LDA19-0103 Garneau - The Hive (8630-8650 - 108A Street NW & 8715 - 109 Street NW)

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***The discussion has concluded and a What We Heard Report will be available here shortly.***

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 for Council meetings.


Because of public health issues, the City can't host an in-person Public Engagement Event to share information and collect feedback, as usual. This page is to help you find out information and tell us what you think, instead of having an in-person meeting.

Please watch the video and review the information on this page. Tell us what you think and ask any questions below, before the end of the day on August 26th, 2020.


Rezoning

The proposed rezoning is for two sites. The first, on 109 Street NW, is from a Site Specific Development Control Provision (DC2.528-Area A) to the Low Intensity Business Zone (CB1) with the Main Streets Overlay. The purpose of the CB1 Zone with the Main Streets Overlay is to provide for low intensity commercial, office and service uses that encourage and strengthen the pedestrian-oriented character of Edmonton’s main street commercial areas that are located in proximity to residential and transit-oriented areas, by providing visual interest, transparent storefront displays, and amenities for pedestrians.

The second site, on 108A Street NW, is proposed to change from two Site Specific Development Control Provisions (DC2.128 & DC2.528-Area B) and the Low-Rise Apartment Zone (RA7) to a new Site-Specific Development Control Provision (DC2). The proposed DC2 Provision would allow for a residential high-rise building with the following characteristics:

  • A maximum height of 70 - 75 metres (approximately 22 - 25 storeys);
  • A maximum floor area ratio of 10.0;
  • Up to 271 dwellings (including at least eleven with 3 bedrooms);
  • A tower floor plate of 855 square metres;
  • Townhouse style dwellings at the ground level facing 108A Street NW and the lane to the north; and
  • Underground and enclosed surface parking accessed from the lane to the west.

Plan Amendment

There is an associated application to amend the Garneau Area Redevelopment Plan (ARP) to revise policies and maps that effectively limit development on the 108A Street NW site to 4 storeys Policy 2.2a currently directs high rise development to the north of the rail right-of-way along Saskatchewan Drive only. The proposed amendment would allow a tower to be built on the 108A Street site.

We will use any feedback that you share to make sure our 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.

***The discussion has concluded and a What We Heard Report will be available here shortly.***

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 for Council meetings.


Because of public health issues, the City can't host an in-person Public Engagement Event to share information and collect feedback, as usual. This page is to help you find out information and tell us what you think, instead of having an in-person meeting.

Please watch the video and review the information on this page. Tell us what you think and ask any questions below, before the end of the day on August 26th, 2020.


Rezoning

The proposed rezoning is for two sites. The first, on 109 Street NW, is from a Site Specific Development Control Provision (DC2.528-Area A) to the Low Intensity Business Zone (CB1) with the Main Streets Overlay. The purpose of the CB1 Zone with the Main Streets Overlay is to provide for low intensity commercial, office and service uses that encourage and strengthen the pedestrian-oriented character of Edmonton’s main street commercial areas that are located in proximity to residential and transit-oriented areas, by providing visual interest, transparent storefront displays, and amenities for pedestrians.

The second site, on 108A Street NW, is proposed to change from two Site Specific Development Control Provisions (DC2.128 & DC2.528-Area B) and the Low-Rise Apartment Zone (RA7) to a new Site-Specific Development Control Provision (DC2). The proposed DC2 Provision would allow for a residential high-rise building with the following characteristics:

  • A maximum height of 70 - 75 metres (approximately 22 - 25 storeys);
  • A maximum floor area ratio of 10.0;
  • Up to 271 dwellings (including at least eleven with 3 bedrooms);
  • A tower floor plate of 855 square metres;
  • Townhouse style dwellings at the ground level facing 108A Street NW and the lane to the north; and
  • Underground and enclosed surface parking accessed from the lane to the west.

Plan Amendment

There is an associated application to amend the Garneau Area Redevelopment Plan (ARP) to revise policies and maps that effectively limit development on the 108A Street NW site to 4 storeys Policy 2.2a currently directs high rise development to the north of the rail right-of-way along Saskatchewan Drive only. The proposed amendment would allow a tower to be built on the 108A Street site.

We will use any feedback that you share to make sure our 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.

Tell us what you think a​bout 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.

I don’t believe this follows the Garneau redevelopment plan. I am also concerned about the loss of value of Strathcona house.

Anna 26 days ago

I disagree with the high rise condo building. It will create many traffic problems, as well as block all sunshine for the houses on the east side of the street. A four story building will be the best plan for this land.

