LDA20-0192 Strathearn Heights Transit Oriented Development

A colour rendering of the proposed project site from a bids eye view, with three connected buildings: two mid-rise towers on the left and right background, and a low rise building in the centre foreground, with a roadway intersection in front of the site.

Applicant Rendering, Subject to Change.

***The discussion has concluded and a What We Heard Report is now available here.***

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 25, 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 a proposal to rezone properties on the northwest corner of 95 Avenue NW and 87 Street NW, currently known as the Strathearn Heights Apartment Complex. The proposal includes: 9518 and 9560 87 Street NW, 8720, 8722 and 8724 95 Avenue NW, 8728U 97 Avenue NW, and 8712U 96 Avenue NW.

Rezoning:
The application proposes to rezone the properties from a Site-Specific Development Control Provision (DC2.917) and the Public Parks Zone (AP) to a new Site-Specific Development Control Provision (DC2) and the following conventional residential zones: Medium Density Multiple Family Zone (RF6)Low-Rise Apartment Zone (RA7)Medium-Rise Apartment Zone (RA8), and High-Rise Apartment Zone (RA9).

The proposed rezoning would allow for the development of a primarily residential transit oriented urban village with a range of housing types complemented by local, small scale commercial uses. 

A colour rendering of the street level view of the plaza area with retail businesses with the site towers in the background
A colour rendering of the site from a street level view from a distance, looking towards the 3 mid and low rise buildings on the site

Applicant Renderings, Subject to Change.


Road (lane) Closure
The application also includes a proposed closure of portions of the laneway between 95 Avenue NW and 96 Avenue NW and west of 87 Street NW.

Southeast Area Plan Amendment

The application generally conforms with the intent of the Southeast Area Plan, which supports the redevelopment of the Strathearn Heights Apartments site into a mixed-use urban village. Updates to the Southeast Area Plan are proposed to reflect the proposed rezoning.


Please watch the video presentation (below) and view the zoning comparison table for more details on the site history and current proposed rezoning.


Applicant Rendering, Subject to Change.

***The discussion has concluded and a What We Heard Report is now available here.***

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 25, 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 a proposal to rezone properties on the northwest corner of 95 Avenue NW and 87 Street NW, currently known as the Strathearn Heights Apartment Complex. The proposal includes: 9518 and 9560 87 Street NW, 8720, 8722 and 8724 95 Avenue NW, 8728U 97 Avenue NW, and 8712U 96 Avenue NW.

Rezoning:
The application proposes to rezone the properties from a Site-Specific Development Control Provision (DC2.917) and the Public Parks Zone (AP) to a new Site-Specific Development Control Provision (DC2) and the following conventional residential zones: Medium Density Multiple Family Zone (RF6)Low-Rise Apartment Zone (RA7)Medium-Rise Apartment Zone (RA8), and High-Rise Apartment Zone (RA9).

The proposed rezoning would allow for the development of a primarily residential transit oriented urban village with a range of housing types complemented by local, small scale commercial uses. 

A colour rendering of the street level view of the plaza area with retail businesses with the site towers in the background
A colour rendering of the site from a street level view from a distance, looking towards the 3 mid and low rise buildings on the site

Applicant Renderings, Subject to Change.


Road (lane) Closure
The application also includes a proposed closure of portions of the laneway between 95 Avenue NW and 96 Avenue NW and west of 87 Street NW.

Southeast Area Plan Amendment

The application generally conforms with the intent of the Southeast Area Plan, which supports the redevelopment of the Strathearn Heights Apartments site into a mixed-use urban village. Updates to the Southeast Area Plan are proposed to reflect the proposed rezoning.


Please watch the video presentation (below) and view the zoning comparison table for more details on the site history and current proposed rezoning.


Tell Us What You Think About The Application

Please let us know what you like and what could be better about this application. What should Council know as they decide whether or not to approve the rezoning? Other people that visit this part of the site will be able to see your comments.

Consultation has concluded
CLOSED: This discussion has concluded.

this is a community with full growth trees and a nice quiet older neighbourhood and is affordable ... it’s sad to see this all get mowed over/ for high rises . Which are already being built on the main road to Bonnie doon along lrt tracks. I’m scared to ask what the rent will increase to/ aswell as current residents within the strathaern apartments... will these residents be given a choice to stay residents in these new buildings or will they be left to find housing elsewhere .

and why does this need to be done. Why not just rebuilt the current buildings and bring them up to date . this feels like a huge overhaul and change to a community that thrives on peace and space

👽 almost 3 years ago

This particular area caters to new families, pensioners and students. What you are proposing not only removes the beautiful community there, but replaces it with gawdy unnecessary housing that is unaffordable for these current residents. I am unabashedly opposed to this unfortunate proposal for unnecessary redevelopment of what is presently an oasis in the chaos of the city. The bottom line to this proposal has nothing to do with upgrades or residential happiness and everything to do with money going into the pockets of those not affected by the development.

