LDA20-0363 Concordia University UI Rezoning Virginia Park

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Consultation has concluded

a black and white map of the area around the property that is proposed to be rezoned (7128 Ada Boulevard), with a grey box on the property, labelled "DC2 to UI".

***The discussion has concluded and a What We Heard Report is now available.***

Thank you for participating in engagement activities for this rezoning application.

The application is expected to go to City Council Public Hearing for a decision, with the exact date still to be determined. For more information, please visit these FAQs(External link)(External link) for Council meetings.

***The discussion has concluded and a What We Heard Report is now available.***

Thank you for participating in engagement activities for this rezoning application.

The application is expected to go to City Council Public Hearing for a decision, with the exact date still to be determined. For more information, please visit these FAQs(External link)(External link) for Council meetings.

Tell us what you think about the application

Please let us know what you like and what could be better about this application. What should Council know as they decide whether or not to approve the rezoning? Other people that visit this part of the site will be able to see your comments.

CLOSED: This discussion has concluded.

We live on 111 avenue between 73rd street and 74 street. We presently University parking issues even though we have a 1 hour time limit in front of our place. Further growth will add to the issue. We understand the University is eventually planning to purchase the block we are on. Too bad. We were hoping that the University could expand to the North of 112 avenue and leave the neighborhood alone. This would be our preference.

Rob James 4 months ago

As a resident of the family-oriented Virginia Park neighbourhood, I chose to settle here because of the low population density, the safety, and the views, among other things. There are already considerable parking problems with the current student population during the day at Concordia, and I am worried about the proposed expansion and what it would do south of 112th ave to our neighbourhood. The project as-is does not adequately reflect answers for my concerns and I would not be in favour of approving it. I would be more in favour of such expansion north of 112th ave where the spectacular views and park-like nature of Virginia Park would not be detrimentally impacted.

ECM 4 months ago

The full development plan to 2030 detailed here as part of the Re zoning application has never been presented to the community. Only the current building that is approved to be constructed beginning this year on 73 Ave has been discussed and presented.

This proposed change of zoning for the entire site is a major modification to the site plan communicated to the adjacent residents and adequate consultation has not been done with the community.

Massive density on the parcel of land between Ada Blvd and 112 St is completely incompatible with the residential community. We already have significant issues with parking, traffic and garbage and this level of density expansion is not compatible with a residential river valley adjacent community.

All new development for expansion of the University should be done on the large undeveloped site of Northlands North of 112 Avenue rather than taking additional green space from the Ada Blvd corridor.

Tracey S 4 months ago

Concordia needs to do any further expansion across 112 ave not no south side of 112.

Bernie Leins 4 months ago

Hi, thanks for the opportunity to provide feedback. Before providing my feedback on the zoning change, I'd like to point out that I just received this notice in the mail February 16 and the deadline for submissions is February 21. That's 5 days and only 3 business days to digest this and resond. I feel that the timeline for feedback and response from residents and community has not been sufficient. This proposed zoning change is a substantial change to this land and as such deserves due process. We are in the midst of a pandemic, where people have not been out of their homes to see signage and as stated, we just received this notification. My recommendation first and foremost, would be to halt this zoning application until a proper engagement can be done, ideally in person. My understanding from attending previous meetings is that Concordia does not need this zoning change to proceed with their current plans for an academic building, meaning that there is no imminent need for this zoning change in the immediate future.

As for the zoning change it self, I am strongly opposed to the heights proposed and the ambiguity surrounding density. Concordia is surrounded by properties abiding by the Mature Neighbourhood Overlay and limited in height and density. This zoning change allows Concordia to build improvements that would dwarf the surrounding community. It also sets no targets for maximum density / carrying capacity of this land. Further to that, the changes do not appear to be in line with the Cromdale / Virginia Park Area Redevelopment Plan which should be the guiding principle for development in the area, yet appear to continue to be ignored.

Quoting the Cromdale / Virginia Park ARP: "If the College requires more space for new facility development, appropriate expansion areas lie to the immediate north, to 112 Avenue, and on the eastern portion of their existing campus site. Any future expansion shall be architecturally compatible with nearby residential development and have regard for factors such as traffic circulation, parking, landscaping and buffering to minimize any negative impacts to adjacent residents."

