McKernan Community League
Building Development Concerns
(The Full web-version Report)
Overview of feedback from the meeting held on Tuesday February 21, 2006
in the McKernan Community Hall
Property at 10903 – 77 Ave
This property owner received a permit to construct exterior alterations
to a single detached house (third floor roof top addition, 4.06m x 2.84m).
This is in violation of the Mature Neighbourhood Overlay which designates
a maximum height of 2.5 stories.
It was not until the construction began that neighbours started to become
concerned about the height and the box-like structure. The McKernan Housing
Development Committee started to receive e-mails and phone calls from concerned
residents.
When the second permit was granted:
“To construct exterior and interior alterations to a single detached
house (relocate north front entrance to east side of building and relocate
approved salon from basement to main floor," further concern was expressed
for two reasons:
1) The variance noted that the relocation of the front entrance was
a relaxation of Section 814.3 (6)which states that there is a requirement
for a front entrance door or entrance feature at the front of the structure
to be oriented to the roadway (in this case 77 Avenue)
2) The Development Officer waived the requirement for the applicant
to contact affected property owners and Community League prior to the submission
of the Development Application.
The McKernan HDC then decided to submit an appeal of this permit decision
based on the following three items:
a) Very concerned about this type of home based business coming into
the community. The business license was for a minor home based business,
which in the basement would not be so visible. However, with it being
moved to the main floor it takes on a more commercial appearance, for which
the residents do not want to set a precedent, and becomes a major home
based business.
b) The front doors must face north on to 77 Ave to maintain a harmony
of
appearance with the neighbouring homes.
c) The height requirement is determined by the Mature Neighbourhood
Overlay and should be adhered to, thus the third floor addition must be
removed.
Proposed Development of Properties along 109 St and north side
of 77 Ave.
There were many concerns voiced about this proposal listed below:
a) Traffic will become a major issue for the area with a vastly increased
traffic flow into the area.
b) This would particularly affect the property owners who share the
lane
between 78 and 77 Aves as that would become the access for the
underground parking proposed.
c) Also the accessibility to 109 St from 77 Ave or the alley is very
difficult, and would almost certainly force the traffic to increase
the
volume going through the neighbourhood to find easier ways to the
main routes.
d) Parking is another contentious issue because, although underground
parking is proposed, this does not consider the parking needs of
visitors and if there are multiple vehicles owned by residents. At
present, 77 Ave is a narrow street with parking only permitted on one
side. Concern was expressed about the possibility of the City removing
the boulevard in order to make the street wider. This idea was met
with
much displeasure, particularly as the treed boulevards are one of the
most pleasing features of our neighbourhood.
e) Once again a very strong concern was voiced about the height of
the
proposed building. Five and even four, storeys are unacceptable in
an
area governed by the Mature Neighbourhood Overlay, which has two
and a half storeys as its limit. Three storeys may be acceptable with
the
right kind of design.
f) Design became another concern, with the ability to harmonize with
the
rest of the neighbourhood being of primary concern. Reference was
made to other properties developed in the area with three storeys but
which had very suitable architectural features.
It was noted that the developers would be seeking a zoning change from
an RF3 to a DC2. The RF3 category limits the number of dwellings per lot
to four, making a maximum of 24 in the six lots that they have purchased.
The DC2 zoning allows for much greater density of dwellings and the developer
has to have final plans for the land in place at the time of the zoning
hearing before city council. City council then makes a decision based on
those plans.
A straw vote was taken and unanimous support was given to the current
zoning staying in place. Also in another unanimous straw vote, support
was given to the adherence to the Mature Neighbourhood Overlay.
The McKernan Community Housing and Development Committee is asking for
the support of residents to appeal to city council and the city’s department
of planning and development to make sure that any development proposals
do adhere to the current zoning and the Mature Neighbourhood Overlay. Contacts
for submission of support are as
follows:
Subdivision and Development Appeal Board
Office of the City Clerk,
3rd Floor, City Hall
1, Sir Winston Churchill Square,
Edmonton, AB
T6J 2R7
Phone #: 496-6079
Fax#: 496-8175
You can also contact any of the councillors at the above address just
by leaving out the SDAB part, and their e-mails are:
bryan.anderson@edmonton.ca
mike.nickel@edmonton.ca
michael.phair@edmonton.ca
jane.batty@edmonton.ca
Another place you can direct your concerns to is:
Development and Compliance Branch
Department of Planning and Development
5th 10250 – 101St
Edmonton, AB
T6J 3P4
Phone#: 496-3100
Fax#: 496-6054
The Branch Manager is Mark Garrett whose direct line is 496-8465
He is very much aware of the concerns of McKernan CL, and so would
be happy to receive more input.
Community Updates
A large group of McKernan residents was
in attendance during the March community league monthly meeting.
