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.

This proposal is disturbing. I’ve read through the other comments and the supporters of the proposal give very few reasons why this project would benefit the community or Edmonton.Those opposed offer sound reasons why this development would harm the existing community.If the current city council is willing to damage an existing community in order to support a future vision, then I think that needs to be clearly stated. Then we would all know where we stand.I can see how the developer benefits from this project but I’m struggling to see what the city’s vision is for Garneau and Edmonton. I understand the need to move away from a car-centric world but I’m not convinced that the city is putting the proper supports in place to make this happen. Just building high density buildings without a solid transportation plan will leave future generations with a mess to resolve.I don’t live in Garneau. I live a 45 minute walk from Garneau. I can and do sometimes walk to the area to visit friends. Taking transit to Garneau is not a viable alternative. I can walk there faster than I can catch the three buses that are required to get there from my home. Mostly I drive to Garneau and I see many others driving there as well. The existing parking is barely sufficient for the current load. The greatest weakness of this proposed development is that it will significantly worsen the parking situation.I’m struggling to get my head around the vision that city council has for the future of Edmonton. Is the plan that we will all just stay put in our own communities and not visit friends in other parts of the city? The goal is a car-free society but I don’t see the road map to get there. Damaging existing communities by overloading parking does not seem like a good approach. I’m opposed to this development without a far better transportation plan than is currently in place.

Ramona about 1 month ago

We live in the condo directly in front of the proposed building. There is already considerable traffic congestion in the area and this development would significantly worsen that, in addition to contributing to the general feeling of overcrowding in an already cramped neighbourhood area. We feel that this development would negatively affect our lifestyle, the lifestyle of our neighbours and the general neighbourhood.

Cui and Ray Wong about 1 month ago

Overall, while this plan may look nice on the surface I have to oppose this specific development. It fails to adhere to existing plans and will divert from the overall direction that area should go in.

Canadarox12 about 1 month ago

I am absolutely opposed to the proposed development of "The Hive". The development plan is completely out of sync with the neighbourhood character of Garneau. The guidelines state that:"High Rise buildings should be arranged to:a. Resolve shadowing, overlook, and loss of privacy issues on adjacent areas inaccordance with the “Large Site Infill Guidelines”;b. Minimize shadowing of onsite or adjacent amenity space; andc. Provide for a transition between the building and adjacent residential areas inaccordance with the “Large Site Infill Guidelines”.This proposed development does not meet any of these requirements. There will be considerable shadowing and loss of privacy to adjacent buildings, and it provides absolutely no transition between the 20-story building to the north and the townhouses to the south and east. As a property owner in Strathcona House, I am concerned about the effect on property values in the entire area. Units on the south side of Strathcona House will have a great deal of natural sunlight blocked, not to mention the view into someone else's unit (and vice versa!) These residents purchased units based on the knowledge that the adjacent property was zoned for low-rise construction only. My biggest concern, however, is parking and traffic congestion. 108A street is a quiet, narrow residential roadway, and the laneways surrounding the site are small and busy; they are not spacious boulevards as depicted in the drawings! The addition of this number of units will create absolute havoc to the entire area. It is my understanding that the plan does not include sufficient parking for the proposed building, based on the assumption that many residents will not own vehicles. I beg to differ. Edmonton is a winter city, and the majority of residents do own vehicles, even if they don't use them on a daily basis. Where will visitors to this building park? Commercial parking? There is already insufficient parking in this neighbourhood for people visiting residences and business; I cannot imagine what it will be like if this is approved. Garneau is a special and unique neighbourhood that should be protected and preserved. It is walkable, bikeable, relatively quiet, and a lovely mix of students and families. Any future development should respect that character and the people who already call Garneau home. The only "winner" in this scenario is the developer. Please reject this proposal in favor of something much smaller and more suitable.

