Bylaw 13277 - Edmonton



Bylaw 13277

A Bylaw to amend Bylaw 12800, as amended,

The Edmonton Zoning Bylaw

Amendment No.249

WHEREAS Lots 8 and a portion of 12, Block 10, Plan 902 0257; Lot 30, Block 6, Plan 972 3514; Lot 7B, Block 10, Plan 952 0283, Lot 11A, Block 10, Plan 952 4440, and Lot 9A, Block 10, Plan 942 0932; located between 167 and 170 Street at 100 Avenue, Glenwood, Edmonton, Alberta, are specified on the Zoning Map as (DC2) Site Specific Development Control Provision; and

WHEREAS an application was made to rezone the above described property to (DC2) Site Specific Development Control Provision;

NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act RSA 2000, ch. M-26, as amended, and not withstanding Section 720.3 of the Edmonton Zoning Bylaw, 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 8 and a portion of 12, Block 10, Plan 902 0257; Lot 30, Block 6, Plan 972 3514; Lot 7B, Block 10, Plan 952 0283, Lot 11A, Block 10, Plan 952 4440, and Lot 9A, Block 10, Plan 942 0932; located between 167 and 170 Street at 100 Avenue, Glenwood, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule “A”, from (DC2) Site Specific Development Control Provision to (DC2) Site Specific Development Control Provision.

2. The uses and regulations of the aforementioned DC2 Provision are annexed hereto as Schedules "B", “C” and “D”.

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3. The sketch plan annexed hereto as Schedule "A" and the uses and regulations of the DC2 Provision shown on Schedules "B", “C” and “D” annexed hereto are hereby incorporated into the Zoning Bylaw, being Part IV to Bylaw 12800, The Edmonton Zoning Bylaw.

READ a first time this day of , A. D. 2003;

READ a second time this day of , A. D. 2003;

READ a third time this day of , A. D. 2003;

SIGNED and PASSED this day of , A. D. 2003.

THE CITY OF EDMONTON

_______________________________________

MAYOR

_______________________________________ CITY CLERK

3/18

SCHEDULE “A”

4/18

SCHEDULE “B”

(DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION

1. General Purpose

To accommodate apartment housing in accordance with the 100 Avenue Planning Study with site development regulations that will ensure compatibility with adjacent land uses.

2. Area of Application

Lot 30, Block 6, Plan 972 3514, located at 100 Avenue and east of 167 Street, Glenwood, as shown on the Schedule B Map of this Bylaw adopting this provision.

3. Uses

a) Apartment Housing, including an accessory administration office

b) Minor Home Based Business

c) Fascia On-premises Signs

d) Projecting On-premises Signs

4. Development Regulations

a) All development shall be in accordance with the site plan contained in Appendix 1.

b) Prior to issuance of any development permit, the applicant and/or owner shall provide proof satisfactory to the Development Officer in consultation with Alberta Environment and the Capital Health Authority that if necessary, the lands have been remediated to allow the intended use.

c) The maximum number of Dwellings shall be 78.

d) The maximum Height shall not exceed 14.0 m, nor 4 storeys, except for two architectural tower features which shall not exceed 18.0 m and shall be clearly visible from 100 Avenue.

e) A minimum landscaped Yard of 6.0 m shall be provided from the property line adjacent to 100 Avenue and the property line adjacent to 167 Street with the exception of the northwest corner where the building shall be set back 3.8 m as shown on the site plan. The landscaped Yard shall contain a planting of three deciduous trees (minimum 8.0 cm caliper), two coniferous trees (minimum 3.0 m height) and ten shrubs, for each 15 m of frontage. Additional landscaping shall be provided at the corner adjacent to 167 Street and 100 Avenue.

