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 vote A BIG NO AGAINST THE HIVE TOWER.

Lady Di 26 days ago

To me ,it seems Ludicrous that a rezoning from 4 stories to 25 or who knows how many at this point is even being considered by Council. It would seem that someone is to benefit for allowing this Change other than the developer. The zoning was decided and put in place specifically to curb such developments as the surrounding infrastructure can not support the influx of people, pedestrian traffic, vehicles, crime . The traffic on 109 St and down the hill is already at its limit, and we do not have to mention Friday Saturday nights , which are at higher decibel levels , with everything that turns the corner racing down the hill at full throttle , than the motorcycles that EPS is focusing on. Council should get out of the chamber and come and view the area, drive the alley , observe the populous that already frequents or live in this small space. Surely they would use common sense and say to themselves , this is not a viable decision to put a high rise in this space. As an owner in Strathcona I already believe the ramp is overused on our property by vehicles that are not part of our building community and with the HIVE surely it would add to this overuse increasing. We as owners would need to install a power operated barrier to be activated by our residents only, is that what it is coming too. We all know that 2 years of construction will further reduce the space between our building and the proposed sight what with all the equipment and Vehicles , how is that fair to our residents that access the underground parking, having to wait for some truck or concrete mixer to move . Never mind the noise , the dust , the dirt . Owners that face south should not now have to stare at a building 50 yards away and I can not believe anybody up to 20 stories in the Hive would want to stare at our building 50 yards away. Have people lost their common sense .4 stories seems right for this area , it helps to keep the charm of Garneau intact . Do not bend to Developers for the sake of a dollar. When all of Canada is fed up with politicians and their dishonesty , do the right thing , do not allow The Hive to pass!

RC 26 days ago

I live in Strathcona house on Sask.dr.This proposed building will be a complete disaster for our neighborhood.The area is already high density in population.This proposed building will add to more crime,traffic density.The construction will be very disruptive with heavy vehicles for 2 yrs.I hope city council will dot he right thing and reject this proposal.

Garnet 27 days ago

We are against this proposal, there are many negative impacts such as:Fire safetyWind tunnelProperty value decreaseIncreased crimeIncreased traffic risking the safety of pedestrians and school children.

Sabrina 27 days ago

As an owner and resident in the Garneau neighbourhood in a building adjacent to the site, I am not in favour of this application to rezone for a large building such as The Hive. This rezoning will create increased traffic in in the neighbourhood which is already so busy. A large tower does not align with the Garneau Area Redevelopment Plan objectives which clearly state "To maintain the existing character of the Garneau area" and "To Manage Parking to cause the least disruption to the community."

