The City is currently reviewing a rezoning application from Anonymous Architecture for 11054 - 84 Avenue in the Garneau neighbourhood. The current zoning is a Direct Development Control Provision (DC1.6220), also known as the Garneau Special Character Residential Area, and the proposed zone is a new Direct Control Zone (DC). Key characteristics of the proposed Direct Control Zone include:

• A maximum of 6 dwellings
• A maximum height of 10.5 metres
• A maximum site coverage of 45%
• Architectural features that complement the urban design elements of the area

Below is a table comparing key differences between the current and proposed zone. The complete regulations are viewable under the document library.

This proposal also triggers administrative updates to DC1.6220 (the Garneau Special Character Residential Area) which was adopted in April 1982 under Land Use Bylaw 5996. As such, it contains regulations, references, and definitions that no longer exist under the current Zoning Bylaw 20001. These revisions will align the zone with current Zoning Bylaw writing standards.

You can participate in public engagement for the Garneau Special Character Residential Area here.

Policy Context

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 Scona District Plan, with the District Policy also being applied. The Scona District Plan designates the site as Urban Mix, a general land use category which includes housing, shops, services, and offices, as well as being located within the University Garneau Major Node and a municipal heritage character area. The site is also adjacent to the District Connector Bike Route.

The University-Garneau Major Node is anchored by the University of Alberta, which attracts students and professionals from across Canada and internationally. With a diverse range of housing and employment options, along with multiple transportation connections, it stands as a key hub within Edmonton. This Major node is also among the 19 identified Priority Growth Areas (PGAs) outlined in The City Plan.

As the City grows to a population of 1.25 million, substantial growth in both population and employment is anticipated within this area. Employment growth is expected in advanced education, health, and knowledge-based sectors, while population growth is expected through redevelopments of existing parcels. Low and mid-rise developments(4 - 8 Storeys) are encouraged throughout the entire node, while high-rise developments (buildings over 21 storeys) are specifically targeted within 400 meters of the two existing transit stations and along the arterial roadways.

However, the site is also subject to area-specific policy (A.1 Garneau Special Character Residential Area) which allows residential infill that both maintains the height, scale and character of the area and maintains the existing streetscape, including landscaping, building setbacks and the retention of existing vegetation.

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 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.