Strathcona Planning Applications

A planning application (map) has been received for properties at 9009 and 9013 99 Street NW, and 9854 and 9860 90 Avenue NW.

The proposed zoning is Site-Specific Development Control Provision (DC2), which proposes to revise the existing DC2.1135. The proposed DC2 Provision would increase the number of dwellings from 60 to 65, reduce the required amenity area per dwelling from 15 square metres to 8.5 square metres, and include minor updates to the site and building design reflected under new DC2 appendices.

Key characteristics of the proposed DC2 provisions include:

• A maximum height of 27.0 metres or approximately 8 storeys (no change proposed)
• A maximum Floor Area Ratio of 3.0 (no change proposed) 
• Up to 65 residential dwellings (previously 60 residential dwellings)
• Ground-level commercial frontages along 99 Street and portions of 90 Avenue (change proposed)
• Site layout and facade updates

This application conforms with the Strathcona Area Redevelopment Plan.

Council Public Hearing Date: To be determined

Reference File Number: LDA22-0039

Planner: Email Marty Vasquez or call 780-495-1948 for more information

Referred back to City administration.

A  planning application (map) has been received for properties at 10103 and 10115 to 10150 81 Avenue NW, and 8015, 8109 and 8128 102 Street NW.

The application proposes to rezone the properties from an existing Direct Development Control Provision (DC1) to a new Direct Development Control Provision (DC1).

This rezoning is to update the existing Historic West Ritchie Direct Development Control Provision (DC1) to allow for more business opportunities such as convenience retail stores, breweries, wineries and distilleries, cannabis retail sales, markets, and special events. There are no proposed changes to the allowed scale of buildings (approximately 4 storeys) or current special design regulations such as historic false façades.

The proposed DC1 zoning also retains the requirement to open up the 81 Avenue NW view corridor towards the historic Canadian Pacific Railway Station, should redevelopment occur on the site west of 102 Street NW.

The Strathcona Area Redevelopment Plan (ARP) is also proposed to be amended by removing the DC1 provision from the plan, with the DC1 Provision to be maintained within the Edmonton Zoning Bylaw instead based on current standards. Otherwise, no changes are proposed with regards to policies or the direction of the ARP.

Council Public Hearing Date: To be determined

Council Referred Back Date: March 15, 2022

Reference File Number: LDA21-0518

Planner: Email Andrew McLellan or call 780-496-2939

A planning application has been received to rezone 8207 105 Street NW. The applicant’s project name for the proposal is The Baron.

The proposed rezoning is from the Historical Commercial (DC1) Direct Development Control Provision to a Site-Specific Development Control Provision (DC2).

The purpose of the existing DC1 Provision is to help preserve buildings which are of historic significance, and to ensure that future renovation and redevelopment of surrounding buildings result in developments which are compatible in architectural and built form with the historic buildings of the area. 

The existing building on the property, built in 1909 and known as the Archibald Block, is on the Inventory of Historic Resources in Edmonton. It would be demolished to allow for the proposed new building, if the rezoning is approved.

The purpose of the proposed DC2 Provision (9.5MB) is to accommodate a development with commercial and residential uses that provides for an active and inviting pedestrian-oriented streetscape fronting onto 105 Street NW and 82 Avenue NW.

It would allow for a mid-rise mixed use building with the following characteristics:

• A maximum height of 33.0 m (approximately 9 - 11 storeys)
• A maximum floor area ratio of 5.0
• Up to 473 square metres of commercial space at ground level 
• Up to 65 residential dwellings

There is an associated application to amend the Strathcona Area Redevelopment Plan, which currently does not allow a building of this scale within the Heritage Character District of the Whyte Avenue Commercial Area.

Thank You For Your Feedback

From December 7–21, 2020, feedback was accepted for this application through the City’s 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

City Council Public Hearing Date: To be determined

Reference File Number: LDA20-0216

Planner: Email Andrew McLellan or call 780-496-2939 to provide feedback or for more information.

A planning application (map) has been received for a property at 9912 84 Avenue NW.