Again the major topic on the agenda was the housing issues challenging
the status quo of the community. Detailed discussions on this topic were
held and are reported in the adjacent article and on our Messenger web
site. Suffice it to say, that the local committees are engaged in “discussions”
with professional developers, property owners and many city departments
/ individuals. The debates centre on the Mature Neighbourhoods Development
Overlay and should the City adhere to these rules which they have imposed
on all older neighbourhoods in Edmonton. The overlay, based upon
the hard fought overlays developed by McKernan, Belgravia and Parkallen,
are in place to guide developers and to protect the neighbourhoods against
“out-of-scale” housing stock. Read the rules, make an informed opinion,
and make it know to the league and to our ward councilors.
Along these lines, in attendance at the meeting was a local, long term
resident, who has a housing project in mind for a property. The resident
has an emotional attachment to the neighbourhood and would like her daughters,
to attend the U of A, and to live nearby. In fact, she wants to construct
two separate dwellings on the same lot at 79 Ave. and 112 St. Despite arguments
as to why the community should embrace this development, it does not adhere
to the Development Overlay. The housing committee, as with other developments
before them, “stuck to their guns” and refused to entertain any variances.
They invited to meet with this resident, when alternate plans are drawn
up, which do adhere to the overlay. The community continues to unanimously
back the housing
committee’s actions.
Casino in the Works
As our bank balance “slowly sinks in the West”, the range of services
and facility upkeep options are becoming more limited. Hence, for our long-term
survivability, we need some funds. As our pittance from the City does not
go
very far, we are again forced into fund raising mode. Hence a (20mm thick)
application has been made for a community casino. Apparently, supplying
workers to the provinces burgeoning gambling empire demonstrates that non-profit
organizations are truly in need of funds…… another “Alberta Advantage”….
so…. in two years, when our “number” comes up, a call will go out for volunteers.
As part of the application, our League by-laws needed to be updated to
include the appropriate verbiage. The final version is now posted on the
Messenger web site.
Hall Upgrades
To help allocate funds for Hall upgrades/maintenance, an energy audit
was conducted. The written report is expected next month, includes such
recommendations as moisture barriers in the basement and an improved
weeping tile system. The final report will be forwarded to the Hall
Renovation Committee. The first round of basement fixes will begin this
month.
SLRT Highlights
The 76 Ave trolley system is once again threatened. The City reports
some technical difficulties with the overhead wiring which intersects the
LRT route. Extra money will be required to accommodate the exiting “mature”
trolley buses. ETS and the City have had it in for trolleys system for
some time (see the Messenger webpage for the history of our own Toonerville
Trolley … since 1913).
The “fly-over bridge” to run from the Foote Field terminus across Belgravia
road continues to grow in scale. Originally portrayed as a “single-bus-only-lane”
has grown to a “two-lane-anything-goes” major artery. Our “displeasure”
at both of these revelations was again unanimous and will be forwarded
to the appropriate City representatives.
Community Services
Our CRC, Terri Johnson provided the community with updated program
information (see page 2 and the Southside Scene on our web page) and city
services. Terri reminded us about the fee reduction program for lower
income families to encourage participation in recreational opportunities.
As well, for those looking for greater public evolvement in City decisions,
you are invited to visit: www.edmonton.ca / publicenvolvment for more
details.
CACCL Report
Wayne Rogers reported on the Police Department’s open forum held last
January. He recorded 22 major items discussed with the new Chief. Three
topics highlighted included community graffiti, public evolvement in
reporting suspected “drug houses”(call the South Division station at
426-8200) and the use of tasars. The full list of topics brought up include:
 Police self investigations
- under review
Station closing times - as
related to staff & visibility along Whyte Ave.
Trafic Ticket Fines - should
it go into general city revenue?
Parked Police vehicles - are
themselves a deterent
Whyte Ave. - new ideas
are welcome from the public
A focus on the "little" things
such as graffiti and the "Broken Window Therory" - all city
departments to work together
Chief promises profesionalism
- responsible Tasar use
New policy of greater transparancey
High visibility is critical
to improving deterance
Crystal Meth is "Critical"
- requires policing, health, education - we as a society must do more
to combat this scourge
Criminal Justice system must
be fixed
Areas norht and south of Whyte
Ave. will see increased patrols
1/3 of children affected by
domestic violence - this cannot be tolerated
Sex-trade murders - to follow"best-practices"
- RCMP forensic labs to be expanded
Photo radar has reduced Police
visibility
Gang activity - get young
people out of gangs by education and building self confidence
"Stunting" at Southgate Mall
at night is a problem
911 response times need to
be improved
Chief Boyd says "NO" to a
supervised drug injection site
The Rink Report
Last but not least, Peter Gray reports a continuing successful skating
season. Despite some unseasonable temperatures, the rinks have been well
used (and well maintained). Once again, the lack of consistent volunteer
help has required Peter to invest significant hours at the site. We
thank him for his commitment and pledge greater assistance for next year
(a paid position if no additional volunteers are available).
Speaking of volunteers, we once again have a community historian. Ed
Stover has come forward to fill this position. If you are cleaning up the
basement, and come across some items of historical interest, give Ed a
call at 989-1520.
The next league meeting will be held on Tuesday, April the 4th at 7:30.
We welcome all residents to attend.
The Editor
Who Ya Gonna Call?
For contact phone numbers for all of your city departements, check
the lings on the Mesenger home page......
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