Planning

Parking Rules for New Homes and Businesses

Effective July 2, 2020, minimum on-site parking requirements for new homes and businesses were removed from the Zoning Bylaw by council. Developers will have an open option to determine the number of on-site parking required for their development.

Supportive Housing and Temporary Shelters

Council passed Bylaw 19490 on November 3, 2020 for Supportive Housing and Temporary Shelters for the homeless as a permitted Use in all residential and most commercial zones

Jasper Gates Redevelopment

Council approved RioCan’s DC2 rezoning on February 4, 2020 to permit mixed use buildings with 4 towers ranging in height from 25 to 30 storeys. Our Jasper Place ARP was not amended even though different policies were violated. Most of the public believed RioCan owns the entire Jasper Gates site. We found out after the public hearing that Safeway owns half the site and has no intention of redeveloping or selling to RioCan. Therefore this rezoning will result in hodge podge redevelopment. Most concerning, since this rezoning permits RioCan to construct buildings larger than what is permitted under the current zoning, RioCan is required to provide a certain dollar amount of community amenity green space. Planning placed that green space on Safeway’s property, and if Safeway does not sell to RioCan, there will be no chance of having this built. I believe this rezoning would be invalidated by the Court of Queen’s Bench.

Two Big Wins For Our Residents

On June 17, 2019, Chris Dulaba, developer for Boris Belostotsky, presented to council for approval of a direct control rezoning at 9504-153 Street.  This rezoning was to build across from our school a 37 unit apartment with commercial which included a 125 patron bar.  The rezoning application did not comply with our Jasper Place Area Redevelopment Plan.  60 residents attended wearing green badges and 25 attendees presented to council.  Councillor Dziadyk said he had never seen so many community residents attend a public hearing.  Due to our organized front, council listened to us and denied Mr. Belostotsky’s development proposal.  Council confirmed that the Jasper Place ARP was important to the community and should be upheld.

On September 4, 2019, Chris Dulaba, representing Boris Belostotsky, appealed at the SDAB to subdivide 9739-155 Street into 3 small non-conforming lots since the city’s Subdivision Authority denied his application.  Our league’s presentation as well as the city’s Subdivision Authority and Transportation were able to convince the Appeal Board to deny Mr. Belostotsky’s appeal.  

Proposed New Developments in West Jasper Place

Boris Belostotsky and Beljan propose to rezone the last 3 lots on 153 Street abutting 95 Avenue (9504-153 Street) to a DC2 for a 4 storey, 37 unit Apartment with ground floor commercial, including a bar. This rezoning will be heard by council at the June 17th, 2019 public hearing.

RioCan at Jasper Gates Shopping Center has applied to rezone the shopping center to a DC2 to develop up to 1,000 residential rental units in a mix of high and medium-rise buildings above commercial, as well as, row housing. The first 25 storey tower will be built on the northwest side of the lot.

New Requirements for a Demolition Permit

As of January, 2019, a contractor applying for a Demolition Permit for buildings older than 20 years must first provide the city with a:

  1. Consultant’s Letter of Completion stating Alberta Occupational Health and Safety was notified that all asbestos has been safely removed in accordance to provincial regulations, or
  2. Consultant’s Letter of Clearance confirming bulk sample analysis at an accredited laboratory reveals no asbestos.

If you are concerned that asbestos has not been removed from a house scheduled for demolition, please phone Alberta Occupational Health and Safety at 780-415-8690 and provide the address. Open 24 hours a day.

Note: Asbestos can cause cancer.

Parking Requirements for New Developments

City Council endorsed a plan to eliminate minimum parking requirements for new developments and to allow the developer to determine the number of parking spaces required on-site. City administration will now study what effect that will have for on-street parking and how to mitigate it.

Missing Middle Housing

City council will be advancing a new initiative for middle density infill which will focus mainly around transit corridors, transit oriented development areas, pre-war, and RF3 neighbourhoods. This infill comprises of apartments under 6 storeys, row housing, and courtyard housing.

West Jasper Place is unique in that the community does not have a ‘missing middle’. We have over 65% of dwellings as apartment units which is the direct opposite of most mature neighbourhoods. In order to encourage a diversity of housing, the Jasper Place ARP does not support new apartments in new areas of our community. New apartments are only permitted in our RA7 zones on 149th Street, 156th Street and between 100th Avenue and Stony Plain Road.

Developers will be Door Knocking

We have been told that the federal government will advance funding for our West Valleyline LRT next spring. Developers will be anxious to purchase properties at a reduced rate now in West Jasper Place and Sherwood. Typically, land values increase once the LRT is operating. Our properties are centrally located; close to transit and community stores. Many have beautiful elm treed boulevards. Our multi-use trail and the short walking distance to the MacKinnon Ravine attracts active young families. Do not undersell your property! Teardown houses on lots approximately 50’ x 149’ have sold for $300,000. If you require further information, please contact us at info@westjaspersherwood.ca.