S 27 days ago

We are opposed to both the application to rezone the sites listed and the development of The Hive. We own a unit in Strathcona House and have serious concerns regarding the proposed rezoning and construction of a high rise. Our concerns are as follow:1. The proposed high rise will lead to an increase in traffic in an already very congested area. There is already extremely limited parking for guests of current area residents, as well as alternative parking during parkade and parking lot cleaning/painting. In addition to the added congestion, increased traffic poses a safety risk to residents and visitors to the area. There is a school right across the street which results in a large number of children passing through the area. The area is also heavily trafficked by pedestrians, scooters, and cyclists who would be at a greater risk of accident with the added traffic. This is all further compounded by the fact that the streets and alleys around the proposed development area are narrow and were not designed or developed with that many additional residents/vehicles in the area. Even if not every resident of The Hive has a vehicle (although we're sure many will), it seems inevitable that many residents will have visitors with vehicles. Additionally, the loss of the alley behind Strathcona House that connects to 109th Street would only further aggravate an already very aggravating and congested situation; for example, if the alley was closed, it would be impossible to enter or exit the Strathcona House underground parkade while the garbage truck is present.2. The proposed high-rise development is extremely tall; so tall in fact that it will be taller than Strathcona House or any of the other developments in the area. If approved, it would also be constructed very close to Strathcona House. This would inevitably result in a significant reduction of direct sun and overall sunlight for all south-facing Strathcona House units. This loss of sunlight would make the winters darker and would remove the joy of having a south-facing balcony in the summer. This would be very difficult for south-facing residents to deal with and we worry that it would result in significant loss of resale value and/or a significant number of empty units. This in turn would substantially and negatively alter the Strathcona House community. In addition to loss of sunlight, having a high-rise of that height in that close of proximity to Strathcona House would remove all privacy currently enjoyed by south-facing residents and which was expected by owners at the time of purchase, given the current development control provisions in place. 3. The proposed development of a significant number of additional condo units in the area would devalue existing residences and cause a corresponding decrease in property values. This would make it difficult for existing residents to recoup their investments and sell their properties; this may result in 1) young people being unable to make the jump to a larger residence when looking to start a family and 2) older individuals being unable to sell the property when additional income is needed for future care. Although development is inevitable, I think it is reasonable for owners to have purchased with the expectation that the development restrictions in the area (and which arguably directly affect Strathcona House) would remain in place. To suddenly alter them so substantially is completely inconsiderate of those who have already invested in this neighborhood. 4. The current layout and development of the neighborhood has created a wonderful community feel. The abundance of low-rise, in-fill, and single family homes has resulted in a family vibe that makes the neighborhood lovely to walk around. The addition of a huge high-rise would alter the community make-up, reducing the family oriented feel and overall safety of the neighborhood. 5. The addition of a high-rise with the number of units in this proposal would create substantial noise (in addition to the years of loud construction) due to hundreds of new residents in the area. The area is already very loud with vehicles going down 109th Street/Walterdale Hill and all the people in the area (due to both the University and the proximity to Whyte Ave) and there are times already when it is so loud in our unit that it is disrupting to our everyday activities. We cannot imagine the additional noise that would result from a high-rise immediately behind the building.For the above reasons, we are unreservedly opposed to the application for rezoning. We would love to see the lot in question developed, but for it to be done so in accordance with the current zoning and development restrictions, and in keeping with the character of the neighborhood. If people want to live in a condominium in a high-rise area with the population density proposed in this application, there are a plethora of areas within the City of Edmonton where that option is already available. Instead, people move to this area for the specific feel and community that has taken decades to develop and this proposed high-rise would negatively and irreversibly alter a unique and wonderful neighborhood.

Strathcona House Owners 27 days ago

As a property owner in Strathcona House, I am concerned about the effect on property values in the entire area. Units facing the south side of Strathcona House will have aconsiderable amount of natural sunlight blocked. These residents purchased units based on the knowledge that the adjacent property was zoned for low-rise construction only. My other concern, however, is parking and traffic congestion. 108A street is a , narrow residential roadway.lA high rise of that magnitude will destroy this area, the proposed site is too small and that level of congestion would be a safety hazard for all residents.

Isa 27 days ago

I strongly oppose this proposed Rezoning and development project. I live in Strathcona House and have a West facing unit. This is a hugely congested area. There are no enforceable restrictions on residents of the proposed building from parking on the streets and surrounding area in an area that cannot support additional parking. Even if you say they won't be able to park there, there is no way to enforce it and we DO NOT want to start a parking pass situation on the streets here. That is a level of policing that is unacceptable to impose on city resources and is against the political sensibilities of Strathcona residents who are overwhelmingly NDP supporters. Further, the noise and environmental impact will be profound. The noise pollution of this area is already completely UNLIVEABLE. The constant barrage of motorcycles, hotrods, street noice, ambulances, and other emergency vehicles makes living here hell on Earth. Truly it is. Truly. We cannot add more people, more vehicles, more construction, more congestion to this area. It will be directly in the view of the South facing units creating a worsened wind tunnel, reduced sunlight, and units that literally face each other, awkward to say the least! It will reduce the value of the nearby residences. It is already unbearably noisy and congested here. Please do not add to that. It is criminal to put profit over environment and quality of life of Strathcona's residents.

Misty Underwood 27 days ago

x-ref: Parking and Transportation Impact Assessment - The Hive ‘residents will make the decision to live in The Hive knowing that owning a vehicle and parking will be possible, but will require purchasing a parking space,In addition to the multimodal mobility characteristics available to future residents of The Hive, through discussion with the developer, all residential vehicle parking will be uncoupled from the residential units in the building. Uncoupling of the vehicle parking and requiring parking to be purchased separately from the residential unit supports more affordable housing and allows residents to determine for themselves if they need parking and make an informed decision about purchasing it. Based on best practice research, this approach will lead to reduced parking demands.’It is my opinion, the approach above would NOT lead to reduced parking demands but instead it would transfer the parking demands of HIVE residents and visitors to the surrounding community leading to an even greater scarcity of on-street parking in the Garneau neighborhood. Please be cognizant of adverse impacts to existing Garneau residents/owners and reject the rezoning proposal to the 108A Street location.

