LDA20-0385 Station Flats Rezoning/Plan Amendment & Municipal Reserve Removal

Consultation has concluded

***The discussion has concluded and we have written a "What We Heard" document that will be shared with Council when they make their decision at Public Hearing.***

Thank you for participating in engagement activities for this rezoning application.

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 for Council meetings.


This engagement was for three components revolving around proposed development near the historic CP Train Station in Old Strathcona (8101 - Gateway Boulevard NW). Two of the components, the Rezoning and Plan Amendment (see Video #1), will be presented to and decided upon as a package by City Council. The third, the Municipal Reserve Removal (see Video #2), is a separate project in the same area and will be decided upon by City Council independently, though likely at the same Public Hearing.

For that reason, your feedback and opinion on the proposed rezoning/plan amendment package might be different than your feedback on the proposed Municipal Reserve removal.

Rezoning




The primary component of this application is a rezoning of land that currently contains the historic Canadian Pacific Railway Station, as well as a concrete covered piece of land north of the station and the surface parking lot to the south of it. The rezoning would continue to protect the historic CP Train Station as a designated municipal and provincial historic resource, but also allow new development north and south of it.


To the south, an opportunity would be created for the construction of an approximately 7 storey residential building with surface parking retained at ground level and up to 125 units above (referred to as “Station Flats”). To the north, an opportunity would be created for the construction of an approximately 3 storey commercial building built mainly out of sea containers with many small scaled commercial units in the containers (referred to as "Station Park"). These parts of the proposal would require your opinion on the rezoning and plan amendment."


Amendment to the Strathcona Area Redevelopment Plan

While the rezoning (the south portion of the project) generally complies with the Strathcona Area Redevelopment Plan, there are some amendments required to facilitate the rezoning. These are:

  • Revising Whyte Avenue Land-Use Strategy Policy 9 to better reflect Open Option Parking. Currently, there is a reference to “Non-accessory Parking” and with the Open Option Parking changes, the City no longer distinguishes between vehicle parking designed for use by people remaining on site (accessory) or going off site (non-accessory)

  • Revising Figure 7 (Land Use) to designate the land proposed for a new residential development as being for “Residential”.

  • Revising Figure 8 (Height Strategy) to allow 7 storeys on the land just south of the historic CP Train Station instead of the current 4 storeys that currently extends south to 80th Avenue and 6 storeys to 79 Avenue.


Municipal Reserve Removal




In addition to the commercial opportunities that the applicant wishes to introduce near the train station on their property, they are also seeking to expand commercial opportunities, on a temporary basis, further north onto an unnamed City-owned park space. This would require your opinion on Municipal Reserve Removal.


The zoning for the park space does not need to be amended to allow this, but for the City to sign a temporary lease for use of the land, the current Municipal Reserve designation would need to be removed. Municipal reserve is a designation applied to land that limits its uses to public park, recreation or for school board purposes. While the proposed development is permitted within the park, the municipal reserve designation needs to be removed in order to accommodate a lease agreement between the City of Edmonton and the developer. The agreement is anticipated to be for a five year timeframe and will identify the approved uses, public access, and maintenance responsibilities of the developer


The City is planning to undertake an Old Strathcona Public Places Plan, a study which will provide recommendations for this open space and other open spaces in the area. Since that study has yet to be done, the City is considering the applicant’s request to temporarily develop this park site.


The City is looking for input on this idea to inform our future decisions. It is important to note that the removal of the Municipal Reserve designation does not mean that the City is selling the land or that it would no longer be in the City’s parkland inventory. Municipal Reserve designation can be reinstated in the future as required and will be further reviewed as part of the Strathcona Public Places Plan.


***The discussion has concluded and we have written a "What We Heard" document that will be shared with Council when they make their decision at Public Hearing.***

Thank you for participating in engagement activities for this rezoning application.

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 for Council meetings.


This engagement was for three components revolving around proposed development near the historic CP Train Station in Old Strathcona (8101 - Gateway Boulevard NW). Two of the components, the Rezoning and Plan Amendment (see Video #1), will be presented to and decided upon as a package by City Council. The third, the Municipal Reserve Removal (see Video #2), is a separate project in the same area and will be decided upon by City Council independently, though likely at the same Public Hearing.

