LDA19-0253 Village at ICE District

Engagement has concluded

A rendering of Village at Ice District (subject to change)

***This engagement has concluded and a What We Heard Report is available.***

Thank you for participating in engagement activities for this rezoning application. Please review the information on this page and tell us what you think or ask any questions below before the end of the day on April 24, 2022. 

The City will use any feedback that you share to make sure the review of the application is as complete as possible, and to inform conversations with the applicant about potential revisions to address concerns or opportunities raised. Feedback will also be summarized for City Council so that they are aware of the public’s perspective prior to making a decision.

APPLICATION DETAILS

The City has received an application to redevelop lands north of Rogers Place, generally between 105 Avenue and 106 Avenue, and from the lane between 101 Street and 102 Street to 104 Street. The applicant’s proposed name for the redevelopment area is Village at ICE District.

The application has two main components, a proposed rezoning and proposed changes to the Central McDougall/Queen Mary Park Area Redevelopment Plan (ARP).

Proposed Rezoning

The proposed rezoning (map) is from two existing (DC1) Direct Development Control Provisions (Areas 1 & 5 - Precinct C of the Central McDougall/Queen Mary Park Area Redevelopment Plan) to a new Special Area Zone called the (CMUV) Central McDougall Urban Village Zone and the (AP) Public Parks Zone. A portion of the existing DC1 Provision (Area 5 - Precinct C) would remain on the north edge of the rezoning area.

The proposed rezoning would allow for the development of a high-density, mixed-use urban village containing a maximum of 2500 new residential units, retail and commercial space, as well as a new public park of at least 2000 m2. Development of the area would happen over many years and include a variety of buildings, with maximum allowable heights of between 26 and 90 metres (approximately 6 to 25 storeys) and a maximum overall floor area ratio of 10.0.

The applicant’s submission to the Edmonton Design Committee contains detailed text and visual explanations of the proposed zone. The Edmonton Design Committee reviewed this submission on March 15, 2022, and provided a letter of support for this application while also providing recommendations for improvement.

There is opportunity for public feedback to help inform the regulations (building height, setbacks from property lines, etc.) and allowable uses (types of businesses and homes) in the new proposed new (CMUV) Central McDougall Urban Village Special Area Zone. However, the applicant is not required to provide detailed building designs at the rezoning stage. These detailed designs will be determined at the development and building permit stage, should the rezoning be approved by Council.

Proposed Changes to the Central McDougall/Queen Mary Park Area Redevelopment Plan (ARP)

The proposed amendment to the ARP would add a new section (Precinct H: Urban Village) to the plan that provides the vision, objectives and principles for the proposed (CMUV) Central McDougall Urban Village Zone area. This includes direction for transportation infrastructure, public realm improvements, urban design and open space. The associated proposed rezoning noted above is designed to implement this direction. Several other changes to text, maps and figures are also proposed to reflect the Urban Village direction and new (CMUV) Central McDougall Urban Village Special Area Zone, if approved.



SPECIAL PUBLIC AMENITY CONTRIBUTION FEEDBACK OPPORTUNITY

Separate to this application, the City is also seeking feedback on how to spend $150,000 allocated towards the creation of a public amenity within the Central McDougall neighbourhood. The City received this money from the landowner of the proposed rezoning site as the result of negotiations on a previous application, which allowed for some land north of Rogers Place to be used as a temporary surface parking lot. A “public amenity” could include, but is not limited to, a park or public park improvements, community garden, public art piece, community building or community league facility improvements. Please consider providing feedback on your preferred use of this money in the neighbourhood through the “Special Amenity Contribution Feedback” tool below.



MORE INFORMATION

For more information on the proposed rezoning and associated plan amendment application, including the site and application history, please see the Village at ICE rezoning webpage. Additional links and technical documentation associated with the application are also available in the right hand sidebar of this page for review.

***This engagement has concluded and a What We Heard Report is available.***

Thank you for participating in engagement activities for this rezoning application. Please review the information on this page and tell us what you think or ask any questions below before the end of the day on April 24, 2022. 

The City will use any feedback that you share to make sure the review of the application is as complete as possible, and to inform conversations with the applicant about potential revisions to address concerns or opportunities raised. Feedback will also be summarized for City Council so that they are aware of the public’s perspective prior to making a decision.

APPLICATION DETAILS

The City has received an application to redevelop lands north of Rogers Place, generally between 105 Avenue and 106 Avenue, and from the lane between 101 Street and 102 Street to 104 Street. The applicant’s proposed name for the redevelopment area is Village at ICE District.

The application has two main components, a proposed rezoning and proposed changes to the Central McDougall/Queen Mary Park Area Redevelopment Plan (ARP).

Proposed Rezoning

The proposed rezoning (map) is from two existing (DC1) Direct Development Control Provisions (Areas 1 & 5 - Precinct C of the Central McDougall/Queen Mary Park Area Redevelopment Plan) to a new Special Area Zone called the (CMUV) Central McDougall Urban Village Zone and the (AP) Public Parks Zone. A portion of the existing DC1 Provision (Area 5 - Precinct C) would remain on the north edge of the rezoning area.

The proposed rezoning would allow for the development of a high-density, mixed-use urban village containing a maximum of 2500 new residential units, retail and commercial space, as well as a new public park of at least 2000 m2. Development of the area would happen over many years and include a variety of buildings, with maximum allowable heights of between 26 and 90 metres (approximately 6 to 25 storeys) and a maximum overall floor area ratio of 10.0.

