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.

The Garneau Area Redevelopment Plan limiting development on the 108A St site to four stories and directing high rise development to the north of the rail right-of-way along Saskatchewan Drive only appears to be a well thought out plan. Condominiums in the iconic 19 story Strathcona House (SH) on Saskatchewan Drive immediately north of the 108A St site would be devalued with the proposed rezoning allowing an adjacent high rise up to 25 stories. The Sun Shadow Study illustrates rezoning shadows on SH south facing units between 1 pm and 3 pm throughout the year with significant shadowing at the December solstice. A four or six story building on the 108A St site would not cast a shadow on SH condominium units. It would instead ‘really connect with people’, encourage community, and maintain the existing character of Garneau. It is my opinion that 108A St is not the appropriate site for high rise, high density housing. Please reject the rezoning proposal for the 108A St site.

AJI 29 days ago

Hello, I have lived on 108 A street for over 15 years and have visited the establishments in the community for more than 30 years. This proposal will not support the individuals and families that live locally. It is only going to profit the builder. I am concerned about the increased traffic flow. The builder does not seem to recognize the amount of pedestrian, bicycle and car traffic that moves through 108 A street as well as the north west/east alley. It is already challenging and at times dangerous to move through the streets there. With an increase of over 250 people, cars or bicycles there will be more issues. The proposed new walking/bike path through the alley will be helpful but to add to the congestion already in the area will make it more dangerous. There is also the issue of service vehicles such as garbage, recycling and supply trucks moving through the area. At times the supply trucks will park for 15-30 min at a time in the alley dropping off products. This limits access out of the alley and street. They already have challenges managing moving through the alley and if/when construction begins that will make it even more congested and could cause possible issue for emergency vehicle access.If you have lived here and walked the neighborhood over the past year or so you would notice vacancy signs everywhere. NOT just when the students are away. All year round. This has been happening more and more since the university created more student housing on campus. There are several new buildings being constructed within a 4 block radius of 108 A street which will provide extra housing in the area.There is also the issue of parking. It is already a struggle to have available street parking for our visitors because of students, patrons of local businesses and other tenants in buildings in the area with a second car. How do the Beljan builders think that the tenants of the Beehive will not have a car. With that many units at least 80% of them will have at least one car. If they are not providing a stall per unit where will the rest of them park??? If this building proposal is going to proceed to be a 25 story monster you will change the whole character of the street and community. I 100% appose this proposal.

Dana about 1 month ago

I am still opposed to this plan. Accepting the Parking and Traffic Impact Assessment that the applicant submitted does not assuage my main concerns that:- the plan is too dense for the neighbourhood; the second densest area of Edmonton.- the plan calls for too many (small) units which will further reduce the Garneau from a community to an extension of campus. Edmonton should follow its community plans and zoning bylaws (without granting every exemption that is requested by a developer) in order to maintain healthy communities where people know each other and where people want to live - for more than just a couple semesters. Also, I reject the traffic assessment because it fails to acknowledge the reality that most traffic that goes down 108 A street uses the east west alley to then go down the north south alley between 108 street and 108 A. The assessment also overlooks the shortcut through Strathcona House people use all the time. These two routes are where all of the cars visiting the Hive will go. This is not safe. The developers that wrote this report don't know the neighbourhood or the people that live in it. Thank you for consulting the community on this since we are the ones who know that this project does not fit in.

JD about 1 month ago

Hi, I am emailing to express the following concerns:This high density project will cause severe congestion in this extremely small area of land, with very limited walking and driving space, for a resulting high volume of pedestrians and cars, that would be utilizing the area. This high density project may result in severe geological ground disturbance scenarios, such as sink holes, especially if digging far enough down to build a parkade for its' many residents, even if that number is less than the number of residents that would be living in the set number of floors. Four or five floors seems reasonable, but not 22 - 25 floors, in such a small area of land. Thank you,CJohnsonResident of the areaStrathcona Housing Co-operative Ltd.

Carolyn about 1 month ago

As someone that lives in Strathcona House, I have to say the height and size of the tower creates a more dangerous environment. Crime has been increasing in the area, and a building like this will only increase crime in the area. It is dangerous at times just walking the alley between Strathcona House and the proposed tower will create and unsafe blind alley where the city is proposing to put the rail pedestrian trail. Lower height building would be the ONLY acceptable option. The proposed building has not accommodated for enough guest/resident parking for the number of residents planned. Currently guests frequently have to park blocks away and it is sometimes impossible to find parking in walking distance when University is in session. This proposal will make the issue much worse. This building will definitely make this area one where it is unsafe for vulnerable people to walk the rail trail and will become a prime area for sexual assaults and more dangerous due to increased “blind” traffic. This area should not be rezoned for higher density. Pick on areas that make sense, this area does not. I can list all day long valid reasons why this is 100% unacceptable.