Bernadette 27 days ago

I am very supportive of this project, the Hive. I am an owner/landlord of several properties in the Strathcona/Garneau areas. The re-zoning and development of the un-kept, gravel parking lot into an attractive high rise is very appealing for the area. The architecture and style of the proposed development, with ground level town houses, apartments, and a roof top green space will bring new housing options to the community as a whole.It is necessary to have sufficient numbers of people in the neighborhood for boutique businesses to flourish. This development will help increase population density to sustain these businesses.Having sustainable local amenities also promotes walking and cycling throughout the area. This proposal will probably have very little impact to the roadways. Tenants I have hosted in the Garneau area have seldom owned vehicles (>10%). This area's proximity to Whyte, University, the river valley, and the variety of local shops remove the need for a vehicle. An increase in housing will also provide the City with the necessary taxes and population to support local schools, recreation facilities and City amenities such as sidewalks and fancy lamp standards. The proposed re-zoning and development will contribute to a desirable and functional neighborhood.

Tracy 27 days ago

*As per the Garneau ARP:‘It is the Policy of Council that: FUTURE RESIDENTIAL DEVELOPMENT IN GARNEAU WILL, WHERE POSSIBLE, PROVIDE FOR A MIX OF UNIT TYPES AS DEFINED BY SIZE …. AND FAMILY ORIENTED HOUSING WILL BE ESPECIALLY ENCOURAGED.’*As per Parking and Transportation Impact Assessment - The Hive (newly added August 19):‘The Hive Resident Profile and Characteristics …Based on the type of units and location of the proposed development, the market for the future residents of the building will be a variety of demographics from students to young professionals to seniors.’Initially, the developer proposed a high rise with 21 stories and 225 dwellings. In January of 2020, the proposal increased to 22 stories and a maximum of 250 dwellings. Eight months later, the proposal indicates between 22 and 25 stories and up to 271 dwellings (including at least 11 with 3 bedrooms). The addition of 11 dwellings with 3 bedrooms appears to satisfy the ‘Community Amenity’ definition: ‘Family-oriented housing with three or more bedrooms’.Families contribute to the diversity of the neighbourhood and increase children attending the nearby Garneau school. What checks and balances does the City have in place to ensure the 3 bedroom units will be reserved for families?

Val 27 days ago

Having read many of these comments I will simply echo them since many of my points and feelings.On the business construction i have no qualms. The Hive should be scuppered. Please City of Edmonton, don't cave into the big developer cuz you're strapped for cash. I didnt see any particularly good reasons why this developer deserves to circumvent the local planning and guidelines. Thumbs down.

Benjamin 27 days ago

I am 100% against this proposal. I can't understand why an increase from 4 storey's which it is currently zoned for to 22 storey's is even being considered. As a long time resident of the area it is very evident that a development of that scale is not appropriate for this site that is already extremely congested, has limited parking and narrow alleyways. While I do agree it is a prime site for a housing development it should be inline with the environment of 108A street which is: townhouses, low level condos and single dwelling homes. A high rise of that magnitude will destroy this area, the proposed site is too small and I feel that level of congestion would be a safety hazard for all residents. Suggesting that having 11 family townhomes is making the area family friendly overlooks how a development of that size is making the area less family friendly and is a major inconsideration of the families that already reside on this street. Currently kids are safe to be playing out front, with an increase of up to 500 residents in the area that would no longer be safe. The roads are too narrow and not developed for that scale of development, I find it highly unlikely that the majority of people will not have vehicles or guests with vehicles. When looking at the design it is hard to fathom how a building of that size would even fit on that lot. I agree that lot should be developed but it should be in-scale with the rest of the street/neighbourhood. There are many beautiful developments around old strathcona/garneau that would be in-line with the 108A street development that are 4-6 storey's. There are also many sites that are more appropriate for a high rise than this particular location. Please reject the rezoning proposal for the 108A street site.

Janna 27 days ago

As an owner of several properties in the Strathcona/Garneau community, I support this project – The Hive. The redevelopment of an un-kept graveled parking lot into an attractive architecturally developed building seems an instant win. The style of the building with ground level town houses, high-rise apartments and a roof top green space would be a great fit for the area. The development will help increase population density and provide new housing options; this is partly achieved by entrepreneurs risking capital. It is also necessary to have sufficient numbers of people in the neighborhood for boutique businesses to flourish; which further promotes walking and cycling throughout the area. Throughout the many years of being a landlord, my Garneau tenants have seldom owned vehicles (at most 20%). The proximity to 82 Ave, University, river valley and the many shops around the area remove the need to operate a vehicle. This proposal will probably have very little impact to the roadways. An increase in housing will provide both necessary taxes and population to support local schools, recreation facilities and city amenities such as sidewalks and fancy lamp standards. We all desire a well kept and functional neighborhood, and the proposed rezoning and development will contribute to this.

