LDA21-0519 Westmount CB3 Rezoning

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Engagement has concluded

A modelling image of the proposed rezoning (11034 & 11042 - 124 Street NW) showing a tower, podium and setback

Image: Applicant massing model, subject to change. Note: The diagram provides information on the potential massing of the building based on the CB3 zone in the Main Streets Overlay. Architectural character and design is not incorporated. 

***This engagement has concluded and a What We Heard Report is available***

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

This page is to help you find out more information about the proposed rezoning and tell us what you think. Please review the information on this page and share your thoughts on the proposed rezoning and plan amendment before the end of the day on February 21, 2022. 

We will use any feedback that you share to ensure our review of the application considers local context. Feedback will also be summarized in the report to City Council so they are aware of public opinion before making a decision on the proposed rezoning at the Public Hearing.

APPLICATION DETAILS

The City has received an application (map) to rezone properties at 11034 & 11042 - 124 Street NW.

Proposed Rezoning

The application proposes to rezone the site from the (CB1) Low Intensity Business Zone and the (RA8) Medium Rise Apartment Zone to the (CB3) Commercial Mixed Business Zone with the Main Streets Overlay (MSO).

The proposed rezoning, combined with the proposed amendment to the Main Streets Overlay outlined below, would allow for the development of a building with a range of commercial uses and opportunities for residential development (generally above ground level) with the following characteristics:

  • A maximum 3 storey podium base containing pedestrian-oriented commercial uses at ground level;

  • A maximum overall building height of 36 metres (approximately 8-10 storeys) if developed as a commercial building only or up to 45 metres (approximately 12-13 storeys) if developed as a mixed use building with residential uses only in the additional height;

  • A maximum tower floor plate of 850 square metres; and

  • Vehicular access would be permitted from the lane only and any surface or above-ground parking would need to be screened from view.

Possible commercial uses include (but are not limited to):

  • Bars and neighbourhood pubs

  • Convenience or general retail stores

  • Health services

  • Personal service shops (e.g. hairdressers, etc.)

  • Professional, financial and office support services

  • Restaurants

  • Specialty food services

Proposed Main Streets Overlay Amendment (occurring separately from this application)

There is a separate rezoning application for another location, which includes a proposal to amend the Main Streets Overlay (MSO) as it applies to the CB3 Zone city-wide. If approved, the key changes that would affect this application for a CB3 Zone at the 11034 & 11042 - 124 Street NW site are:

  • Inclusion of a maximum tower floor plate (850 m2)

  • Inclusion of a 3.0 meter setback from the property line along the lane.

Proposed Amendment to the West-Ingle Area Redevelopment Plan

The West-Ingle Area Redevelopment Plan (ARP) identifies 124 Street as a pedestrian-scaled shopping street, and the proposed rezoning generally aligns with the policies for the area. Some minor amendments are proposed to the ARP in order to provide more direction for the proposed zone, as follows:

  • Update the concept map (Map 2) to change the label for 124 Street south of 111 Avenue from “Improvements to 124 Street by BRZ Association” to “Pedestrian-oriented Shopping Street”

  • Add a section describing the CB3 Zone within Part III Land Uses, after CB2 on p.83

Engagement

The scope of public input is limited for rezonings to a standard zone (such as the CB3 zone) as the City cannot adjust or customize the individual regulations within a standard zone for one particular site because standard zones apply to many sites city-wide. However, there may be some opportunity for public input to help fine-tune the proposed changes to the Main Streets Overlay regulations.

Administration does not yet have a position on the proposed rezoning. Administration’s position will be determined by a thorough review of the proposal which involves technical considerations, such as traffic and other infrastructure impacts, and alignment with approved City land-related plans and policies (e.g. City Plan, West-Ingle ARP, etc).

For additional information about the application, please refer to the documents and links in the sidebar to the right.

Image: Applicant massing model, subject to change. Note: The diagram provides information on the potential massing of the building based on the CB3 zone in the Main Streets Overlay. Architectural character and design is not incorporated. 

***This engagement has concluded and a What We Heard Report is available***

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

This page is to help you find out more information about the proposed rezoning and tell us what you think. Please review the information on this page and share your thoughts on the proposed rezoning and plan amendment before the end of the day on February 21, 2022. 

