Major Developments in McKernan
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About development
Zoning for higher density
Higher-density development in McKernan could proceed under a number of different zonings:
RA7: Low Rise Apartment Zone – requirements include a minimum density of 45 dwellings per hectare and maximum height of 14.5 m for a flat roof. For full details see the zoning bylaw.
RA8: Medium Rise Apartment Zone – requirements include a minimum density of 75 dwellings per hectare and maximum height of 23 m. For full details see the zoning bylaw.
DC2: Site Specific Development Control Provision – this gives the City direct control over a specific proposed development where any other Zone would be inappropriate or inadequate. Usually used be developers to pursue a project that does not meet the requirements of other zoning; they must submit a site plan with their bylaw application and the building must conform to the approved site plan. For full details see the zoning bylaw.
Area Redevelopment Plans
Development in McKernan is guided by two area plans:
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The McKernan-Belgravia Station Area Redevelopment Plan (2014) — covers almost the entirety of McKernan and Belgravia
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The 109 Street Corridor Area Redevelopment Plan (2018) – covers the properties bordering 109 St. from the High Level Bridge to 61 Ave.
Mature Neighbourhood Overlay (MNO)
The MNO is a part of the Zoning Bylaw that requires development that better suits older communities with tree-lined streets. The current regulations are effective December 10, 2018. The MNO illustrated regulations are available at the City of Edmonton's website.
Missing Middle Zoning Review
The City of Edmonton conducted a review of its zoning to allow more effective medium-scale housing, such as townhouses, walk-up apartments, or courtyard housing. The zoning bylaw was amended in August 2019 to reflect the changes explored in this review (outlined in the Missing Middle Zoning Review Summary Guide . Find out more at the Missing Middle Zoning Review.
McKernan Housing Development Committee
If you have any questions about a project, contact the McKernan Housing Development Committee housingdevelopments@mckernancommunity.org.
The planning process
Higher density developments often require rezoning and thus a planning application. This diagram outlines the general process that a planning application must follow.
Note that all planning applications require immediate neighbours and the community league to be notified of the application, and at least one public meeting must be held to solicit feedback. Developers may choose to hold additional meetings.
More information about requested and approved planning applications (i.e. for rezoning, not development) are listed at www.edmonton.ca/mckernan. This also includes material presented at project open houses.
Residential Infill Working Group: 2020 Neighbours of Infill Survey Report
A survey of people who have had residential infill projects built next to or near them has revealed a wide variety of problems and a lack of response and resolution by developers, builders and the city.
The Neighbours Of Infill Survey survey was organized by the Residential Infill Working Group, a group of concerned residents from central area neighbourhoods and was open between April and September 2020. The survey was completed by 175 people from 41 mature neighbourhoods. The largest number of responses came from McKernan and Belgravia, with just over 10% of responses from each of these two neighbourhoods.
The results have been summarized in a report (available here) that identifies trends related to damage and impacts of infill construction experienced by respondents. The report also contains many first-hand descriptions of problems that residents experienced.
Proposed higher density developments in McKernan
Map combining the McKernan-Belgravia Station Area Redevelopment Plan and 109 Street Corridor Area Redevelopment Plan.
Project location: 78 Ave. and 114 St. (Location 1 on map)
Project name: Metro 78
Developer name(s): Pinto Properties
Address: 11416, 11419, 11420 and 11423-78 Ave
Requested rezoning: DC2 (Direct Control)
Details of development: Two separate SIX-storey buildings, one on two adjoining lots at 11416 and 11420-78 Ave and the second across the street at 11419 and 11423-78 Ave, fifth and sixth storeys stepped back from the levels below. Each building to have up to 71 residences (bachelor, one- and two-bedroom rental units); children-oriented play area; no vehicle parking except for visitor parking; carshare and bike parking on site. Renovation of area at the end of the avenue into a smaller public space. Relocation/ development of north-south lanes to west of both buildings.
A discussion page from Skyrise Cities' Edmonton page is at https://edmonton.skyrisecities.com/database/projects/metro-78
Status: Application LDA20-0066 will go to Public Hearing at City Council on September 13, 2022. Finalized bylaw packages and reports are now posted on the Public Hearing Agenda.
Details including latest updates, revised DC2 bylaw, shadow study, transportation study and wind impact study are now available at edmonton.ca/metro78. Community consultation was held in August/September of 2021; a summary of responses given can be seen in the What We Heard report.
