The City is currently reviewing a rezoning application from Green Space Alliance for the properties located at 9046 - 9044U 142 Street & 14203 - 91 Ave NW. The current zone is the Small Scale Residential Zone (RS) and the proposed zones are the Mixed Use Zone (MU h23.0 f3.8 cf) and the Public Utility Zone (PU).

The Mixed Use Zone (MU h23.0 f3.8 cf) would allow for:

• A range of uses that support housing, recreation, commerce, and employment opportunities
• A maximum height of 23.0 m (approximately 6 storeys)
• A Floor Area Ratio of 3.8

The Public Utility Zone (PU) would allow for protection of infrastructure, systems and facilities that provide a public benefit.

The proposed rezoning applies to the 3 lots located at the intersection of 142 Street and 91 Avenue NW. Two of these lots, 14203 - 91 Ave NW and 9046 - 142 Street NW, are proposed for the Mixed Use Zone (MU h23 f3.8 cf). The third lot, 9044U - 142 Street NW, which is city-owned, is proposed for the Public Utility Zone (PU). Please refer to the rezoning map below for details:

3D Visual Representations

Below are visual representations of the potential built forms allowed under the current Small Scale Residential (RS) Zone and proposed Mixed Use (MU h23.0 f3.8 cf) Zone. It is important to note that these are not the only options for development under these zones, but are generally considered the maximum build out.

Current RS Zone

Proposed MU h23.0 f3.8 cf Zone

Sun Shadow Impact Analysis

Please see the Sun Shadow Impact Analysis video linked in the Document Library on this webpage. The analysis identifies the shadows cast by the proposed development on March 21, June 21, September 21 and December 21.

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 for Urban Mix and located within the 142 Street Secondary Corridor. The Urban Mix land use category includes housing, shops, services, and offices. The site is a corner lot situated along 142 Street NW (an arterial roadway) and 91 Avenue NW (a collector roadway).

The 142 Street Secondary Corridor is an important urban thoroughfare that links to the Stony Plain Road Primary Corridor and functions as a local hub for surrounding communities.

Secondary corridors are expected to have a minimum density of 75 people/jobs per hectare and anticipate low and mid rise buildings in the form of residential, commercial or mixed use developments.

The main policy from the District Policy that applies to this application is:

• Policy 2.4.7.2 - Support Mid Rise development within Secondary Corridors along Arterial Roadways and Collector Roadways.

The proposed MU h23.0 f3.8 cf Zone would facilitate the development of a 23m (approximately six storey) mid rise multi-unit building that supports residential uses above ground floor and commercial uses on the ground floor.

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.