LDA21-0442 Garneau 82 Avenue Rezoning

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Engagement has concluded

A colour rendering of a new building (11024 - 82 Avenue NW) outlined in blue from an aerial viewpoint.

Image: City Massing Model Rendering (subject to change)

***This engagement has concluded and a What We Heard Report is now available.***

Please review the information on this page, including the documents and important links sections on the right hand side. Tell us what you think and ask any questions below, before the end of the day on January 24, 2022.

APPLICATION DETAILS

The City has received an application (map) to rezone 11024 - 82 Avenue NW from the (US) Urban Services Zone to the (CB3) Commercial Mixed Business Zone with the Main Streets Overlay. The application has three components.

Proposed Rezoning

The proposed rezoning coupled with an associated amendment to the Main Streets Overlay (see below) would allow for the development of a high-rise, mixed-use tower with the following characteristics:

  • A maximum podium height of 13.0 metres (approximately 3 storeys) and an overall maximum building height of 75 metres (approximately 22 storeys).

  • Pedestrian-oriented commercial space at ground level facing 82 (Whyte) Avenue NW with a residential tower above. Commercial uses allowed could include, but are not not limited to, general retail stores, health services, personal service shops (eg hairdressers, etc) and specialty food services.

  • A maximum tower floor plate area of 850 square metres.

  • Requiring any vehicle parking provided to be accessed from the rear lane and any surface or above-ground parking to be screened from view.

Note: While not the applicant’s current intent, the proposed CB3 Zone would also allow for an entirely commercial building. Should the applicant pursue a commercial-only building, the maximum height allowed would be reduced to 36 metres (approximately 8-10 storeys). The images below show two potential building shapes for this option.

A colour rendering of a new building (11024 - 82 Avenue NW) outlined in blue from an aerial viewpoint.A colour rendering of a new building (11024 - 82 Avenue NW) outlined in blue from an aerial viewpoint.

Images: Potential Alternate City Massing Model Renderings (subject to change)

Main Streets Overlay Amendment

Along with this rezoning application, there is also a proposal to amend the Main Streets Overlay, mainly as it is applied to the CB3 Zone. For the CB3 Zone, key changes proposed include introducing a tower floor plate size restriction and allowing an increase to the maximum building height under certain contexts. For all commercial zones subject to the overlay, the maximum Floor Area Ratio (FAR) exemption contained in the overlay would be expanded to all residential and residential-related uses (not just multi-unit housing).

Garneau Area Redevelopment Plan (ARP) Amendment

An accompanying application has been made to amend the Garneau ARP in the following ways to enable this rezoning:

  • Amending 4 maps to reflect the proposed rezoning, if approved

  • Amending Policies 1.5 and 1.8 to allow for an expansion of commercial uses in a high-rise form. Together, these policies currently prohibit rezonings for commercial development and limit height to 6 storeys; and

  • Adding the CB3 Zone to the list of land use districts in Section 5. This would be the first such use of the CB3 Zone in Garneau. The plan pre-dates the creation of this zone.

The City has not yet taken a position of support or non-support on this application. The City’s position will be determined by a thorough analysis of the proposal that includes technical considerations (e.g. traffic and drainage impacts) and alignment to applicable City land use-related plans and policies (eg. The City Plan).

For additional information about the application, please refer to the documents and links in the right hand sidebar.

APPLICATION BACKGROUND

The City held a formal Rezoning Pre-Application Meeting with the applicant on July 7, 2021 to discuss the potential zoning options for achieving their objectives for this redevelopment. The only other zoning option that had merit was to use a (DC2) Site Specific Development Control Provision. The Zoning Bylaw directs what situations are appropriate to use a DC2 Provision, which are:

  • the proposed development exceeds the development provisions of the closest equivalent conventional Zone;

  • the proposed development requires specific/comprehensive regulations to ensure land Use conflicts with neighbouring properties are minimized;

  • the Site for the proposed development has unique characteristics that require specific regulations; or

  • the ongoing operation of the proposed development requires specific regulations.

The City concluded that this application did not trigger these criteria. As a result, it was agreed between the City and the applicant that the best course of action was to pursue a rezoning of the site to the (CB3) Commercial Mixed Business Zone while also proposing some modifications to the Main Streets Overlay.

Engagement

The City will use any feedback that you share to make sure the review of the application is as complete as possible, and will also summarize it for City Council so that they know your perspective prior to making a decision.

Because the rezoning is to a standard zone (CB3), the scope of public input is limited as the City cannot adjust or customize standard zone regulations based on public feedback. However, there is some opportunity for public input to help fine tune the proposed changes to the Main Streets Overlay regulations.


For additional information about this application, please refer to the documents and important links sections on the right hand side of this page.

Image: City Massing Model Rendering (subject to change)

***This engagement has concluded and a What We Heard Report is now available.***

Please review the information on this page, including the documents and important links sections on the right hand side. Tell us what you think and ask any questions below, before the end of the day on January 24, 2022.

