The City has received a rezoning application from Situate for 14603 - 95 Avenue NW. The current zone is the Small Scale Residential Zone (RS) and the proposed zone is the Small-Medium Scale Transition Residential Zone (RSM h12.0) which would allow:

• For a range of small to medium scale housing.
• A maximum height of 12.0 metres. (about 3 storeys)
• A maximum site coverage of 60%.

Below is a table comparing key differences between the current and proposed zone:

Please see the Frequently Asked Questions (FAQ) document linked in the Document Library on this webpage.

A Land Development Application (LDA) will be submitted when a developer wants to complete a build on a piece of land that does not currently allow for that kind of build. The LDA proposes a change in zoning, which are the rules for what can be built on the land. Only City Council has the authority to change zoning through a bylaw. The LDA process creates a bylaw for Council’s consideration and, if approved, the rules (zoning) for what can be built on the land are changed.

There are three main groups who facilitate the Land Development Application process:

1) Developers (the Applicant) will submit a Land Development Application (LDA) when they intend on starting a development on a piece of land not currently zoned for their desired build.

2) City Planners (the Project Team) will receive this LDA from the applicant. They will coordinate a review by many different experts from within and outside City Administration to develop an overall recommendation to City Council. This review includes technical and legal aspects as well as a comparison of the proposal with Council approved policies and planning principles. They will also initiate a public engagement process, with support from other City staff. This engagement process will collect feedback from Edmontonians who may be impacted by the rezoning. More information on how this process works can be found in the ‘How is the feedback collected on this page used?’ section below.

3) City Council (Decision Makers) are the final decision makers on whether or not an LDA bylaw will be approved, thereby rezoning the land. They will make this decision at a Public Hearing. In this Hearing, City Planners will present the LDA to Council, outline their planning analysis and share a summary of engagement feedback. The developer may also be in attendance to present their proposal and answer questions from Council.

The public has two main points that they can provide feedback on a proposed LDA:

1) Public Engagement with City Planners - the public are able to provide feedback directly to City staff while the Land Development Application is in the engagement phase before it is brought to council. That feedback will be shared with Council in summary form, which will provide necessary context for their decision making.

2) Council Public Hearing - the public may register and attend the Public Hearing about the LDA. Here, they can speak directly with council and share their thoughts, before the vote is cast.

The City Plan calls for more intense forms of development to follow a network of nodes and corridors, while recognizing that all areas of the city will densify over time. This area of the City falls under the Jasper Place District Plan, with the District Policy also being applied. In the Jasper Place District Plan, this site is designated Urban Mix. The site is a corner site along 146 Street NW and 95 Avenue NW, both of which are collector roadways.

There are two main policies from the District Policy that apply to this application:

• Policy 2.5.2.4 - Support Small Scale housing in Urban Mix areas outside of Nodes and Corridors.
• Policy 2.5.2.5 - Notwithstanding 2.5.2.4, within the Redeveloping Area support more intense Small Scale residential development with greater massing on corner sites in locations outside of a Node or Corridor Area that meet at least one of the following criteria:
  • a. Within 100 metres of a Node or Corridor Area,
  • b. Within 400 metres of a Mass Transit Station, or
  • c. Along an Arterial Roadway or a Collector Roadway.

The proposed RSM h12.0 Zone would facilitate more intense small scale residential development with greater massing when compared to the current RS Zone.

The role of the public when participating in engagement activities for proposed rezonings is at the ADVISE level of the City’s Public Engagement Spectrum. This means that the City will use any feedback you share to:

• Inform the City’s planning analysis and ensure all factors are taken into consideration
• Help inform conversations with the applicant about making revisions to address concerns
• Summarize feedback for City Council so they are aware of the public’s perspectives prior to making a decision at Public Hearing

A What We Heard report that summarises the feedback received is posted online and provided to the Ward Councillor as well as anyone who registers and provides feedback through this page or by contacting the file planner directly.

City planners use the Public Engagement Charter for rezonings as a guide when determining what type of engagement activities are most appropriate to help inform rezoning proposal reviews

Please Note: Because standard zones apply to multiple sites across the city, the City cannot adjust or customize the individual regulations within these zones. When rezoning to a Direct Control zone (DC), there is opportunity for public engagement to influence adjustments to the proposed site specific regulations because these zones are only applied to a specific site or area.

Public Hearing

Once Administration completes its review and has determined its recommendation and the applicant is ready to take the application to City Council for a decision, the City sets a Public Hearing date. Notices are sent to all property owners within a minimum of 60 metres of the site in accordance with the Zoning Bylaw. In addition, notices of Public Hearing are sent to affected community leagues and business associations advising them of the Public Hearing date and how to participate.

Register to Speak to Council or Submit Comments

Public Hearings are an important part of the engagement process for rezonings. Once the hearing agenda is posted, members of the public can register to speak at the City Council Public Hearing to share their views on the proposed rezoning directly with the Council.

Written comments can also be submitted to City Council through the Office of the City Clerk. Edmontonians can also watch the Public Hearing online.

If the Application is Approved

If the rezoning is approved by Council, the next step is for the developer to apply for development and building permits to start construction. Timelines for submitting these applications and starting construction are typically at the developer’s discretion.