How the community can get involved: Register to speak at council, or submit a letter of opposition/support before Sept. 9, 2022. Details at http://edmonton.ca/meetings
This information updated: Sept. 5, 2022
Project location: 114 St. and 76 Ave. (Location 2 on map)
Developer name(s): Westrich Developments
Address: 11414, 11416, 11426 and 11428 76 Ave.
Requested rezoning: Originally RA8 (Medium-Rise Apartment Zone); now DC2 (Direct Control)
Details of development: A medium-rise apartment building up to 21 metres (approximately 6 storeys). This would require an amendment to the McKernan/Belgravia Station Area Redevelopment Plan, which currently identifies this site for mixed-use residential development up to a maximum of 4 storeys in height, with commercial development required at ground level.
Status: Application LDA21-0275 for an RA8 zoning was made to city, but the developer has indicated they would be revise this application to a DC2 zoning instead; this has not yet been received (as of March 4, 2022).
How the community can get involved: Submit comments to Heather Vander Hoek or call 780-423-7495 for more information.
This information updated: March 4, 2022
Project location: 113 St. and 76 Ave. (Location 3 on map)
Address: 11339 and 11343-76 Ave.
Requested rezoning: RA7: Medium-Rise Apartment Zone
Details of development: These 2 lots immediate across the street south of McKernan School, not including the lot on the SE corner of 114 St. and 76 Ave. The proposal includes limited commercial uses on the ground floor. This rezoning complies with the McKernan/Belgravia Station Area Redevelopment Plan.
Status: Application LDA22-0037 has been made to the City.
How the community can get involved: Submit comments to Stuart Carlyle or call 780-496-6068 for more information.
This information updated: March 4, 2022
Project location: 109 St. and 77 Ave. (Location 4 on map)
Address: 10902-77 Ave.
Requested rezoning: RA7: Medium-Rise Apartment Zone and RF3: Small Scale Infill Development (from DC2)
Details of development: This site was rezoned to DC2 in 2014 (as The Mark on 109) but the development did not progress; the application would rezone the east part of the site to RA7 to allow low-rise multi-unit housing with a maximum height of 16.0 m (approx. 4 storeys), and the west part of the site to RF3 to allow a mix of small scale housing. This rezoning complies with the McKernan/Belgravia Station Area Redevelopment Plan.
Status: Application LDA22-0036 has been made to the City.
How the community can get involved: Submit comments to Jordan McArthur or call 780-496-2622 for more information.
This information updated: March 4, 2022
Project location: 114 St. and University Ave. (Location 5 on map)
Address: 11419 University Ave.
Requested rezoning: RA8: Medium-Rise Apartment Zone
Details of development: This application would rezone a single lot to RA8 and could allow up to a 23-metre (approx. 6 storey) building with ground-floor commercial services. This rezoning complies with the McKernan/Belgravia Station Area Redevelopment Plan.
Status: Application LDA22-0047 has been made to the City.
How the community can get involved: Submit comments to Stuart Carlyle or call 780-496-6068 for more information.
This information updated: March 4, 2022
Approved higher density developments in McKernan
Project location: 115 St. and University Ave. (Location A on map)
Developer name(s): Westrich Development
Address: 11439, 11441 and 11459 University Ave., and 8005-115 Street; PLUS 11455, 11459 and 11461 University Ave.
Approved rezoning: RA8: Medium-Rise Apartment Zone
Approved on: January 21, 2019 and May 12, 2020.
Reference: LDA18-0401 and LDA20-0008
Development status: Planning applications approved.
Next steps: Construction on the site has begun.
Project location: 114 St. and University Ave. (Location B on map)
Project name: 114 University II
Developer name(s): Fleming
Address: 11335, 11333, 11329, 11325, 11323 University Avenue
Approved rezoning: DC2 (Direct Control)
Approved on: April 7, 2021
Reference: LDA20-0111
Development status: Planning application has been approved.
Not currently active
Project location: 114 St. and University Ave. (Location C on map (DC2))
Project name: McKernan Gates
Developer name(s): Fleming
Address: 11339, 11343, 11347 and 11361 University Ave., and 7915 114 St..
Approved rezoning: DC2 (Direct Control)
Approved on: July 15, 2019
Reference: LDA18-0687
Development status: Planning application approved (Job No 324259305-001). Demolition has taken place.
The information on this page is presented with a best attempt at accuracy by the McKernan Community League. In case of discrepancy with City of Edmonton information, however, the City’s information will be assumed to be correct.