major public transit route and a designated Transit Avenue. b. The Site is located in close proximity to the University of Alberta and the Downtown, which both provide for a variety and high number of employment opportunities. c. The Site is located within the mature neighbourhood of Queen Alexandra and will result in the redevelopment of an underutilized site to a mixed use development with a pedestrian-oriented commercial/retail and live/work components. d. The Site is located within the developed neighbourhood of Queen Alexandra and will be able to utilize existing infrastructure. The proposed Site is located along 82 (Whyte) Avenue which is a designated Transit Avenue within the City. The amendment will accommodate a mixed use development with retail, commercial, and live/work uses located in the podium of the building with residential development located above the podium. The proposed amendment will provide for the opportunity to accommodate a mixed use development with residential development located above commercial, retail, and live/work uses. 6

9 4.2 CITY OF EDMONTON MUNICIPAL DEVELOPMENT PLAN THE WAY WE GROW This amendment is consistent with the City of Edmonton s Municipal Development Plan (MDP) The Way We Grow, as it is located in a mature area suitable for mixed use development. This application conforms to the following policies of The Way We Grow: Encourage a minimum of 25 percent of city-wide housing unit growth to locate in the Downtown and mature neighbourhoods (see Map 3 Established Neighbourhoods) and around LRT Stations and transit centres where infrastructure capacity supports redevelopment. The Site of the proposed amendment is located in the mature neighbourhood of Queen Alexandra and is located along 82 (Whyte) Avenue which is a designated Transit Avenue Promote residential and employment growth that is sensitive to existing development along transit avenues (see Map 6: Transit Avenues) where infrastructure capacity supports redevelopment Support redevelopment and residential infill that contribute to the livability and adaptability of established neighbourhoods (Map 1: Land Development Concept) and which are sensitive to existing development Support neighbourhood revitalization that contributes to the livability and adaptability of mature neighbourhoods (see Map 3: Established Neighbourhoods) Optimize the use of existing infrastructure in established neighbourhoods Provide a broad and varied housing choice, incorporating housing for various demographic and income groups in all neighbourhoods. The proposed amendment allows for the redevelopment of a former automotive dealership and several low density residential buildings. This redevelopment will be sensitive to existing development and will provide additional residential, commercial and employment opportunities along a Transit Avenue. The building designs will include a podium that will maintain the pedestrian oriented human scale of the area and promote an active streetscape. The proposed amendment would allow for commercial, retail, and live/work units developed at grade and in the podium of the building, with apartment housing located above the podium. The proposed development will be designed to provide a comfortable pedestrian experience along 106 Street NW, 81 Avenue NW and Whyte Avenue. Building podiums will range in height between 2 and three storeys, which will facilitate the activation of the streetscape, and set tower portions of the buildings back from the pedestrian realm. The proposed amendment will provide additional residential, retail and commercial opportunities for individuals in a mature neighbourhood that is in close proximity to the University of Alberta and the Downtown. The proposed amendment will allow for the utilization of existing transportation and utility infrastructure (water, sanitary, transit, etc.). The Queen Alexandra Neighbourhood and the broader Old Strathcona area provides for a large range of housing choice, from low to high density residential developments, creating accessibility for various demographic and income groups. The proposed development offers a range of apartment units, as well as live/work and townhouse units to build on the variety of housing options in the area. 7

10 Provide a greater range of housing choice in association with the location of education, recreation and health uses. The proposed amendment is in close proximity to education institutions (i.e. The University of Alberta), recreation facilities (i.e. The University of Alberta, North Saskatchewan River Valley) and health uses (i.e. The University of Alberta Hospital). 4.3 CITY OF EDMONTON TRANSPORTATION MASTER PLAN THE WAY WE MOVE This amendment is consistent with the City of Edmonton Transportation Master Plan The Way We Move. The proposed development addresses The Way We Move strategic goals such as: Transportation and Land Use Integration, Access and Mobility, Sustainability, and Health and Safety. The Site for the proposed amendment takes advantage of the existing transit avenue located along Whyte Avenue, allowing for multiple modes of transportation options for residents and visitors to the Site. In addition, the proposed amendment would also allow for a mixed use development, including residential development, which provides for added safety and security through informal surveillance after businesses are closed. The mixture of uses also increases the sustainability of the Site, as well as adding to the sustainability of the larger Queen Alexandra Neighbourhood and the broader Whyte Avenue area. 8

11 Appendix 1 Amended Maps Schedule A Vicinity Map (p.2) 9

12 Schedule B Area Redevelopment Plan (p.6) 10

13 Schedule C General Land Uses (p.7) 11

14 Map Policy G.2 (p.13) 12

15 Map Policy G.3 (p.15) 13

16 Schedule D Existing Commercial Strips (p.17) 14

17 Schedule E Roadway Designations (p.27) 15

18 Map Policy G.14 (p.28) 16

19 Schedule D Existing Commercial Strips (p.31) 17

20 Schedule H Designated Bikeways and Crosswalk Locations (p.33) 18

21 Map Policy G.21, Institutional and Public Land Uses (p.37) 19

22 Schedule J Detailed Land Use, Sub-area 2 (p.73) 20

23 Map Walk Up Apartments/Stacked Row Housing (p.77) 21

24 Map High Rise Apartment Area (p.79) 22

25 Map Accessory and Non-accessory Parking (p.81) 23

26 Map Proposed New Park Facility (p.84) 24

27 Schedule Q Proposed Zoning 25

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