Looking at Concordia's Future Growth Plan, it is in contradictory to the ARP. Redevelopment is happening along the WEST side (not EAST as indicated in the ARP) immediately impacting (negatively) the neighbours. The parking and traffic safety issues will only increase and so far have not been addressed. I don't understand how 6 or 8 story buildings could ever be considered "architecturally compatible" with surrounding 1-2 storey residences. Any buffers to residences should be increased from 6 m as that is approximately the same setback as a residence has.

In summary, Concordia has grown by more than 300% since I've moved here. There are no limits to this growth in place and that is not at all appropriate given what surrounds this property. We support their future growth onto Northlands lands, however the City needs to support the community in ensuring the sustainability of this neighbourhood and be held accountable to the existing ARP. The existing ARP is vey clear that any future development should not negatively impact residents. Ask anyone who lives here, and I think all would agree that the developments already approved and built over the past 10 years have already negatively impacted our community.

GK 4 months ago

This is not working?

Kathy Magor 4 months ago

I do not support the re-zoning to U1 on the south side of 112 Ave. The size of buildings proposed will dwarf the houses in the neighbourhood. It will also bring more car traffic into an area that is already overwhelmed with foot and bike traffic along Ada Blvd. The buildings with their fast food outlets etc will likely contribute to more trash in our river valley and on our roadsides. Further, students seeking off site parking will continue to overwhelm our residential neighbourhood. I would support development by Concordia on the north side of 112 Ave.

Kathy Magor 4 months ago

I do not support the re-zoning to U1 allowing increased height of buildings on the south side of 112 ave. This is still largely residential and we like our neighborhood. These types of buildings, residences etc should be allowed and encouraged on the north side in the northlands parking lot area and beyond.
Unfortunatly bringing services for students into the residences, like coffeeshops, fast food outlets, etc will bring much more garbage into the ravine and Ada Blvd which are popular walking areas, as well as negatively impact the shops we have on 112 Ave east of Wayne Gretzky. Already our streets are overwhelmed by students cheating by parking in the neighborhood which is an annoyance for residents. Further growth would lead to more vehicles where there is already reduced speed due to much more foot traffic due to popularity for walking, biking, etc.
We also don't want to lose our neighborhood school.

Kathy Magor 4 months ago

I know they need more space, but it makes no sense to squeeze out and dwarf Virginia Park and the south side of 111 ave when there’s a ton of available land on the north side of 111ave.
C’mon City of Edmonton! It’s embarrassing selfish of you not to make that space available to CU. You’ll be eroding a beautiful community.

Shannon Lipscombe 4 months ago

Virginia Park is a small neighbourhood with fewer than 200 dwellings and the Seniors Lodge. I feel that a 7-8 story building would overwhelm our tiny community.

Shauna Richard 4 months ago

Overall I am supportive of Concordia's plans for future growth, but I would prefer to see them build up instead of spreading out so much over the green space in the front of the building facing south (towards Ada Boulevard). Currently that side of the building is stunning, with the large crabapple tree and green space. I would like to see a further setback from the sidewalk, not just the proposed three meters. I wonder if they could potentially utilize the space in the back that's currently a parking lot. If all that parking is truly a necessity (which is likely a separate topic - given the proximity of public transit), could they not build a parkade with classroom/lab space/offices on top? Similar to some condo towers with a parkade podium.

Overall I think it would be better to increase the max allowable building height to accommodate this growth, especially since there are no homes directly adjacent to any of these buildings, rather than sprawling out and building over all the green space.

Diana 4 months ago

Virginia Park is a very small neighbourhood with fewer than 200 residences and a seniors' lodge. I feel that amending the UI Zone to allow for a 7-8 story building would overwhelm our tiny community.

Shauna 4 months ago

Virginia Park is a small neighbourhood with only 196 households plus the seniors lodge. I believe the proposed associated amendment to allow up to 8 stories would overwhelm our little community.

Shauna 4 months ago