Paulette 26 days ago

I am absolutely opposed to the rezoning (second site) proposed in this area. The Garneau area has a unique historical ambiance which comfortably includes all ages from children to seniors. Allowing a highrise (22-25) storeys , completey contradicts this community. For the residents living in this already high density neighbourhood, the proposed Hive would compound difficulties with parking, deliveries, garbage removal,etc. It would make it unsafe for the children who normally walk to Garneau school through the area on the south side of Strathcona house. Of great importance, such a high building would block the sun enjoyed by the residents already living in this area ultimately depleting the value of our beloved homes. I beg you to reject this rezoning proposal which would ultimately destroy the historical ambiance of this beautiful community,

jj 26 days ago

High rise condo development in such a clustered environment. My first thought is all the traffic volume through our parking lot at Strathcona house. It’s already almost a birthright for some people to go through it. It does increase the usual deterioration of it and this is absorbed by my condo fees. I already approched the condo board to put a gate there because it is private property. My bigger concern is the emergency plan for that building, the street is already clogged with parked cars from other residents of our area. With a limited parking facilities offered to them I don’t see a positive solution to this problem. That building has only one street access, the rest are back alleys, what is the emergency plan for the city fire Marshall? If the promoters think that everyone will use a bicycle and the transit system... Edmonton is built for quick commute for cars, not the LRT. Our taxes will go up because services will be needed. We still don’t have recycling in my building and they take space for the potential of it. The value of property will artificially go up witch means less chances to make it a comfortable lifestyle for people already settled here. I just see sharks smelling blood if you are asking, but of course you won’t...

Jfgauthier 26 days ago

Too congested, will compromise the integrity of Strathcona House.

Tammy Anast 26 days ago

I am againts this proposal. I am an owner in Strathcona House building. That proposal would remove all sun that is getting in my unit , and that sun is the reason why I bought that place. The two buildings would be way two close, mostly the part I lived in, the South-East corner. The 108 a street fill whit townhouses will loose his character and some of those would loose their West sun as well. The north view of the proposal would take away our privacy. This would decrease our quality of life in many way. The proposal think of a new way of living without cars and more bikes , that is a good thing but , for now all I see is people on the side walk with bikes and scooters, is not safe to add more of it for our children who 's having the opportunity to walk to their school. Most people in the proposal would have cars and they will take our parking as a short cut road to their place, we would have to spend money on a gate. That parking lot is not the good place for that proposal . This proposal is completely unfair for all the residents of the area. Thank you for giving me the opportunity of expressing myself.

vgagnon 26 days ago

We are opposed to both the application to rezone the sites listed and the development of The Hive. We own one of the south facing upper units in Strathcona House and will be immediately, directly, and significantly negatively impacted by the rezoning and advancement of the stated development. The development (“The Hive”) significantly diminishes our use, enjoyment and value or our property. We reiterate and agree fully with the comments given in the Strathcona House Owners’ feedback provided earlier. Additionally we would like to point out that there have been many recent and positive improvements in the area that adhered to the ARP, allowing this rezoning and development suggests bias; there is no compelling beneficial reason to develop these sites in this manner.

Rudy 26 days ago

Since my earlier submission has not been posted, I can only assume that the planning department is suppressing certain submissions.So, a simple NO to the proposed re-zoning, vehemently so.

Jd 26 days ago

This is a very ill-conceived proposal as it neglects the thriving community living in this area of Garneau and the impact this will have on the residents of the surrounding community in terms of increased traffic, noise, construction, loss of sunlight and creation of a wind tunnel with this new building. I live in one of the suites facing the parking lot that is the proposed site of this new building. I can say with confidence that if this plan were to go ahead, I would strongly consider moving from this apartment due to these unacceptable conditions being forced on us. With this new 20-25 storey building we will lose our beautiful view of our neighbourhood and 109 street. This will further impact traffic, as I’ve mentioned above but also parking. There is already a paucity of parking in this area to accommodate residents and visitors of existing residences, and this will further exacerbate this problem. Please don’t make this mistake and negatively impact a wonderful and thriving area of Edmonton with this proposal.

JB 26 days ago

I don't like it at all to be completely frank with you. My partner and I live in an apartment facing the back lot and we love and need the amount of sunlight that we currently get. If this building goes up, the sunlight will be blocked. Not to mention the amount of noise construction is going to make for a number of years. Please don't do it.

Sarah 26 days ago

I voted 100% NO to this proposal!!

