LDA21-0191 Grovenor RA7 Rezoning

***The discussion has concluded and a What We Heard Report will be made available here when completed.***

Thank you for participating in engagement activities for this rezoning application. For any further inquiries regarding this application, please contact the planner on this page, under the "who's listening" section.

The application is expected to go to City Council Public Hearing for a decision, with the exact date still to be determined. For more information, please visit these FAQs (External link) for Council meetings.


Because of public health issues, the City is unable to host an in-person public engagement event to share information and collect feedback, as usual. This page is to help you find out more information about the proposed rezoning and tell us what you think, instead of having an in-person meeting.


Please review the information on this page and tell us what you think and ask any questions below, before the end of the day on June 8, 2021. We will use any feedback that you share to make sure our review of the application is as complete as possible and will also summarize it for City Council so that they are aware of your perspective prior to making a decision.

Application Details

The City has received an application to rezone properties at 10212, 10216 & 10220 - 148 Street NW in the Grovenor neighborhood.


The proposed rezoning from (RF3) Small Scale Infill Development Zone to the (RA7) Low Rise Apartment Zone would allow for the development of a low-rise apartment (approximately 4 storeys). It would also allow for limited commercial opportunities at ground level, such as, but not limited to, child care services, general retail stores and specialty food services. Vehicular access is required to be provided from the rear or side lane.

These properties are currently zoned (RF3) Small Scale Infill Development Zone and occupied by single detached housing. The existing RF3 zoning allows for a mix of small scale infill development including Single Detached Housing, Semi-detached Housing and Multi-unit Housing in the form of row housing. The Mature Neighborhood Overlay (MNO) also currently applies to these properties which imposes further development restrictions such as limiting building height to 8.9 metres (approximately 2 ½ Storeys) and ensuring that the front setback of a building is generally consistent with adjacent properties. The MNO will not apply to the proposed RA7 Zone.


View a table comparing the key development regulation differences between the current RF3 zone and proposed RA7 zone.


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, the next step will be for the applicant to submit a Development Permit application. At this time, the applicant will be required to submit detailed building drawings to the City for review.

A different developer expressed interest in rezoning a portion of this site in 2019 but did not submit a formal rezoning application to the City. As such, only information and feedback associated with the current application is being considered as part of the City’s application review.


***The discussion has concluded and a What We Heard Report will be made available here when completed.***

Thank you for participating in engagement activities for this rezoning application. For any further inquiries regarding this application, please contact the planner on this page, under the "who's listening" section.

The application is expected to go to City Council Public Hearing for a decision, with the exact date still to be determined. For more information, please visit these FAQs (External link) for Council meetings.


Because of public health issues, the City is unable to host an in-person public engagement event to share information and collect feedback, as usual. This page is to help you find out more information about the proposed rezoning and tell us what you think, instead of having an in-person meeting.


Please review the information on this page and tell us what you think and ask any questions below, before the end of the day on June 8, 2021. We will use any feedback that you share to make sure our review of the application is as complete as possible and will also summarize it for City Council so that they are aware of your perspective prior to making a decision.

Application Details

The City has received an application to rezone properties at 10212, 10216 & 10220 - 148 Street NW in the Grovenor neighborhood.


The proposed rezoning from (RF3) Small Scale Infill Development Zone to the (RA7) Low Rise Apartment Zone would allow for the development of a low-rise apartment (approximately 4 storeys). It would also allow for limited commercial opportunities at ground level, such as, but not limited to, child care services, general retail stores and specialty food services. Vehicular access is required to be provided from the rear or side lane.

These properties are currently zoned (RF3) Small Scale Infill Development Zone and occupied by single detached housing. The existing RF3 zoning allows for a mix of small scale infill development including Single Detached Housing, Semi-detached Housing and Multi-unit Housing in the form of row housing. The Mature Neighborhood Overlay (MNO) also currently applies to these properties which imposes further development restrictions such as limiting building height to 8.9 metres (approximately 2 ½ Storeys) and ensuring that the front setback of a building is generally consistent with adjacent properties. The MNO will not apply to the proposed RA7 Zone.


View a table comparing the key development regulation differences between the current RF3 zone and proposed RA7 zone.


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, the next step will be for the applicant to submit a Development Permit application. At this time, the applicant will be required to submit detailed building drawings to the City for review.

A different developer expressed interest in rezoning a portion of this site in 2019 but did not submit a formal rezoning application to the City. As such, only information and feedback associated with the current application is being considered as part of the City’s application review.


Consultation has concluded

You can:

  • Ask a question directly to the file planner that is processing the application. When necessary, we will work with the application to provide an answer.

  • Search and view community-submitted questions and official responses.

  • Type your question in the box below and click "Submit". Answers are provided within 5 business days

  • 1. Can you please clarify the 3-5 block wide development goal along primary corridors (1-2 blocks on each side of the street) as outlined in The City Plan? Are these city blocks, in which case half of Grovenor north of Stony Plain Rd and all of south Grovenor would be included? Does The City Plan envision converting this whole area into high density housing over the next 40 years? 2. How do I interpret the anticipated growth shown in Maps 10A-D in The City Plan? For example, Stony Plain Rd from 170 St to downtown falls into the medium orange category. Does this mean 1,000 to 2,500 residential dwelling units are planned to be added per city block, or some other unit of measurement? 3. What is the status of the vacant lot at 14740 Stony Plain Rd? 4. How will the Public Hearing be structured? Thanks!

    sb asked almost 3 years ago

    1. The City Plan is a high-level policy document that is meant to inform, among other things, further planning work that will occur through the exercise of District Planning. The City Plan sets generalized parameters around all identified Primary Corridors throughout the city which are 3-5 blocks wide (1-2 blocks on each side of the street) and 5-10+ blocks in length. As the City begins the work of creating District Plans, these parameters will become more refined to respond and adjust to their specific context. 

