LDA18-0733 Tower 106 - Downtown

I am a big fan of the density and vibrancy this proposal will bring to the area - it will be tremendous to have this level of density in the warehouse district. However, I am concerned that section 4.3 of the proposed DC2 bylaw under the Development Regulations for Uses would still allow for 5 years of surface parking lot. I would urge the city to condense the timelines on this development as much as possible. Five years is simply too long of a window, and the city can/should reasonably expect development to occur sooner given the aggressive height allowances being requested here.

Happy to see a mixture of residential and commercial uses, making the location a home and a destination for those that will work/shop in the commercial spaces. Grateful the developer is including units with 3+ bedrooms for families. I appreciate the use transparent surfaces at ground level, making it interactive and visually stimulating for pedestrians.

I would prefer the building be shorter than 155m to reduce the impact the shadows would cause on Alex Decoteau Park and the future Warehouse Park. Additionally, a narrower length and/or width of the towers to reduce shows on the Warehouse Park would be appreciated.

Given its proximity to the downtown bike network, the developer should consider increasing the available bike storage from 0.5/dwelling to 1. Consider including a sufficient amount of temporary bicycle parking for patrons of the commercial tenants.

Avoid the use of hostile architecture when choosing benches or other seating arrangements.

Choose a diversity of trees/plants to encourage a health ecosystem, and long green season. Avoid grouping similar trees to prevent the spread of disease. Selecting various species with differing life spans ensures there will always be mature trees as they won't all be replaced in a narrow time period. Trees should have appropriate sized planters.

Finally, I recommend placing your community art contribution towards something that is interactive.

Overall, happy to see this lot being redeveloped. This is a welcomed addition to the downtown neighborhood.

It is important for the city to attract investment. Is this investment the type of investment the city needs?

While housing is essential and urban sprawl is an issue, especially with lack of adequate transit and car-dependence, I do not feel that the proposed rezoning at 10123 & 10145 106 Street should move forward.

In my opinion, the area bordered by Jasper Avenue - 105 Street - 102 Avenue and 108 Streets ought to be rezoned as public parks and green space.

Rather than building new, I think the city should continue to rezone existing structures as residential. While I am not aware of the extent of vacancies in the commercial towers of the down town/city centre area, perhaps there are more properties that can be rezoned/refitted/re-purposed.

The overall emissions/environmental handprint and footprint of the proposed project likely outweighs that of changes to other buildings in the area.

Taking an even broader overview, the area between 109 Street - 104 Avenue - 105 Street and Jasper Avenue could be rezoned for 'culture park'. Examples of this can be found here https://www.songshanculturalpark.org/cms/en/index.aspx, here https://www.travel.taipei/en/attraction/details/586, here https://www.huashan1914.com/w/huashan1914_en/index and here https://eng.taiwan.net.tw/m1.aspx?sNo=0002090&id=A12-00102. A quick image search can provide further inspiration. These are only 4 examples from one other jurisdiction.

I question what this proposed development does for increasing the attraction of the city centre area. While Sir Winston Churchill Square, City Hall Plaza, Stanley A. Milner Library, AGA, RAM are condensed in one area and provide access to entertainment, these areas are largely concrete, steel, glass and some have barriers to inclusive access - not all can afford the ticket price to fine arts events. Family and kid friendly play areas and other outdoor recreational opportunities are limited. A large public park/greenspace adds value to the down town area in ways a high rise residential tower does not. The city places monetary value on trees across the city. Can more be done to mitigate some of the emissions issues from vehicle and commercial/municipal govt. emissions with an increase of solar installations and native plant parks? What else can be done to encourage community in an area that more or less 'clears out' becomes something of a 'ghost town' when people are not at work in the towers and such in the area and/or when there is not a festival on? The Churchill area can be one type of anchor at one end of city centre, the urban warehouse zone another anchor.

What if urban food production greenhouses went into this area instead? Year round fresh produce, restaurant/speciality food spots 'on location' and creation of employment opportunities for a cross section of Edmonton's diverse demographics?

I saw no mention of Indigenous involvement.

Additionally, the area essentially has one 5 minute city major grocery store - Save On on 109 Street. Perhaps the city would do better to dedicate at least a portion of this area to community gardening initiatives.

What of inclusivity and affordable housing? Supportive Housing is listed in 'Uses'. How would that work? This development sends certain signals that exclude many and seems likely to attract only... affluent disunity. In some ways, high rise residencies limit the abundance and vibrancy of communities.

Though not an emissions and environmentally sound choice, proposing that this development be positioned south of Jasper Avenue, somewhere between 102 Street - 105 Street - 99 Ave and 109 Street could work as an alternate choice. There are certainly a number of lots and 'underused' spaces in this area. Denser urban environments are important in terms of energy efficiency, stopping 'the sprawl', limiting the need for expanding public transit, encouraging exercise through 'walkability' and creating micro and SME opportunities so in this sense this type of development should be supported. That being said, I encourage planners with the city to think differently and do different things. There seems to be a fairly narrow view of what can be done to foster community coming from within the City planning department.

It's good the tower is smaller in the E-W direction, although it will still shade Alex Decoteau park significantly. It would be better to mitigate this by tapering the tower to the north and having the smaller tower portion to the north side instead. Looks like it shades the park for most of the year (including at the equinoxes.). Also the articulation of the commercial section at grade is poor and will be a wind tunnel at street level, especially as it faces the open park. Requirements for extra planting, articulated canopies or similar measures should be considered. Thanks!

Design is bland but looks a whole lot better than the rest of the other buildings around it. Yes, let's develop and add that density in the downtown.

Removed by moderator.

A little unimaginative in the way of design, but good density. Luxury suits are great but we need spaces for middle and lower income folks too. Mixed socio economics make for great communities.

Include sheltered patios and wind protection for good street life in the winter.

Really excited for this! Street interaction and the podium need to be well designed with the future park nearby. More 3bdrm units that aren't pent or sub penthouses would be great. Some other family and child friendly components would really help too (play room, small playground on podium, etc).

Denisty is great and much needed.

This project is great, and will contribute to a vibrant and lively downtown!

The proposal looks similar to what is already in the vicinity. The urban design brief suggests it will include "provision of family oriented units intended to create a downtown that attracts and retains families". There are scant education, recreation, and community association options for anyone raising a family in that part of town. I'm also concerned about the presence of hundreds more private vehicles originating in the downtown core.

This is a wonderful project. This area of downtown needs more development it’s such a dead zone!

Really excited for this development. It will bring much needed density and more retail to an area of downtown that could really use it. It's a perfect location for this kind of development.

Commercial space to be used as retail as it would be good location in adjacent to the new future central park.

Not concerned about the height or density, but do want to place more of a focus on the importance of a well-designed, integrated and active podium/main floor.

Shadowing is relatively minimal and on par with other major buildings in the area, but certainly some thought about that impact on our future Central Park is important.

Overall a high-quality project by a developer who does not sit on important sites and develops them into active new contributions to our evolving core.

Beautiful design- will add much needed density and vibrancy to the area, and make a great impact on our skyline!

I am PRO this development with its support of The City Plan urban densification on a primary node / primary corridor. It will also likely decrease homeless and criminal concentration at Beaver Hills House Park.

Overall it's not bad, a little chunky and there will be very big sun shadows when the sun is in the East and West parts of the sky. These shadows could potentially have a impact on the future central warehouse park and also to beaver Hills Park to The on 105 street.
I'd also like to see brick on the podium as this is technically still part of our warehouse district