For that reason, your feedback and opinion on the proposed rezoning/plan amendment package might be different than your feedback on the proposed Municipal Reserve removal.

Rezoning




The primary component of this application is a rezoning of land that currently contains the historic Canadian Pacific Railway Station, as well as a concrete covered piece of land north of the station and the surface parking lot to the south of it. The rezoning would continue to protect the historic CP Train Station as a designated municipal and provincial historic resource, but also allow new development north and south of it.


To the south, an opportunity would be created for the construction of an approximately 7 storey residential building with surface parking retained at ground level and up to 125 units above (referred to as “Station Flats”). To the north, an opportunity would be created for the construction of an approximately 3 storey commercial building built mainly out of sea containers with many small scaled commercial units in the containers (referred to as "Station Park"). These parts of the proposal would require your opinion on the rezoning and plan amendment."


Amendment to the Strathcona Area Redevelopment Plan

While the rezoning (the south portion of the project) generally complies with the Strathcona Area Redevelopment Plan, there are some amendments required to facilitate the rezoning. These are:

  • Revising Whyte Avenue Land-Use Strategy Policy 9 to better reflect Open Option Parking. Currently, there is a reference to “Non-accessory Parking” and with the Open Option Parking changes, the City no longer distinguishes between vehicle parking designed for use by people remaining on site (accessory) or going off site (non-accessory)

  • Revising Figure 7 (Land Use) to designate the land proposed for a new residential development as being for “Residential”.

  • Revising Figure 8 (Height Strategy) to allow 7 storeys on the land just south of the historic CP Train Station instead of the current 4 storeys that currently extends south to 80th Avenue and 6 storeys to 79 Avenue.


Municipal Reserve Removal




In addition to the commercial opportunities that the applicant wishes to introduce near the train station on their property, they are also seeking to expand commercial opportunities, on a temporary basis, further north onto an unnamed City-owned park space. This would require your opinion on Municipal Reserve Removal.


The zoning for the park space does not need to be amended to allow this, but for the City to sign a temporary lease for use of the land, the current Municipal Reserve designation would need to be removed. Municipal reserve is a designation applied to land that limits its uses to public park, recreation or for school board purposes. While the proposed development is permitted within the park, the municipal reserve designation needs to be removed in order to accommodate a lease agreement between the City of Edmonton and the developer. The agreement is anticipated to be for a five year timeframe and will identify the approved uses, public access, and maintenance responsibilities of the developer


The City is planning to undertake an Old Strathcona Public Places Plan, a study which will provide recommendations for this open space and other open spaces in the area. Since that study has yet to be done, the City is considering the applicant’s request to temporarily develop this park site.


The City is looking for input on this idea to inform our future decisions. It is important to note that the removal of the Municipal Reserve designation does not mean that the City is selling the land or that it would no longer be in the City’s parkland inventory. Municipal Reserve designation can be reinstated in the future as required and will be further reviewed as part of the Strathcona Public Places Plan.


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.

  • My question is about the potential implications of this proposal on future pedestrian access to the east. There has been talk about at some point facilitating pedestrian access along 80th or 81 avenue across the old rail line to the shopping district to the that lies west of Gateway. This would be a huge improvement for residents of Scona Gardens, as many don’t have vehicles, and the walk up to Whyte Avenue and south again is difficult with groceries and other goods in your arms. Would this development eliminate any possibility of pedestrian access being possible in the future and lead to further isolation of the neighbourhood to the east?

    Brock Mulligan asked about 3 years ago

    Thanks for the question. The City recognizes the value in securing a pedestrian / cyclist connection at 80 Avenue, which was highlighted in PlanWhyte and now the Strathcona Area Redevelopment Plan. 

     

    The proposed DC1 Provision has a regulation requiring a minimum 3.0 m wide public access connection east to west through the rezoning site at approximately 80th Avenue in anticipation of a future connection across the tracks to 102nd Street.  The more significant barrier to completing this connection to the east is the railyard, which is still in active use next to this site.  Should the railyard ever become inactive or an arrangement for a crossing is made with the operator, this pedestrian and bicycle connection could then be completed.  

    walkability,bicycle connections
    walkability bicycle connections