We will use any feedback that you share to ensure our review of the application considers local context. Feedback will also be summarized in the report to City Council so they are aware of public opinion before making a decision on the proposed rezoning at the Public Hearing.

APPLICATION DETAILS

The City has received an application (map) to rezone properties at 11034 & 11042 - 124 Street NW.

Proposed Rezoning

The application proposes to rezone the site from the (CB1) Low Intensity Business Zone and the (RA8) Medium Rise Apartment Zone to the (CB3) Commercial Mixed Business Zone with the Main Streets Overlay (MSO).

The proposed rezoning, combined with the proposed amendment to the Main Streets Overlay outlined below, would allow for the development of a building with a range of commercial uses and opportunities for residential development (generally above ground level) with the following characteristics:

  • A maximum 3 storey podium base containing pedestrian-oriented commercial uses at ground level;

  • A maximum overall building height of 36 metres (approximately 8-10 storeys) if developed as a commercial building only or up to 45 metres (approximately 12-13 storeys) if developed as a mixed use building with residential uses only in the additional height;

  • A maximum tower floor plate of 850 square metres; and

  • Vehicular access would be permitted from the lane only and any surface or above-ground parking would need to be screened from view.

Possible commercial uses include (but are not limited to):

  • Bars and neighbourhood pubs

  • Convenience or general retail stores

  • Health services

  • Personal service shops (e.g. hairdressers, etc.)

  • Professional, financial and office support services

  • Restaurants

  • Specialty food services

Proposed Main Streets Overlay Amendment (occurring separately from this application)

There is a separate rezoning application for another location, which includes a proposal to amend the Main Streets Overlay (MSO) as it applies to the CB3 Zone city-wide. If approved, the key changes that would affect this application for a CB3 Zone at the 11034 & 11042 - 124 Street NW site are:

  • Inclusion of a maximum tower floor plate (850 m2)

  • Inclusion of a 3.0 meter setback from the property line along the lane.

Proposed Amendment to the West-Ingle Area Redevelopment Plan

The West-Ingle Area Redevelopment Plan (ARP) identifies 124 Street as a pedestrian-scaled shopping street, and the proposed rezoning generally aligns with the policies for the area. Some minor amendments are proposed to the ARP in order to provide more direction for the proposed zone, as follows:

  • Update the concept map (Map 2) to change the label for 124 Street south of 111 Avenue from “Improvements to 124 Street by BRZ Association” to “Pedestrian-oriented Shopping Street”

  • Add a section describing the CB3 Zone within Part III Land Uses, after CB2 on p.83

Engagement

The scope of public input is limited for rezonings to a standard zone (such as the CB3 zone) as the City cannot adjust or customize the individual regulations within a standard zone for one particular site because standard zones apply to many sites city-wide. However, there may be some opportunity for public input to help fine-tune the proposed changes to the Main Streets Overlay regulations.

Administration does not yet have a position on the proposed rezoning. Administration’s position will be determined by a thorough review of the proposal which involves technical considerations, such as traffic and other infrastructure impacts, and alignment with approved City land-related plans and policies (e.g. City Plan, West-Ingle ARP, etc).

For additional information about the application, please refer to the documents and links in the sidebar to the right.

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.

Please note you must be registered on Engaged Edmonton in order to provide feedback.  However, only your username will be displayed publicly, all other information is kept confidential.  We use this information to distinguish between feedback received from the neighbouring/local area residents and other interested stakeholders.  All comments go through a moderation process, and may take up to 1-2 hours to publicly appear on the website.

If you are unable to provide feedback on this site, you may also provide feedback to the Project Planner directly via the contact information under the "who's listening" section of the page.   Please refrain from commenting on the site, and providing a duplicate comment to the planner.  It is not necessary to do both in order for feedback to be captured.

CLOSED: This discussion has concluded.
CLOSED: This discussion has concluded.