Disappointed almost 3 years ago

I am opposed to these revisions and the development. That is far too many people in such a small space, which will likely include the migration of our homeless population as the height of the new buildings and close proximity will darken the streets, which in turn provides more places to hide.

It saddens me to see this kind of development in such a beautiful space. It will be completely destroyed for some developers pocketbook.

Is there any restrictions on the destruction of our beautiful trees? You already destroyed so so many beautiful trees with the unneeded LRT construction. I still don't get that - you have a 6 lane roadway just a few blocks away and yet you chose to destroy our neighbourhood.

Bottom line - please stop these additional changes. Too many people in too small of a place.

Heartbroken almost 3 years ago

The city really needs to look at all around this neighborhood. Every single development approved previously are coming back with changes. This completely undermines any community input they previous had taken into consideration. This applies to Holyrood Gardens, Strathearn Apartments, and now the apartment on the corner of 86 St and 95 Ave now with being 6 stories high with commercial space below, how does that fit with bungalows all around it? Was this their plan all along? You really must look at all this development together, as it is getting to the point of ridiculous in a 10 block radius.

Cindy almost 3 years ago

While most of this looks good, I’m concerned with how the city will ensure that low rent apartments will continue to be available. Currently, Strathearn Heights has a number of very low rent options for people on low-incomes. Are there plans for ensuring a certain percentage of low-income subsidized units? If it remains that all units will be at “market value” minus a small percentage, it will take away a large number of reasonably priced units for people on fixed and low incomes as the market for this area is quite high. Can the city ensure that the same number of units that exist will continue to exist for $745/month (or less if subsidized units at 30% of income)?

DeborahJ almost 3 years ago

I'm all for the redevelopment. However, I'm wondering how many of these beautiful old trees will be cut down in order to accomplish this. It's one of the main reasons I live at Strathearn. It's one of the few neighborhoods in the city that has these types of trees. It would be heartbreaking if they were cut down.

Megs almost 3 years ago

This idea reminds me of the song lyrics "...they paved paradise and put up a parking lot"!! How sad that this beautiful green naturey area of Edmonton will just be another "downtown" cement pad.
Also, will the local small businesses that have been here for a long time be able to afford the new rent in these new buildings?

we like nature almost 3 years ago

This development will absolutely destroy the area and turn into into a one more Corporate dystopian

Shanecarle almost 3 years ago

Love this! :) It will look amazing when it is completed.

mirandaraec almost 3 years ago

I'll be honest that I had a hard time following the video, even with the transcripts and I have forgotten what had been approved previously in 2016. I hope there can be some in person sessions in the future for answering questions.
From what I have read, these are some of my concerns with the proposal:
- loss of AP, green space within this urban village
- RF6 - how high will these buildings be? The shadow studies are done for Mar, June, and Sept which miss the darkest months of the year. If the shadow goes up to the Strathearn Dr properties in Mar and Sept that means between Sept to Mar, the shadow will cover those properties. This isn't fair to those property owners.
- I'm glad the city is looking into drainage. Can the sewers handle this density? Will the city need to update the sewage system? Will this update end up costing all residents?
- Any supportive housing? Will these units be affordable?
- Parking - is there enough? Will parking overflow into the residential areas? Are we going to need parking restrictions with many signs to indicate this? (Maybe this would have happened with the LRT station opening anyway...)

Cindy12328 almost 3 years ago

I'm okay with the redevelopment and the City's vision for more dense housing options. That being said I would like any AP zone to remain AP. Any development proposed should be modified to keep the Parkland area. Bigger developments would translate into a greater population in the area. Any zone that is Parkland should remain so the new residents that live in these big developments have some park space and current residence can still enjoy parkland.

Seb almost 3 years ago

I lived in Strathearn back in the early 1970's. Most of the homes were built before 1960. The local elementary school is no longer there as families matured and people moved away or retired. This neighborhood is a perfect example of an inner core area (right above the river valley) that is in high demand from young families. Most cannot afford a single family home in this area.

If you want to see revitalization of inner city neighborhoods and an end to city sprawl this is exactly what you would be hoping for. This is TOD that makes the Valley Line LRT viable.

I understand that residents almost never want change to their "perfect" neighborhood. It is simply NIMBYism. This area is long overdue for upgrades.

Chris P. almost 3 years ago

Good morning, I have viewed the applicants latest version. So 2400 units within 1 block of the Holyrood Gardens now 1450 units; tripleing the current development in these communities. Further they use all the same corridors and current services. This development has removed all AP sites relying solely on current community leaque and the River Valley to pick up the needs of approx. 5,000 more people. This site should be equipped to provide recreation and green space to its own residents. The cost and removal of more side roads to provide efficient roadways to the area.
Their older plan of 1700 units, with family and low income homes seems to have disappeared.
From a community supporter owner to a huge cash machine is the only goal here. The expense to this Southeast plan is all being paid by a 10 block square area. The green, safe and quiet family community in this block is being subjected to an LRT line that no one in this area even needed.
To tie in the outer communities you are sacrificing a City showplace where life style was complimentary to The City of Edmonton. This project so far past Mature Community Guidelines it is
really painful. Stop the Application.

