ADVISE
Share your feedback on a development proposal in the Strathcona Neighbourhood
JAN
15
2020
Wednesday, 6:00 to 8:00 p.m.
(Drop-in, no scheduled presentation)
Strathcona Community League
10139 - 87 Avenue NW
ADVISE
WHY ARE YOU HERE?A Land Development Application has been submitted by Beljan Development on behalf of Sharbro Construction.
City Planning is reviewing the application according to city plans, policies, guidelines, and for technical feasibility with regards to municipal utilities, transportation and impact to the community.
Today we are requesting your feedback on this proposed rezoning.
The application proposes to:
+ Rezone four properties at the northeast corner of 99 Street NW and 90 Avenue NW from:
(RA8) Medium Rise Apartment Zone to (DC2) Site Specific Development Control Provision
+ The proposed DC2 Provision would allow for the development of a mixed use medium rise building, with a maximum height of 31 metres (approx 8 storeys), where the eighth storey is for a rooftop amenity area with reduced floorplate. The proposal allows for ground floor pedestrian oriented commercial, with a maximum of 60 dwellings and underground parking.
+ To facilitate the proposed rezoning, there is an associated amendment to the Strathcona Area Redevelopment Plan to amend the policies specific to this site.
Learn more by going to: edmonton.ca/strathcona
ADVISE
WHAT CAN YOU EXPECT TONIGHT?
+ Details on the proposed rezoning
+ Information on Zoning and the Rezoning process
+ City Planning staff, the applicants, and the site
owners are available to answer your questions
+ Opportunities to provide us your feedback on
the proposal:
1. In person by talking to City staff
2. In person by talking to the applicant
3. In writing by filling out a comment form
4. E-mail the File Planner
City Representatives
Heather Vander Hoek, Planner
Andrew McLellan, Senior Planner
Greg Ablett, Transportation Engineer
Kirk Kwan, Transportation Engineer
Jesse Snider, Planning Technician
Applicant
Chris Dulaba, Beljan Development
Croy Johnston, Beljan Development
Anne Hujber, Hodgson Schilf Evans Architects
Bob Sharma, Sharbro Construction Ltd.
Learn more by going to: edmonton.ca/strathcona
WHY THIS EVENT IS HAPPENING?ADVISE
Public Engagement Spectrum
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The public is consulted by the City to share feedback and perspectives that are considered for policies,programs, projects, or services.
The public is involved bythe City to adapt and adjust approaches to policies, programs,projects, orservices.
The public collaborates with the City to develop and build solutions regarding policies, programs, projects, or services. This can include community initiatedengagement.
The public isempowered to makedecisions directly oron behalf of the City about policies,programs, projects, or services.
WHAT IS ZONING?
Each piece of land has a zone attached to it. Zoning places rules of what can be built and the types of uses on the property (eg: type of building, how high, use of building, etc.). Rezoning is the process of changing those rules.
WHAT IS YOUR FEEDBACK USED FOR?
To provide local knowledge and inform the City's planning analysis. To help inform conversations with the applicant about making revision(s) to address concerns. To inform Council about the nature of the feedback received so that they have a better understanding of the opinions of nearby residents prior to making their decision.
WEARE
HERE
REZONING PROCESS CHART
Learn more by going to: edmonton.ca/planningapplications
ADVISE
WEARE
HERE
Application Received
Technical review by City
Departments & Agencies
Notice sent to property
owners & stakeholders
Evaluate input
Public
Engagement
Session
Draft bylaw recommendations
Notice of
Public
Hearing
Public
Hearing
Decision by
Council
Opportunity for your participation and input
EXISTING POLICIES & AMENDMENT
Learn more by going to: edmonton.ca/strathcona
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AREA REDEVELOPMENT PLAN
Strathcona Area Redevelopment Plan
The Area Redevelopment Plan provides guidance for development within the Strathcona Neighbourhood. The site is located within the area designated for Walk-up Apartments, which indicates support for additional apartment buildings and some commercial in certain locations.