As both a resident of Westmount and a commercial developer, i support this application. This is the type of density that fit and is appropriate for the specific location, as opposed to randomly rezoning parcels surrounded by single family homes into higher density, such as recently occurred on 128 st and Stony Plain road. The shadow will be minimal, and the lane supports the increased traffic. The SW corner means no homes directly to the North or East, and the laneway separates the homes to the West. As a building owner of multi-story office along 124 street south of Stony Plain road, the challenge will be finding tenants for the commercial portion above street level. Rental rates and and tenant quality for these spaces are challenges even in established buildings in better locations. The Vibe building on 107 avenue and 116 St is still filling its commercial spaces years after completion, and the second floor space on 118 Ave and 124 St remains vacant. The design could incorporate much of the building amenities into the podium, and allow flexible conversion to additional suites should the commercial use not be absorbed.

casia 7 months ago

Very supportive of this ! Hopefully development of this corner will encourage more development along 124 st! Increased density will help nearby businesses also

JaayJR 8 months ago

I am very supportive of this development. This will bring employment and customers to this area of the city. Family run businesses will be well supported.

Laura Shewchuk 8 months ago

As a life long resident of Westmount, I am so happy to see this proposal. We need to increase the density along major roads as it not only allows us to better utilize existing infrastructure, but also allows us to protect the heritage areas within Westmount from being subject to additional infill development. In one way or another, we’ll need to increase our neighbourhood’s population to contribute to our city’s resiliency, and this is an easy win for this in my opinion. Added bonus is the first few floors being commercial/retail/office providing new amenities to the neighbourhood.

Duncan Murdoch 8 months ago

The increased residential density is a welcome addition to 124th street as is the additional commercial space.
High quality design and materials is important.
This project could be the impetus for much needed renewal in this span of 124 Street

Kevin Yelich 8 months ago

I support redevelopment on this corner. I would hope that the active frontages will be on 111 Avenue as well. I also think that there should be generous sidewalks and that the building property line should vary along the street frontage - allowing for better microclimate (think wind) and also creating spaces for lingering, patios and other passive or active activations. I DO have a concern about the height of this proposal. There will be shadow impacts on neighbours to the west. A 3 m setback will not fix this. It is also quite a bit out of scale with the heritage area along 125 Street that goes all the way up to 111 Ave. The properties in the heritage area will never be more than 2.5 stories. I think that 6-8 stories is much more appropriate in this local context. If you allow a taller building than this, what contributions to the community will you negotiate?

Sue 8 months ago

I am generally not opposed to this development. Similar buildings have been built at the south end of Westmont years ago with success of both residential behind, and the larger buildings along the busier street. Consider how these were approached, and use similar strategies, most have underground parking. There should be pedestrian oriented commercial on the main floor, possibly 2nd/3rd floor as well. There's a bus stop along that stretch on 124th, consider widths of sidewalks, especially around the stop. The facades should be more articulated at the ground level, these are long facades, and if they are left flat as shown, it will not be pleasant due to winds which would not only rush down from the top of the high building, but along the lengths. Also consider canopies. Ground floor commercial should address BOTH 124th street and 111th avenue. Consider the residential neighboring to the south, will this be a blank facade due to minimal setback of new building? Consider landscape buffer, or other measures to respect existing residential bldg views. Will the towers be residential? If so, which sides will have balconies if any? This may be of concern to the single detached residents behind - If so, consider no balconies to the rear. Will towers be commercial? If so, where is the primary entry? Is there underground parking for all residents?....if not, consider how this affects existing residential parking. I cannot support the development if no underground parking is provided for this size of building. Highly recommend requiring parking in this area. Also, consider heritage area. What public amenities / green space/ landscaping will the building provide?

Sabrina 8 months ago

Live a few blocks away and I think this development is needed and I support This application. This will be the cornerstone for 124st and will inspire future development towards 111ave and north cleaning the strip completely up. Hope they build residential units and be great if some were 3 bedrooms to allow families to move in as well. There is no shadowing or direct affect to a building that is set back and will blend in great. Bold moves need to happen on 124 st and this will excite developers and owners to step up and before one realizes it will be best place by far to live work and play in the city of Edmonton. Now the lrt is a 2 minute transit ride or a nice walk and will help having it utilized.
Get it done in my opinion it’s not a tower . 13 stories is a perfect height

