Location: 11810, 11818, 11820, 11824, 11828, and 11838 90 Avenue

File Number: LU009880

Applicant: Paramorph Architecture Inc.


Application Overview

The following are key aspects of the proposal:

  • Two six-storey apartment buildings with a total of 270 market strata residential units
  • Shared access to an underground parkade via 90 Avenue
  • 2.95 Floor space ratio
  • 303 residential parking spaces, 27 visitor parking spaces, and 289 bicycle parking spaces in an underground parkade
  • 282 m² of indoor and 1,620 m² of outdoor common residential amenity areas to be shared between the two buildings
  • Provide pedestrian access from 90 Avenue to 89A Ave Park

The proposal is consistent with the Scott Road Corridor (SRC) land use designation in "Official Community Plan Bylaw No. 8400, 2024".


Applications Required

This development proposal includes applications for:

  • Rezoning from Single Detached Residential 1 (RS1), Duplex/Single Detached Residential 3 (RD3), and Comprehensive Development 414 (CD414) to Apartment Residential 6 (RA6)
  • Development Permit for form and character in the Scott Road Corridor (SRC) Development Permit Area
  • Development Variance Permit to vary "Delta Zoning Bylaw No. 7600, 2017" by reducing the minimum front setback from 5 m to 4.5 m, and by reducing the minimum rear setback from 7.5 m to 5 m
  • Subdivision and consolidation from five lots into two lots

Please note that aspects of the proposal may change as the application proceeds through the review and approval process. Images are depicted as renderings.


What We Heard

As part of the development review process all public feedback is reviewed at several stages throughout the application process and summarized for the applicant to consider and provide a response. After an initial review of resident feedback, the following key themes have been identified. Should the application proceed to Council, a more fulsome engagement summary will be presented for Council’s consideration.


  1. Traffic, Parking, and Safety
    • Traffic congestion is the most frequently cited concern. Key issues include lack of parking, narrow driving lanes due to on-street parking, and insufficient sidewalks and pedestrian safety measures. Many residents raised concerns around safety at the 90 Ave and 116 St intersection.
  2. Neighbourhood character and scale
    • A consistent concern is that two six-storey apartment buildings are out of character with the existing single detached neighbourhood.
  3. Infrastructure and Community Capacity
    • Many residents are concerned that infrastructure is already stretched and cannot support further density without upgrades; specifically water and sewer capacity, overcrowding of schools, and lack of adequate access to health care and daycare.
  4. Environmental and Climate Impact Concerns
    • Environmental sustainability issues were noted, such as loss of mature trees and reduction in permeable surfaces resulting in increased stormwater runoff and urban heat island effects. Some respondents proposed mitigation measures such as diverting stormwater for irrigation and installing rain gardens.
  5. Divided Views on Housing Need and Form of Growth
    • While the majority of submissions oppose the proposal, there was some support for more multi-unit housing options for younger residents. Those in favour are supportive of the location close to the Scott Road Corridor and the increased housing supply options. There is concern about balancing the need for additional housing and preserving the livability and safety for the existing neighbourhood.


Please note, while the online survey has closed, you can still reach out to planning staff with any questions or comments with regards to the proposal via phone or email with the contact information provided on this webpage. Comments provided at this time will still be included in the public consultation summary provided to Council.

This development proposal is consistent with the Official Community Plan Bylaw 8400, 2024 designation of Scott Road Corridor (SRC), which is intended for multi-unit residential and mixed uses providing transit-focused growth opportunities close to the R6 Scott Road RapidBus corridor. Subject to Section 464(3) of the Local Government Act, a public hearing must not be held for zoning bylaw amendments for residential or mixed-use applications that are consistent with the OCP.