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 am an interested/invested party in this issue because I live on the 1st floor of Strathcona House - the apartment building directly north of where "the hive" is to be built. I strongly oppose this re-zoning application for a number of reasons:1. I hold the east corner apartment on the first floor of the building. The only natural light that comes into my apartment during the day is from the south side, through my balcony window. I'm sure that this is also the case for any residents with apartments overlooking the south. If this application were to be approved, and the hive were to be built in very close proximity to the south, residents on the south side would receive little to no light at all into our apartments during the day. This would interfere with quality of life and houseplant growth in this building; especially in winter, when light is scarcer (think: worsened cases of seasonal affective disorder for the residents and not enough light to allow plants to thrive in apartments).2. Furthermore, the parking lot that you have proposed to build over is frequently used for parking for the restaurant establishments in the area. Without this parking lot, there would certainly not be enough space for restaurant patrons to park nearby to the restaurant. This would negatively affect business for the restaurants nearby. 3. I believe part of the site you are looking at is where Tang Bistro is currently located. You would be putting them out of business.If you care about the well-being of the businesses and home/condo owners nearby, you will reject this application. There has to be a better place to put "the hive" that doesn't interfere with so many livelihoods.

Emilia about 2 months ago

This is a perfect example of good infill for this people-oriented area. I support this project!

Overheard Planning about 2 months ago

This application especially for the high rise is totally ridiculous for the following reasons1) The height of this building is completely out of character for the neighborhood . Can you imagine being one of the purchasers of a condo in Strathcona House realizing that the zoning to the south would be only 4 stories and that is how you based your decision to purchase . Your view is now totally destroyed and your property value has been reduced.2) Other developers over the years have made inquiries over the years on new developments within this area that were either proposed or ultimately built asking if the Garneau area redevelopment plan could be changed to accommodate more than 4 stories . They were told emphatically no by the City and any proposal would not be entertained. So you now have special rules for this developer but not others ? Why ? Why is the Administration even bringing this proposal in it's present form to council ?3) Even if this project was built the alley to the west for parking and/or parkade access is continually being blocked by deliveries for the commercial buildings that front 109 Street and it is way too narrow. It is harder enough to navigate this area as it is . 4) the crime rate for this area is already at a record high . The last thing we need is to bring potentially a 1,000 more people to the area to add to this problem.5) is the City going to be able to view the comments from residents that were given to the developer at the meetings they held in Garneau last year or the year before ? And if so have those comments been filtered if given to the City?This project should be rejected and any development approved should be similar to the townhouses adjacent next door to the south of the property.T

BP about 2 months ago