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Proposed rezoning on the south side of 86 Avenue NW between 110 and 111 Streets NW to allow for a mid-rise residential building.

A planning application has been received to rezone properties at 11023, 11027, 11031, 11033, 11037, 11039, 11041, 11043, and 11045 86 Avenue NW. This is a revision of a previous planning application received for the same properties.

Council Public Hearing Update

On November 3, 2020, City Council passed the following motion with regard to this application:

That Bylaw 19462 and Charter Bylaw 19463 be referred to Administration to facilitate additional community engagement regarding proposed built form changes to address:

  • Potential setbacks and stepbacks in the front, rear and side
  • Potential privacy screening to improve overlook conditions
  • Potential additional articulation and breaks in the long facade facing 86 Avenue NW
  • and to eliminate additional Area Redevelopment Plan amendments unrelated to the associated rezoning brought forward by Charter Bylaw 19463

Applicant Adjustments to the Proposal

The applicant has made the following adjustments to the proposal in response:

  • Adding a 3.9 metre stepback on the northeast corner above the second storey
  • Requiring privacy screening along the south, east and west facades
  • Adding projections along the 86 Avenue NW facade above the second storey
  • Requiring more variety in building materials and colours
  • Requiring the 86 Avenue NW facade to have two distinct facade designs

A comparison document is available to show how these changes would be reflected in the proposed zoning text and visually in the appendices to the proposed zone. You are encouraged to review and provide feedback to the City by contacting Andrew McLellan by email or by phone at 780-496-2939.

Thank You for Your Feedback

From July 13 to August 3, 2020, feedback was collected online through the new Engaged Edmonton online virtual engagement tool in lieu of an in-person engagement session.

A What We Heard Report has been created that summarizes the feedback received. This report will be shared with City Council if and when this application proceeds forward to a Public Hearing.

What We Heard Report

About The Application

The initial rezoning proposal was for a high-rise residential tower.  As a result of the City's review and public consultation, the applicant has decided to revise their proposal to a mid-rise building with the following key changes and features:

  • Height reduced from 80 to 22 metres (approximately 6 storeys)
  • Number of dwellings reduced from 295 to 159 (including at least ten
    with 3 bedrooms and no less than 50% with 2 bedrooms)
  • Floor Area Ratio reduced from 7.2 to 3.9
  • Townhouse style dwellings at the ground level facing 86 Avenue NW
  • Underground parking accessed from the lane

The application continues to include a proposed amendment to the Garneau Area Redevelopment Plan (ARP) to amend current policy that does not support development of this intensity at this location.

Policy Number 1.6a currently directs for this block of Garneau to be developed as multiple family structures, preferably Stacked Row Housing and Row Housing, to provide a transition between high density development west of 111 Street NW and the low density area south of 85 Avenue NW.  This policy is proposed to be amended to allow mid-rise buildings on the north side of the lane between 85 and 86 Avenues for this block.

Application Details

View larger map (PDF 74kb)

View complete document (PDF 5.7MB)

View complete document (PDF 1.3MB)

View complete document (PDF 2.7MB)

View complete document (PDF 1.5MB)

View complete document (PDF 2.5MB)

View complete document (PDF 5.4MB)

City Council Public Hearing Date

Tuesday November 03, 2020-Referred back to administration for further community engagement on several aspects of the proposed rezoning. 

Reference File Number


For More Information

Andrew McLellan

Title Planner



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