Main page content begins here

Proposed rezoning on the east side of 85 Street NW, north and south of 93 Avenue NW to allow for high-density transit-oriented development.

A planning application has been received to rezone 8310 93 Avenue NW and 8311 93 Avenue NW, known as Holyrood Gardens.

Thank You for Your Feedback

From November 9-30, 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 existing DC2.1001 Provision was approved on July 9, 2018 and allows for a mixed-use primarily high-density residential development which includes 10 buildings and up to 1300 residential units. As shown below, Area 1 allows for 100 units (already built), while Area 2 allows for 1200 to be split between Areas 2-A and 2-B.

According to the applicant, the proposed rezoning is to update provisions to allow the redevelopment for phase two within the Holyrood Gardens project.

Summary of Proposed Rezoning

The general intent of the proposed DC2 Provision remains the same as the original DC2.1001 with no proposed changes to Areas 1 and 2-B, but with the following notable adjustments for Area 2-A: 

  • Number of Dwellings: The developer is already constructing Area 2-B with an approved 760 units. This application would increase the number of units subsequently allowed in Area 2-A from 440 to 890. 
  • Number of 2 or more bedroom units: The minimum number of 2 or more bedroom units in Area 2 is increased from 450 dwellings to 600.
  • Floor plate: The maximum floor plate area for Building type D within Area 2-A is increased from 750 square meters to 800 square meters

Image highlighting building type D in Holyrood GardensSee larger image

Site Design and Zoning Changes

Building Layout

Updates to the shape of one building and the heights of two buildings as shown below. 

Image of the building modification areas in Holyrood Gardens

Zoning Specifications 

Current Zoning

Image of the current zoning areas in Holyrood Gardens

Proposed Zoning

Image of the proposed zoning in Holyrood Gardens

Maximum Height by Building Type

  • Type A (7.0 m)
  • Type B (15.0 m)
  • Type C1 (22.0 m)
  • Type D (43.0m)


  • No infringement of the angular planes that restrict height as referenced from the west lot line of the properties to the east of the site 
  • Minimum Separation distances between buildings remain at 14.0 metres
  • Publicly Accessible Private Park remains at a minimum of 1000 square metres

Western Setbacks

The minimum setback from the west lot line for north of 93 Avenue NW is updated to 0.0-2.0 metres based on the current location of the west lot line adjacent to Area 2-A. There is no change to where the buildings are proposed, but the current minimum setback number anticipates a future scenario where the developer will regain some land after LRT construction, which is delayed.

This adjustment will allow redevelopment of the site to occur prior to this additional land being obtained from the City if appropriate agreements between the city and the developer are executed to allow the construction of the buildings as per the visual provided below. This also leads to adjustments in timing for construction of the walkway and emergency access route along the west side of the site.

Image of the property lines in Holyrood Gardens

Vehicular Parking Requirements

Removal minimum vehicular parking requirements in line with the recently approved Open Option Parking regulations in the Edmonton Zoning Bylaw.

Other Changes

Administrative and minor amendments to align with current DC2 formatting and the Edmonton Zoning Bylaw with little to no tangible land use impacts.

The City is looking for your feedback on this proposal.

Application Details

View larger map (PDF 145kb)

View complete document (PDF 1.9MB)

View complete document (PDF 10MB)

City Council Public Hearing Date

To be determined

Reference File Number


For More Information

Andrew McLellan

Title Planner



End of page content. Please choose between the following five options:

Back to main menu Back to current page menu and content View current page breadcrumb Back to site search Continue to page footer content