AR about 1 month ago

I live in Co-operative Housing directly behind this proposed project, and this will utterly destroy the neighborhood for us. These buildings will block out all our natural sunlight, create more unwanted traffic where our children play, and turn a sweet older neighborhood into another condo project meant to make investors money, NOT improve the neighborhood or people's lives. Please, I implore you to keep this area quaint and charming. We don't need any huge projects out here, and we don't want them. Let's continue to build small businesses and community. Let's create projects of value and worth, not just make more money for people with a lot of money. This area is full of character and most of us living around here wish to continue feeling homey, open, enjoying all the little well-worn paths and special spots. I understand this land is to be used, but let's be wise and use our future vision to create something more than just two monsters that will eat up all the space and movement in the community. There are so many young children here and they still feel free to explore and have fun in front of our buildings. Help us preserve that for them. Keep our yards beautiful and inviting with a horizon and sunsets and space to roam a little. It will be tragic if you turn this corner into a bustling megalopolis. Help Edmonton keep some areas sacred. Garneau is an old neighborhood and has so much sweetness to offer. Let's choose projects that suit it and enhance all it's best qualities. All of here at the co-OP--- that's 22 units, 22 families of people---oppose this building project. Because of the size and scope it will permanently alter everything about this place we call home. Please reconsider and say NO TO THE HIVE. Because we will make a stand and speak out against this. We are not going to sit idly by and let our beautiful Garneau be swarmed by this Hive. Your community says NO. Please hear that.

Tsaida about 1 month ago

The building should be of a height that is “stepped up”- town houses beside and opposite are absolutely overwhelmed by the size of this building. It should be a height that is in between the apartment building on Saskatchewan drive and the stacked townhouses opposite.I’m also concerned about the number of delivery and service vehicles that will come to that small road. While residents won’t all have cars, they will order amazon and Uber, and garbage trucks etc will have to move through the area- this area is a thoroughfare for university students, staff, and elementary school families on foot and bike. Also now lots and lots of escooter traffic in summer. This corner is also a wind tunnel and creates big snow drifts where the street turns and this really interferes with winter-bikes, pedestrians and cars.I’m also very concerned about this building blocking the light to buildings opposite, and amplified wind tunnel effects. I appreciate that a wind study has been done, but have any of the city planners actually stood in that corridor in winter? It’s intense.I also reject arguments that businesses will benefit. This is already a high density neighborhood. If Businesses aren’t thriving, it’s not because they don’t already have a large customer base nearby. This building won’t do much to help garneau “get neighbouring” because there won’t be long term residents or families. I’d prefer to see a building where families can be and take advantage of the great elementary school.

Thea Williams about 1 month ago

I guarantee that anyone who thinks this proposal is "great" doesn't live anywhere near this area, because if they did, their opinion would surely be different. The potential rezoning that would allow for a build with such a massive footprint should not be permitted, as it would be at the detriment of current area residents, most specifically at Strathcona House and surrounding townhomes.I have already voiced my objection to this project with the city planner since it's in direct contradiction to virtually every concept outlined in the Garneau Area Redevelopment Plan-ARP. Why bother commissioning this plan at all if there's no intention of following it. Honestly, it just makes me angry that the City is even entertaining this. How the Developer thinks this is going to be attractive to families and students is laughable. Clearly they haven't been in the area lately and seen the glut of rentals available on account of lower enrollment and no in-class learning at the UofA. This project is not a good fit for the area or time. Please just give up on this potential disaster and go away.

