DOWNTOWN | CMU ZONE AMENDMENT
F&F Holdings has applied to amend the CMU (Commercial Mixed Use) Zone, which will allow taller buildings to be developed on some properties west of 109 Street. The new maximum height will be the same as the current maximum for properties in the CMU Zone east of 109 Street.
This webpage has been created to post updates about the project and answer commonly asked questions.
*Note that the image above is for illustrative purposes only and is not a proposed concept or rendering for the new building.
THE CMU ZONE
The CMU Zone applies to an area of Downtown between 103 and 109 Streets, and 99 and Jasper Avenue, as shown in teal in the figure below. The zone allows the development of high-rise buildings that can be residential, commercial, or a mix of both on most properties.
The maximum building height for properties north of 100 Avenue and east of 109 Street is 70.0 metres (approximately 21 storeys). For properties south of 100 Avenue and east of 109 Street, the maximum height is 50.0 metres (approximately 15 storeys).
However, for properties west of 109 Street, the maximum height is 20.0 metres (approximately six storeys).
WHAT'S CHANGING?
Zoning tells us the type of buildings or uses that are allowed on a property. Each zone has unique requirements for the size that building can be. These regulations of the Zoning Bylaw are changed or amended, from time to time, to accommodate new development.
Decisions on Zoning Bylaw amendments are made by City Council at a public hearing.
We're proposing to change the regulations of the CMU Zone so that the maximum height will be the same for properties east and west of 109 Street. This will allow for development with a maximum height of 70 metres (about 21 storeys) for the area north of 100 Avenue shown in teal on the figure below, and development with a maximum height of 50 metres (about 15 storeys) for the area south of 100 Avenue shown in orange below.
LOCATION
The buildings immediately surrounding the area that will be affected by the proposed amendment are primarily high-rise residential and commercial buildings. There are several surface parking lots in the surrounding area that will likely be redeveloped with mid- to high-rise buildings as the Centre City intensifies in alignment with City Plan. The Edmonton General Continuing Care Centre is approximately 200 metres west of the area, and the Alberta Legislature Grounds are approximately 190 metres southeast of the area. Save On Foods is approximately 230 metres north of the area.
The area is also near a number of schools and parks including Holy Child Catholic Elementary School, Victoria Park, Ezio Faraone, and Beaver Hills House Park.
CITY PLAN AND FUTURE GROWTH
The property owners chose to invest in the neighbourhood at this location because of the City’s Municipal Development Plan, City Plan, which was approved by City Council on December 7, 2020. City Plan sets the direction for how future growth will happen in Edmonton. One of City Plan's main objectives is for half of the City's population growth to occur in existing neighbourhoods.
City Plan identifies a number of corridors (major roads) throughout the City where future growth is encouraged to happen. The area is located in the Centre City Node, where high-rise building forms are encouraged.
Infill development is a core part of City Plan's goal for Edmonton to be a Rebuildable City. This means planning for the flexibility we need to keep our city vibrant and livable in the face of shifting local and global trends. Being a Rebuildable City is the best way to ensure that our efforts are always moving towards a better and more efficient city, rather than having to start over with every major social, environmental and technological change.
PROJECT STAGE
A Zoning Bylaw amendment application for this site was submitted to the City of Edmonton in March of 2024 to change the regulations of the CMU Zone.
Zoning Bylaw Amendment decisions are made by City Council at a public hearing. The file has been scheduled for the August 19, 2024 public hearing.
FREQUENTLY ASKED QUESTIONS
HOW WILL THIS IMPACT ME?
The area affected by the proposed amendment is surrounded on all sides by streets, lanes, shared use paths and the High Level Bridge Streetcar tracks. Any new development in the area would have a significant separation distance of at least 30 metres from existing, surrounding buildings.
HOW TALL WILL FUTURE DEVELOPMENT BE?
The proposed amendment will change the maximum height for properties west of 109 Street. It will allow for development with a maximum height of 70 metres (about 21 storeys) for the area north of 100 Avenue shown in teal on the figure below, and development with a maximum height of 50 metres (about 15 storeys) for the area south of 100 Avenue. These are the same maximum heights that currently apply to CMU-zoned properties east of 109 Street.
WHAT WILL THE BUILDING LOOK LIKE?
The design process for new buildings starts at the development stage, which happens after zoning. However, development regulations in the CMU zone requires that all ground floor residential and commercial units have front entrances oriented towards the street in order to create a people-friendly street and sidewalk.
WILL THERE BE PARKING? WHERE?
“Open Option Parking” was passed by Council on June 23, 2020; this change removed mandatory minimum parking requirements from the Zoning Bylaw, including the CMU Zone. Bicycle parking and barrier-free parking stalls are still required.
WILL THIS CHANGE SET A PRECEDENT FOR THE AREA?
City Council approves policies that guide what type of development is encouraged in different areas of the city. Edmonton's key policy that guides future development--City Plan--states that the area is located in the Centre City Node, where high-rise building forms are encouraged. City Plan also states that residential development should occur at a variety of scales, densities and designs, within all parts of residential neighbourhoods. This means that the proposed amendment aligns with City Plan policy.
LAND DEVELOPMENT RESOURCES
Zoning Basics
The City of Edmonton's What is Zoning booklet provides an overview of how zoning shapes the city and your neighbourhood.
Public Hearing Process
The City of Edmonton's Public Hearing Playbook explains how the public hearing process works.
Downtown Planning Applications
The City's planning application webpage displays land development applications in Downtown Edmonton.
QUESTIONS?
We're committed to being a good neighbour; please feel welcome to contact us with any questions, concerns or considerations.
PROJECT TEAM
Jeff Booth | Planning consultant | Situate | jeff@situateinc.ca