The application proposes to rezone the properties from Low-Density Infill Zone (RF2) to Low-Rise Apartment Zone (RA7) to allow for the development of a low-rise multi-unit housing development up to 16 metres in height (approximately 4 storeys).

An associated application has been made to amend the Strathcona Area Redevelopment Plan (ARP) in the form of policy and maps updates to enable and reflect the above rezoning proposal.

Council Approval Date: December 7, 2021

Reference File Number: LDA21-0181

Planner: Email Marty Vasquez or call 780-495-1948 for more information

A planning application (map) has been received for properties at 10171 Saskatchewan Drive NW, 10318 83 Avenue NW and 8403 104 Street NW.

The application proposes to rezone the properties from an existing Direct Development Control Provision (DC1) to a revised Direct Development Control Provision (DC1).

The proposed new DC1 Provision would continue to retain the Ritchie Mill, at 10171 Saskatchewan Drive NW, as a municipally and provincially designated historic resource and commercial building, but allow an addition to be built off the north facade of the building. The addition would be 15 metres tall, matching the height of the main eavestrough line of the existing Ritchie Mill. The addition would add approximately 570 square metres of commercial floor area to the building, for a new total of approximately 2,820 square metres.

The existing Historical Institutional DC1 Provision applies to the Ritchie Mill, and also to the nearby Strathcona Fire Hall No. 1, at 10318 83 Avenue NW, and the Knox Metropolitan Church, at 8403 103 Street NW. In order for the Ritchie Mill to have its own zoning, the other sites need to also be rezoned to a new Historical Institutional DC1 Provision that does not include the Ritchie Mill. No changes to the other sites are proposed by this application.

An amendment to the Strathcona Area Redevelopment Plan is also proposed, as the existing DC1 Provision is embedded within it. The proposed amendment would remove the zoning from being embedded in the plan, but there are no proposed amendments to the policies or direction of the plan.

Applicant rendering of the proposed addition to the Ritchie Mill - Subject to Change

Council Approval Date: June 23, 2021

Reference File Number: LDA21-0009

Planner: Email Andrew McLellan or call 780-496-2939

A planning application (map) has been approved for a property at 8101 Gateway Boulevard NW.

The application proposed to rezone the site from an existing Direct Development Control Provision (DC1) to a new Direct Development Control Provision (DC1).

The rezoning site currently contains the historic Canadian Pacific Railway Station, as well as a concrete covered piece of land north of the station and a surface parking lot to the south. The existing station building is a designated historic resource at the municipal and provincial level and is not proposed to be demolished or altered by this application.

The proposed DC1 rezoning would allow for a new approximately 3-storey commercial building to be constructed on the concrete pad north of the existing station building and an approximately 7-storey residential building with up to 125 dwellings to be built to the south, on the land that currently contains surface parking.

There is an associated application to amend the Strathcona Area Redevelopment Plan, which currently does not allow for the 7-storey building at the proposed location.

Station Flats Applicant Concept Rendering (Subject to Change)

Thanks for Your Feedback

From February 16-March 5, 2021, feedback was collected for this application through the City’s online virtual engagement tool , in lieu of an in-person engagement session.

Input from Edmontonians will be used to inform conversations with the applicant about potential revision to the proposal to address concerns or opportunities raised. Feedback will also be summarized in the report to City Council when the proposed rezoning goes to a future City Council Public Hearing for a decision.

What We Heard Report

Council Approval Date: Tuesday June 8, 2021

Reference File Number: LDA20-0385

Planner: Email Andrew McLellan or call 780-496-2939

A planning application (map) has been received for properties at 10119 85 Avenue NW, 10125 85 Avenue NW, and 10135 85 Avenue NW.

The application proposes to rezone the properties from the Row Housing Zone (RF5) and Low-Rise Apartment Zone (RA7) to the Medium-Rise Apartment Zone (RA8).

The proposed rezoning would allow for medium-rise multi-unit housing with a maximum height of 23 metres or approximately 6 storeys, containing a mix of 3-bedroom townhouses and apartment suites.