Mark 27 days ago

I strongly oppose this proposal. -The proposed high rise will block the sun from the residents of the south side of Strathcona House and other buildings. Days are already short in winter and with no sun it will be even more depressing causing residents to leave and owners to lose business. In addition heating bills may go up. - Noise pollution: There are elderly residents and kids and noise during construction and after will be unhealthy.-Parking is already a challenge in the area. To build a new high rise and assume that not everyone has a car or residents with no underground parking and/or visitors can park in 108a st or surrounding avenues is not a feasible assumption! - The alley between Strathcona house and proposed high rise is already limited. How can it be relied upon to accommodate all those cars going to work in the morning? A long car que will accumulate specially that we are opposite to Garneau school. This intersection is already busy in the morning and end of business hours the way it is right now. - How are residents of "The Hive '' going to drive to their building? Will they have to rely on the Strathcona House main entrance driveway ? Or cross 109st to enter 86 avenue causing more delays on 109st.-May God forbid a fire, how are fire trucks going to find their way? Through alleys or the tiny 86 avenue ? Thank you for allowing me to express feedback. Please reject this proposal.

T StrathconaH 28 days ago

108A St is not the appropriate site for another high rise, high density housing. Please reject the rezoning proposal for the 108A St site.

BAA 28 days ago

I am definitely against this proposal for many reasons:1. I am living in this area and when our garage had to be cleaned , I found it very challenging to find a place to park my car in the neighborhood. Imagine what will happen when more cars are loaded in this small area.2. This new building will totally block the sunlight from the Strathcona south side apartments. Thus the residents of the south side will leave because the sunlight is very important. Also noise during the Hive construction will affect all the residents of the neighborhood area.3. All the alleys which surrounded the Hive are very narrow. I can't imagine the traffic that will be in the rush hours. We already are facing some of it now. Simple example when the garbage truck is loading the garbage the whole alley will be closed.4. Where is the entrance for this building? How can the resident reach it?If the residents will use 86 ave or 109 st for reaching the building this will make so much traffic as these alleys are very narrow. If the residents will use the Strathcona house main entrance as a way to enter the Hive this is not acceptable.This proposal should be denied.Thank you.

N. Garneau 28 days ago

I am a third generation resident of Garneau. I feel that anyone who cares about the character of the are would oppose anything on this scale for this small piece of land. I can't believe the city would consider this project. The nature of the surrounding area would be ruined. If developers and the city wish to build high density housing on under utilized land adjacent to transit, we should be putting up 40 to 60 floor towers on the old airport site beside NAIT where LRT and multiple transit options already exist. This would cause no disruption to any citizens life even during construction. Lets not just build high rises wherever land speculators think they should go. A four storey building with families on this site would make sense to me. I've lived in Strathcona House for the past three years and I'll be leaving the area if this goes forward. I love this neighborhood and I feel very sad that anyone would consider this as a positive move for the area.

Neil 29 days ago

Where does one start? After 20 years in the hood, I offer some the following reasons why the Hive doesn’t belong here.Parking…there isn’t nearly sufficient space for safety, for anyone.Values of surrounding properties…ignoring the rules to maintain a four-storey rule.Width of alleys…everything considered, where are emergency vehicles to station? And there will be a need for emergency vehicles, with extra people in the area.Blocking light…not only from Strathcona House, but from other homes, putting homes (and people!) in danger.I could go on, but a number of my good neighbours have made many good points. I agree with those people who question the approval of anything over four storeys, etc.

LP 29 days ago

Where does one start? After 20 years in the hood, I offer some the following reasons why the Hive doesn’t belong here.Parking…there isn’t nearly sufficient space for safety, for anyone.Values of surrounding properties…ignoring the rules to maintain a four-storey rule.Width of alleys…everything considered, where are emergency vehicles to station? And there will be a need for emergency vehicles, with extra people in the area.Blocking light…not only from Strathcona House, but from other homes, putting homes (and people!) in danger.I could go on, but a number of my good neighbours have made many good points. I agree with those people who question the approval of anything over four storeys, etc.

LP 29 days ago