Ian’s 8 months ago

I support development, especially along major streets with bus access. A few concerns
- traffic in area should not be blocked or disrupted during construction. Builder needs to choose proper construction techniques rather than count on closing roads to make his project cheaper
- The height of 12-13 stories feels excessive compared to 2 story family homes behind it. Stick to the permitted 36 m height, not 45 m
- I'm very interested in understanding the architectural details. Given the Westmount heritage homes in the surrounding streets, another bland concrete and glass tower is not desired. See Manchester square on how a new development adds visual interest when added to a neighborhood.
- why does the step back only exist on three sides of the new development and not on the west edge?
- traffic report indicates most collisions happen eastbound 111 ave turning into alley (rear end). This development will worsen this scenario and buses run along 111 ave as well. What is mitigation to reduce collisions as new development will add more alley traffic (right hand turns)?

spp24 8 months ago

Good to see some ambitious rezoning of this long neglected site, much better than past redevelopment proposals. Proposal seems in keeping with the direction 124 Street should be heading with higher density and mixed use. Scale is reasonable and similar buildings along 124 Street south of SPR.

Tower set back at rear lane (from podium edge to tower) would be beneficial, articulation (set backs) of the top two or floors of the towers may create more interest in the skyline and mitigate some shadow effects. Reducing the height of the south tower to allow more sunlight to the north tower. Use of podium roof top for amenity space should be encouraged.

Knowing it can be difficult to lease commercial space above the first floor of a podium can residential use be considered for floors 2 and 3? If they are built at all.

As a high profile location public art would be an asset to the community and should be encouraged.

Can a contribution to the community be provided if/when a project on the site moves forward? In the form of cash or equivalent to community league. Similar to what can occur in a direct control zone.

Is there an opportunity for a small publicly accessible plaza/courtyard space along 124 Street?

Will overhead weather protection be provided along 124 Street?

Improvements to sidewalks, street trees and furniture should be provided with development.

All parking should be below grade, no parking in podium above grade.

I am not convinced that the 1m street level set back for the first floor of the podium is desirable. This actually feels somewhat oppressive with the building mass directly overhead. Prefer to have the podium without this set back well designed with quality durable materials and some human scale articulation.

Dave M 8 months ago

I do support developemnt in this area, but I do have some concerns I would like addressed beforehand.

-What assurances are given that access to the alleyway between 124st and 125st won't be blocked by construction or buisness activies?
-What options do home owners have when dealing with noise complaints and damage to propery during and after construction?
-Numerous buildings along 124st have been vacant for years and this proposed building lies in an area with little foot traffic far away from the "core" of 124st (Jasper - 108 ave), will this lone building be enough to attract buisness?
-What parking will be available for these businesses? With a transit stop infront of this purposed building and issues with congested residential parking, where will customers park?
-No other building comes close to 13 stories in this area, so this proposal will reshape an entire neighborhood.

Stef 8 months ago

I have owned a condo in the building directly North of this proposal for the past 14 yrs and we are doing a complete building envelope project this Spring to update our building. I fully support this rezoning. This area needs to be revitalized. It will only help all the property values in the area.

Errin 8 months ago

I have been living in the area all my life. It's great to see new development going up in the area. It will bring more families/businesses and innovation to the area and build a stronger community.

Armada 8 months ago

This is a great opportunity to build the area up. It will bring more businesses to the area.

Tlr 8 months ago

I am in favour of this development as we need higher density in the core. It is at the corner of 2 main roads and not affect traffic on the residential streets. I'm especially in favour of the option for the residential above the commercial base. it will bring more residents into the area and as a result more shops, restaurants and further revitalize 124st. Urban sprawl is a major issue in my opinion.

CBORGEL 8 months ago

What assurances will the residents have that the back alley will not be blocked during construction. With tis in view, all construction loading and unloading should be done on 124 street.
Will the back alley be widened since it is currently wide enough for only one vehicle.
What noise restrictions will be put in place?
How long will this project take? The 12-plex on 125 street and 11 avenue took more than 3 years to complete.
Will there be adequate on site parking for this building? The 12-plex on 125 street and 11 avenue had its parking requirements reduced for some reason. There is currently no parking on 11 avenue. 125 street has only one lane when cars are parked on both sides. So there is realy no on street parking available to handle a project of this size.
Will properties adjacent to the project be given compensation for the negative effects of a high-rise building?

darr 8 months ago

Please, this area is badly in need of revitalization and some stimulating development.

Abud 8 months ago