An associated application has been made to amend the Strathcona Area Redevelopment Plan to enable the proposed rezoning.

Thank You for Your Feedback

Thank you to everyone who shared their thoughts on this proposed rezoning in Strathcona to allow for the development of a medium-rise (approximately 6-storey) residential building containing a mix of 3-bedroom townhouses and apartment suites. Feedback was accepted online, in lieu of in-person engagement, from November 23 until December 6, 2020.

Feedback was summarized in a What We Heard Report.

Council Approval Date: April 20, 2021

Reference File Number: LDA20-0321

Planner: Email Jeff Booth or call 780-496-5672

A planning application (map) has been received for properties at 8515 106A Street NW, 8521 106A Street NW, and 8523 106A Street NW.

The application proposes to rezone the properties from Low-Rise Apartment Zone (RA7) to Medium-Rise Apartment Zone (RA8).

The proposed zoning to the Medium-Rise Apartment Zone (RA8) would allow for the development of medium-rise Multi-Unit Housing up to 23 metres in height (approximately 6 storeys) with limited opportunities for commercial activities.

Share Your Feedback

Edmontonians are invited to share their feedback on the proposed rezoning of 8515 106A Street NW, 8521 106A Street NW, and 8523 106A Street NW to allow for development of medium-rise Multi-Unit Housing up to 23 metres in height.

To help prevent the spread of COVID-19 and help keep Edmontonians and City staff safe, feedback is being accepted for this application through the City’s new online virtual engagement tool from February 16-March 1, 2021, in lieu of an in-person engagement session.

Input from Edmontonians will be used to inform conversations with the applicant about potential revisions to the proposal to address concerns or opportunities raised. Feedback will also be summarized in the report to City Council when the proposed rezoning goes to a future City Council Public Hearing for a decision.

City Council Referred Back Date: January 26, 2021

City Council Approval Date: April 20, 2021

Reference File Number: LDA20-0123

Planner: Email Andrew Sherstone or call 780-442-0699 for more information.

A planning application (map) has been made to rezone 9303 98 Street NW.

The current zoning for the property is Low-Density Infill Zone (RF2). The proposed zoning is Metropolitan Recreation Zone (A).

The purpose of the Metropolitan Recreation zone is to preserve natural areas and parkland along the river, creeks, ravines and other designated areas for active and passive recreational uses and environmental protection in conformance with Plan Edmonton and the North Saskatchewan River Valley Area Redevelopment Plan.

The applicant intends to add these lots to the boundary of the North Saskatchewan River Valley Area Redevelopment Plan for preservation purposes.

An associated application has been made to amend the Strathcona Area Redevelopment Plan to enable the above rezoning.

City Council Approval Date: April 20, 2021

Reference File Number: LDA19-0553

Planner: Email Luke Cormier or call 780-496-7370 for more information.

A planning application (map) has been received for a property at 8904 99 Street NW.
The application proposes to rezone the site from  Site-Specific Development Control Provision (DC2) to Site-Specific Development Control Provision (DC2).

The rezoning represents a second attempt to redevelop this site. The proponents have indicated that due to changing market conditions, they are longer able to pursue the previously proposed high-rise tower development that the current Site-Specific Development Control Provision (DC2) enables.

This proposal is for a new Site-Specific Development Control Provision (DC2) that would allow for a mid-rise mixed-use building with the following characteristics:

• A maximum height of 34.0 m (approximately 8-10 storeys)
• A maximum floor area ratio of 6.0
• Between 100 and 650 square metres of commercial space at ground level
• Up to 190 residential dwellings, including ground-oriented dwellings facing 89 Avenue NW and potentially 99 Street NW

An amendment to the Strathcona Area Redevelopment Plan is only proposed to update the building description in the already existing policy exemptions for this site.

Thank Your for Your Feedback

Edmontonians were invited to share their feedback on this proposed rezoning and plan amendment.

Feedback was accepted for this application through the City’s new online virtual engagement tool from November 30–December 21, 2020, in lieu of an in-person engagement session.

