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Approved rezoning, plan amendment and partial lane closure in Strathcona at 8904 and 8920 99 Street NW and 9922, 9924 and 9926 89 Avenue.

A revised planning application has been approved to rezone the Bateman Lands on 99 Street in the Strathcona neighbourhood, which includes a plan amendment and partial lane closure. The revised application was submitted as a result of receiving information from the City's technical review and public consultation.

About the Proposal

The rezoning now proposes 2 shorter towers, instead of 1 taller one:

  • East Tower: approximately 15 storeys (54 metres) in height with commercial uses at the base
  • West Tower: approximately 18 storeys (63 metres) with townhouse style units at the base

The development would have a maximum of 242 units with underground parking on site.

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Key Features of the Revised Proposal

The development is proposed for the northwest corner of 99 Street and 89 Avenue extending west down 89 Avenue past the lane.

Public Contributions

Affordable Housing in line with the City’s Developer-Sponsored Affordable Housing Contribution Policy (C582)

Improvements to the public sidewalk areas along 99 Street and 89 Avenue such as higher quality materials and/or tree planting

$200,000 towards an off-site amenity in the Strathcona neighbourhood such as an upgrade or enhancement to a park or open space

Minimum of ten Family Oriented Dwellings and 10% of the units must have 2 bedrooms plus a den or more.

Sunset Clause

Development must occur within 10 years of Council approval of the rezoning or else development rights are lost

Maximum Height

54 metres east tower (approximately 15 storeys)
63 metres west tower (approximately 18 storeys)

Maximum Floor Area Ratio


Residential Density

Up to 242 dwellings

Maximum Tower Floor Plate

700 square metres

Built Form

2 towers with podiums


Vehicle parking in accordance with the Zoning Bylaw

0.5 bicycle parking spaces per residential dwelling (121 spaces for 242 dwellings)

8 bicycle parking spaces for commercial uses and visitors

All vehicular parking is underground

Land Uses

Apartment Housing
General Retail Stores
Child Care Services
Health Services

For a complete list, see the Draft Site Specific Development Control Provision (DC2).

The Application

This application has three components: A Plan Amendment, a Road Closure and a Rezoning.

1. Plan Amendments

The Strathcona Area Redevelopment Plan (ARP) is divided into six development areas. The proposed amendment would change this land from a Walk-Up Apartment Area to a High-Rise Apartment Area.

Two objectives and one policy of the Strathcona ARP are also proposed to be amended as they currently do not allow for this scale of development at this location. These amendments would only affect this site and not anywhere else in the neighbourhood.

Three maps and two figures within the Strathcona ARP would also be amended to accurately portray the rezoning, if approved.

2. Road Closure

The application proposes to legally close the north-south public lane located between the two towers from 89 Avenue running north to where it intersects with the east-west lane. Traffic flow on the east-west lane (located between 89 Avenue and 90 Avenue) will be maintained. Vehicles will still be able to access the site from 89 Avenue, but this would be on a private lane and no longer on a City-owned lane.

3. Rezoning

The proposal is for two high-rise residential towers with both commercial uses and townhouse style units at the ground level.

Existing Zoning

Neighbourhood Convenience Commercial Zone (CNC)
Low Rise Apartment Zone (RA7)

Proposed Zoning

Draft Site Specific Development Control Provision (DC2)

Technical Reports Under Review

Environmental Site Assessments

Identify any areas of environmental concern in the plan area.
Consultant: Golder Associates and Thurber Engineering

Sun Shadow Impact Study

Evaluate the potential impacts on wind in the area immediately around the development.
Consultant: RWDI

Pedestrian Wind Study

Evaluates how the proposal will impact wind levels on the site and surrounding sidewalks.
Consultant: RWDI

Site Servicing Design Brief

Outline the existing water, storm, sanitary and shallow utility infrastructure and review the amount of proposed wastewater and stormwater from the proposed development.
Consultant: WSP

Transportation Impact Assessment (9MB)

Identify expected traffic activity and traffic control required on the roads and parking impacts in the plan area.
Consultant: Bunt & Associates

City Council Approval Date

Monday April 9, 2018

Request to Speak at a Council or Committee Meeting

Agendas are available approximately 3 weeks before the public hearing date. Anyone who wishes to speak at a public hearing can register online or call the City Clerk’s office at 780-496-8178.

Reference File Number


For More Information

Andrew McLellan

Title Planner



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