CITY OF EDMONTON – City Planning edmonton.ca/BonnieDoonMallRezoning

PUBLIC ENGAGEMENT SESSION

WELCOME

Proposed RezoningLDA18-0184

• Information on a proposed rezoning that will accommodate the

redevelopment of the Bonnie Doon Shopping Centre Site and

8420 - 85 Street NW into a high-density, mixed-use,

transit-oriented development

• Information on the application review process and next steps

• Ways to provide your feedback on the proposed rezoning:

• In person by talking

to City staff

• In writing by filling out

a comment form

• “Graffiti wall”

WHAT WILL I FIND AT THIS ENGAGEMENT SESSION?

CITY STAFF APPLICANT

Chris�ne Lachance, Planning Technician

Leslie Symon, Project Engineer, Valley Line LRT Hilda Kopff, Urban Design, Design Corp

Satya Gadidasu, Engineering Program Manager Cassandra Caiger, Engagement, Intelligent Futures

Daniel Vriend, General Supervisor - Sustainable

Transporta�on Chad Peters, Engagement, Intelligent Futures

Jeremy McMullin, Urban Design, Design Corp

Linda Yee, Planner

Sean Lee, File Planner Calvin McCourt, Morguard

Xiaobin Wang, Transporta�on Engineer Alyssa Peters, Transporta�on, Bunt & Associates

Keith Teeuwsen, Senior Engineer - Valley Line LRT

Catherine Oberg, Transporta�on, Bunt & Associates

Andrew McLellan, Senior Planner Margaret Knowles, Morguard

Stuart Carlyle, Planner Robert Mah, Morguard

Chris�ne Whalen, Senior Transporta�on Engineer

Lori Armstrong-Mathieu, Planner Chris Andrew, Planning, B&A Planning Group

Brian Murray, Planning, B&A Planning Group

ROLES & RESPONSIBILITIES

BONNIE DOON REZONING PROCESS

PLANNING & DEVELOPMENT PROCESS

Development &

Building Permits

• Allows for the construction and operation of new homes, buildings, parks and facilities based on the Edmonton Zoning Bylaw and the Alberta Building Code

Strategic Plans, Policies

& Guidelines

• Strategic Plans provide high level objectives to guide development of the entire City (ex. Municipal Development Plan)

• Policies and Guidelines provide further direction on how to achieve objectives (ex. Winter City Guidelines)

Zoning &Subdivision &

Servicing Agreements

• Zoning establishes development rights including uses, building heights, landscaping and parking

• Subdivision divides land into smaller parcels

• Servicing Agreements identify municipal improvements to be built by the developer (sewers, water, roads, etc.)

WE AREHERE

POLICY AND GUIDELINE CONTEXT

The proposal is guided by a rich policy framework led by the Edmonton Metropolitan

Region Growth Plan and further supported by:

• The Way We Grow: Edmonton’s Municipal Development Plan; and

• The Way We Move: Edmonton’s Transportation Master Plan.

These plans are nested within one another and work together to form strong policy

direction and intent that apply to the site.

WHAT IS A ZONE?• Each piece of land has a zone attached to it. Zoning places rules of what can be built and the types of uses on the property (eg: type of building, how high, use of building, how far away it needs to be from a sidewalk, etc).

WHAT IS REZONING?

• It is the process of changing the rules for a piece of land from what it is today, to a new set of rules. However, before something is rezoned many items need to be taken into consideration (please see boards on what is taken into consideration).

WHO MAKES THE DECISION TO REZONE THE LAND?

• The decision to approve, refuse, or refer back to City Planning for further work is the

responsibility of City Council members at a Public Hearing.

WHAT IS THE EXISTING ZONING?Bonnie Doon Mall site: (DC2.485) Site Specific Development Control Provision (or zone). 8420 - 85 Street NW: (RA7) Low Rise Apartment Zone DC2.485 zoning accommodates a large shopping centre intended to serve the community. Possible uses in the mall include: • Apartment Housing (above the office or retail component of a shopping centre) • Convenience stores • Health services (e.g. dental offices) • Personal service shops (e.g. barbershops) • Professional/Office services • Specialty food services (e.g. bakery) • General Retail Stores

RA7 zoning allows for apartments no more than 4 storeys in height.

What exists on the site now?: - Bonnie Doon Mall - 8420 - 85 Street NW: empty lot used for a recycle depot

SAFEWAY

BANK OF MONTREALSTITCHES FACTORY OUTLET

DOLLARAMA

136

SHOPPERSDRUG MART

Food Court

Promotional Court

OFFICE LEVEL

ROYAL BANKFINANCIAL

GROUP

• The Bonnie Doon Mall site proposes to change to a

new (DC2) Site Specific Development Control

Provision which would allow for:

• A mix of row housing, stacked rowhousing,

mid-rise buildings and high-rise towers with up to

6,000 dwelling units;

• Retail, office, and other commercial space, up to

93,000 m²;

• Publicly-accessible parks and open spaces;

• Underground parking, on-street parking, and

parkades behind active buildings;

• New streets throughout the site, including bicycle

lanes and pedestrian priority;

• Connections to the Bonnie Doon LRT stop.

