Scona Road Rezoning

Public Engagement Opportunity

Welcome!

We are pleased to welcome you to this virtual public engagement opportunity.

This webpage provides residents, businesses, and property owners with information about a proposed rezoning application in the Strathcona neighbourhood.

This is a voluntary, pre-application engagement opportunity intended to share information early and better understand local perspectives. Feedback received will be summarized and shared with the City as part of the rezoning application materials. Where appropriate, elements of the application may be revised in response to input received.

We would be grateful if you would review the information provided. If you wish to provide feedback, please see the Comments & Questions section at the bottom of this webpage.

We will: summarize feedback and provide it to the City; consider revisions where appropriate.

We cannot: commit to specific design outcomes at rezoning; design happens at Development Permit stages.

City Council is the decision-maker on rezoning applications.

Project Introduction

Project Update

— October 2026

The Rezoning Application has been revised to propose rezoning 9837 93 Avenue NW from RS (Small Scale Residential) to RSM h14 (Small-Medium Scale Transition Residential). The proposed RSM h14 zone responds to public input while providing a more gradual transition in density and built form between the seven properties proposed for rezoning along 99 Street NW and the existing RS-zoned properties along 93 Avenue NW.

The proposed alley closure between 92 and 93 Avenue has also been withdrawn.

The project continues to propose the rezoning of seven properties located at 9207, 9213, 9215, 9217, 9223, 9225, and 9229 Street NW from RS (Small Scale Residential) to RM h28 (Medium Scale Residential).

What’s Happening?

The owners of eight properties along Scona Road NW and 93 Avenue NW are applying to rezone their properties. Seven of the properties are applying to rezone from RS (Small Scale Residential) to RM h28 (Medium Scale Residential) and one of the properties is applying to rezone from RS to RSM h14 (Small-Medium Scale Transition Residential) under Edmonton’s Zoning Bylaw 20001.

These properties are currently developed with older single detached homes. The proposed rezoning would allow the sites to be considered for small- and mid-rise residential development in the future.

At this stage, the application is for rezoning only. No Development Permit application has been prepared or submitted. High-level conceptual building massing is being explored to better understand potential considerations such as shadowing and fit within the surrounding context. These studies are illustrative only and do not represent a final building design.

Where?

Figure 1: Site Aerial View

Figure 2: Site Location

The properties included in this rezoning application are located at:

  • 9837 – 93 Avenue NW

  • 9229 – 99 Street NW

  • 9225 – 99 Street NW

  • 9223 – 99 Street NW

  • 9217 – 99 Street NW

  • 9215 – 99 Street NW

  • 9213 – 99 Street NW

  • 9207 – 99 Street NW

These properties are situated at the corner of Scona Road NW and 93 Avenue NW in the Strathcona neighbourhood.

This is a well-connected location:

  • Scona Road NW is a significant Arterial Road, connecting Downtown Edmonton with areas south of the river

  • 93 Avenue NW and 92 Avenue NW are Local Roads providing direct neighbourhood access to Scona Road NW.

  • A treed open space is located directly across 93 Avenue, contributing to the natural landscape of the area.

  • Various transit and active transportation routes serve the area.

The Scona District Plan identifies this area as a Secondary Corridor and as part of a Priority Growth Area, where additional residential growth is encouraged.

The context map below shows the location of the site, surrounding streets, nearby park and transit connections.

Figure 3: Area Context

Why RM h28 and RSM h14?

The proposed RM h28 zoning would allow medium-scale residential development up to 28 metres (often up to 8 storeys, depending on building design).

The site is considered appropriate for this scale of development because:

  • It is located on a Secondary Corridor along an Arterial Road

  • It is a corner site with strong access and visibility

  • Frequent transit, ample active transportation routes, and nearby amenities support additional housing in this location.

  • A public park/green space is located directly across 93 Avenue, providing green space and recreation opportunities.

This rezoning is consistent with the City’s plans for growth along Secondary Corridors in Strathcona.

The proposed RSM h14 zoning would allow small-scale residential development up to 14 metres (often up to 3-4 storeys, depending on building design).

The site is considered appropriate for this scale of development because:

  • It is designated for an urban mix land use concept which supports small scale housing and transition from taller buildings to shorter ones.

  • Frequent transit, ample active transportation routes, and nearby amenities support additional housing in this location.

  • A public park/green space is located directly across 93 Avenue, providing green space and recreation opportunities.

Fitting into the Neighbourhood

Figure 4: Conceptual Massing Model, Facing South

The City’s planning policies and zoning regulations are intended to support new development that fits within existing homes and streets.

Key considerations for RM h28 include:

  • Transition setbacks for a small south-facing portion of one of the building above 12.0 metres, as required by the Zoning Bylaw when adjacent to lower-scale residential zones. These setbacks help reduce perceived massing and overlook near existing homes.

  • Height and overall building size are regulated (e.g., Maximum Height up to 28 metres and Maximum Floor Area Ratio up to 3.8), which shape what can be built on the site.

  • An 80 m building length limit helps avoid long, uninterrupted building walls.

  • Façade articulation is required along streets and near residential areas to minimize the perception of massing and avoid large blank walls.

  • As a corner site, street-facing façades are required to use consistent materials and include features such as windows and doors to support an active streetscape.

  • Street-facing entrances and weather protection (e.g., canopies/awnings) are required where the site is adjacent to a street with an existing or approved sidewalk, to improve pedestrian comfort.