    The full extent to which the Grovenor neighborhood will be designated a Primary Corridor, and where those generalized parameters as outlined above will end up being applied, will be determined through the exercise of District Planning. 


    1. We anticipate 1000-2500 dwelling units to be added along Stony Plain Rd from 170 Street to downtown as the City grows from 1 to 1.25 million people city wide. These additional units would not be measured on a block by block basis. Rather, this is a generalized measurement for that entire length along Stony Plain Road. 


    1. There are currently no development permit or rezoning applications for the vacant site located at 14740 - Stony Plain Road. 


    1. The Public Hearing will adhere to following structure:

      1. At the start of the meeting, the City Clerk will call the Bylaws scheduled for that meeting

      2. The Mayor will call the names of those registered to speak to each bylaw

      3. If you’ve registered to speak, identify yourself when your name is called. This will inform the speaker list for each Bylaw.

      4. City Administration will give an overview of their recommendation on the Bylaw, followed by presentations from those who wish to speak in favour, and then presentations from those who are opposed to the bylaw

      5. Each speaker, either in favour or opposed, has up to five minutes for their presentation to Council

      6. When a speaker finishes their presentation, Council may have follow-up questions for that speaker

      7. After all speakers on the Bylaw have been heard, Council may ask questions of City Administration

      8. After City Administration has answered the questions from Council, the Mayor will ask if anyone wishes to respond to any new information that has been introduced as part of the discussion on the bylaw

      9. And lastly, Council will close the public hearing and debate the bylaw

  • 1. What is the process and timeline for making a decision on this rezoning application? How is community input considered? How many community members are consulted? 2. How is bigger picture planning for the neighborhood and the city considered with respect to this specific rezoning application? How are community members integrated into this bigger picture planning process? 3. Are the three lots considered in this rezoning application currently owned by one entity? 4. Is the rezoning process independent from structure approval? Rather than giving a blanket rezoning approval, would it be possible to approve a specific and detailed development plan if one was presented in the future?

    sb asked almost 3 years ago

    1. The City mailed notices to surrounding property owners and the league advising them of the proposed rezoning and the opportunity to provide feedback. In general, the City is required to notify landowners within a 60 metre radius of the rezoning site. However, the City doubles the radius to 120 metres to capture additional landowners, when necessary. In this case, the City used a 120 metres radius to notify surrounding landowners (capturing a total of 75 landowners who were notified).

    Following closure of the feedback period on June 8, the City will produce a What We Heard Report summarizing the feedback received. This feedback will be used to ensure that the City’s analysis of the application is as complete as possible and takes local neighbourhood context into consideration. Other considerations that are part of the City’s review include alignment with applicable land-use related policies and guidelines (The City Plan, Transit Oriented Development Guidelines, etc.) and technical information (traffic impacts, water and sewer capacity, etc.). 

    Once the analysis is complete, the City will begin preparing its recommendation as well as scheduling a Public Hearing date, where this rezoning application will be brought forward to City Council for a decision. A target Public Hearing date for this application has not yet been set. 


    1. The City will consider Edmonton’s Municipal Development Plan (called ‘The City Plan’) as part of its review. The City Plan is a very high level policy document describing the strategic goals, values and intentions that direct how Edmonton will grow from 1 million to 2 million people over the next several decades.  One key piece of this plan is to accommodate all of this future growth within Edmonton’s existing boundaries, with no further annexations or expansions.  To do this, 50% of all new residential units are intended to be created at infill locations, focusing on key nodes and corridors. The City plan designates Stony Plain Road as a Primary Corridor which supports higher density forms of infill, particularly mid-rise and some high-rise development.  

    There are a number of opportunities for neighborhood residents to provide feedback as it relates to long term planning. The City’s Zoning Bylaw Renewal Initiative and District Planning are two key projects that are significant relative to how the City proceeds with land use planning in the future and ultimately carrying out the goals and objectives of The City Plan. 


    1. There are currently 2 separate landowners for the 3 lots involved with this rezoning application. Information related land ownership is publicly available through the Alberta Land Titles and Surveys Spatial Information System website.


    1. The decision on this rezoning application is separate from a decision of the detailed building drawings. City Council must first make a decision on this rezoning application. If the rezoning is approved by City Council, the next step would be for the applicant to apply for development and building permits to begin construction. This next step will involve submitting detailed building drawings to the City for review for compliance with the Zoning Bylaw and Alberta Building Code. 

    There are instances where zoning and a specific site plan and building elevations are approved all at once by City Council at a Public Hearing. This occurs in instances where the applicant is seeking a rezoning to a (DC2) Site Specific Development Control Provision. In this case, the applicant is seeking a rezoning to a conventional zone (the RA7 zone) which does not require an associated site plan and building elevations for approval at the rezoning stage.