MD about 1 month ago

"The Hive" is a good description for this abomination.Notice that it is a 22 to 25 storey with up to 271 dwelling units on a tiny - really tiny - piece of land wedged in behind a 1-storey strip mall (on the east side of 109 Street) and a 3-storey residential development (on the east side of 108A Street - which, by the way, is a "dead end" cul-de-sac), and immediately north of 2.5-storey semi-detached residences (south of the site on 108A Street). Absolutely - absolutely - no "transition" of height or density.Yes, it is immediately south of a 23-storey (in actual height) apartment building. But that building also has absolutely no "transition" to the lands to the south. All this building does is transfer that lack of transition to the next layer.Rather than a 22 to 25-storey building, it should be an 8-storey building to establish that transition to the south and southeast.As well, the existing 23-storey building has direct access to a arterial road - Saskatchewan Drive. This proposed building will have NO ACCESS at all - just off a lane - a lane that accesses 86 Avenue. And, supposedly, no access off 108A Street. Yeah! Right!!Can you imagine the traffic? 271 units of traffic attempting to access this site? Really? Off a LANE???The mess will be massive.I know - the developer has said that he'll only provide some 75 parking spots. 75 spots for 271 residential units? How's that going to work? I that for real?Again - I know - the developer hasn't said it in public, but he plans to "sell" his project to the "university student crowd", and they'll have fewer cars. That's correct. But with the changes that are happening to university attendance even as we speak, is this developer really aware of what he's proposing?And once he develops this site - in the way that he proposes - with some 271 units and only 75 parking spots, where oh where are the other 200 cars (OK - maybe 100) going to park? On the Streets and Avenues? Anywhere?He won't be able to rent this building at all. No parking at all. A very, very "niche" building for Edmonton.Frankly, this building fails due to "transition" (there IS none) and parking.But, there is a solution: Cut the height down to 8 storeys, and the number of units to 75 or maybe 100. Require the same 75 parking stalls. THAT way, there will be both transition, AND less traffic, AND parking available that is related in some manner to the number of units.But then you have access. Off the LANE? Or off 108A Street? No. That's far too much traffic for a lane or for a dead end cul-de-sac to have to bear. Rather, require all access to be from that lane that currently runs between the Kyoto Restaurant and the Tang Restaurant. Block it off from going anywhere else. Block off any vehicular access to the building from 108A Street. And then institute a "neighbourhood parking" scheme for the whole 108A Street/86 Avenue area clear over to at least 107 Street and down to 84 Avenue. And specifically PROHIBIT any resident of this building from participating in that "neighbourhood parking" scheme. THAT will deal with the mess this building will create.Those are my thoughts.

xmplry about 1 month ago

I attended the developer's open house about a year ago, and found that the residents along 108 Street, who would be directly affected by the high rise tower, had not been invited to the open house. That was an unacceptable oversight, in my opinion.At the open house, the developer and the architect provided excellent information about the project and did answer questions. I was impressed with their preparation and willingness to listen and respond to those of us attending. I know that many of us wrote our comments down for the developer to consider.The design of the building itself is visually interesting. The units are very small, however, and the developer said that the research showed that urban dwellers want small spaces. So I'm not sure, even with a few 3-bedroom units (11 out of 271), that this building would be conducive to families.The main concern of most of the people attending the open house was the high density and lack of on-site parking for this project. 11 of the surface parking spaces shown in the plan as belonging to the project are designated parking spaces for the businesses on 109 Street. The developer said that there were negotiations with the businesses to take over these spaces. Even with the parking provided on the site, there would not be sufficient parking for new residents. Current homeowners in the area already contend with lack of parking, especially since people who work in the area (including university workers and students) often park along residential streets during the daytime. The developer assured us that the people who would rent/own these units would be university students who did not have cars, or urban dwellers who did not have cars. I do not believe that this is true — Edmonton is still a city that depends on cars. When I asked about people coming to visit these car-less residents, and where they would park, the developer said there would be no trouble for guests finding parking in the area. What measures are in place to ensure that the majority of the 271 units would not be bringing cars along with people?Since I can see very little, if any, difference between what is being proposed by the developer now and what was proposed at the open house, I am concerned that none of the questions/concerns/issues raised at the open house have been addressed by the developer. This is a disappointment, since at the open house, the developer encouraged attendees to respond.Many years ago I lived in Boston, MA, so I do support density in cities. And I do believe that the developer is capable of creating interesting projects — and thus would be capable of designing a project that increases density to some degree while not negatively affecting current neighbourhood residents. If the developer feels that a more modest project would not be financially to his benefit, then he can opt out. The City needs to carefully consider the needs of current tax-paying residents when assessing this project. At the moment, I consider this project to be inappropriate to this site.Joan Hawkins

