LDA24-0132 Junction 99

The City has received a rezoning application from Situate Inc. to rezone 8904 - 99 Street NW in the Strathcona neighbourhood. The site is currently vacant land. The current zone is a Direct Control Zone (DC2.1153) and the proposed zone is the Medium Scale Residential Zone (RM h28.0) which would allow:

• Mid-rise multi-unit residential development with optional commercial opportunities at the ground level
• A maximum height of 28.0 meters (approx. 8 storeys)
• A maximum floor area ratio of 3.8 - 5.2

The proposed RM h28.0 Zone is different from the current DC Zone in the following key ways:

• Maximum height decreasing from 34 metres.
• Maximum floor area ratio decreasing from 6.0.
• Removal of any requirement for commercial space.

Proposed Rezoning Map for LDA24-0132

As the proposed zoning is considered a ‘standard zone’, the applicant is not required to provide detailed building drawings at this stage in the planning process. If the rezoning is approved by City Council at a public hearing, the next step will be for the applicant to submit a Development Permit application. At that time, the applicant will be required to submit detailed building drawings to the City for review.

The City Plan, Edmonton’s combined Municipal Development Plan and Transportation Master Plan, was approved in December 2020. The City Plan sets City Council’s direction, and charts out how we will accommodate 1 million additional residents in Edmonton. While all areas of the city will densify over time, The City Plan introduces a ‘Nodes and Corridors’ network, where deliberate urban intensification will be accommodated. 99 Street NW is identified as a secondary corridor where low and mid rise developments can be supported.

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 that 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 for a specific site. When rezoning to a Direct Control zone (DC1 or DC2), there is opportunity for public engagement to inform adjustments to the proposed regulations because these zones apply to a specific site or area only.

Public Hearing

Once the City completes its review and 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 lands being rezoned, as well as affected community leagues and business associations advising them of the Public Hearing date.

Register to Speak to Council or Submit Comments

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

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.