5/18

f) A minimum building Setback of 5.48 m shall be provided from the east property line.

g) A minimum building Setback of 21.6 m shall be provided from the south property line. A landscaped Yard a minimum of 2.0 m in depth shall be provided adjacent to the south property line of the Site. Landscaping as per Section 55.4 of the Zoning Bylaw is required in this yard.

h) The accessory administration office use shall be limited to the main floor and not exceed 200 m2 and be limited to the use of an on site caregiver for patrons/ residents only.

i) If the units are designed for handicapped use, the parking requirement shall be for a minimum of 67 parking spaces on site including four handicapped and visitor parking spaces. If the units are not designed for handicapped use, then parking shall be provided to meet the requirements of Section 54.2 of the Zoning Bylaw. Parking areas shall be landscaped in accordance with Section 55.4 of the Zoning Bylaw.

j) A 1.8 m high wood screen fence shall be required along the south property line.

k) Development shall comply with the following architectural guidelines:

i) All exterior finish materials must be of good quality, durable and attractive in appearance with consistent treatment on all faces of a building. No painted and/or scored concrete block construction will be permitted on any building façade;

ii) The roof-line and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest;

iii) The exterior wall finishing materials shall be predominantly comprised of light earth tone or muted colours, and consist of brick, pre-cast concrete, textured concrete, stone, glazing or stucco, with pre-finished metal or wood limited to use as an accent;

iv) The finishing treatment of exterior walls shall be consistent on all building faces.

o) A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided.

p) Signs shall comply with the regulations found in Schedule 59B of the Zoning Bylaw.

q) Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw but shall not be required to exceed permitted yard dimensions.

6/18

7/18

APPENDIX 1

appendix1_7-18.pdf

8/18

SCHEDULE “C”

(DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION

1. General Purpose

To accommodate apartment housing in accordance with the 100 Avenue Planning Study with site development regulations that will ensure compatibility with adjacent land uses.

2. Area of Application

Lot 7B, Block 10, Plan 952 0283, and Lot 8, Block 10, Plan 902 0257, located at 100 Avenue and west of 167 Street, Glenwood, as shown on Schedule C Map of this Bylaw adopting this provision.

3 Uses

a) Apartment Housing

b) Minor Home Based Business

c) Fascia On-premises Signs

d) Projecting On-premises Signs

4. Development Criteria

a) All development shall be in accordance with the site plan contained in Appendix I and with the illustration contained in Appendix 2.

b) Prior to issuance of any development permit, the applicant and/or owner shall provide proof satisfactory to the Development Officer in consultation with Alberta Environment Protection and the Capital Health Authority that if necessary, the lands have been remediated to allow the intended use.

c) The maximum number of Dwellings shall be 128.

d) The maximum Height shall not exceed 14.0 m, nor 4 storeys, except for two architectural tower features which shall be not exceed 18.0 m and shall be clearly visible from 100 Avenue.

e) Floor area may be developed in attic areas as additional space to a Dwelling, and not be counted as a Storey, provided the additional floor area creates architectural interest to the design of the building and the development is within the maximum allowable Height.

f) A minimum Yard of 6.0 m shall be provided from the property line adjacent to 100 Avenue. A minimum Yard of 4.5m shall be provided from the property line adjacent to 167 Street. These Yards shall contain plantings of three deciduous trees (minimum 8.0 cm caliper), two coniferous trees (minimum 3.0 m height) and ten shrubs, each for 15  m of frontage.

g) Minimum building Setbacks shall be provided as shown on the site plan in Appendix I.

9/18

h) A landscaped Yard a minimum of 3.0 m in depth shall be provided adjacent to the south and west property lines and the east property line of the westerly building. This shall exclude the drive aisles, parking garage access and the garbage receptacles as shown in Appendix 1.

i) A 1.8 m fence shall be provided along the south and west property lines. A 1.8 m high chain link fence shall abut the stormwater management facility located on the south property line of Lot 8, Block 10, Plan 902 0257. A wood screen fence shall be provided along the west property line and along the remainder of the south property line.

j) Parking shall be provided as per Section 54.2 of the Zoning Bylaw, with visitor stalls and one loading space to be provided on the surface. The majority of vehicular parking will be underground. Surface parking shall be located as shown on the site plan in Appendix I.

k) Development shall comply with the following architectural guidelines, and the features of the buildings shall be generally as shown in Appendix II:

i) All exterior finish materials must be of good quality, durable and attractive in appearance with consistent treatment on all faces of a building. No painted and/or scored concrete block construction will be permitted on any building façade;

ii) The roof-line and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest;

iii) The exterior wall finishing materials shall be predominantly comprised of light earth tone or muted colours, and consist of brick, pre-cast concrete, textured concrete, stone, glazing or stucco, with pre-finished metal or wood limited to use as an accent; and

iv) The finishing treatment of exterior walls shall be consistent on all building faces.

v) The provision of landscaping, building façade treatment, the colour of finishing materials or other design features will minimize the perception of massing and create a high standard of building appearance

l) A minimum Amenity Area of 7.5 m2 per Dwelling unit shall be provided.

m) Signs shall comply with the regulations found in Schedule 59B of the Zoning Bylaw.

n) Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw but shall not be required to exceed permitted yard dimensions.

