FAQs
Physical Features of the Proposed Redevelopment
Affordable and Special Needs Housing
Community Impacts
Buying Homes in the New Development
Physical Features of the Proposed Redevelopment:
Q: Why do the shadow studies posted on the website not include the three times of the day for Dec. 21 (9:34 a.m., 12:34 p.m. and 3:34 p.m.) as are shown for the other shadow study dates?
A: There were no shadow studies done for 9:34 a.m. and 3:34 p.m. on Dec. 21 because the City of Edmonton does not require these times on Dec. 21 to be documented in shadow studies. Basically, the City does not require these times to be included in Dec. 21 shadow studies because the sunrise and sunset times that day are within an hour of 9:34 a.m. and 3:34 p.m. This means the angles of the sun at those particular times have sufficient slant that virtually every building, mature tree and other form with height will have some shadowing effect at those times.
To address possible shadowing effects, the proposed concept recommends repositioning the taller buildings to the east side of the development site, thus minimizing the effects of shadows on adjacent properties. This will make the shadow effects minimal because the high-rises are slim buildings.
Q. What studies have been done to show that the existing water and sewer lines can accommodate this increase in use? If upgrades are required to ensure no loss in the quality of service to the neighbourhood, what is the cost of those upgrades and who will bear those costs?
A: Associated Engineering, a very experienced local firm, has completed camera studies of the existing lines. As well, Associated has looked at the overall servicing plan. There will be significant upgrades required, costing as much as $7 million (2006 costs) with the potential of inflation adding significantly to that figure. Responsibility for bearing these costs has yet to be determined. The developer has been meeting with the City's Drainage Branch regarding these services and their costs.
Q: How many units will there be in each type of building in the development - how many rental apartments, townhouses (rental or owned), condos, etc.?
A: It is too early in the redevelopment process for anyone, including the developer, to know the specific breakdown in the types or numbers of units within the redevelopment project.
A number of things have to occur before the developer can work out specifics of this type. City Council’s approval of the redevelopment plan is a major requirement before the project team can determine specifics. You will understand that the type and number of each kind of accommodation unit will depend on Council’s approval of the total number of units, the number and size of all the proposed buildings, etc. We don’t anticipate that these answers will be determined for several more months.
When these larger concepts have been determined, then planning for the specifics within each unit can continue. Please continue visiting the website; it will be updated with details as they become available.
Q: Would the currently proposed 23-storey building be the same height as the originally proposed 25-storey building?
A: No, it would be shorter by the full height of the two storeys removed. It is also important to note that the building would be stepped back after the 19th storey so each storey above 19 is smaller than the one below it, ensuring a dramatic and interesting design.
Affordable and Special Needs Housing
Q: The plan proposes housing for seniors and handicapped people. Would this housing be suitable for people who can only live independently? Is there a component or a certain level of assisted living? Are the proposed units for rent or for ownership? How many of these units are proposed?
A: As you are aware, the developer is required to provide a minimum of 5 per cent affordable housing units, and discussions are continuing with the City about the best way to meet this requirement. At this time, the developers are not contemplating assisted living housing. You are correct, however, that the proposal does include accessible housing suitable for independent seniors or persons with disabilities. Again, it is premature for the project team to speculate on the number of these units or whether they would be rental or privately owned. These decisions will be made after the project team receives City Council approval for the overall project redevelopment.
Q: I understand you are looking at 5 per cent affordable housing for the redevelopment. Does this 5 per cent include only rental accommodation? Is home ownership included as well?
A: Any discussion of numbers of rental units should not be confused with affordable housing units. The City requires a minimum of 5 per cent of the total number of housing units to be allocated as affordable housing, but at present the City has not defined specifics of affordable housing units. In many projects, affordable housing includes only units that can be purchased. In the case of the Strathearn redevelopment project, the developer has proposed to the City that some rental units be included as affordable housing units. When the development is complete, the affordable housing units are offered at cost to the City – and are no longer the responsibility of the developer.
It should also be made clear that rental units will not necessarily be targeted toward lower income levels; there could be luxury rental units made available. However, again, it is simply too early in the process to talk more specifically about these plans.
Q: What recreational enhancements will this project bring to the Strathearn community? I did not see anything about tennis or basketball courts, swimming pools, lawn bowling or anything along those lines.
A: By your question, you would like to know specifics of the final plan. Planning for such a large redevelopment must be done sequentially, integrating many different components such as the number of housing units, their configuration and location, required and optional open spaces, traffic considerations and more.
These major, required components must be designed first. Discussion and design of public amenities will be integrated into the larger plan as they can be accommodated both physically and from a perspective of the developer’s financial viability. The financial viability depends on a number of factors related to the proposed redevelopment as a whole. If the redevelopment includes sufficient numbers of housing units to allow such hoped-for features as underground parking and substantial increases in open and green spaces, then the developer has more potential for considering public amenities.
The website will be updated as the project planning moves forward. Your question is an important one, but it’s simply premature at this point in the development of the project to give you a specific answer.
