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What is an Area Redevelopment Plan (ARP)?

An Area Redevelopment Plan (ARP) is a planning document that sets out a vision of how mature neighbourhoods may change and grow in the future. An ARP lets property owners know what types of buildings they might build on their property, and lets all residents know what types of amenities and investments might be made in their neighbourhood. 

An ARP also gives guidance to City staff who are reviewing rezoning or development applications, as well as staff who are responsible for key community amenities like parks, transportation and utilities. An ARP also gives guidance to Council when they are making decisions on rezonings and capital budget decisions for investments in City infrastructure.

What does land use or zoning mean?

Land use refers to what happens on different properties around your neighbourhood. An example of a land use decision would be whether a house or a store was built on a piece of property, or where public spaces will go in a neighbourhood.

Zoning provides more detailed guidelines on the type, size and location of buildings on a specific piece of property. The type of building means whether it will be for retail uses (like a grocery store) or residential uses (like a house). The size and location refers to how tall a building can be and how close it can be to adjacent buildings.

How does the ARP relate to zoning?

The Jasper Place ARP provides guidance on the types and scale of buildings in different areas, but it does not specify exact zones. This is because there may be a number of different zones that can be used to meet the objectives of the ARP, and because the Zoning Bylaw is a living document and may change over the time period of the ARP. 

In the past, there have been instances where an ARP refers to a zone that has changed or is no longer in existence, making it difficult to understand the original intent of the ARP.

By providing clear guidance on the objectives of each land use area and the range of building types, instead of referring to zones, the ARP will provide robust and long-lasting direction for the area even if the Zoning Bylaw changes over time.

Will there be zoning changes and development in my neighbourhood during the ARP process?

The City is obliged to accept all applications that are submitted and to take these to City Council for their consideration. Council may choose to defer decisions about individual applications until the ARP is complete, or they may choose to approve them in advance of a final ARP.

Standard notification procedures for rezoning applications will continue to apply throughout the ARP process.

My property has been identified by a certain colour in the draft land use maps. What does this mean to me?

Each colour represents a different land use type which sets out a range of building opportunities and related policies. The colours do not mean you need to redevelop your property. 

The ARP only sets out what opportunities there may be if you want to redevelop or sell your property at some point in the future. 

How quickly will the area change as a result of the ARP?

Neighbourhoods are always changing. The draft ARP gives property owners the opportunity to redevelop, but does not require property owners to redevelop their land. 

Redevelopment within the Jasper Place neighbourhoods will likely occur incrementally over time as owners choose to pursue the opportunities set out in the draft ARP. 

How will the ARP address the uniqueness of the four Jasper Place Neighbourhoods?

A combined ARP process has allowed us to consider the common opportunities and challenges in the four Jasper Place neighbourhoods, while also providing specific guidance and policies unique to each neighbourhood.

How has community input been used in the ARP process?

Community input is one of the core elements that have informed the ARP, along with existing City policy and our knowledge base. Community feedback has been used in two ways.

In some instances, community feedback has been directly incorporated into the ARP, in both the guiding principles and in the land use and civic infrastructure policies.

When input has not been directly incorporated into the ARP, it has been documented so that it can be shared with Council, who are the final decision makers on the ARP. 

Understanding the perspectives of the local community is essential to Council’s ability to make an informed decision, so please keep the feedback coming! 

I’ve heard many people stating that the interiors of the neighbourhoods should be maintained for single detached housing only. Why hasn’t this feedback been reflected in the draft ARP?

The draft Jasper Place ARP provides opportunities for a range of housing types including single detached homes throughout the neighbourhoods. The Small Scale, Active Edge, and Transit Oriented Housing land use areas each provide the opportunity for single detached homes to remain as is or be redeveloped as new single detached homes.

These land use areas also allow some other housing types in specific locations in order to encourage more housing choice in the neighbourhoods.

Providing for a variety of housing types is consistent with existing City policy and what we learned about the current housing mix in Jasper Place. Our studies showed that there are currently few housing options aside from single detached houses and walk-up apartments. 

Housing diversity can help provide more choice for everyone at different stages of life, including individuals, couples, families with children, and seniors. 

Will the existing neighbourhood amenities be able to cope with an increase in population that could come with redevelopment?

Ensuring adequate amenities to support existing and future population has been a key consideration in our planning process. 

In our technical studies, we found instances where existing amenities and utilities did not meet current standards or would benefit from improvements in the future. 

As a result, a number of Civic Infrastructure policies for new or enhanced amenities and infrastructure were included in the draft ARP. 

How is on-street parking being addressed in the Jasper Place ARP?

 During the Jasper Place ARP process, we heard that on-street parking was a concern for some residents. 

While the ARP is not able to control the number of cars owned by each household, we did want to understand how future redevelopment might affect on-street parking. To do so, the City of Edmonton hired consultants to consider the parking impacts of future infill and redevelopment. 

The preliminary study found that there would generally be enough on-street parking to support future redevelopment.

The draft study does suggest targeted parking management strategies in areas around future LRT stations in order to ensure that a balance of parking options is provided. The findings of the initial study have been incorporated into the draft ARP policies.

How does the ARP relate to the Revitalization Strategy?

The creation of an ARP was identified as a key action item by the Jasper Place Revitalization Strategy. The ARP will build on the visioning work that was done with the community through the Revitalization Strategy.

Is the ARP consistent with City-wide policies?

The City has a number of policy documents that are intended to guide land use decisions in Edmonton. The key policy documents include:
The Jasper Place ARP has been drafted to be consistent with these policies and to provide locally-appropriate strategies for implementing these City-wide policies.
What is the relationship between the LRT and the ARP?

The Valley Line LRT alignment was approved by Council in February 2012 and includes three LRT stations in the Jasper Place neighbourhoods.

The ARP has no influence on the alignment of the planned LRT, but it does provide direction on how the LRT will integrate into the neighbourhoods. 

The ARP provides guidance on the types of buildings and open spaces that may be redeveloped around the LRT stations.

How will the ARP support a vibrant Stony Plain Road?

The Jasper Place ARP provides opportunities for a mix of uses along Stony Plain Road, including retail, offices and housing. This will encourage more eyes on the street to improve the sense of safety on Stony Plain Road and more customers to support businesses serving the local population. 

For More Information

Anne Stevenson

6 Floor HSBC
10250 101 Street
Edmonton, AB T5J 3P4
Title Principal Planner
Telephone

780-496-6127

Email JasperPlaceARP@edmonton.ca

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