The applicant’s submission to the Edmonton Design Committee contains detailed text and visual explanations of the proposed zone. The Edmonton Design Committee reviewed this submission on March 15, 2022, and provided a letter of support for this application while also providing recommendations for improvement.

There is opportunity for public feedback to help inform the regulations (building height, setbacks from property lines, etc.) and allowable uses (types of businesses and homes) in the new proposed new (CMUV) Central McDougall Urban Village Special Area Zone. However, the applicant is not required to provide detailed building designs at the rezoning stage. These detailed designs will be determined at the development and building permit stage, should the rezoning be approved by Council.

Proposed Changes to the Central McDougall/Queen Mary Park Area Redevelopment Plan (ARP)

The proposed amendment to the ARP would add a new section (Precinct H: Urban Village) to the plan that provides the vision, objectives and principles for the proposed (CMUV) Central McDougall Urban Village Zone area. This includes direction for transportation infrastructure, public realm improvements, urban design and open space. The associated proposed rezoning noted above is designed to implement this direction. Several other changes to text, maps and figures are also proposed to reflect the Urban Village direction and new (CMUV) Central McDougall Urban Village Special Area Zone, if approved.



SPECIAL PUBLIC AMENITY CONTRIBUTION FEEDBACK OPPORTUNITY

Separate to this application, the City is also seeking feedback on how to spend $150,000 allocated towards the creation of a public amenity within the Central McDougall neighbourhood. The City received this money from the landowner of the proposed rezoning site as the result of negotiations on a previous application, which allowed for some land north of Rogers Place to be used as a temporary surface parking lot. A “public amenity” could include, but is not limited to, a park or public park improvements, community garden, public art piece, community building or community league facility improvements. Please consider providing feedback on your preferred use of this money in the neighbourhood through the “Special Amenity Contribution Feedback” tool below.



MORE INFORMATION

For more information on the proposed rezoning and associated plan amendment application, including the site and application history, please see the Village at ICE rezoning webpage. Additional links and technical documentation associated with the application are also available in the right hand sidebar of this page for review.

Tell Us What You Think About The Application

Please let us know what you like and what could be better about this application. What should Council know as they decide whether or not to approve the rezoning? Others that visit this part of the site will be able to see your comments.

Please note you must be registered on Engaged Edmonton in order to provide feedback. Only your username will be displayed publicly, all other information is kept confidential. We use this information to distinguish between feedback received from the neighbouring/local area residents and other interested stakeholders. All comments go through a moderation process, and may take up to 1-2 hours to publicly appear on the website.

If you are unable to provide feedback on this site, you can also provide feedback to the Project Planner directly via the contact information under the "who's listening" section of the page. Please refrain from commenting on the site, and providing a duplicate comment to the planner. It is not necessary to do both in order for feedback to be captured.

Engagement has concluded

CLOSED: This discussion has concluded.

Focus should be on housing and residential. Local, affordable housing, not foreign speculator million dollar condos. You only need enough commercial space for stuff like a bodega and a pharmacy, not a block of trendy restaurants.

stoptye about 2 years ago
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I think overall this project presents a good opportunity to really activate this part of inner Edmonton. My only concern with the project proposal as presented is that is doesn't really address how it might support those who might be experiencing chronic houselessness in this area. Given the project will essentially be on the door step of Boyle Street, there's nothing here to make the case that this will do anything except lead to greater violence for houseless people in the area through gentrification.

Shane_a_scott about 2 years ago
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As someone who owns and lives in a condo just north of the area in the plans, I would be very excited to see this project and rezoning move ahead. As it stands right now, the land in question between 106 Ave and Rogers Place is largely a dead zone of empty lots and parking with nothing to engage in from a pedestrian's perspective, separating what could be a more seamless transition between Central McDougall and Downtown. I think the project would be good for city densification and make for a more vibrant, safe, and liveable neighbourhood. The location makes a lot of sense given proximity to transit and entertainment, plus the land is clearly under-utilized as it stands now. It should make MacEwan Station a more desirable, usable LRT station as well - I could see some residents being concerned about walking north of the station late at night right now, but filling in the area with development will no doubt make 104 St feel safer, and also create a really nice walkable stretch of road all the way from 106 Ave down to Jasper Ave. A park or gathering space as included in the application would be a welcome addition as the area is sorely lacking public park space. However I do hope the developers are considerate of the fact that adjacent areas are largely residential when they begin construction, and I also hope to see retail spread out throughout the area rather than focused only on 102 St, with 104 St especially well-suited for some retail given it's the primary feeder to MacEwan Station from the north. But overall I am fully in support of this plan and look forward to the changes it will bring to this neighbourhood, along with any redevelopment of the old casino plot to the east of Rogers Place. Thumbs up from a local resident.

treeves9 about 2 years ago
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i really enioy this plan, it compliments stationlands very very well. Would like to see the road on 105ave pedestrianized, painted road, row lights and whatnot. I feel like the height zoning is low in relation to shadow study. We should zone a bit higher at 130m - 150m south end max then 90m mid then 60m north end. Would be great to see this come to life as its close to active transportation.

JaayJR about 2 years ago
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