Q: I know studies have been done that show increased traffic volumes can be accommodated after the redevelopment, but how much more traffic can we expect in the neighbourhood?
A: Our draft analysis shows that the planned road system can accommodate traffic generated by the proposed 1,750 residential units and the proposed retail area.
There will be increased traffic volumes on 90 Street and 87 Street, but it is important to realize that the anticipated increase on these two streets would be roughly equal to what would have been expected had the approved 1984 redevelopment plan for Strathearn been built. Of course, traffic into and out of the community, particularly on 95 Avenue, will increase, and will be most evident during peak hours.
It is important to note that the projected traffic volumes for the completed development are well within the City of Edmonton’s guidelines of acceptability. When the development is complete, the average delay expected during the peak hour at the key collector to collector intersections is between 10 and 30 seconds, and may typically mean a one- to three-car queue.
The traffic study will be posted on the website as soon as it has been reviewed and approved by the City of Edmonton. Study results were determined by using industry accepted engineering methodologies and procedures for determining traffic volumes and traffic flows. In addition, we believe the projected traffic volumes may be higher than will actually occur.
We expect that the City will monitor those intersections with traffic lights (as is their standard practice) and can modify signal timings to reflect actual volume requirements.
Q: Why can’t the Traffic Impact Assessment (TIA) be posted on the website now, before the City approves it?
A: The technical document uses some assumptions such as trip generation and distribution characteristics, origin/destination information, background traffic growth factors, etc. We need concurrence from the City on these assumptions as the resulting volumes and conclusions are based on these applications. Posting a document which presents specific traffic flows without concurrence from the City (and leaving the potential of having these numbers change based on City requirements) may be confusing. It is standard practice that TIAs are not posted or made available before City concurrence with them.
The information will be available prior to the Council hearing date and also prior to the Planning Department's public meeting date.
Q: I’ve heard that Strathearn will experience construction for about seven years because of the redevelopment. Is this correct?
A: Yes, the full redevelopment project will take about seven years to complete. It is important to remember a couple of points. First, the owner/developers are very much aware of the potential impacts of the construction on the community. As good Strathearn citizens, they want to minimize any disruption. Second, the redevelopment will be done in stages, and each stage of construction would be contained as much as possible to the immediate area. Third, the City of Edmonton has certain requirements of developers in this regard to minimize disruption in the vicinity.
One should bear in mind that the proposed redevelopment is a long-term project and therefore the developers cannot afford any major negative disruptions from construction whether from noise, dirt or dust. It is in their best interests as well as those of the neighbourhood that every phase of development be executed successfully and without negative impact.
Q: What does a sustainable community really mean?
A: A sustainable community is one that maintains or enhances its vibrancy and energy over the long term. Communities can experience definite "life cycles" without planned interventions and revitalization efforts. There are examples in Edmonton and throughout North America of neighbourhoods that have not been kept vital and vibrant and that are not appealing places to live.
Sustainable communities need amenities and a variety of housing types to attract a mix of residents - from families to singles to older residents. Revitalization also can include physical upgrades to make the community more walkable for residents; this is the case with the proposed Strathearn redevelopment, with its vision of a small shopping area that would service the daily needs of Strathearn residents, more green and open spaces and more physical connections within the community.
Sustainable communities also require attractive spaces and places for residents to meet each other, informally and formally – whether at a street-side café, skating in the park or at a summertime musical gathering.
Q: When is demolition likely to begin?
A: The work to date has focused on preparation of proposed concepts, gathering and analyzing public input on proposed concepts, then adjusting the concepts. This work was required to complete the redevelopment application for the City of Edmonton. The redevelopment application was submitted to the City in January. The City now requires several months to evaluate the application and gather further public input. After the City completes these steps, the application will go to City Council for Council's decision.
Only after the above steps are complete will the owner/developers be able to develop detailed plans with specific timeframes for site work, financing and construction.
The website will be kept updated with progress.
Buying Homes in the New Development
Q: Will current Strathearn Heights tenants be given right of first refusal to buy units in the new development?
A: Current residents certainly will be given every opportunity to be one of the first to buy into the redeveloped community, and will be kept fully informed of all of the offerings.
Please be aware, however, that the project simply isn't yet at a point where the owner/developers have any specific plans for sale of the units. Before work even begins on the redevelopment, there are still many steps that must be completed.
The redevelopment application was submitted to the City of Edmonton in January. The City now requires several months to evaluate the application and gather further public input. After the City completes these steps, the application will go to City Council for Council's decision.
Only after the above steps are complete will the owner/developers be able to plan the specific timeframes for on-site work to begin. Only after this stage has begun - many months away - will the owner/developers start to formulate specific plans for the marketing and sale of the units.
Please keep reviewing the website, where progress of the project will be posted as it occurs.
Q: We are very interested in the development and would like our names added to the list of individuals interested in purchasing a condo in the development.
A: Thank you for your interest. The development is many months away from being able to participate in sales discussions. Please check the website for updated information.