LDA18-0130 Greenlong Towers- Oliver

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

Thank you for participating in engagement activities for this rezoning application. For any further inquiries regarding this application, please contact the planner on this page, under the "who's listening" section.

The application is expected to go to City Council Public Hearing for a decision on August 31, 2021. For more information, please visit these FAQs (External link) for Council meetings.

Please review the information on this page and tell us your thoughts or ask questions by the end of the day August 15, 2021.

We will use any feedback that you share to make sure our review of the application takes local context into consideration and is as complete as possible. It will also be used to inform conversations with the applicant about potential revisions to address concerns raised. Feedback will also be summarized in the report to City Council so that they are aware of the public’s perspectives prior to making a decision.

Proposed Rezoning Details
The City has received an application proposing to rezone properties located on the northeast corner of 115 Street NW and Jasper Avenue NW. The application includes the following properties: 10107,10129,10133,10137 - 115 Street NW and 11440,11452 & 11460 - Jasper Avenue NW.

The proposed rezoning from the current (DC1) Direct Development Control Provision - Area 8 and (RA9) High Rise Apartment Zone to a new (DC2) Site Specific Development Control Provision would allow for the development of two high-rise, high-density towers with the following characteristics:

  • North tower: Approximately 30 storeys (100 metres) with townhouse style units at ground level fronting 115 Street NW (Area A)

  • South tower: Approximately 54 storeys (180 metres) with commercial uses at ground level fronting Jasper Avenue NW (Area B)

  • Up to 905 residential units

  • Underground parking accessed from the adjacent lanes

A colour rendering of two towers (a shorter one to the left, and taller one right), from an elevated, birds eye viewpointImage: applicant conceptual rendering, subject to change
  • The proposed northern tower, located on 115 Street NW, is described as Area A in the proposal documents.
  • The proposed southern tower, located on Jasper Avenue NW, is described as Area B in the proposal documents.



Oliver Area Redevelopment Plan Amendment

An associated application has been made to amend the “Map 10: Sub Area 4 - Zoning.” in the Oliver Area Redevelopment Plan (ARP) to facilitate the proposed rezoning.

Technical Documents
Additional details, including project renderings, site plans, elevations and regulations can be found in the following documents:

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

Thank you for participating in engagement activities for this rezoning application. For any further inquiries regarding this application, please contact the planner on this page, under the "who's listening" section.

The application is expected to go to City Council Public Hearing for a decision on August 31, 2021. For more information, please visit these FAQs (External link) for Council meetings.

Please review the information on this page and tell us your thoughts or ask questions by the end of the day August 15, 2021.

We will use any feedback that you share to make sure our review of the application takes local context into consideration and is as complete as possible. It will also be used to inform conversations with the applicant about potential revisions to address concerns raised. Feedback will also be summarized in the report to City Council so that they are aware of the public’s perspectives prior to making a decision.

Proposed Rezoning Details
The City has received an application proposing to rezone properties located on the northeast corner of 115 Street NW and Jasper Avenue NW. The application includes the following properties: 10107,10129,10133,10137 - 115 Street NW and 11440,11452 & 11460 - Jasper Avenue NW.

The proposed rezoning from the current (DC1) Direct Development Control Provision - Area 8 and (RA9) High Rise Apartment Zone to a new (DC2) Site Specific Development Control Provision would allow for the development of two high-rise, high-density towers with the following characteristics:

  • North tower: Approximately 30 storeys (100 metres) with townhouse style units at ground level fronting 115 Street NW (Area A)

  • South tower: Approximately 54 storeys (180 metres) with commercial uses at ground level fronting Jasper Avenue NW (Area B)

  • Up to 905 residential units

  • Underground parking accessed from the adjacent lanes

A colour rendering of two towers (a shorter one to the left, and taller one right), from an elevated, birds eye viewpointImage: applicant conceptual rendering, subject to change
  • The proposed northern tower, located on 115 Street NW, is described as Area A in the proposal documents.
  • The proposed southern tower, located on Jasper Avenue NW, is described as Area B in the proposal documents.



Oliver Area Redevelopment Plan Amendment

An associated application has been made to amend the “Map 10: Sub Area 4 - Zoning.” in the Oliver Area Redevelopment Plan (ARP) to facilitate the proposed rezoning.

Technical Documents
Additional details, including project renderings, site plans, elevations and regulations can be found in the following documents:

Tell Us What You Think About This 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.

Please note you must be registered on Engaged Edmonton in order to provide feedback.  However, only your username will be displayed publicly, all other information is kept confidential.  We use this information to distinguish between feedback received from the neighbouring/local area residents and other interested stakeholders.

You may also provide feedback to the Project Planner directly via the contact information under the "who's listening" section of the page.

CLOSED: This discussion has concluded.

I am against this proposed development after doing field viewing and on paper research.

Oliver already has the highest density of population in Alberta, we don't need to further increase the density to make this neighborhood more crowded just to show a fake sense of prosperity.

Skyscrapers are no longer the symbol of well developed downtown any more, might have been decades ago. Even in Manhattan, midtown area adjacent to downtown financial district, just as Oliver to downtown core, is filled with beautiful low/midrise and brown stones. We don't need to live in a cement forest to feel like living in city.

Also the neighborhood of Oliver, esp. in this part are mostly lowrise to midrise around 15 floors. The Pearl is Edmonton's 5th tallest residential building with 36 floors. It's already standing out as an extremely tall and a bit out of the place. Now 30 and 54 floors just 4 blocks away from the Pearl? Folks this is not a competition to show off building technology, this is about the city and the neighborhood we all live in! We need a livable and walk-able place where everyone can enjoy, not to be over-towered and stressed out!

elle m 4 months ago

I am opposed to this proposal. With the current state of the condo market due to COVID-19, I do not feel that this is necessary at this time. There are plenty of proposed projects that have been approved and are not currently moving forward. I would recommend that these projects be completed and then see if there is a need for another 905 dwellings.