Schjon about 1 month ago

I am 100 % against this project. I am an owner in Strathcona House. Not only does this obstruct an entire side of the buildings view, it will bring more traffic to an already very congested site. There is already a serious crime problem in this area and this is being touted as a family site? Are you kidding me? You will see children losing their lives on the busy 109 st which is already responsible for many accidents due to poor planning of the roadway. There is no way I will keep my condo in Strathcona House, and property values are already plummeting with this whisper of this project. Do you intend to demolish the livelihood of the longtime residents who live in Strathcona House? I am appalled that this is even being considered. This is no benefit to our community and will completely change it to something that does not fit at all, physically and energetically. Please I beg you do not allow this monstronsity to go forward. I also own a condo further down Sask Drive and I think this completely changes the rhythm of the area. After doing such good work on the bike paths and walking areas, please do not undo it by allowing this problem.

Carmella about 1 month ago

First off, thank you for having this online opportunity for us to share thoughts and have them on the record. I am not opposed to development at the proposed site but I don't approve this proposed project. The height and overall size don't fit well with this street. 108a Street is one of the only streets in Garneau on the east side of 109 Street that supports family living. If you wander the neighbourhood you will see it is as the only block that has children playing on it and other people socializing outside. I could see how increased traffic on the street and within the alley corridor could diminish the safety aspect of this. One aspect I do like is having some 3 bedroom units as there are very few around. If the intent is to attract families with children to those units, more information needs to be supplied. The University of Alberta's Michner Park recently closed so there is possibly a need for affordable family student housing near the U of A but I don't see that being the focus of this development. The north side of the development is proposed to be park of the Rail Trail to facilitate biking. That area is currently in high use between service vehicles (garbage, deliveries, cabs etc), residents of Strathcona House, other residents in the neighbouhood, and commuters accessing 109 Street. With the current structures in place a strong wind tunnel has been created and so a robust wind study should be completed. I believe the current design is calling for street level townhomes style dwellings to be facing north into this corridor.Others have mentioned parking. As this is the Garneau area parking is an issue and will continue to be an issue going forward. 108a St is the closest street to the U of A where parking restrictions do not exist. This little half street is almost always filled with vehicles mostly during the day of commuters to the U of A, visitors to the few shops on 109 St (e.g. Running Room, Strath Moto, High Level Dinver etc), or residents of Strathcona House (they do not have enough stalls). Has a study been done regarding the impact to the existing business if this parking is further reduced or if the residents in the are decide to enter into the Residential Parking Program? Currently there is only one bus route on 109 St and often those buses are packed full. With this size of development additional busing supports will be required along 109 St and 88 Ave towards the U of A LRT where there is no current bus route.Overall I could see a four to six story building fitting into the neighbourhood but not a 22 story high rise.

Susan about 1 month ago

This proposed high rise is a threat to the whole community. I've lived on 108 A Street for many years and I have never considered leaving this area until now. I've seen the neighbourhood change with different housing developments but most have maintained the character of Garneau. The Hive will change our quiet yet busy street into another soulless street where kids don't play on the streets, neighbours don't say hi because they don't stay in the neighbourhood long enough to form relationships. This is Beljan Developments great idea? It is the most ridiculous proposal that I have seen in the city. Anyone who likes the project has never lived or visited the street. We're a busy side street and parking has always been an issue. How can the city in its right mind approve 75 parking stalls for a building with 271 units??? It is absolutely preposterous. There is only one bus that goes by 109 Street which is packed every morning and other nearby bus routes/LRT are just as packed (pre-pandemic). I am the only person in my building who doesn't own a car, and it isn't easy walking, biking or taking public transportation in the winter. I've sacrificed a lot by not having a car and I can't imagine around 200 people doing the same, especially living in a car centric city like Edmonton. I think it's great that the city wants Edmontonians to use other modes of transport but the majority of citizens of this city are nowhere near being able to do that. The city would have to undergo a massive redesign for that to be possible. One absurd proposal for a high-rise building in this area will only create more congestion, more noise, more garbage, and more conflicts between neighbours. Density is necessary but not in an area that is already high-density. Take this project to the characterless suburbs. I plan to join my neighbours and do everything in our power to fight this project. Keep the Garneau Area Redevelopment Plan as it is! The city needs to listen to people who actually live on this street or area, not friends of Beljan.

