Share Your Thoughts!
The City is pursuing proactive rezoning of targeted sites within the Stony Plain Road Primary Corridor & 156 Street Secondary Corridor to help leverage transit investment and encourage more housing development and business investment in these important areas.
We are collecting feedback to help confirm the:
- Sites selected for rezoning;
- New, higher-density standard zones proposed for each site based on The City Plan and District Plan policy direction; and
- Zone modifiers recommended for each chosen site to guide the maximum height and footprint of buildings and determine which buildings are required to have ground-floor, street facing business space.
To learn more about the proposed rezonings in the Stony Plain Road Primary Corridor & 156 Street Secondary Corridor, click on the Learn More section below or review the Document Library on the sidebar.
Search A Property
Search for a specific property using the interactive rezoning map to find out if it is proposed for rezoning and what new standard zones and zone modifiers are being recommended.
Engagement Opportunities
There are a number of engagement opportunities available to share your thoughts. Feedback will be used, along with technical and policy considerations, to finalize the proposed rezonings prior to taking them to City Council Public Hearing for a decision in 2025.
Digital Engagement
Digital engagement is open from November 4 until November 24, 2024.
- Discussion Forums - Use the Discussion Forums tab below to provide your thoughts on the proposed rezonings. This includes the proposed sites selected for rezoning, the zones and building heights recommended for each of the proposed selected sites, and which sites should be required to have ground-floor, street facing businesses.
- Ask a Question - Use the Ask a Question tab below to ask the project team a question. Questions will be captured as part of engagement feedback.
- Schedule a Chat with a Planner - Use the Schedule a Chat with a Planner tab below to select a time via Google Meet to share your feedback or questions related to the project. Phone or in-person meeting options are available upon request. If you would like to discuss a specific property, please include the details in your meeting request
In-Person Engagement
Date: November 7, 2024
Time: 5:30 - 8:30 p.m.
Location: The Orange Hub (first floor lobby), 10045 156 Street NW
Format: Drop in, open house style
Register: RSVP today!
Stay informed
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Learn More
Creating a strong system of nodes (urban centres) and corridors (main streets) that encourages transit-oriented development is an important part of achieving The City Plan vision. The City Plan envisions a healthy, urban, climate-resilient city where Edmontonians have access to a variety of housing and transportation options and can easily meet their daily needs close to home.
The City Plan identifies 19 Priority Growth Areas, which are collections of nodes and corridors in the redeveloping area of the city (roughly inside the Anthony Henday) anticipated to experience the most near-term growth. We analyzed these 19 areas and selected five for targeted, City-initiated rezonings to help leverage transit investment and encourage more housing development and business investment in these important areas.
The Stony Plain Road Primary Corridor and 156 Street Secondary Corridor is one area that has been selected for targeted rezonings. We have made recommendations on which sites to rezone, based on public feedback, technical considerations and where policy in The City Plan and District Plans supports additional housing.
Not all land within the Stony Plain Road/156 Street Corridors will be rezoned. As outlined on the map, we recommend rezoning certain areas within the corridors based on feedback and policy direction from The City Plan and District Plans.
Edmonton’s Zoning Bylaw is the primary regulatory tool used to implement The City Plan and determines what can be built where. Zones set out the rules for where new buildings should go, what types of buildings they can be and what types of businesses and activities can happen on a property. The RS - Small Scale Residential Zone, which allows for three storey buildings with eight dwellings, is not being contemplated with this project.
One of the following three higher-density, standard zones is being recommended for each of the proposed areas selected for rezoning:
- RSM - Small-Medium Scale Transition Residential Zone
- RM - Medium Scale Residential Zone
- MU - Mixed Use Zone
Refer to the draft rezoning map (zoomed in: 156 & 149 Street Stations, 142 Street Station, 156 Street)
to see which zone is being recommended for each site proposed for rezoning. Use the zoning comparison table to see the key differences between the three zones.
Zone modifiers are also being recommended to help guide the maximum height and footprint of buildings to control the scale of development, and identify which buildings will require ground-floor, street-facing business space.