Amendments to the ARP are required, as the proposed building is of a larger scale than described in the Walk Up Apartment Area. The High Rise Apartment Area designation currently indicates 4 - 24 storeys, so the proposed amendment will rename this designation to Medium to High Rise Apartment Area and apply it to this site. Additional policies will be required to address transitions to the surrounding development, including stepbacks above 6 storeys, laneway separations from single detached homes, and locational criteria for mixed use development with ground level commercial (fronting arterial roadways).
RA8 to DC2
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an D
r
Proposed Development Site
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PROPOSED ZONING
Learn more by going to: edmonton.ca/strathcona
APPENDIX 4. Landscape Concept
CONCEPTUAL LANDSCAPE PLAN
EXIST
ING
LANE
9 0 T H A V E.
9 9 T
H S
T.
COM
MER
CIAL
BAY
ENTR
ANCE
S
EXISTING SIDEWALK
DECORATIVE PAVING
ASPHALT
CONCRETE
EXISTING TREE
SITE BOUNDARY
TOWER AREA
SOFT LANDSCAPING INTEGRATED WITH STAIRS
PODIUM
RESIDENTIAL TOWER
ROOFTOP AMENITY
LOADING
GARBAGE PICKUP
RESIDENTIAL ENTRY
PARKADE ENTRANCE
The proposed DC2 Provision would allow for a mid-rise residential building with the following characteristics
+ a maximum height of 31 metres (approximately 8 storeys)
+ building stepbacks above 6th and 7th storeys
+ a maximum of 60 dwellings
+ a maximum Floor Area Ratio of 3.1
+ ground level pedestrian oriented commercial fronting 99 Street NW
+ parking provided underground and at the rear with access from lane
+ rooftop indoor/outdoor amenity space
1. Cementitious/Architectural Cladding2. Glazing3. Architectural Cladding 4. Architectural Cladding 5. Woodgrain Cladding6. Cementitious/Architectural Cladding7. Cementitious/Architectural Cladding 8. Architectural Screen 9. Concrete
28.5
M =
TO
TAL
BUIL
DIN
G H
EIG
HT
1.5 m
3.0 m
Res. Lobby
98' - 2"
Level 2
117' - 0 9/16"
Level 3
127' - 6 9/16"
Level 4
138' - 0 9/16"
Level 5
148' - 6 9/16"
Level 6
159' - 0 9/16"
Level 7
169' - 6 9/16"
Level 8
180' - 0 9/16"
Level 9
190' - 6 9/16"
1.5 m
4.2 m 3.4 m
1.5 m
1 : 100A7 WEST ELEVATION1
1 : 100A7 SOUTH ELEVATION2
21 34 56 7
89 8
53 617 2
Learn more by going to: edmonton.ca/oliver
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Learn more by going to: edmonton.ca/strathcona
PROPOSED BUILDING ELEVATIONS
PROPOSED BUILDING ELEVATIONS
Learn more by going to: edmonton.ca/oliver
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Learn more by going to: edmonton.ca/strathcona
28.5
M =
TO
TAL
BUIL
DIN
G H
EIG
HT
Level 2
117' - 0 9/16"
Level 3
127' - 6 9/16"
Level 4
138' - 0 9/16"
Level 5
148' - 6 9/16"
Level 6
159' - 0 9/16"
Level 7
169' - 6 9/16"
Level 8
180' - 0 9/16"
Level 01
97' - 0 9/16"
Exit Stair
92' - 8 7/16"
Level 9
190' - 6 9/16"
1.5 m
2.5 m
1.5 m
1 : 100A8 NORTH ELEVATION2
1 : 100A8 EAST ELEVATION1
213 45 6 7
8
1. Cementitious/Architectural Cladding2. Glazing3. Architectural Cladding 4. Architectural Cladding 5. Woodgrain Cladding6. Cementitious/Architectural Cladding7. Cementitious/Architectural Cladding 8. Architectural Screen 9. Concrete
69 2 4
1
7
9
6
SUN SHADOW STUDY
Learn more by going to: edmonton.ca/strathcona
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THE SHADOWS CAST AT 09:00, 12:00, & 15:00 MST ON MARCH 21, JUNE 21, SEPTEMBER 21, & DECEMBER 21
MARCH 21 JUNE 21 SEPTEMBER 21 DECEMBER 21
09:00
12:00
15:00
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
99 S
T.