  • Vehicle access is intended from the rear lane, and surface parking/loading/waste areas are not permitted between the building and the street, supporting pedestrian-friendly frontages.

  • Landscaping and setbacks along streets and property edges help soften edges and provide separation and greening.

Key considerations for RSM h14 include:

  • Height and overall building size are regulated (e.g. Maximum Height up to 14 metres and larger front and rear setbacks), which shape what can be built on the site.

  • A 45 m building length limit helps avoid long, uninterrupted building walls.

  • Façade articulation is required along streets and near residential areas to minimize the perception of massing and avoid large blank walls.

  • Street-facing entrances and weather protection (e.g., canopies/awnings) are required where the site is adjacent to a street with an existing or approved sidewalk, to improve pedestrian comfort.

  • Vehicle access is intended from the rear lane, and surface parking/loading/waste areas are not permitted between the building and the street, supporting pedestrian-friendly frontages.

  • Landscaping and setbacks along streets and property edges help soften edges and provide separation and greening.

Figure 5: Conceptual Massing Model, Facing North

Future development could include:                       

  • Residential units oriented toward the street.

  • Parking accessed from the rear alley or underground.

  • Landscaping along street frontages.

  • Subject to the Zoning Bylaw and City review at the Development Permit stage, limited small-scale non-residential uses may be permitted on the ground floor (e.g., local services), intended to serve nearby residents.

While no building is proposed at this time, conceptual massing studies are being used to understand how small-medium-scale buildings could fit on the sites. These studies are illustrative only. Detailed design would be reviewed later if a Development Permit application is submitted.

Where Are We In The Process?

This application is currently at the rezoning stage. If approved by City Council, the rezoning would establish the land use for the site.

Following rezoning, additional steps may be required to enable future development:

  • Any future adjustments to site configuration or access (if pursued) would be reviewed through separate City processes to confirm safe access and neighbourhood compatibility.

Any future development would still require a separate Development Permit application, which would include:

  • Detailed building design

  • Final height and unit layouts

  • Landscaping and streetscape elements

  • Parking and access plans

City Administration will review the Development Permit in detail to ensure the building fits the neighbourhood and meets all applicable regulations.

We heard public feedback that closing the alley abutting 9217, 9215, 9223, 9225, and 9229 99 Street NW would limit preferred mobility pathways. In response, the revised (October 2026) application is not pursuing a closure of the alley.

Frequently Asked Questions (FAQ)

  • In total eight sites are going to be rezoned with potential alley closure

    • 9207 – 99 Street NW

    • 9213 – 99 Street NW

    • 9215 – 99 Street NW

    • 9217 – 99 Street NW

    • 9223 – 99 Street NW

    • 9225 – 99 Street NW

    • 9229 – 99 Street NW

    • 9837 – 93 Avenue NW

  • The proposed rezoning of 9837 93 Avenue NW has been revised for a lower intensity zoning than what was initially proposed. It is now proposed to be rezoned from RS to RSM h14 (Small-Medium Scale Transition Residential) to create a more gradual transition in density and built from between the seven properties proposed for rezoning along 99 Street NW and the existing RS-zoned properties along 93 Avenue NW. Additionally, the alley between the 93 Avenue NW site and the 99 Street NW sites is not proposed for closure.

  • A rezoning from RS to RM h28 and RSM h14 to allow small-medium scale residential development in the future.

  • No. This is a rezoning application only. Conceptual massing studies are illustrative and not a final design.

  • For seven of the eight properties (along 99 Street NW): up to 28 metres in height (about 8 storeys)

    For the final property (on the East): up to 14 metres (about 3-4 storeys)

  • For the properties along 99 Street NW: The Scona District Plan identifies this portion of Scona Road NW as part of a Secondary Corridor, suitable for medium-rise development.

    For all properties: The area is well-served by transit, active transportation, and nearby amenities.

  • A rezoning does not approve a specific building or a final number of units. If a future Development Permit is pursued, the City will review vehicle access, circulation, and may require transportation analysis to confirm the development can be served safely and appropriately. Vehicle access is intended from the rear lane where feasible. The site’s location on an arterial roadway, with nearby transit and active transportation connections, also supports travel by walking, cycling, and transit.

  • Yes. Servicing is reviewed through City processes to confirm that water, sanitary, and storm infrastructure can support future development. If upgrades are required, they are typically funded by the developer in accordance with City requirements and applicable development agreements.

  • This application is for rezoning only, and a specific development (including parking) is not being approved at this stage. In general, parking supply is market-driven and varies by location. In locations like this, multi-family developments typically include on-site parking (surface or underground) to support resident needs and a viable project. If a Development Permit is pursued, the City will review access, loading, waste collection, and the overall site layout, and will assess any proposed parking arrangements (which may include on-site parking at grade and/or underground) to help minimize impacts on surrounding streets.

     

  • Transition setbacks, other setbacks, and facade/design regulations in RM h28 and RSM h14 help support compatibility.

    With our update to the application in October 2026, we have reduced the height of the property on the East that neighbours other small-scale residential to create a more gradual transition in built form.

Thank you for taking the time to review this information.

Pre-application consultation is complete. Feedback received by March 20, 2026 will be summarized as part of the pre-application consultation and will be submitted along with the rezoning application. If you have comments or questions about the proposal, please email the project team at projects@claritydevelopment.ca