Lynn R. almost 3 years ago

I support this redevelopment proposal and think that it will fit nicely along the new LRT line and create terrific vibrancy in an already desirable area of the city. The revised DC2 component is nicely refreshed and seems reasonable for the scale of the development area. The standard zones proposed are reasonable in terms of height and intensity based on the proximity to transit here. I like the refreshed use of linear park space throughout the development area.

My biggest concern with this rezoning is the history of non-activity for this development. At this point, it is entirely reasonable for the city to apply time-sensitive approvals here and impose an actual development timeline for the DC2 component (at a minimum), if not the entire development area. We need (a lot of) shovel-ready development to hit our infill goals, not endless up-zoning and land speculation.

GG almost 3 years ago

The increase in number of residents will increase the congestion and parking around this site.
The change in DC2 of row housing to RF6 will increase population in the residential housing area and also will change the lighting of the residential housing area from two storey to higher height apartments.

The congestion from the LRT construction have already increased the traffic on Strathearn Drive and increased road hazards for our community and our children. How can this be mitigated with this scale of construction?

Pecan almost 3 years ago

Love it! Will bring alot to the area and bring more private investments in yhe future. Will compliment Holyrood and Bonny Doon redev also

Jaay almost 3 years ago

I am writing to express my family's opposition to the proposed redevelopment of Strathearn Heights.

The redesign as proposed will detract from the feeling of "neighbourhood" in this small community. The artist's rendering looks pretty but does not include the ugly LRT lines and poles, the destruction of green spaces, or the lack of "walkability" throughout the area.

This area has previously been designed to ensure that the neighbourhood was still family-friendly. The looming towers, lack of concern for enhanced traffic volume, minimal commercial parking, and skyline disruption do not add to the community.

The pitiful proposal for "community art and cash" does not support the concept of neighbourhood. There seems to be a lack of thoughtful design to include enhanced "play" and recreational services to support children, families, and seniors.

Additionally, we are concerned about the proposed commercial area on the ground floor. We have had a pub in the neighbourhood that was problematic and attracted crime, drugs and violence to our community. We feel we would have little input into the type of commercial lease that may be available upon completion of the building.

Another concern is the traffic volume and the lack of neighbourhood access. 95th Avenue has been redeveloped for the LRT and has become a very unsafe place to walk. Traffic speeds by the narrow adjacent sidewalks and does not fit with the concept of a "walkable" community.

We have supported multi-family and subsidized housing in Strathearn up to this point and feel strongly that this redesign does not fit the existing community.

My family and I are adamantly opposed to this revised proposal.

SubStation540 almost 3 years ago

I love it! Hopefully this project can start asap. Love to see a change from so many skinny houses being built in the area.

Bonjac almost 3 years ago

I am writing to express my family's opposition to the proposed redesign of the Strathearn Heights area.

The addition of looming towers is unnecessary and will detract from the feeling of "neighbourhood" in this small community. Old Elm forests are being replaced by concrete towers. The artist's rendering does not depict the ugly LRT lines and poles that currently exist in the neighbourhood and does not depict the shadow footprint that will be cast over the area with this design.

Green spaces are minimized and there seems to be little concern for areas that support "play" for children or recreational space for families and seniors. The design has removed "neighbour" from the neighbourhood.

As with many other "artist renderings," the picture looks pretty but the reality does not account for narrow streets, sidewalks adjacent to busy roads and the LRT, lack of conceptualization for parking, or the destruction of the current community.

Another concern is the traffic volume. Currently, vehicles speed down the narrowed lanes along the LRT line and make the area feel dangerous which is not amenable to the proposed "walkable" design.

Additionally, we are concerned about the proposed commercial area on the ground floor. We have had a pub in the neighbourhood that was problematic and attracted crime, drugs and violence to our community. We feel we would have little input into the type of commercial lease that may be available upon completion of the building.

We have supported multi-family and subsidized housing in Strathearn up to this point and feel strongly that any design should fit into the community and be developed to enhance the current neighbourhood.

My family and I are adamantly opposed to the proposal as it stands.

SubStation540 almost 3 years ago

Could toy have the developers provide exactly how many more towers they are asking for and exactly how many stories they will be.

This cartoon lacks all of the important details necessary to give informed feedback . Are they asking for 40 more units or 4000.

Could you provide the current AP zone by meter area and then give us what will be left for AP space with the new request for rezoning.

Could you provide the new traffic study without the addition of the roadways in mentioned in the previous plans and with the new request for road closures.

Could the cartoon include the development and the surrounding area.

Pitiful presentation. Lacking in literally all detail.

We need to renew Edmontons mature neighborhoods with height and density. But there is a way to do that within well established existing neighborhoods.

Erica. Strathearn homeowner. almost 3 years ago