Artist drawing of proposed 22-storey tower

Proposed rezoning at 11024 82 Avenue NW for a range of medium-intensity commercial uses, with an optional residential component, in a high-rise building.

Share Your Feedback 

Feedback is being collected for this application from January 10-24, 2022 through the City’s online virtual engagement tool.  

The City will use any feedback that you share to make sure the review of the application is as complete as possible, and will also summarize it for City Council so that they know your perspective prior to making a decision.

Because the rezoning is to a standard zone (CB3), the scope of public input is limited, as the City cannot adjust or customize standard zone regulations based on public feedback. However, there is some opportunity for public input to help fine-tune the proposed changes to the Main Streets Overlay regulations.

The detailed design of the building will be determined at the development and building permit stage, should the rezoning be approved by Council.  While not part of the rezoning considerations, the applicant has indicated they are open to community feedback on these aspects.

Application Details

A planning application has been received to rezone 11024 82 Avenue NW from the Urban Services Zone (US) to the Commercial Mixed Business Zone (CB3).

Proposed Rezoning

The proposed rezoning, coupled with the associated amendment to the Main Streets Overlay, would allow for the development of a high-rise, mixed-use tower with the following characteristics:

  • A maximum podium height of 13.0 metres (approximately 3 storeys) and an overall maximum building height of 75 metres (approximately 22 storeys)
  • Pedestrian-oriented commercial space at ground level facing 82 (Whyte) Avenue NW with a residential tower above. Commercial uses allowed could include, but are not limited to, general retail stores, health services, personal service shops such as hairdressers, and specialty food services.
  • A maximum tower floor plate area of 850 square metres.
  • Requiring any vehicle parking provided to be accessed from the rear lane and any surface or above-ground parking to be screened from view.
Entirely Commercial Building Options

Note: While not the applicant’s current intent, the proposed CB3 Zone would also allow for an entirely commercial building. Should the applicant pursue a commercial-only building, the maximum height allowed would be reduced to 36 metres (approximately 8-10 storeys).  The images below show two potential building shapes for this option.

Building Option 1

LDA21-0442-image showing a commercial only option of proposed development

Building Option 2

LDA21-0442-image showing a second commercial only option of proposed development

Main Streets Overlay Amendment

Along with this rezoning application, there is also a  proposal to amend the Main Streets Overlay, mainly as it is applied to the CB3 Zone. For the CB3 Zone, key changes proposed include introducing a tower floor plate size restriction and allowing an increase to the maximum building height under certain contexts. For all commercial zones subject to the overlay, the maximum Floor Area Ratio (FAR) exemption contained in the overlay would be expanded to all residential and residential-related uses (not just multi-unit housing).

Garneau Area Redevelopment Plan (ARP) Amendment

An  accompanying application has been made to amend the Garneau Area Redevelopment Plan (ARP) in the following ways to enable this rezoning:

  • Amending 4 maps to reflect the proposed rezoning, if approved
  • Amending Policies 1.5 and 1.8 to allow for an expansion of commercial uses in a high-rise form. Together, these policies currently prohibit rezonings for commercial development and limit height to 6 storeys; and
  • Adding the CB3 Zone to the list of land use districts in Section 5. This would be the first such use of the CB3 Zone in Garneau. The plan pre-dates the creation of this zone.

Site Details

Historical Status of the Site

The property is listed on the Inventory of Historic Resources in Edmonton as the St. John’s Institute.  The building is valued for its Early Modern Style design and its associations with prominent Edmonton architecture firm Blakey, Blakey and Ascher, and the St. John’s Institute, an Alberta-based organization established in 1918 which was dedicated to supporting students of Ukrainian descent while they pursued higher education. 

Because it is listed on the Inventory, the building qualifies for financial incentives from the City of up to 50 per cent of eligible costs to a maximum of $500,000 to support its restoration, should the property owner agree to have the property legally protected through designation as a Municipal Historic Resource. 

To date, the property owner has declined to pursue designation and the City administration does not have the authority to compel designation. Should the property owner pursue the demolition of the building they will be required to submit a Municipal Historic Evaluation, as per Section 14.12 of the Zoning Bylaw.  

City Council will also be notified prior to demolition. While Council has the authority, under the provisions of the Alberta Historical Resources Act, to designate and protect historic resources against a property owner's wishes, the Act requires that the City compensate the affected property owner for any reduction in property value arising from the designation.  The resulting compensation can be significant and it has typically not been considered economically sustainable for Council to pursue this approach.