Alex about 1 month ago

If the high rise building isn't a dull block (i'm looking at you, stantec tower) and actually looks like the rendering, it would be a good addition to the neighbourhood. If the increased density prompted more pedestrian and bicycle infrastructure, then i'm all for it. Having said that, I do think that 109 street is acting more like a fast thoroughfare than a transit corridor in a densely populated neighbourhood. Removing a lane would be ideal - having lived in the area, one sometimes takes one's life in one's hands crossing, especially by Sask Drive.

Agnieszka about 1 month ago

I am a resident of Garneau Estates, the condominium residences directly to the south of the proposed hi-rise on 108A St. The proposed re-zoning of the site on 109 St seems to be consistent with other development along the 109 St corridor and as such is non-controversial (i.e. 3 to 4 stories, etc), so I do not object.However, I cannot support the proposed re-zoning for the site on 108A Street as it is grossly inconsistent with the objectives established in the Garneau Area Redevelopment Plan. The Garneau ARP has existed as a bylaw for almost 40 years and since that time has been ammended in progressive ways to improve the community. Some of the objectives that are to be valued for residential areas include important emphasis on family accommodation, to maintain and reinforce the existing character of Garneau (generally low rise residential), manage parking to cause the least disruption to the community, and to provide a transition in height and form from the northern river valley edge towards the south (i.e. highest buildings at the northern edge, transitioning down in height towards the south). The proposed amendment for a hi-rise on 108A Street is completely misaligned with principles on which the Garneau ARP was developed. If the hi-rise development is approved as proposed at 22-25 storeys, it would cause me to wonder 'what is the purpose of Edmonton land use bylaws' such as the Garneau ARP?The roads around the proposed hi-rise site are not nearly as wide as those depicted in the developers proposal; to the west and north are narrow alleys, and 108A Street to the east is a narrow street with room for parking on only one side. Any of these can be completely blocked by one large truck. This lack of road access/egress for construction make the scale of a 22-25 storey untenable for the residents that live in very close proximity on three sides to the site.Have engineered wind and snow studies been conducted on the impact of the proposed hi-rise on the surrounding structures? I am particularly concerned that the roof structures of our condominium townhouses directly to the south of the proposed hi-rise have not been constructed to withstand for the potential increased snow drift loads that could occur on our units.Lastly I appeal on the basis of to the initiative sponsored by the City of Edmonton: Building Great Neighborhoods - Garneau, wherein we as community residents are asked to work in partnership with the City of Edmonton with "what we want to see". Please respect the feedback of neighbors to the site of the proposed hi-rise, and keep the zoning on 108A street as is, to the current zoning use limit of 4 storeys. Thanks!

garneau12 about 1 month ago

I am a resident further up Sask Drive and I strongly oppose this rezoning application. It's beyond ridiculous that the City would even consider something in the 22-25 story range....maybe 7-10 story max, even then it's a bad idea. There is very limited excess infrastructure available in an already taxed area. I would be very concerned if i owned property in Strathcona House, and the residents there should take legal action against the city if this development proceeds as is.

Andy about 1 month ago

I strongly oppose the rezoning proposal , as a resident of Strathcona House, which is right beside the proposed rezoning and future high rise building, not only it will bring in the noise and pollution, but also increase the already congested area.

ICW about 1 month ago

In a time where community connection is at the heart of resiliency, why would we support development that is counter to that? Ivan Beljan, Visioneer, Beljan Developments agrees that towers are not good for community building. He is quoted in Avenue Magazine May 6 2019, "Why do you specialize in urban community development in particular?"“I think that goes back to my experience in Europe. Europe is a lot of four- to six-storey buildings, very human scale, the top of tree tops is the top of the building. Those buildings really connect with people, and, even when you’re in the building, there’s a relationship between the street and the building. Skyscrapers are good for the skyline but they don’t do anything for the street.”https://www.avenueedmonton.com/shopping-style/style/style-qa/style-q-a-ivan-beljan/

rdiederi about 1 month ago

Hello, I am a resident of Strathcona House, which is right beside the proposed rezoning and future project. I would like to state that I would NOT like to see the project move forward.While the drawings are beautiful, my concern is the influx of even more people, traffic, pollution/litter and noise, than there already is in the area. Not to mention years of construction work. My husband and I work different shifts and fear the noise alone would drive either one of us crazy. Building a high rise behind a high rise doesn't make sense for this neighbourhood. I think a small walk up would be a better option rather than a huge 22+ story building. The area around Strathcona House and the proposed area also means even more lack of parking. Having 200+ units that will be filled with people who drive, and then have visitors over, will leave nothing for the rest of the neighbourhood.In the summer, the area is super noisy. Loud cars, loud people, loud loud loud. To increase the population would increase this as well.Our area is perfect just the way it is. As an 8 year resident (and my husband here for 14), we deal with the noise and the area as it is. While I realize that this might be prime real estate for a developer, close to amenities and such, I don't think this area is the best for this propose high rise and rezoning.Thank you.