Feedback was summarized in a What We Heard Report.

City Council Approval Date: April 7, 2021

Reference File Number: LDA20-0279

Planner: Email Andrew McLellan or call 780-496-2939

A planning application (map) has been approved for a property at 9928 89 Avenue NW.
The application proposed to rezone the property from Low-Rise Apartment Zone (RA7) to Medium-Rise Apartment Zone (RA8).
The approved Medium-Rise Apartment Zone (RA8) would allow for a 23-metre high (approximately 6 storey) residential building with limited commercial opportunities, such as Child Care Services, General Retail Stores and Specialty Food Services, at ground level. The current Low-Rise Apartment Zone (RA7) allows for a similar building, but limited to 4 storeys.

City Council Approval Date: Tuesday November 03, 2020

Reference File Number: LDA20-0061

Planner: Email Andrew McLellan or call 780-496-2939 for more information.

This application has been revised. The original submission was for a 6-storey building with residential facing 99 Street, and included the property at 9015 99 Street. 

The revised planning application (map) has been approved for properties at 9009 and 9013 99 Street NW and 9854 and 9860 90 Avenue NW. 

The application proposes to rezone the properties from Medium-Rise Apartment Zone (RA8) to Site Specific Development Control Provision (DC2).

The revised draft DC2 proposal is for a 7-storey mixed use building with an eighth storey indoor/outdoor rooftop amenity area. The proposed building would allow a maximum of 60 residential units and commercial at ground level facing 99 Street with both surface and underground parking accessed from the lane.

An amendment to the Strathcona Area Redevelopment Plan (ARP) would also be required to enable the proposed rezoning. The proposed amendment would rename the High-Rise Apartment Area of the plan the Mid/High-Rise Apartment Area and redesignate this site from being in the Walk-Up Apartment Area to being in the Mid/High-Rise Apartment Area.

Public Engagement History

Edmontonians were invited to a drop-in engagement session on January 15, 2020 to learn more about a proposed rezoning at 9009 and 9013 99 Street NW and 9854 and 9860 90 Avenue NW.

The session provided an opportunity to learn more about the proposal and share views with the City and the applicant. Feedback will be summarized in a report to City Council when the proposal goes to a future City Council Public Hearing for a decision.

Engagement Session Materials

Display Boards
What We Heard Report

City Council Approval Date: Tuesday October 20, 2020

Reference File Number: LDA18-0647

Planner: Email Andrew McLellan or call 780-496-2939 for more information.

Road Closure
A planning application (map) has been approved for a property located at 99B Street NW south of 95A Avenue.

The application proposed to close a portion of road located at 99B Street NW south of 95A Avenue to vehicle traffic, and provide pedestrian access and landscaping. The application is part of Building Great Neighbourhood's 2019 - 2021 Strathcona Neighbourhood Renewal.

City Council Approval Date: Tuesday September 1, 2020

Reference File Number: LDA19-0377

Planner: Email Jerreck Connors or call 780-496-7837 for more information.

A planning application (map) has been approved for a property at 10302 82 Avenue NW. 
The application proposed to rezone the property from an existing Direct Development Control Provision (DC1) to a new Direct Development Control Provision (DC1).

The proposed zoning is for a new sub-area within the existing Historical Commercial Direct Development Control Provision (DC1) to preserve the historic Strathcona Hotel. The new DC1 provision will allow for the restoration and maintenance of the building, allow an increased Floor Area Ratio from 2.5 to 3.5 and add Market and Special Events as additional uses.

The application included an amendment to the Strathcona Area Redevelopment Plan, as the zoning is embedded within the plan.

Council Approval Date: March 10, 2020 

Reference File Number: LDA19-0502

Planner: Email Heather Vander Hoek or call 780-423-7495 for more information.

Edmontonians were invited to a drop-in engagement session on September 24, 2019 to learn more about proposed changes to the Strathcona Area Redevelopment Plan (ARP) to incorporate the recommendations from the City’s planWhyte Land Use study. 

