Strathcona Planning Applications

A  planning application (map) has been received for a property at 8305 99 Street NW.

The application proposes to rezone the property from an existing Site Specific Development Control Provision (DC2.1093) to the Medium-Rise Apartment Zone (RA8).

The proposed RA8 Zone would allow for a 23-metre high building (approximately 6 storeys) intended for residential uses such as multi-unit housing, lodging houses and supportive housing. There is also the opportunity for developing limited commercial opportunities at ground level, such as child care services, general retail stores, and specialty food services (this list of uses is not complete).

Council Public Hearing Date: To be determined

Reference File Number: LDA22-0571

Planner: Email Saffron Newton or call 780-423-3224 for more information

A  planning application (map) has been received for properties at 10319 and 10329 82 Avenue NW and land between Gateway Boulevard NW and 105 Street NW and between 81 Avenue NW and 83 Avenue NW.

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

The proposal is for a  revised DC1 Provision that is nearly identical to the existing one, except for one change to how public space is calculated throughout, as well as some more substantial changes for the Commercial Hotel (10329 82 Avenue NW) and the outdoor space east of the hotel (10319 82 Avenue NW).

For all land subject to the DC1 Provision, exterior patio/deck space would no longer count towards public space, provided the exterior patio/deck space does not exceed 50% of the interior public space of the establishment.

Through a new sub area in the DC1 Provision for the Commercial Hotel and its associated outdoor space, exceptions are proposed to the current regulations as follows:

• The maximum amount of public space is proposed to increase from 240 square metres to 855 square metres
• A maximum of 320 square metres of public space can be exterior patio/deck space, except no exterior patio/deck public space shall function as a nightclub use

The new sub area would also clarify that no size restriction shall apply to special events and an exception is proposed to signage regulations to allow for a “marquee” style sign that is normally not allowed in the historic core.

An associated application to the Strathcona Area Redevelopment Plan is also proposed to amend one map to show the proposed new DC1 Sub Area and also to remove the Historical Commercial (DC1) Direct Development Control Provision from the plan.

While it used to be standard practice to include DC1 Provisions within statutory plans, it is now considered more appropriate to simply have these provisions exist in the Zoning Bylaw and not be duplicated within a plan. No changes are proposed with regard to policies or the direction of the Area Redevelopment Plan.

Council Public Hearing Date: To be determined

Reference File Number: LDA22-0259

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

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 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 Approval Date: September 13, 2022

Reference File Number: LDA22-0039

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

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

This application is a rezoning and plan amendment to update the existing Historic West Ritchie Direct Development Control Provision (DC1). The current DC1 Provision is from 2011 and is restricted to allowing Zoning Bylaw uses that were available at that time, which is resulting in newer uses being denied permits for operating here.

The main purpose of the  proposed DC1 Provision is to modify the allowable uses to introduce new business opportunities such as breweries, wineries and distilleries, cannabis retail sales (subject to separation distance requirements), markets and urban indoor farms (this list of uses is not complete).

The allowable uses are also being adjusted to ensure those allowed are compatible with the main intent of the DC1 Provision, to preserve the unique architectural character of this portion of 81 Avenue NW, or restricted appropriately to ensure this. 

Development regulations are proposed to be as prescribed in the General Business Zone (CB2) and as modified by the Main Streets Overlay (MSO) with some specific adjustments mainly to preserve the unique architectural character of the avenue, such as false fronts. A new regulation is also proposed for the revised DC1 Provision to allow the existing building west of 102 Street NW to have residential uses at ground level.

The current DC1 Provision references the 2011 version of the CB2 Zone and the Pedestrian Commercial Shopping Street Overlay (PCSSO). The Pedestrian Commercial Shopping Street Overlay was replaced by the Main Streets Overlay in September 2017. The CB2 Zone with the MSO is the zoning for the majority of the surrounding commercial area and along 82 (Whyte) Avenue NW (outside of the historic core).

There is a proposal to amend the Strathcona Area Redevelopment Plan (ARP) to update the direction for the West Ritchie Area to reference the Main Streets Overlay instead of the Pedestrian Commercial Shopping Street Overlay, amend Figure 9 for the West Ritchie Land Use Concept, and reflect other changes that have occurred in the area since 2011. As well, the existing DC1 Provision is embedded within the ARP and the proposed amendment would remove it from the plan, with the DC1 Provision to be maintained within the Zoning Bylaw instead, based on current standards.

For more details about the impacts of changing from the 2011 CB2 Zone and the Pedestrian Commercial Shopping Street Overlay to the current CB2 Zone and Main Streets Overlay, or to provide feedback or opinions on this application, please contact the file planner (contact information below).

Council Approval Date: Monday January 23, 2023

Council Referred Back Date: March 15, 2022

Reference File Number: LDA21-0518

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