Refer to the draft rezoning map (zoomed in: 156 & 149 Street Stations, 142 Street Station, 156 Street) to see the maximum building height potential for each site proposed for rezoning based on the recommended zone. Use the commercial modifier map to see where required ground-floor, street-facing business space is and is not recommended.
The Stony Plain Road Primary Corridor and 156 Street Secondary Corridor were selected for their opportunity to increase population around planned Valley Line West LRT stops to support future ridership. The Stony Plain Road Primary Corridor was also selected to leverage existing strong market interest in the area.
Learn more about the Stony Plain Road Primary Corridor and 156 Street Secondary Corridor and why it was selected.
We will review and consider feedback to make final revisions to the proposed rezonings prior to advancing them to City Council Public Hearing for a decision. City Council makes the final decision on all proposed rezonings.
Feedback received throughout the rezoning project will be summarized in a What We Heard report for City Council to ensure they are aware of Edmontonians’ perspectives prior to making a decision. Edmontonians will have the opportunity to share their thoughts directly with Council by registering to speak when the proposed rezonings advance to public hearing in 2025.
Discussion Forums
General Discussion
Use this thread to provide general comments about the City’s draft rezoning proposal within the Stony Plain Road Primary Corridor & 156 Street Secondary Corridor.
You can also use the other discussion threads below to tell us your thoughts on specific topics, such as:
- The proposed sites selected for rezoning,
- The zones and building heights recommended for each of the sites proposed for rezoning based on City Plan and District Plan policy direction, and
- The sites recommended to have required ground-floor, street facing businesses.
Site Selection Discussion
Not all land within the Stony Plain Road & 156 Street Corridors will be rezoned. We previously identified preliminary focus areas we believed presented the greatest redevelopment potential and would benefit most from proactive, City-initiated rezoning to new, higher density standard zones.
These areas were then refined based on public feedback and additional technical and City policy considerations. Tell us what you think of the revised focus areas (map) proposed for rezoning and why you agree or disagree with the sites selected.
Height and Zone Selection Discussion
Based on public feedback and policy and technical considerations, one of three standard zones (RSM Small-Medium Scale Transition Residential Zone, RM-Medium Scale Residential Zone and MU-Mixed Use Zone) and various height and floor area ratio modifiers have been recommended for each of the sites proposed for rezoning in the Stony Plain Road & 156 Corridors. These zones and modifiers are being proposed to align with the direction in The City Plan and district plans for Secondary and Primary Corridor, which supports additional density around Edmonton’s key roadways. The 156 Street Secondary Corridor does not support high-rise buildings over 8 storeys.
Use the attached draft rezoning map showing the proposed zones and their maximum height potential to provide feedback on what you think of the proposed zones for each site selected for rezoning. Use the zoning comparison table to see the key differences between these zones.
Commercial Opportunities Discussion
Some of the sites in the Stony Plain Road & 156 Street Corridors are already zoned with the commercial frontage modifier, which requires ground-floor, street facing businesses.
We are proposing to make ground-floor businesses optional in several areas to encourage more housing development. The sites where we are proposing the commercial modifier have been identified as important areas for vibrant and commercial development due to their role as a community hub, destination retail street, or near a future LRT station.
Using the map, tell us what you think of the sites where we are recommending to apply the commercial modifier to require mandatory ground floor businesses as well as the sites where it has not been recommended, which makes ground floor businesses optional.
Ask a Question
Do you have specific questions about the Priority Growth Area rezoning project? Let us know and we’ll provide you with more information. Review our FAQ for responses to commonly asked questions. To receive ongoing project updates, sign up for our mailing list using the ‘Stay Informed’ button in the right hand sidebar.
Schedule a Chat with a Planner
Use Google Meet to share your feedback or questions related to the project. Phone or in-person meeting options are available upon request. If you would like to discuss a specific property, please include the details in your meeting request.
(In-Person) Event RSVP
Learn about the parcel and zone selection for the Priority Growth Area at Stony Plain Road & 156 Street Corridor- be in the know!
Date: November 7, 2024
Time: 5:30 - 8:30 p.m.
Location: The Orange Hub (first floor lobby), 10045 156 Street NW
Format: Drop in, open house style
Register: RSVP today!
Ready to have your say?