WHAT IS PROPOSED?

TRANSPORTATION CONTEXTBonnie Doon Centre Downtown to Bonnie Doon

and Surrounding Communities

51 AVENU E NW

1 01 AVENU E NW

11

3S

TR

EE

TN

W

61 AVENU E NW

1 2 7 AVENU E NW

75

S

TR

EE

T N

W

1 1 8 AVENU E NW

GR

OA

TR

OA

DN

W

63 AVENU E NW

34

S

TR

EE

T

AR

GYLL R

OA

D N

W

RO

PER

RO

AD

N WS

TA

LB

ER

TT

RA

ILN

W

FO

RT

RO

AD

NW

YELLOWH EAD

TR

1 06 AVENU E NW

SH ERWOOD PARKFREEWAY N W

82

S

TR

EE

T N

W

WH ITEM U D D RIVE NW

99

S

TR

EE

T N

W

50

S

TR

EE

T N

W

CA

LG

AR

YT

RA

IL

NW

12

4 S

TR

EE

T N

W

97

S

TR

EE

T N

W

12

2 S

TR

EE

T N

W

N

The site is comprised of approximately 12.4 Hectares (30.7 acres) and is located within

the south-central portion of the City of Edmonton (Ward 8) in the neighbourhood of

Bonnie Doon. To the south is King Edward Park and to the east is Idylwylde. The site is

bound by:

• 82 Avenue NW (Whyte Ave) to the south;

• 85 Street NW to the west;

• 83 Street NW to the east; and

• Connors Road NW and 90 Avenue NW roundabout to the north (in the process of being

realigned to accommodate the Valley Line LRT).

THE SITE

yyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyyy )))))))))))))))))))))))))))))))))))))))))))))))))))))))))

FUTURE LRT STOP

FUTURE VALLEY LINE SEBONNIE DOON

CENTRE

Bonnie Doon Centre was constructed in 1958 and acted as an economic and community

hub for the Bonnie Doon Neighbourhood as well as Avonmore, Holyrood, Idylwylde,

Kenilworth, King Edward Park and Strathearn surrounding neighbourhoods.

• Additions have been made to the building over the years: 1960-1965, 1972, and 1979

with a major renovation completed in 1994.

• In 2017, Morguard Investments Ltd proposed to replace the mall with a new

development that would be more of a mixed-use (retail and housing) opportunity.

THE EVOLUTION OF BONNIE DOON CENTRE

TRANSIT ORIENTED DEVELOPMENT GUIDELINES

Transit Oriented Development (TOD) Guidelines identify appropriate development around

the City’s LRT stations and transit centres, as well as specific land use and development

intensity. CENTRE

LAND USE AND INTENSITY GUIDELINES

EXPECTATIONS FOR LRT STATION AREAS WITHOUT STATION AREA PLANS

RESIDENTIAL (NET) EMPLOYMENT GROUND FLOOR RETAIL

Sites within

200 metres

of the

platform

Sites within

200 - 400

metres of the

platform

For stores fronting or flanking an

arterial or collector road, or on

sites 0.25 ha or larger:

• 225 du/ha min; or

• 125 du/ha min

Secondary or Garage or Garden

suites are appropriate on selected

sites.

Appropriate on sites with direct

access to an arterial or collector

road.

1.0 FAR min

Approporiate on sites with direct

access to an arterial or collector

road, supported by curbside

parking.

Auto oriented site design in not

appropriate.

Residential, retail or office uses

can be accommodated on upper

floors.

For sites 0.25 ha or larger:

• 225 du/ha min; or

For sites fronting or flanking an

arterial or collector road:

• 63 du/ha min to 125 du/ha max; or

For all other sites:

63 du/ha max

Secondary or Garage or Garden

suites are appropriate on selected

sites.

Guidelines are the same as for

sites wihtin 200 metres of the LRT

platform.

Guidelines are the same as for

sites within 200 metres of the LRT

platform.

Si

20

me

pl

BONNIE DOON

SITE SPECIFIC DEVELOPMENT CONTROL PROVISION (DC2)

Current Development

What is a DC2 Zone?• A customised set of land use rules which are applied to one site only. • Controls the uses, development types, and building design that can occur on the site.

Why a DC2 Zone?• The proposed development does not fit the regulations of an existing standard zone.• More detailed regulations are needed to prescribe the site design.

Proposed Development

PROPOSED DISTRICTSThe site proposes 5 districts to inform the intended built-form, public realm, and uses.