10/18

11/18

APPENDIX 1

appendix1_11-18.pdf

12/18

APPENDIX II

appendix2_12-18.pdf

13/18

SCHEDULE “D”

(DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION

1. General Purpose

To establish a Site Specific Development Control Provision to accommodate general business and office uses in accordance with the 100 Avenue Planning  Study, with site development regulations that will ensure compatibility with adjacent land uses and the function of existing roadways adjacent to the site.

2. Area of Application

This provision shall apply to a portion of Lot 12, Block 10, Plan 902 0257, Lot 9A, Block 10, Plan 942 0932 Lot 11A, Block 10, Plan 952 4440; located south of 100 Avenue between 168 Street and 170 Street, Glenwood, as shown on Schedule D Map of this Bylaw, adopting this provision.

3. Uses

(a) Automotive and Equipment Repair Shops

(b) Broadcasting and Motion Picture Studios

(c) Business Support Services

(d) Commercial Schools

(e) Convenience Retail Stores

(f) Convenience Vehicle Rentals

(g) Custom Manufacturing

(h) Drive-In Food Services

(i) Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building.

(j) Gas Bars

(k) General Retail Stores

(l) Health Services

(m) Household Repair Services

(n) Indoor Participant Recreation Services

(o) Major and Minor Alcohol Sales

(p) Major and Minor Eating and Drinking Establishments

(q) Minor Amusement Establishments

(r) Minor Service Stations

(s) Minor Veterinary Services

(t) Motels

(u) Personal Service Shops

(v) Private Clubs

(w) Professional, Financial and Office Support Services

(x) Rapid Drive-Through Vehicle Services

(y) Minor and Major Second Hand Stores

(z) Warehouse Sales, up to a maximum Gross Floor Area of 2,500 m2

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4. Development Criteria

Notwithstanding Section. 720.3 (2) of the Zoning Bylaw, no Site Plan is appended to this Provision.

The following regulations shall apply to all uses:

(a) The maximum floor area ratio shall be 1.0, except that the maximum floor area ratio for Professional, Financial and Office Support Services shall be 1.5.

(b) The maximum building height shall not exceed 10 m or two storeys, except the maximum height for Professional, Financial, and Office Support Services shall not exceed three storeys or 12 m.

(c) A minimum building setback of 14 m shall be provided from the property line adjacent to 170 Street and the property line adjacent to 100 Avenue. For developments which are less than 1,000 m2 in gross floor area and less than 6 m in height, these building setbacks may be reduced to the minimum yard requirements of Clauses (d) and (e) below at the discretion of the Development Officer where, in his opinion, the provision of landscaping, building facade treatment, the colour of finishing materials or other design features will minimize the perception of massing and create a high standard of building appearance.

(d) A landscaped yard a minimum of 6.0 m in depth shall be provided adjacent to 170 Street. This yard shall contain a berm of an average height of 1.0 m and be planted with a minimum of four deciduous trees (8.0 cm in caliper), four coniferous trees (3 m in height) and 20 shrubs, all for each 35 m of frontage. The plant material shall be grouped into modules not exceeding 25 m in length.

(e) A landscaped yard a minimum of 4.5 m in depth shall be provided adjacent to 100 Avenue. This yard shall contain a berm of an average height of 1.0 m and planting of three deciduous trees (8.0 cm in caliper), two coniferous trees (3 m in height) and ten shrubs, all for each 35 m of frontage. The plant material shall be grouped into modules not exceeding 25 m in length.

(f) A minimum building setback of 6 m shall be provided adjacent to the rear property lines of all lots backing on to the storm water facility and the adjacent park.