Debbie S 4 months ago

Great to see this increased density project. Activating street fronts on both Jasper and 115 will make the area feel safer and help local businesses.

evandt 4 months ago

This looks to be an amazing project and I fully support it. It will also be great to have more people and energy move downtown

Jeremiah 4 months ago

I 100% support this project. This will be a great addition to the downtown location. This project seems well-thought and aesthetically pleasing and it will be an upgrade to our city.

Benalvarez 4 months ago

I support this project!

Katsieg 4 months ago

I'm looking forward to approved this Project Development .thanks

Irene 4 months ago

I approve of this project development. Heather

Bizht 4 months ago

Looking forward to having this project approved. By doing so does not automatically mean that there will be hundreds of more vehicles as the previous parking requirements for development do not exist since this is on a major transportation corridor (Jasper Ave). People living downtown don’t need vehicles and this will be even less of a need with a greater population density and more services/businesses that follow. yes to approving this asap

Norma 4 months ago

This will be a great addition to downtown and beautify the area. The proposed site currently is a bunch of dilapidated 2 storey buildings and a parking lot. There is no green space so how is this not an upgrade? This project definitely has my backing

Armaan.singh 4 months ago

Glad to see redevelopment and revitalization happening in the Oliver area. I strongly support this project.

Lily 4 months ago

This project would be a great addition to the area. I approve of this project.

Trinity 4 months ago

I Agree with this project
Erika

Details 4 months ago

I am strongly opposed to this project as well. The last thing the Oliver area at 114-115 Street needs is a 54-storey tower crowded into the space on Jasper Avenue, along with a 30-storey tower immediately north of it. A 54-storey tower in this location will not contribute anything to the aesthetics of the area, it will stand out like a proverbial sore thumb. New development of low-rise units more in line with existing structures would provide for additional high-density housing without inserting new towers that will not only look out of place, they will block sightlines and sunlight for the surrounding buildings. Turning the area into an overcrowded space with large towers looming over dark and narrow alleys along the lines of the downtown office tower 'canyons' is not a good solution to the issue of affordable housing in downtown Edmonton, particularly when the units in these types of towers will likely be priced out of the 'affordable' market for most people. There are more than enough of these over-priced towers already available in downtown Edmonton.


I also agree with the comments below from Fi5teen104, namely:
"I am strongly opposed to this development, and request that the application be declined.
There is a glut of condos on the market in the Oliver area, and prices have been depressed for several years by about 25%. This is a significant loss to existing owners and investors. Adding another 905 residences it’s not justified nor sustainable.
I feel that this development will have an adverse impact on both the character and ambiance of the existing community.
Also. This will cause a massive increase in traffic and in visitor parking burden on an already congested area.
In addition, there is a severe lack of parks and green space now and this will only create increased use of limited capacity. "

OliverResident 4 months ago

I approve of this project

Kyang 4 months ago

I support this project.
Thank you

Rakia 4 months ago

I fully support this project.

tracypalm 4 months ago

This looks like a well thought out plan. Generally there isn't enough affordable housing in the downtown core so adding supply can help reduce pricing over all. Suggest the zoning be approved in a time-limited development fashion (completion in 5 years time or turn land into park) to prevent stalling or deferral of development (creating another undeveloped eye-sore in the neighbourhood.)

protocol2001 4 months ago

I'm not in agreement with this application. Note that my criticisms and concerns are not based on the actual design of the building or specs (looks nice enough - don't know enough construction and architecture to provide anything useful) but on more logical aspects of the size and location.

From my understanding, many people are leaving the downtown area now as they have the option to work from home. Flooding the market with significantly more supply while there is less demand will reduce the value of the properties everywhere in the area, as well as rentals. This could maybe be re-evaluated in a few years, but now does not seem to be the right time to approve something of this scale. In addition, the proposed buildings are right in between several other large buildings. The whole area is going to be incredibly congested. There must be a better spot that's not so closely neighbouring other large buildings. The conceptual rendering is deceiving as the towers would be a lot closer to other buildings directly across the alley and 115 St. I could maybe see Area B being okay as it is a little bit away from the other residential buildings, but I still have concerns about the influx of supply/people/vehicles.

I also agree with the comments made below, namely:
- There isn't a lot of green space downtown. Having a vibrant downtown includes having that extra space to breathe and enjoy the sun. Crowding an already crowded area with huge high-rises doesn't support a vibrant downtown, if that's one of the goals. The downtown needs to be expanded outward, not crowded within.
- Traffic and parking will become a problem. Jasper Ave is already being reduced to increase walkability, which is great. But having several hundred additional vehicles in the area will be a massive problem for the city I suspect. Especially the streets in the area, 102 Ave, and 103 Ave are all very small and slow streets, conducive to low traffic yields. And I don't believe there is any room for expansion there. The additional cars, parking, etc. will cause significant issues with the livability of the area.

Please don't approve. Or at worst, reconsider the scale and don't approve Area A. Overall, it's just not a good spot for such massive buildings.

Megan7 4 months ago

This is a well-thought and beautiful design that should be supported by the City. As a neighboring resident and business owner for 15 years, these are the developments that will enhance the livability of this city. I read some of the criticism and am perplexed about the surprise of these authors to high-rise properties being developed downtown. This is what a vibrant downtown should look like and if this is not what you want, there is 95% of the rest of the low-density city area to live in.

AKS 4 months ago