Joan about 1 month ago

I don't currently live in the neighborhood but I do spend a great deal of my time there and I feel I have to echo some of the concerns mentioned in the previous comments. The parking situation in the area is already worsening without a new giant building being erected. Prior to the pandemic, I would routinely visit Strathcona House and need to park about 2 blocks away, or 3 blocks in the winter. If The Hive is still planning on constructing with inadequate parking in their plan, I can't imagine how bad it will become. The should be at the very least 1 private stall per resident. I know it's August but walking 3 feet, let alone 3 or more blocks in the midst of winter is pretty rough, sometimes even dangerous. I am also concerned for the residents of Strathcona House, specifically anyone who owns a south facing suite, it's really going to knock down their property value and it's a big kick in the guts for those who've purchased a south-facing suite for sunlight. Anyway, I'm not supportive of a 22-25 storey building there. Adding with 271 dwellings means we'll be adding hundreds of cars to a small portion of town that can't support it. Build smaller, inside the current zone guidelines.

J. about 2 months ago

As the proposed rezoning from low-rise to high rise is not in line with the ARP nor with the Main Streets overlay, so I don't see a good reason to support this. There are a number of high rises already on this stretch, each blocking light and views from others. This space is not appropriate for a high rise of this size and will negatively impact the community around it and provides no benefit nor any diversity of housing.

Garneau about 2 months ago

I strongly oppose the rezoning of the 8630-8650 - 108A Street NW site for multiple reasons. Increased traffic (pedestrian and vehicle) will congest the already congested roadways around this site and create access/parking issues for those who live in the neighbourhood and for the many vehicles visiting the area each day. Those architectural drawings are deceiving...they make the area surrounding The Hive look spacious, but in reality the streets surrounding the site are quite narrow (with 2 of them known as alleys and the 3rd being a narrow residential street). Street parking is already heavy throughout the year and, while the developer is planning to provide parking for a small fraction of the suites in their development, the increased pressure on parking will be felt throughout the neighbourhood. The scale in these drawings will convince a lot of people who are not personally familiar with the area that this building will fit in without having a serious impact on existing residents, but truly the construction of a high rise on this site will cause issues. The close proximity of this site to the existing Strathcona House high rise would be detrimental to the property value of the residents who live in that 20-floor tower (especially detrimental to those on the south side of the tower, who would have their view and sunlight blocked by The Hive). I support increased density in the city's core, especially in an area with access to transit and the UofA, but I think that putting a tower of this size on this particular site would be negligent and offensive to the existing residents of the neighbourhood. Please, City of Edmonton, don't amend the Garneau Area Redevelopment Plan to allow for the construction of such a tall building on this site. Please think of the homeowners who are already located in this area and who will be directly impacted by this on a daily basis. If the decision is made to approve this rezoning, I urge you to request that the developer lower the height of the tower by at least half. This would be a reasonable compromise, would be more in-line with the existing character of the Garneau neighbourhood, and would be a much fairer situation for owners and residents of the Strathcona House and surrounding townhouses.

AS about 2 months ago

Given the number of high rise buildings currently in the area, it does not make sense to add an additional high rise building, particularly with the ongoing infrastructure issues and limited access points into that section. While rezoning to a low rise building might make sense, a high-rise does not. This is also particularly true given that is does not fit into the redevelopment plan for the area. The site specific to CB1 rezoning makes sense given the current 109th street zoning.

kayla.stan about 2 months ago

Love this proposal.

Jonathan about 2 months ago

I highly support this development - we need to start building density in and around these major central corridors!

Matthew about 2 months ago

it's great

Mariah about 2 months ago

I think this is a great proposal and look forward to seeing it being built.

Grant about 2 months ago

I fully support this proposed project. The change in height and zoning is a bit of a dramatic step from existing plans, but the great architecture, design and creative re-use of a deeply underutilized lot more than makes up for it. This is adjacent to existing high rise structures and will easily transition to lower intensity development inside the neighbourhood, especially with excellent ground level design and activation that Beljan is known for. Great developer, great project - we are going to need a lot more clever proposals like this to hit our infill targets. This is an excellent step to getting there.

GG about 2 months ago

Really supportive of this plan. The added density will go a long way in helping activate the 109 st. area. Beljan have proven themselves to be catalysts of positive change in our city and I hope that the city is able to support them in that endeavour by approving this project.

Aaron Lloyd about 2 months ago

I like the potential for this and the revitalization of that area.

Scott about 2 months ago