Planning applications received by the City in the Rural Northeast/Horse Hill neighbourhood.

Proposed

Portions of 16611 Meridian Street NE

planning application (map) has been received for portions of a property at 16611 Meridian Street NE.

This is an application for rezoning portions of the site at 16611 Meridian Street NE, located in the north-central area of Horse Hill Neighbourhood 1A, east of Meridian Street NE and south of 167 Avenue NE. The proposed rezoning is from the Agricultural Zone (AG) to the Public Utility Zone (PU), the Low-Rise Apartment Zone (RA7) and the Residential Low-Density Zone (RLD).

The proposed rezoning complies with the Horsehill Neighbourhood 1A Neighbourhood Structure Plan, which designates the rezoning area for public utility (for a multi-use trail), low-rise medium-density housing, and single/semi-detached residential development.

A pipeline exists within the proposed PU Zone and will be developed with a shared
use path. The RA7 Zone will allow the development of multi-unit housing to a maximum height of 16 metres (four storeys). The RLD Zone will allow flexible lot sizes for the development of low-density residential including single detached, semi-detached and duplex housing.


Council Public Hearing Date: Monday, March 13, 2023

Bylaw Number: Charter Bylaw 20418

Reference File Number: LDA22-0546

Planner: Email Cyndie Prpich or call 780-944-1155 for more information

Marquis Town Centre (19350 and 19610 Meridian Street NW, and 803 195 Avenue NW)

A planning application has been received for properties at 19350 Meridian Street NW, 19610 Meridian Street NW, and 803 195 Avenue NW.

The purpose of the application is to rezone the lands in the mixed-use Marquis Town Centre area, which is envisioned as a pedestrian-friendly, mixed-use transit-oriented centre. 


​City Council Date: Tuesday February 13, 2018, Council meeting as agenda items 7.4, 7.5, 7.6 and 7.7, and as Bylaws 18197, 18198, 18199, and 18200

Reference File Number: LDA16-0282 

Planner: Email Carla Semniuk or call 780-196-1582 for more information.

Rejected Applications

611 167 Avenue NE

Note: This application was rejected by City Council on July 7, 2020, when it did not receive first reading. 

July 7, 2020 Council Minutes-Item 3.29

A planning application (map) has been rejected for a property at 611 167 Avenue NE. 

The application proposed to rezone the site from Agriculture Zone (AG) to Single Detached Residential Zone (RF1), Public Utility Zone (PU) and Public Parks Zone (AP)

A separate, associated subdivision application is also currently under review.

Application Details and Revisions

Since the application was first submitted in November 2019, the proposed rezoning has been revised in response to comments obtained from City departments and utility agencies during the technical review process. Please refer to the application information illustrating the subject site, planning process, and what the City considers when evaluating a rezoning application.

Neighbourhood Plan
The site is adjacent to the Quarry Ridge subdivision and within the Horse Hill Area Structure Plan (ASP), which designates it as Existing Residential. Currently, there is no approved Neighbourhood Structure Plan (NSP) for the area. Land ownership in this portion of the ASP area is fragmented, making the preparation of an NSP difficult.

City administration does not typically support rezoning applications in the absence of a neighbourhood level plan, as it provides more detailed land uses, roadway layout and infrastructure servicing design. The applicant is proposing a method and means of providing utility services for the site independent of a neighbourhood plan in order to move this application forward and obtain a decision from City Council.

Housing

Previously, the proposed rezoning contained an area of (RF4) Semi-detached Residential Zone located at the northwest corner of the site. This was removed to provide single detached housing that is compatible with existing homes.  Please note that the proposed RF1 Zone also allows for the development of other low-density residential housing, such as semi-detached housing and duplex housing with opportunities for secondary suites as permitted uses.

As per the Horse Hill Area Structure Plan policy, new residential development should sensitively integrate with existing residential lots by providing appropriate buffers and should seek to preserve hedgerows and trees on existing residential land, where feasible and appropriate. 

Pocket Parks

Two small pocket parks have been removed, as they did not provide adequate space for park programming nor were they connected to the larger ecological network identified in the Horse Hill Area Structure Plan.  

Roadways and Shared Use Paths 

At the time of subdivision, the developer will be required to construct a shared-use path within the proposed Public Utility Zone (pipeline corridor) to provide a connection from 167 Avenue NE to connect to the existing shared-use path to the south.  With development of the Marquis Neighbourhood to the north, Meridian Street will be upgraded to the first two-lanes of urbanized arterial roadway to the north of 167 Avenue NE, but will continue to have a rural cross-section to the south of 167 Avenue NE.  The Meridian Street and 167 Avenue NE intersection will be upgraded with additional turning lanes on all approaches. However, there is currently no confirmed timeline for construction.

Transit Service

The property is outside the service area for the 2020 Bus Network Redesign.  Initial implementation of bus service to Rural North East Sturgeon in the future will be dependent on demand, neighbourhood build out and available funding for transit.  The closest bus service is available in the Evergreen neighbourhood, located approximately 1.2 km from the site.

City Council Public Hearing Date: Tuesday July 7, 2020

Reference File Number: LDA19-0547

Planner: Email Carla Semeniuk or call 780-496-1582 for more information.