(g) A landscaped yard a minimum of 10 m in depth shall be provided adjacent to the south property line of this area. This landscaped yard shall contain a 1.5 m high berm, the planting of mature deciduous and coniferous trees at a maximum spacing of 5 m, and dense planting of shrubs, all to provide a continuous landscape screen along the apex of the berm.

(h) A solid cedar screen fence a minimum of 1.8 m in height shall be located adjacent to the rear property lines of all lots backing onto the storm water facility and the park.

15/18

(i) No parking, loading, storage, trash collection, outdoor service, or display area shall be permitted within a required yard. Loading, storage, and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent sites or public roadways.

(j) A minimum building setback of 5 m shall be required along the eastern boundary of this area, and also from any interior lot line for any developments which occupy a single lot or any developments which occupy multiple lots and terminate adjacent to an interior lot line.

(k) The Development Officer shall ensure that any buildings which provide for multiple business occupancy are designed:

(i) such that businesses which occupy space at the ground floor level have individual and direct exterior access to grade;

(ii) such that there is no enclosed corridor or passageway available for public use that provides for interior connection between the businesses; and

(iii) so as to preclude an arrangement of buildings or structures which would constitute an enclosed and climate controlled mall.

The above regulations shall not apply to buildings used exclusively for Professional, Financial, and Office Support Services or, in the case of a mixed office/commercial building, preclude the development of a ground floor lobby area intended to provide access to office development located above the ground floor. Access may be provided to ground floor businesses adjacent to such a lobby, provided that the businesses also have exterior access to grade.

(l) Development in this Provision shall comply with the following architectural guidelines:

(i) All exterior finishing materials must be of good quality, durable and attractive in appearance with consistent treatment on all faces of a building. No painted and/or scored concrete block construction will be permitted on any building facade.

(ii) A harmonious and common architectural and landscaping theme shall be created for all developments on the individual lots within this District, through the exterior treatment of buildings (i.e., materials, colours and building designs) and through the use of landscaping techniques and planting materials.

iii) Any business premise or multiple occupancy building having a ground floor area greater than 2,500 m2 shall comply with the following design guidelines to the satisfaction of the Development Officer:

16/18

(A) the roof-line and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest;

(B) the exterior wall finishing materials shall be predominantly comprised of light earth tone or muted colours, and consist of brick, pre-cast concrete, textured concrete, stone, glazing or stucco, with pre-finished metal or wood limited to use as an accent;

(C) the finishing treatment of exterior walls shall be consistent on all building faces; and

(D) the provision of landscaping to minimize the perceived mass of the building and create visual interest.

The Development Officer may also require that such developments have a building setback greater than the requirements of Clause 4.0(c), to minimize perceived massing of the development when viewed from adjacent public roadways.

(m) Signs shall comply with the Regulations found in Schedule 59E of the Zoning Bylaw.

5. Development Criteria for Specific Uses

(a) The siting, access, and traffic impact of the following developments shall be to the satisfaction of the General Manager of the Transportation and Streets Department, who shall ensure that such developments do not prejudice the safety and transportation function of the adjacent public roadways:

(i) Drive-In Food Services;

(ii) General Retail Stores;

(iii) Major Eating and Drinking Establishments;

(iv) Private Clubs;

(v) Professional, Financial and Office Support Services;

(vi) Rapid Drive-Through Vehicle Services; and

(vii) Warehouse Sales.

(b) The Development Officer, based upon the advice of the General Manager of the Transportation and Streets Department, may, as a condition of approval limit the gross floor area or seating capacity for any of the above-noted uses and require that the developer enter into an agreement to pay for the costs of additional roadway improvements to provide access to the development.

17/18

(c) The following regulations shall apply to Convenience Vehicle Rental developments:

(i) the size, location, screening and landscaping of the outdoor vehicular display areas for Convenience Vehicle Rentals shall be subject to the approval of the Development Officer, who shall ensure that development of the site is compatible with the appearance or site design of surrounding development;

(ii) all storage, display or parking areas shall be hard-surfaced in accordance with Section 54.6 of the Zoning Bylaw; and

(iii) lighting for the display areas shall be mounted on lamp standards and no exposed bulbs or strings of lights shall be used.