The planWhyte study contains a series of recommendations to strengthen the heritage and character of the Strathcona area, manage future growth to benefit community and local business, and revitalize the heart of Old Strathcona as one of Edmonton’s premier arts, culture and tourism destinations. The proposed changes would enshrine this planning direction into the Strathcona ARP.  

The engagement session provided an opportunity to share feedback on the proposed changes with the City. Feedback will be summarized in a report to City Council when the proposed changes go to a future Public Hearing for a decision. 

Meeting Materials
Display Boards 
What We Heard Report

City Council Approval Date: February 4, 2020

Reference File Number:  LDA19-0340

Planner: Email Andrew McLellan or call 780-496-2939 for more information.

A planning application (map) has been received for the rezoning of a property at  8301 99 Street NW. The proposed zoning is for a new Site Specific Development Control Provision (DC2) that is similar to the existing DC2 Provision, but with the following changes:

• Maximum number of dwellings increased from 22 to 29
• Floor Area Ratio increased from 3.0 to 3.2
• Added requirement for a minimum amount of commercial floor area of 90 sq. m
• Minor adjustments to setbacks of the building from lot lines
• Reduction/removal of some stepbacks of building facades.

The maximum building height of 23.0 m has not been changed.

An associated application has also been made to amend the Strathcona Area Redevelopment Plan to remove the requirement for the building to have a stepback above the third storey, and instead use building articulations and colour contrast to reduce the perceived building mass of a six-storey building on this site, and add visual interest to the streetscape.

Proposed West Elevation of New Building

City Council Approval Date: January 21, 2020

Reference File Number: LDA19-0266

Planner: Email Andrew McLellan or call 780-496-2939 for more information.

A planning application (map) has been received for properties east of 105 Street NW, west of Gateway Boulevard, south of 83 Avenue NW and north of 81 Avenue NW.

This application proposes a plan amendment and rezoning for the affected area, which includes parts of the Strathcona and Queen Alexandra neighbourhoods.

The proposed rezoning is for a Direct Development Control Provision (DC1) identical to the existing Direct Development Control Provision (DC1), but with the Cannabis Retail Sales use added.

The proposed plan amendment to the Strathcona Area Redevelopment Plan is to support associated Zoning Bylaw amendments in preparation for federal legalization of cannabis. More information, including proposed regulations for Cannabis Retail Sales, can be found online at edmonton.ca/cannabislegalization.

City Council Approval Date: June 11, 2018

Reference File Number: LDA18-0167

Planner: Email Andrew Sherstone or call 780-442-0699 for more information.

A planning application (map) has been approved to add Breweries, Wineries and Distilleries as an allowable use to the Historical Commercial Direct Control Provision (DC1).  

This is a new use for inclusion in the Zoning Bylaw and is approved by City Council. The previous draft definition of this use was:

Breweries, Wineries and Distilleries​ means the manufacturing of beer, wine, spirits or other alcoholic beverages. This use may include the sale of alcoholic beverages to the public for consumption within the premises and the retail sales of alcoholic beverages manufactured within the premises for consumption off-site.  

Accessory activities may include the preparation and sale of food, and storage, packaging, bottling, canning and shipping of products manufactured within the premises. 

This use may have a private non-sale hospitality area where products manufactured within the premises are provided to private groups for tasting and sampling.

The rationale for adding this use to the existing DC1 Provision was to create additional opportunities for microbreweries, distilleries and wineries in Edmonton’s commercial and industrial zones.  

This application was reviewed by City administration to determine the proposal’s compatibility with the surrounding neighbourhood. After the review was finished, a recommendation was made to City Council. 

The proposal and recommendation was heard at a City Council Public Hearing. The public were notified of the Public Hearing date and time at least 21 days in advance.

Strathcona Area Redevelopment Plan

City Council Public Hearing Date: Wednesday November 15, 2017, Agenda Items 5.3 and 5.4, Bylaws 18193 and 18194 

City Council Approval Date: Wednesday November 15, 2017

Reference File Number: LDA17-0260 

Planner: Email Andrew McLellan or call 780-496-2939 for more information.