LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW)
Consultation has concluded
** The discussion has concluded, and the What We Heard Report is available for viewing. This application was approved by council October 20, 2020.**
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 this fall, with the exact date still to be determined. For more information, please visit these FAQs for Council meetings.
** The discussion has concluded, and the What We Heard Report is available for viewing. This application was approved by council October 20, 2020.**
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 this fall, with the exact date still to be determined. For more information, please visit these FAQs for Council meetings.
Ask us any questions about the process or application here and we will answer within three business days.
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The massing and shadow in video appear to be developer-provided. Can you confirm? If so, has the City built and tested its own model of the RA8 massing envelope to validate these? Can you please provide views from other sides?
A Resident asked almost 4 years agoOne of the models (the u-shaped one) was provided by an architect to show an idea of how they see a building being designed for a site of this shape and size. The block model was built by the City to show the full height and Floor Area Ratio of the RA8 Zone. Shadows were created using Trimble Sketchup by the City, geolocated for Edmonton’s latitude and are accurate. The models are in a three dimensional computer environment, so any angle, date or time can be created. Please contact the file planner, Andrew McLellan, at andrew.mclellan@edmonton.ca or 780-496-2939 to request a specific view.
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What plans do the developers have in place to make this building as carbon neutral as possible? Will the city be changing its development requirements so that new builds must be net-zero in carbon emissions? Things like solar panels, rooftop green spaces, geothermal energy sources, or anything that makes a building zero emission should be mandatory
NA asked almost 4 years agoSustainable building practices, such as net-zero emissions, are not normally regulated by the Zoning Bylaw or through zoning. These practices are regulated under the Provincial Alberta Building Code and the National Energy Code at the building permit stage, after rezoning.
The applicant has advised they have not yet made specific design decisions around what types of sustainable features might be incorporated into this development. However, the building would be required to be built under the 2017 National Energy Code, which came into effect in December last year. The mandated energy efficiency under the 2017 Code is a level above the previous code, and is far greater than the standards older buildings were required to meet.
On August 27, 2019 City Council voted to update the City’s Community Energy Transition Strategy (CETS) to work to limit the release of greenhouse gas emissions from now until 2050. Through this strategy, Edmonton is transitioning to a low-carbon future and is working to have all new buildings be net zero carbon before 2030, and all existing buildings be net zero carbon by 2050.
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Parking along 120 Street is already very crowded due to resident parking and those that use the street as free park and ride (park and walk to Jasper Ave/104 Ave to catch a bus). What will the developer be doing to account for extra parking for residents of a multi-story building & guests?
shelbyae1 asked almost 4 years agoOn June 23, 2020 Edmonton City Council voted to remove minimum vehicle parking requirements from the Zoning Bylaw (item 3.22). Eliminating parking minimums represents a significant move towards achieving the vibrant, walkable and compact city that we have heard Edmontonians want through engagement for ConnectEdmonton and the draft City Plan.
This change means that effective July 2, 2020 developers, homeowners and businesses will be able to decide how much parking to provide based on their particular operations, activities or lifestyle. Under the new rules, on-site barrier-free/accessible parking will continue to be provided at rates comparable to today and bicycle parking requirements have increased.
Developers, businesses and homeowners know their parking needs best and have an interest in ensuring they are met, making this approach more likely to result in the “right amount” of parking. The developer for this particular project has indicated his intention to provide approximately one parking stall per unit.
For more information on the removal of parking minimums, please visit edmonton.ca/makingspace.
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Can you please show the location of the south property line and illustrate the minimum building setback from it?
A Resident asked almost 4 years agoThe precise location of the south property line has not been verified by a survey at this stage. Rezoning deals with changes based on legal descriptions of titled parcels (lot, block, plan). Following zoning, at the Development Permit stage, a proper survey will be required to verify the precise location of all lot lines and required setbacks of new buildings from them, based on the zoning regulations. You can visit maps.edmonton.ca and turn on layers for “parcels” and use the provided measuring tools to estimate the approximate location of building setbacks. This will generally have an accuracy of +/- 1 metre. Below is an image that shows an estimation of:
setbackssetbacks
Stay Informed
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For more information about registering to stay engaged with other City projects and initiatives, visit the Engaged Edmonton FAQ page.
Who's Listening
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Phone 780-496-2939 Email andrew.mclellan@edmonton.ca
Documents
- LDA20-0026 What We Heard Report.pdf (205 KB) (pdf)
- Rezoning Map - LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW) (download) (59.2 KB) (pdf)
- PDF of Video Slides - LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW) (download) (2.8 MB) (pdf)
- Video Script - LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW) (download) (91.3 KB) (pdf)
- Sun Shadow Study - LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW) (download) (746 KB) (pdf)
Site and Application History
This property was once the site of St. John’s School, built in 1939 and operating until 1983. The Edmonton Catholic School Board then leased the space until 2014 before putting it up for sale. In 2016, it was sold and has been privately owned ever since, with the building demolished in 2017.
In late 2016, the City received an application to rezone the site to allow for a 14 storey building. Challenges were identified with this application due to the proposed density on the interior of the neighbourhood, and the proximity to, and associated shadowing impacts on Peace Garden Park, directly to the north.
In the fall of 2017, during public engagement for that application, a member of the public suggested a potential swap between the north east corner of Oliver Park and the former St. John’s School site to resolve these challenges. The application was modified to pursue this course, which would have led to an expansion of Peace Garden Park, while allowing a portion of Oliver Park along 104 Avenue NW to be a high-rise tower development site. This application was refused by City Council at a Public Hearing on April 29, 2019. The City’s full report as well as minutes and video/audio of the Public Hearing can be found here (If the link doesn't work, navigate to the April 29 - City Council Public Hearing Minutes, items 5.3, 5.4 and 5.5. The video of the Public Hearing will queue up to the correct spot in the top right corner). You can access the website for the previous application here.
The landowner is now pursuing development opportunities on this site again and this has led to the current rezoning proposal for the Medium-Rise Apartment Zone (RA8).
FAQs
- What is the difference between a Standard Zone and a Direct Control Provision?
- Does the City have standards/regulations for how much shadow can be cast by a building onto a parks or community garden site?
- Which document takes precedence, the Oliver Area Redevelopment Plan or the Transit Oriented Development Guidelines?
- Where will the parking be for this development?
- Can the water and drainage network here accommodate this proposed scale of development?
- Why did City Council refuse the previous version of this application?
Timelines
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January 27, 2020 - Complete Application Accepted for Processing
LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW) has finished this stage -
February 10, 2020: Notification postcards mailed
LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW) has finished this stageReceived by property owners within 100 metres of the site and the Community League providing information about the application and inviting feedback.
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June 2020 - Engaged Edmonton Page launched to gather feedback
LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW) has finished this stage -
October 20 2020: City Council Public Hearing
LDA20-0026 - Former St. John’s School Site Rezoning (10231 - 120 Street NW) is currently at this stageApplication approved by City Council