(d) The minimum gross floor area for a Warehouse Sales Establishment shall not be less than 1,000 m2 unless at least fifty percent of the gross floor area of the establishment is used for warehousing or storage of the goods sold or distributed from the establishment.

e) Gas Bars, Minor Service Stations, Rapid Drive-Through Vehicle Services, Automotive and Equipment Repair Shops and Drive-In Food Services shall be located a minimum of 24 m from the south property line adjacent to the lanes abutting the RF1 lands. The overhead doors for the above noted uses shall not be oriented towards the single family lands south of the lanes.

18/18

DESCRIPTION: ZONING BYLAW AMENDMENT from (DC2) Site Specific Development Control Provision to (DC2) Site Specific Development Control Provision; GLENWOOD

LOCATION: Southeast and southwest corners of 100 Avenue and 167 Street, 16607 and 16703 -100 Avenue, and southeast corner of 100 Avenue and 170 Street.

LEGAL Lot 30, Block 6, Plan 972 3514, Lot 11A, Block 10, Plan 952 4440

DESCRIPTION: Lot 7B, Block 10, Plan 952 0283, Lot 9A, Block 10, Plan 942 0932

Lot 8 and a portion of Lot 12, Block 10, Plan 902 0257

Lot 12, Block 10, Plan 9020257

Lot 9A, Block 10, Plan 9420932

Lot 11A, Block 10, Plan 9524440

APPLICANTS: City of Edmonton

Asset Management and Public Works

OWNERS: City of Edmonton (east of 167 Street)

Province of Alberta (west of 167 Street)

ACCEPTANCE OF

APPLICATION: April 15, 2002

EXISTING

DEVELOPMENT: Vacant Land

PLANNING AND

DEVELOPMENT

DEPARTMENT’S

RECOMMENDATION: That Bylaw 13277 to amend the Zoning Bylaw from (DC2) Site Specific Development Control Provision to (DC2) Site Specific Development Control Provision be APPROVED.

DISCUSSION

1. The Application

These applications for rezoning and an amendment to the 100 Avenue Planning Study are to provide for low rise apartment housing instead of commercial uses on two sites along 100 Avenue. On the first site, located to the east of 167 Street on 100 Avenue, a 78 unit, four-storey building is proposed to be provided by the Handicapped Housing Society. The second site consists of two lots facing 100 Avenue and is located to the west of 167 Street. On this site a development with two, four-storey apartment buildings having 128 units in total is proposed. On the third site, an existing DC2 Provision, which accommodates commercial development, will be amended to exclude the eastern portion of the site. The excluded portion will be consolidated with the proposed apartment site.

2. Site and Surrounding Area

The site east of and adjacent to 167 Street is a vacant parcel of land, with no significant landscaping. To the east of the site is the West Division Station of the Edmonton Police Service. To the south is a condominium townhouse development, and to the west of the site is 167 Street.

The sites west of 167 Street consist of two vacant parcels of land. A church (St. Herman’s of Alaska) and a park are located to the south of the properties. A vacant lot is also located to the west and is intended for eventual commercial development. North of 100 Avenue the lands are zoned (IB) Industrial Business Zone but designated for eventual commercial development under the 100 Avenue Planning Study. A boot factory outlet and hotel liquor store are currently operating from this location.

View of easterly site looking southeast from 100 Avenue at 167 Street.

View of westerly site looking southeast from 100 Avenue west of 167 Street.

ANALYSIS

1. Compliance with Approved Plans and Land Use Compatibility

The subject sites are located within Areas #18 and #19 of the 100 Avenue Planning Study which is proposed to be amended (LUS/02-0001) to change the land use designation to residential from commercial. The proposed rezoning from (DC2) Site Specific Development Control Provision (general office and business uses on both sites) to (DC2) Site Specific Development Control Provision (for apartment housing on both sites) is consistent with this proposed Plan amendment. The parcel located at the corner of 170 Street and 100 Avenue will continue to be zoned DC2 to accommodate commercial development. The proposed change in zoning on this site is intended only to amend the boundaries and reduce the area of the DC2 Provision.

