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109 Street Corridor Area Redevelopment Plan

The 109 Street corridor between the High Level Bridge and 61 Avenue is a prominent roadway in south-central Edmonton. The 109 Street Corridor Study, which was completed in 2008, recommended that intensified commercial and residential redevelopment (up to four storeys) be allowed along the corridor so that it can contribute to a more urban-styled and pedestrian-friendly streetscape.

Sustainable Development is implementing recommendations from the study as follows:

Current Work

At the January 26, 2011 meeting of Executive Committee, Administration was directed to convert the 109 Street Corridor Study into a statutory plan.

With the 109 Street Corridor Study serving as key background material, many of the Study's recommendations, along with additional input obtained during the 109 Street Rezoning Initiative, formed the basis for a preliminary Draft Plan that was completed in October 2011.

That draft plan was also prepared in consultation with various organizations within the City administration and beyond who may in some way be affected by the plan with respect to administering its proposed policies.

To obtain additional feedback, key policy-oriented portions of the preliminary draft plan were introduced to representatives from each of the six neighbourhoods along the corridor.

At that time, the community representatives requested that the public involvement process for this plan be done in a more collective fashion. As a result, representatives from the affected communities have since been working with representatives from key City departments, applying a more integrated approach to developing the plan.

Since January 2012, a series of meetings have been held to further review and develop various policy directives that have resulted in the current Draft Plan (as of March 28, 2012).

For your convenience, the Draft Plan is posted on this website along with other relevant related documents.

Following further community input, an Open House will be held to introduce the Draft Plan to the wider community.

Previous work

Rezoning and Plan Amendments

City Council approved zoning changes along 109 Street on July 19, 2010 (see City Council Public Hearing minutes) stemming from the 109 Street Corridor Study and as a result of input received from property owners, community leagues, technical agencies and the Edmonton Design Committee.

Residential properties adjacent to 109 Street were rezoned from small scale zoning (single detached dwelling, duplex) to zones in which medium scale housing (row housing, stacked row housing and apartment housing up to four storeys in height) is allowed.

A new zoning overlay with special design rules was created to help ensure that new development is compatible with nearby homes and helps improve the quality of the streetscape along 109 Street.

Commercial properties along 109 Street that had previously been limited to two or three storeys were rezoned to allow four storeys. New commercial or mixed-use development must now be urban-styled and pedestrian-friendly.

Council also approved related changes to two of the plans that apply within the 109 Street area:
the Garneau Area Redevelopment Plan and the
Belgravia–McKernan–Parkallen Community Development Plan. The plan amendments align the plans with the rezoning and stipulate that future changes to the 109 Street roadway will be based on the recommendations in the 109 Street Corridor Study.

109 Street Corridor Study

The 109 Street Corridor Study was conducted in two phases between 2005 – 2008.

Phase 1 was an assessment of redevelopment activity and development issues.

In the second phase, consultants were hired by the City to recommend how redevelopment should occur along 109 Street. After studying “best practices” and consulting with residents and other stakeholders, the consultants recommended intensification along 109 Street along with streetscape and transportation changes that would support a better balance between neighbourhood livability and traffic movement.

More specifically, this study recommended the following:

• More intense residential and commercial development within four lots or 40 meters of 109 Street.
• Architectural guidelines to help ensure quality redevelopment.
• Appropriate transitions between new development and existing residences.
• Improvements to the public realm along 109 Street (ie. wider sidewalks, street trees).
• Changes to the design of 109 Street to strike a better balance between neighbourhood livability and traffic movement.

The consultants’ report (see related document above right) was presented to City Council on October 29, 2008. Council directed the Planning and Development Department to prepare zoning changes for properties along 109 Street from the High Level Bridge to 61 Avenue.

For more information:

Doug Kostashuk

Scott Pragnell