WPCL Civics Update – March 2025

Public Hearing April 7 to rezone 11723 – 84 Ave

The developer, BM Homes, has decided to proceed to a City Council Public Hearing on this rezoning proposal without a recommendation from City Administration. The Public Hearing on this is scheduled for Monday, April 7.  Notices were mailed recently to nearby residents and the community league.

The Windsor Park Community League opposes the rezoning at 11723 – 84 Avenue from the RS (small scale) Zone to the RSMh12 (small-medium residential) Zone because this property in the interior of the neighbourhood does not meet the criteria for considering higher density in the Scona District and District Policy bylaws.

WPCL provided the City planner assigned to review the file the following comments:

• This rezoning application should not be recommended or approved because it’s not in a location where additional scale can be considered per the Scona District Plan and District Policy bylaws.
  
  
• The proposed RSMh12 Zone is designed for locations that provide a transition from larger-scale developments to small-scale developments; this location is surrounded by small-scale developments in all directions.
  
  
• WPCL suggests the owner develop the property according to the regulations in the current zone or sell the property to someone who will.

Some neighbours also sent feedback to the City indicating their concerns about the impact of the development on their properties (loss of light and privacy) as well as their displeasure with this attempt at blockbusting. 

The Development Committee will meet later this month to work on written input to send to City Council in advance and the presentations to make at the Public Hearing which will be held on April 7th at 9:30am.

Shopping Centre Rezoning & April 2 Open House

Westrich has scheduled an drop-in session for neighbourhood residents at the community hall for Wednesday, April 2 from 6:30 -8:30 pm.

The project is currently in the road closure process within City Administration, which takes about 6 more weeks. This includes negotiating the sale of the current east-west alley behind the shopping centre to Westrich on condition the utilities are moved and a new east-west alley is built on the north side of their property.

The architect’s rendering of the project, which consists of a 27-storey Tall High Rise on the shopping centre site attached to a 4-storey building on 117th St, will be on display at the open house. The project has been designed with about 25,000 square feet of commercial space in the podium around the tower and in the 4-storey building. The entrance to the residential tower is located on 117th St. About 250 underground parking stalls are planned (about 1 per unit) and about 18 surface parking spots for visitors. The surface parking lot is located behind the 117th St building off the east-west alley.

Transition is provided to the lower density developments in the neighbourhood on 116th and 117th Streets. The distance between the tower and the nearest single-family property is 48 metres, and the new 6-metre alley separates that property from the 4-storey building.

Although the new east-west alley will be open to traffic (WPCL had recommended it be for pedestrians and cyclists only), it’s designed for shared use to accommodate pedestrians and cyclists better than a typical alley. The plans indicate the north-south alley will be widened to 7 metres between the new east-west alley and 87th Ave. 

The TIA is being finalized and contains some recommendations to improve movement near the project for pedestrians and cyclists based on WPCL comments, including:

• Need for new sidewalk all along 87th Ave from in front of the Bentley to the 116th St intersection. 
• Switch the yield sign at the intersection of 117th St and 89th Ave from east-west to north-south—this also can reduce traffic speed on 117th St and discourage shortcutting through the neighbourhood.

The civil engineer who conducted the TIA indicated at the meeting that the comments and questions from WPCL strengthened the report. For example, he added a review of the impact of the traffic generated by the proposed project on the major entry/exit points in the neighbourhood that are very busy at rush hour, i.e., 116th St & 87th Ave, Emily Murphy, Sask Dr & 116th St, 87th Ave, Sask Dr & Groat Rd, and 117th St & University Ave. He found there will some increase in traffic at those intersections (ranging from 2% – 7%). The roads are built to handle that amount of increase in traffic. He will attend the open house to talk about the TIA and answer questions.

The TIA will be used by the City to establish conditions for the project at the Development Permit stage if the rezoning is approved, e.g. new sidewalks, reversing the yield sign at 89th Ave and 117th St. 

Forestry is aware the elm tree in front of 8719 – 117 St may be impacted by the new alley and will assess the situation (protect it or remove it and require compensation) at the Development Permit stage.

The report to City Council on the shopping centre rezoning is expected to be available in May in advance of the Public Hearing. The Development Committee will review the report and other materials and provide options or recommendations to the board.

Rezoning Windsor House to add Child Care

There is no additional information on this rezoning application since last month. The Public Hearing is expected in late April or in May.

Other Development News

New Sidewalk on 119th St along the playground/school drop-off zone

A new sidewalk along 119th Street is part of Westrich’s community amenity contribution in their 118th St DC2 bylaw. This sidewalk was requested by the school to improve the school drop-off zone along 119th St on the west side of the playground. Students have to navigate high windrows of snow to get to the school yard.

The 119th St drop-off zone is extra busy this year because the school’s drop-off zone along 118th St is closed off during the construction of the 6-storey apartment building across from the school.

The City has approved the Development Permit for the new sidewalk along 119th St. Construction is planned for summer 2025, although it could be affected by such vagaries as weather, supply chains, and labour availability. 

Forestry was involved in the review of the Development Permit application. The mature elm trees will be protected during construction.

8-plex approved on 117th St

A Development Permit has been approved for an 8-plex on an interior lot on 117th St. This is the first 8-plex approved in Windsor Park under the new RS (small-scale residential) zone. It will consist of 5 units and 3 secondary suites. The front elevation is posted on the construction fence at the empty lot at 8739 – 117 St. The original 1950s bungalow was demolished several months ago.

University of Alberta Developments

The Open House on February 26 at the Telus Centre focused on plans to build another law building on an empty lot on the east side of campus near Garneau. This won’t affect Windsor Park. There’s no funding yet for this new building—they’ll be embarking on a major fundraising effort. 

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