The 100 Avenue Planning Study requires that the area west of 167 Street be developed using a (DC2) Site Specific Development Control Provision as the properties are on a key entry point to the City. The Major Commercial Corridor Overlay (Section 813 of the Zoning Bylaw) also applies to 100 Avenue west of 167 Street. The policies in the 100 Avenue Planning Study are specific in their siting and design requirements so by requiring both sites to use the (DC2) Site Specific Development Control Provision, consistent landscaping and site provisions will be provided for each.

Apartment development proposed on both sites is compatible with existing park, utility and row housing developments to the south and will also act as a good transition between 100 Avenue and low density residences. There is good access to transit and services such as shopping, entertainment and restaurants. The stormwater facility and Jack Horan Park located south of the westerly site will provide a public amenity for the developments.

2. Transportation and Utilities

A parking impact assessment has been completed for the site defined in Appendix “B” and has been reviewed by the Transportation and Streets Department. A lower number of parking stalls as defined in Appendix “B” (67 in total) is conditional upon handicapped housing actually being built on the site, otherwise the parking standards in the Zoning Bylaw will apply. The area defined in Appendix “C” must meet the parking requirements of the Zoning Bylaw. The Transportation and Streets Department has indicated that there are no outstanding transportation issues.

There are no technical reasons that this area cannot be serviced in relation to the scale of development anticipated.

3. Community Services and Schools

The Community Services Department and both School Boards expressed no concerns over the proposed rezoning.

4. Environmental Assessment

The applicant has provided a number of environmental reports, which have been reviewed by Planning and Development Department, Transportation and Streets Department, Alberta Capital Health, and Alberta Environment. Preliminary review has determined that the land can be suitable for residential development but that some site remediation will need to be completed. A clause has been added to the DC2 regulations stating that no development permits will be given for any portion of the sites until site remediation and cleanup has been completed to the satisfaction of the City of Edmonton.

5. Surrounding Property Owners’ Concerns

Prior to the submission of the application, the applicant spoke to approximately five representatives of surrounding properties as well as the Glenwood Community League. Three letters of support were received in response to this communication. The first was from the West Edmonton Business Association, the second from the board of the Courtyard Community Corporation (located to the south the easterly site), and the third was from the Glenwood Community League. Comments from these letters included suggestions that the development would help stimulate the economy in the west end, provide new apartments where there is a critical shortage in the northwest (especially for handicapped housing), provide employees with new apartment housing close to work, and act as a good transition between the low density residences and 100 Avenue.

After the notice to property owners was circulated, one phone call and two letters of opposition were received. The caller was concerned about whether the development would be fenced, any additional traffic onto 100th Avenue, and the possibility of rental housing at this location. Of the two letter writers, the first was a commercial property owner who was concerned with eliminating commercial opportunity at this location that would complement his business and bring in customers. The second letter was from a resident of the Courtyard Community Corporation (located south of the easterly site) and signed by nine others within the townhouse complex. Concerns included reduced privacy from facing a four-storey building instead of a potential two-storey commercial complex, reduced re-sale values for their units, increased traffic congestion along 100 Avenue, and additional noise in the area.

All landowners (approximately 1200 people) within the 100 Avenue Planning Study area were invited to a public information meeting held on June 27, 2002. Twelve people attended the meeting with eight people speaking in opposition to the proposed development. Primary reasons for opposition were the potential for renter occupancy, the age of the residents, additional noise, obstructed views from adjacent dwellings and the inappropriateness of residential development next to 100 Avenue.

JUSTIFICATION

The Planning and Development Department recommends that Bylaw 13277 be APPROVED on the basis that the proposed apartment complexes will serve as a transition between 100 Avenue and the lower density housing to the south of the subject site, and provide for more housing for the growing employment base at the west end of the City of Edmonton. The proposed rezoning is in compliance with the proposed amendment to the 100 Avenue Planning Study and meets the policy and technical requirements of the City and the relevant utility departments and agencies.

ATTACHMENT

2a Maps

Written by: Marica Clarke

Approved by: Robert Caldwell

Planning and Development Department

March 3, 2003

ATTACHMENT 2a

13277_Att2a.pdf

2

13277_pg2.pdf

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