Uses may transcend districts as demand dictates. RETAIL & ENTERTAINMENT DISTRICT

• Outdoor and enclosed retail centre with food hall

and entertainment space

• Transit plaza with strong active edges,

programming, and multi-functional spaces,

including a year round water/ice feature

• Primary entrances to retail centre

COMMERCIAL DISTRICT

• Mixed-use area with possible higher concentration

of office commercial

Animated frontage along 83rd Street

• Adequate open space

• Connectivity to Idylwylde

HEALTH & WELLNESS DISTRICT

• Establishes a strong institutional presence within

the Plan Area

• Anchors the north end of the plan and

complementary to the adjacent Edmonton Public

Library, Bonnie Doon Health Centre and Dermott

GARDEN DISTRICT

• Residential focus with supportive mixed-uses

• Large community garden with water features

BOUTIQUE DISTRICT & CENTRAL PARK

• Heart of the site

• Unique ambiance and design character

• Retail focus, pedestrian oriented and human scale

• Significant central park with diverse programming

and features to create a unique sense of place

FEATURES OF THE PROPOSAL

Allowable Mixed-Uses east

of 85th street (high-level)

Allowable Mixed-Uses

west of 85th street

Height, Density, FAR,

and Setbacks

• Residential (Medium to high

density and Live Work)

• Commercial (Automotive,

Retail, Office, Hotel)

• Institutional (Education,

health, Government)

• Entertainment (Bars, Gaming,

Sporting, Restaurants)

• Recreation & Culture

• Agriculture

• Utilities

• Signage (incl. digital)

• Residential (Medium

density)

• Retail

• Signage

• Proposed Site F.A.R.: 4.5

• Minimum dwelling density:

225 du/ha

• Minimum Floor Area Ratio:

1.0

• Proposed heights range

between 25 and 40 storeys on

east side of site and between

8 and 20 storeys on west side

of site

• No Setbacks Required but

may be provided for frontage

zone to support pedestrian

oriented activities

PROPOSED PUBLIC REALMThe site proposes several key components that focus on the public realm. These include

open space areas for a variety of activities, a transit plaza which will integrate with the

future Bonnie Doon Light Rail Transit (LRT) station and connections throughout the site

that integrate with the existing street system.

LEGENDLEGEND

The mobility network across the plan area is designed to provide high-quality travel options for all

users and ensure safe travel and access. As the plan area is adjacent to the Bonnie Doon LRT

stop, the site must ensure for efficient travel to and from the site through attractive and lively

people-places in all seasons.

PROPOSED MOBILITY NETWORK

LEGEND

PROPOSED STREET CROSS SECTIONS

The site is connected through 5 street types: Main Street, Special Street, Secondary

Street Types 1, 2 and 3. The street typologies create the framework for the urban design

and scale of building podiums.

LEGEND

SPECIAL STREETThe Special Street primarily serves an enlivened pedestrian area and central park

supported by ground floor retail and residential uses above. The street is

characterized by a center landscaped median, one travel lane in each direction,

curbside parking, furnishing zone, through zone, and frontage zone.

MAIN STREET

SECTION C - SECONDARY STREET - TYPE 1

The secondary streets operate primary as connectors and serves a range of uses

including ground floor retail, office and residential. The street types are generally

characterized with a travel lane in each direction, bike lanes in each direction (type 2

only), curbside parking, furnishing zone, through zone and frontage zone.

SECTION D - SECONDARY STREET - TYPE 2

SECTION F - SECONDARY STREET - TYPE 3

TRANSPORTATION IMPACT ASSESSMENT

Existing Traffic Conditions

Existing Weekday Traffic

Local Roadway

Collector Roadway

Arterial Roadway

WHAT WILL MY FEEDBACK BE USED FOR?

• To inform the City’s planning analysis of this project

• Ensure all factors are taken into consideration from the community’s point of

view

• To help inform discussion between the City and the applicant about

making revisions to address issues in anticipation of their 3rd submission

After tonight’s open house:

• City staff will send a summary of what we heard tonight, if you supplied your

email address on the sign-in sheet

• A summary will also be sent to the Councillor and the Applicant

• You can contact the file planner at any time at:

In the near future:

• Notices will be sent to surrounding residents once the applicant submits their 3rd

submission which will include a full set of proposed development regulations.

Notices will provide a date and time for residents to provide further feedback.

Sean Lee

sean.lee@edmonton.ca

780-496-6121

WHAT HAPPENS NEXT?

WHAT DO YOU LIKE ABOUT THIS

APPLICATION ?

WHAT DO YOU NOT LIKE ABOUT

THIS APPLICATION ?

WHAT DO YOU LIKE ABOUT THE

PROPOSED STREET DESIGNS & MOBILITY?

WHAT DO YOU NOT LIKE ABOUT THE

PROPOSED STREET DESIGNS & MOBILITY?

WHAT DO YOU LIKE ABOUT

THE PROPOSED LAND USE CONCEPT (INCLUDING THE

PROPOSED DISTRICTS AND OPEN SPACE AREAS)?

WHAT DO YOU NOT LIKE ABOUT

THE PROPOSED LAND USE CONCEPT (INCLUDING THE

PROPOSED DISTRICTS AND OPEN SPACE AREAS)?

OVERALL, WHAT DO YOU LIKE ABOUT

THIS APPLICATION?

OVERALL, WHAT DO YOU NOT LIKE

ABOUT THIS APPLICATION?