Ashley jessie 26 days ago

How are these comments being vetted for authenticity and conflict of interest? What is stopping the developer, their employees or other involved parties from flooding the comments with support for this project?

rdiederi 26 days ago

The current Hive design does not fit with the historical character of Garneau in particular, the area of 109 Street and Saskatchewan Drive. Effort should be made to keep development which is visible from 109 Street in similar material and character to neighbourhing businesses such as the Garneau Theatre and Eleanor & Laurent and other historical buildings. Of note, the 109 Street / 84 Ave existing Beljan commercial development has had difficulty establishing and retaining anchor tenants. This is likely in part due to the design also not befitting of the existing neighbourhood character.

rdiederi 26 days ago

As a resident of Strathcona House I do not believe the rezoning and construction of a new apartment tower at the second site is in the best interest of the neighbourhood community. Parking and traffic are already a frequent issue in the area, a problem which would only be exacerbated by an introduction of hundreds more people in such a small space. Additionally, the tower would rob the hundreds of occupants of the Strathcona House's south-facing apartments of privacy, natural daylight and a view of the Garneau area. I also think the proposed tower would cause undue harm to those who own condo units on the south side of Strathcona House, as such units are a large investment and the tower would likely greatly reduce the value of those properties. This rezoning seems like it would mostly serve to enrich developers at the cost of those already living and working in this area.

Joe Schmoe 26 days ago

In addition to the points raised by several citizens already, including increased traffic, loss of view, fire safety, squeezing in a high rise in an already high density area, and parking difficulty, I also would like to add that due to the unprecedented nature of the COVID-19 pandemic, many are working from home (and may continue in the future post-pandemic) or are studying from home, and construction noise will be incredibly inconvenient. Also, I could not find specific timelines of the construction plans, but hope they will not be at the same time as construction on the Duggan bridge, in case both paths (Saskatchewan Dr. and 108A Ave.) from buildings in the area will be blocked.

WT 26 days ago

Sirs,I am totally against these proposals as I am a resident owner in a Strathcona House. I see property values in Strathcona House being devalued as well as blocking sunlight, adding more activity to an already extremely noisy and busy area, and not being congruent with other 109st development plans.Regards,David Smith

David Smith 26 days ago

1. I own a condominium on the south-facing side of Strathcona House (10883 Saskatchewan Drive NW).2. I object to the proposed building for the following reasons: a. It does not follow the Redevelopment Plans laid out for the neighbourhood. I refer specifically to the 109 Street Corridor Plan and the Garneau Area Plan. These plans were developed by professional city planners with a view to providing optimum population density levels, benefits and amenities to area residents, and to creating visually appealing spaces. An arbitrary change by a property developer should never be allowed to violate master plans. Any deviations from the professionally-prepared plans will also result in an eyesore being inflicted upon 109 Street. b. It will block sunlight from all the south-facing units of Strathcona House. The sunlight is especially important during the seven or eight winter months we have in Edmonton. It will also reduce property values of those units significantly. c. East-west winds are a common occurrence in the area. The proposed building will create a wind tunnel between itself and Strathcona House. Wind tunnel effects can usually only be minimised at ground level, and not at higher levels. The constant winds, and wind tunnel effects, will make for high and often intolerable noise levels inside south-facing units at Strathcona House. It will also not be possible to comfortably use the south-facing balconies of Strathcona House.

Ken 26 days ago

I live in Strathcona House. If this development were to proceed, I would as a senior have to look for an alternate place. there would be many unfortunate consequences for many of us. An essential aspect , of the right to enjoy ones home, is access to natural light.This is precisely what many owners in Strathcona House would be deprived of. This small area will be uncomfortably cluttered. Parking is already at a great premium. Right now, it is safe for seniors and children to walk. Children attending the nearby school safely walk to school throught the south pathway of Strathcona House. This would no longer be possible. Is Council going to uproot residents from Strathcona House to accomodate this huge building in a small space? Please be fair!!!

R. Gokul 26 days ago

I strongly disagree with this project. New buildings, especially high rise buildings, have enormous impact on the environment. I am particularly concerned about greenhouse emissions, pollution, increased noise, loss of view, and poor aesthetics caused by the construction of these high rises. I am also concerned that Edmonton sits on a wetland. It is not on solid ground. We get a lot of sinkholes in wet seasons. I don't think this terrain is meant for high rise structures like that. Constructions like that could also cause seismic waves. In the long run, activities of this sort could cause great geological imbalances. We as humans will eventually pay the price for our shortsighted approach to everything we do. It is time to give our planet a break.

Ahmet 26 days ago

100% against the tower. The only people on here with positive comments do not actually live in the area, they just buy properties and rent them out as a cash grab. I live in this area and have personally talked with over 40 people who live in this area and we are all against this tower project. It changes the neighborhood for the worst. Parking is currently extremely limited, and there isn't even the road capacity for emergency vehicles at times. Anything over 4 stories and you block the sun, which is much needed in this area. Towers belong on main roads, not on quiet small streets with kids playing in area. If the city actually believes in people, safety, sustainability, family then they can prove it by rejecting this monstrosity.

A1233 26 days ago