90 AVE
Learn more by going to: edmonton.ca/oliver
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PROPOSED PUBLIC AMENITY CONTRIBUTIONS
AMENITY
PRIVATE TERRACES
RESIDENTIAL ENTRY
COMMERCIAL BAYS
COMMERCIAL PATIO
99 ST.
COMMERCIAL PATIO
90 AV
E
Affordable Housing in line with the City's Developer -Sponsored Affordable Housing Policy (C582).
Public Amenity Contributions are required for DC2 zones that propose buildings larger than currently permitted to offset the impacts of growth and encourage high quality development.
$7,220 in amenities are required as per the Community Amenity Contributions for DC2 Zones (Policy C599). This contribution is proposed to be provided through public realm improvements along 99 Street NW.
YOUR FEEDBACK ON THESE CONTRIBUTIONS IS REQUESTED.
Learn more by going to: edmonton.ca/oliver
ADVISE
Learn more by going to: edmonton.ca/strathcona
ZONING COMPARISION CHART
28.0 m (approx. 7 Storeys)(main building)
31.0 m (approx. 8 Storeys)(enclosed rooftop area)
3.1
Min. Setback
Density (# of Dwellings)
3.5 m8.0 m4.5 m2.5 m
West (99 Street)East (Alley)
South (90 Avenue)North (Interior Side)
Proposed:DC2
Provision
Max. Height (metres)
Current: RA8 Zone (Main Streets Overlay)
max 60
Max. Floor Area Ratio
4.2/5.9 m above 1st Storey1.5 m above 6th Storey5.0 m above 7th Storey
Min. Stepbacks
2.5/3.4 m above 1st Storey1.5 m above 6th Storey 1.0 m above 7th Storey
1.5 m above 6th Storey 7.0 m above 7th Storey
1.5 m above 1st Storey 15.0 m above 7th Storey
West (99 Street)
East (Alley)
South (90 Avenue)
North (Interior Side)
23.0 m (approx. 6 Storeys)
3.0
1.0 m - 3.0 m7.5 m3.0 m1.2 m
min 15
N/A
N/A
N/A
1.8 m above 10.0 m
ADVISE
WHAT IS CONSIDERED WHEN MAKING A DECISION?
Council-approved Policies, Plans and Guidelines:
+ Strathcona Area Redevelopment Plan
+ Residential Infill Guidelines
Planning Analysis:
+ Building and site design regulations
+ How the proposed development fits into the neighbourhood
Technical Information:
+ Drainage, fire and water capacity - The ability to provide adequate water flow and pressure as well as on-street fire protection coverage (i.e. fire hydrants)
+ Sun shadow analysis
Public Input:
+ Feedback from the public will be summarized in a report and provided to City Council
Final decisions on rezonings:
+ Rezonings are voted on by City Council at a Public Hearing
Office Consolidation August 2019
FINAL REPORTSeptember, 2009Prepared By:
Learn more by going to: edmonton.ca/strathcona
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WHAT HAPPENS NEXT?
For more information please visit:
edmonton.ca/strathcona
or contact:
Heather Vander Hoek, Planner
(780) 423-7495
+ Feedback from this meeting will be compiled in a What We Heard Report and sent to you & City Councillors via email or mail
+ City staff will then complete the review of this application.
+ A Public Hearing date will then be scheduled.
+ You will be notified of the Public Hearing by another postcard. It will also be published in the newspaper and published on the website.
+ You will have the opportunity to attend the Public Hearing, and may also speak to the proposal at that time.