APPLICATION DETAILS

The City has received an application (map) to rezone 11024 - 82 Avenue NW from the (US) Urban Services Zone to the (CB3) Commercial Mixed Business Zone with the Main Streets Overlay. The application has three components.

Proposed Rezoning

The proposed rezoning coupled with an associated amendment to the Main Streets Overlay (see below) would allow for the development of a high-rise, mixed-use tower with the following characteristics:

  • A maximum podium height of 13.0 metres (approximately 3 storeys) and an overall maximum building height of 75 metres (approximately 22 storeys).

  • Pedestrian-oriented commercial space at ground level facing 82 (Whyte) Avenue NW with a residential tower above. Commercial uses allowed could include, but are not not limited to, general retail stores, health services, personal service shops (eg hairdressers, etc) and specialty food services.

  • A maximum tower floor plate area of 850 square metres.

  • Requiring any vehicle parking provided to be accessed from the rear lane and any surface or above-ground parking to be screened from view.

Note: While not the applicant’s current intent, the proposed CB3 Zone would also allow for an entirely commercial building. Should the applicant pursue a commercial-only building, the maximum height allowed would be reduced to 36 metres (approximately 8-10 storeys). The images below show two potential building shapes for this option.

A colour rendering of a new building (11024 - 82 Avenue NW) outlined in blue from an aerial viewpoint.A colour rendering of a new building (11024 - 82 Avenue NW) outlined in blue from an aerial viewpoint.

Images: Potential Alternate City Massing Model Renderings (subject to change)

Main Streets Overlay Amendment

Along with this rezoning application, there is also a proposal to amend the Main Streets Overlay, mainly as it is applied to the CB3 Zone. For the CB3 Zone, key changes proposed include introducing a tower floor plate size restriction and allowing an increase to the maximum building height under certain contexts. For all commercial zones subject to the overlay, the maximum Floor Area Ratio (FAR) exemption contained in the overlay would be expanded to all residential and residential-related uses (not just multi-unit housing).

Garneau Area Redevelopment Plan (ARP) Amendment

An accompanying application has been made to amend the Garneau ARP in the following ways to enable this rezoning:

  • Amending 4 maps to reflect the proposed rezoning, if approved

  • Amending Policies 1.5 and 1.8 to allow for an expansion of commercial uses in a high-rise form. Together, these policies currently prohibit rezonings for commercial development and limit height to 6 storeys; and

  • Adding the CB3 Zone to the list of land use districts in Section 5. This would be the first such use of the CB3 Zone in Garneau. The plan pre-dates the creation of this zone.

The City has not yet taken a position of support or non-support on this application. The City’s position will be determined by a thorough analysis of the proposal that includes technical considerations (e.g. traffic and drainage impacts) and alignment to applicable City land use-related plans and policies (eg. The City Plan).

For additional information about the application, please refer to the documents and links in the right hand sidebar.

APPLICATION BACKGROUND

The City held a formal Rezoning Pre-Application Meeting with the applicant on July 7, 2021 to discuss the potential zoning options for achieving their objectives for this redevelopment. The only other zoning option that had merit was to use a (DC2) Site Specific Development Control Provision. The Zoning Bylaw directs what situations are appropriate to use a DC2 Provision, which are:

  • the proposed development exceeds the development provisions of the closest equivalent conventional Zone;

  • the proposed development requires specific/comprehensive regulations to ensure land Use conflicts with neighbouring properties are minimized;

  • the Site for the proposed development has unique characteristics that require specific regulations; or

  • the ongoing operation of the proposed development requires specific regulations.

The City concluded that this application did not trigger these criteria. As a result, it was agreed between the City and the applicant that the best course of action was to pursue a rezoning of the site to the (CB3) Commercial Mixed Business Zone while also proposing some modifications to the Main Streets Overlay.

Engagement

The City will use any feedback that you share to make sure the review of the application is as complete as possible, and will also summarize it for City Council so that they know your perspective prior to making a decision.

Because the rezoning is to a standard zone (CB3), the scope of public input is limited as the City cannot adjust or customize standard zone regulations based on public feedback. However, there is some opportunity for public input to help fine tune the proposed changes to the Main Streets Overlay regulations.


For additional information about this application, please refer to the documents and important links sections on the right hand side of this page.

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.

Please note you must be registered on Engaged Edmonton in order to provide feedback.  However, only your username will be displayed publicly, all other information is kept confidential.  We use this information to distinguish between feedback received from the neighbouring/local area residents and other interested stakeholders.  All comments go through a moderation process, and may take up to 1-2 hours to publicly appear on the website.

If you are unable to provide feedback on this site, you may also provide feedback to the Project Planner directly via the contact information under the "who's listening" section of the page.   Please refrain from commenting on the site, and providing a duplicate comment to the planner.  It is not necessary to do both in order for feedback to be captured.

CLOSED: This discussion has concluded.