Grant MacEwan Proposed to be Rezoned Urban Institutional

There will be a Drop-In Open House on Thursday, June 22, 2017 from 4:30 to 8:00 p.m. at Grant MacEwan, 10035-156 Street. Administration is proposing to rezone the university to Urban Institutional which will permit Health Services and Extended Medical Treatment Services. These uses will permit a detoxification centre, a drug or alcohol rehabilitation clinic, a safe injection site, etc. This does not comply with the vision passed by city council which was “an intercultural interagency community hub for arts, recreation, wellness and learning.” Also, administration no longer makes reference to recreational use for the community.

Please attend the Open House and/or email: Brenda.Wong@edmonton.ca; Sean.Lee@edmonton.ca; Andrew.Knack@edmonton.ca; Ben.Henderson@edmonton.ca; and Don.Iveson@edmonton.ca.

State that administration must rezone Grant MacEwan to Direct Control NOT Urban Institutional so the uses are customized to what the communities and the Stony Plain Road BRZ support. Stress that you do not support Extended Medical Treatment Services or Health Services as a permitted use. Also, reaffirm that administration must support repurposing space in Grant MacEwan for recreational use as stated in city council’s vision.

Communities Green Space Assessment Report

Please take the time to review the city’s draft strategy called Breathe, especially Part 3. Type in Google:  edmonton.ca/breathe.
** Most Important – after reading the report:

  • Complete the Survey, available until April 15th , if only to state, that this report must accurately reflect what exists in EACH community by detailing the amount of green space in correlation to the population within each community.

Builder Licensing

It is shocking to hear that the Minister of Municipal Affairs, Shaye Anderson, confirmed that builders are not currently required to have any specific qualifications to construct a house in Alberta.  The Minister is proposing that all builders are licensed.  He is consulting with the building industry and the public about requiring builders to demonstrate that they are financially stable and have the competencies and skills to work in residential home construction. Combined with the mandatory new home warranty, builder licensing would improve builder accountability and quality of residential construction.

Our neighbourhoods have experienced shoddy development in the past.
Please express your support for builder licensing and send an email ASAP to:  
builderlicensing@gov.ab.ca and copy:  minister.municipalaffairs@gov.ab.ca

Infill Compliance Team

Due to the complaints received from mature neighbourhoods regarding poor construction practices, council created an integrated inspection and enforcement team.  This team was to be comprised of a community standards peace officer, a development compliance officer and a safety codes officer.  They were to perform routine inspections at infill sites.  Unfortunately, building inspections are not occurring in a timely manner or at all.  A progress report from administration will be presented at the Urban Planning Committee on Wednesday, April 5th.  Communities will provide their update.

Missing Middle Overlay

City council has decided select neighbourhoods that fall under a broad range of criteria:   pre-war II communities, non-RF1 areas, neighbourhoods in need of revitalization, transit avenues & nodes, etc. will be chosen for single lot apartment houses.  These apartments  may be 10 meters tall, have smaller front setbacks, and larger build-outs with multiple suites.  This policy promotes poor urban design.  Three storey buildings should not be built adjacent to bungalows.  Also, apartment houses that do not have back yards should not be permitted in the core of communities that lack park space.  Administration will provide details of this overlay at the September 6th Urban Planning Committee.

New Mortgage Rules Will Affect 2017 Housing Sales

The media recently reported that there is a glut of resale houses and rentals on Edmonton’s market. To compound this situation, home buyers that do not have 20% down payment must now qualify for the Bank of Canada interest rate which is nearly double the lender’s rate. For example, individuals who previously qualified to purchase a house for $450,000 with a standard 5% down payment now only qualify for a $360,000 house. Also, Canada Mortgage and Housing Corporation (CMHC) is concerned about the high debt loads of consumers. They are considering raising the required down payment from home buyers with loans backed by CMHC mortgage insurance. As well, mortgage lenders may have to pay a fixed amount toward the CMHC mortgage insurance which could further raise mortgage rates.

Property Sales and Income Tax

Revenue Canada now requires all property that is sold from this year on must be reported on your income tax. This includes your primary residence. If you do not report, you could pay $100 per month in penalties for late reporting, up to a maximum of $8,000.  Property owners will no longer be able to avoid capital gains tax on investment properties.  Revenue Canada will be monitoring sales through Land Titles. Important to note, capital gains tax will be levied against secondary suites in your primary residence when you sell.

Mature Neighbourhood Overlay (MNO)

An important amendment to the MNO will require better urban design for infill. City council is supporting the recommendations from our Jasper Place ARP team that semi-detached and rowhousing shall have the front and rear façade of each dwelling staggered a minimum of 0.6 meters behind or projecting forward of the other attached dwelling. This will reduce the massing effect. Also, all housing must have a minimum of three different exterior finishing materials or cladding on all facades facing a public roadway.

Municipal Government Act (MGA)

The provincial government has implemented some excellent changes to the MGA. The public may now file a complaint with the provincial ombudsman if they feel that city council has not followed their relevant legislation, policies or procedures. Also, in 2017, another Bill will be introduced to the MGA that will require all elected officials follow a Code of Conduct which will be detailed in the MGA.