CC about 1 month ago

The Beljan project the HIVE is an example of ugly greed. The investors will not be living in the project so they do not care. The motivation is extreme profit at the expense of the neighborhood. The Garneau and Strathcona district has become a magnet of social activity for the entire city. The area is already a traffic and parking disaster. The people who live in the area have to put up with the parking problem, the congestion, the noise, the garbage.July 1st canada Day is a obvious example. The current zoning is correct. We do not need to create a slum.

ron about 1 month ago

I often park in this area to visit businesses on 109 St and I made a point to walk past the proposed site yesterday. After looking at the site, I 100% do not support this rezoning. The scale of a high rise development just doesn’t make sense for this site, at all. I’ve seen the limited parking and heavy traffic that others have commented, especially in winter. I’ve also seen a lot of kids playing along 108A street and, having young children myself, I’m concerned about the impact The Hive would have on families in the area. The construction of a high rise would definitely make this a less child-friendly area. I’ve heard that the city wants to in increase family housing in the inner-city, but this sort of development is not attractive to families with young kids. In fact, I think this sort of development could actually drive current families out of the area. Doesn't the success of a neighbourhood depend on there being housing for all ages? There's already plenty of rental spaces in Garneau/Strathcona for university students, but there needs to be more housing for families with young children. More families in the area would mean more kids are available to attend the Garneau elementary school, which is just across the street. It would be much, MUCH wiser to construct a lowrise housing complex on this site.

MS about 1 month ago

A building on this site in line with the Garneau Area Redevelopment Plan and the current zoning would not be objectionable. This proposed project is, however, entirely inappropriate for this site. Other commenters have eloquently outlined how damaging this project would be to the character of the neighborhood and the lives of its residents. The City has approved a project a few blocks away at 11130 86 Avenue which will comprise 445 units a block from Campus and the University Transit Hub and across the street from the University Hospital complex. Surely this site would be more appropriate for those non-driving students the Hive hopes to attract? And seriously guys - The Hive? It sounds like the headquarters for the League of Super Villains.   

Christine about 1 month ago

Adding density to our most connected (Bus, LRT, Bike, roadway, walkable) areas is vital to the future of our fair city and its central core. The height, FAR and density is reasonable given best practices and akin to other cities of our size. I appreciate the consideration with regards to 3 bedrooms, townhouses and adjacent properties given the unique nature of the site. If there are areas for such a development, this is one of them.

IanO about 1 month ago

Looks great! Would definitely consider moving there due to the location. Not a lot of new supply of housing in this area, so this would add more choice to the community!

dangao3 about 1 month ago

Good morning,Thank you for the opportunity to address this amendment change, and that is what it is, an amendment change to the zoning. (Pretty building aside) A huge change. On a scale I never thought possible when I bought my south facing unit in Strathcona House. To go from low rise 4 stories to 22 to 25 stories is essentially down-valuing my property as well as many others who bought in good faith. The lack of basic planning principles in this proposal is appalling, 1. Shadowing. How does this zoning increase minimize shadowing on adjacent properties. We now understand more about quality of life that light brings to the wellbeing of its citizens.2. Loss of Privacy. Again a quality of life issue3. Lack of transition between properties. How does a zoning change from 4 stories directly adjacent to a high rise to build another high rise right next to it promote transition and interest in a neighborhood..4. Traffic and parking. To believe that 75 parking stalls will be sufficient in a winter town is lunacy. My daughter, a University student and her partner live in my unit. They have two parking stalls and 2 cars. She rides her bike to school and work but uses her car on weekends. He works in Sherwood park. They also have visitors who come. The extra traffic and chaos on that incredible busy intersection will be something that cant be turned back.I am not against high rises or development, but I am in favor of smart development. This is not smart development for this site. Nor is this fair development to adjacent landowners. I could live with a smaller 6 story multifamily type structure that promotes the Garneau lifestyle and culture, not this warehousing. unfair development. Each site must be looked upon for the merits of the project. This site is not the place for such a zoning change.Changing zoning in such a drastic manner will have developers, investors and buyers in future be cautious of their own plans. What will you change next to their project? Why have zoning at all? If it can be changed in such a drastic fashion. That is the question I need an answer to.

Strathcona House Owner about 1 month ago