This is a bad idea. There already isn't sufficient parking in our neighborhood. Adding such a large complex will cause even more issues with parking and traffic. Such a construction causes significant noise nuisance and brings down the value of neighboring properties. Such a large building doesn't fit the vibe of the community either. I am opposed to this proposal.

edmontongates123 5 months ago

The addition of mixed-use with pedestrian oriented local retail or other services would be a great addition to this section of Whyte Ave, but a high-rise isn't the right choice here. A mixed-use low-rise building seems a good choice, of similar size to the Abby Road Housing Cooperative or the Garneau Gates buildings. Any change to this zoning should consider the laneway uses of the neighbourhood and its current residents, and aim to improve safety and mobility of local users.

kiquemoran 5 months ago

I own a condo unit right behind the proposed commercial building. I am strongly against this re-zoning application from developer intending to building a 22 story high commercial building. This is a very desired residential community near university and U of A hospital. This commercial development plan will bring more traffic, noise and crime into this quiet and mature community.

chrislee1696 5 months ago

I am totally against 22 story unit being built on 82 Avenue. It is already a busy area and we do not need such a high density building. That size of a building belongs in downtown. Garneau area is unique with many students and health care professionals living in the area. The highrise building will bring more traffic, crime and noise!

Rose 5 months ago

We own a unit in Garneau Gates that is backing on 82nd Avenue. Garneau Gates is a 5 storey building that is very close to OofA. In my opinion it doesn’t make any sense to haves 22 storey building behind a 5 storey building. It will block the sunshine, view and it not be pleasant. It will also reduce the value of our building tremendously. It will also cause safety concerns due to increased traffic in the area. I completely oppose the idea of this building and would urge the city to disapprove this application.

maghaz 5 months ago

Happy to see more mixed-use proposals with pedestrian-oriented uses facing Whyte. Great replacement for a building with little street interaction.

evandt 5 months ago

Hello, My wife and I own a condo unit in the area as well. In the past several years, so many single houses have been rezoned in the area. Our parking lot is always been occupied by unknown people's car. It takes our lots of time and energy to deal with it. In addition, if more high towers are built there, traffic issues, water supply, noise, safety, and sewage restriction will cause great headache. We have deep concerns of the proposal. Please re-consider to rezone it to a high rise building. Thanks.

Xianfeng Frank Fan 5 months ago

Hi there,

My wife and I own a condo unit in the Garneau Gates building looking back at the alley. We lived there for 7 years and have recently moved out and are trying to use it as a rental unit. By far, the most negative comment we already receive from potential renters about this unit is the view of the back alley. The neighbours behind us leave garbage overflowing regularly, the alley itself is poorly maintained by the city, and there are a number of other concerning features such as regular graffiti, homelessness, mental illness, and drug use, amongst others. This makes the condo difficult to rent out at the best of times. In the past few years, the property value has already dropped dramatically and selling is a challenge as well.

I am deeply concerned what effect a 22 story building will have on us. We currently look into an alley with a less than 10 story building behind us. There is already no privacy, there is very little natural light that seeps into our windows, the patio is always dirty with dust and garbage from the alley below, the neighbours dumpsters are already regularly over flowing, and noise pollution is regularly a major issue at all hours of the night. I am very worried that with the addition of a 22 story building both visually and functionally, this will only become much much worse. I am worried that our property value will drop further because of this. Does the city offer some kind of compensation if I ultimately lose $100,000 in property value because of this addition? How does the city plan to maintain the alley, which is already crumbling, when traffic quadruples or more? Are there going to be mandates for the building about garbage maintenance? Obviously they will require more garbage bins for the increased number of occupants; where does the city plan to mandate they be placed? The alley is narrow at the best of times and the ability to accommodate more garbage bins will be a challenge. How does the city plan to adapt the alley for the natural light which will be lost with such a massive building behind us? Finally, what does the city plan to do to maintain safety and noise control issues, problems that already exist, when the number of vehicles and after hours people will rise exponentially. We live near Whyte Ave and the university, so it's relatively safe to assume that many occupants of this building will be university students who party regularly. Will the city plan to make this a regular beat for local police presence?

As an owner of a unit which will be directly and exceptionally negatively affected by the building of this unit, I am very concerned about allowing construction of this. Please reconsider limiting the building height to no more than 5 stories.

Kind regards,

Mitchell P. Wilson

M Wilson 6 months ago

Very cool to see a standard zone instead if DC2! We need more of this!
Excited to see more flexibility and creativity allowed for the kind of mixed use high density development we need to meet our housing, climate, transportation and economic goals in the new City Plan. As a long time resident in the area I'm glad to see development that gives my kids a hope of living in the area as young professionals.

Ddwyeg 6 months ago

I think this will be beneficial for the Garneau redevelopment. Would be nice to see more of these blend in with the neigbourhood. Whyte is a key avenue especially close to university. Ground level retail would be very beneficial here.

JaayJR 6 months ago