CP 1)0410144 Of
URBAN RENEWAL CITY OF EDMONTON
CONCEPT REPORT SUPPLEMENTA
1756.1a I .E3 :07 1967a
44 2004)
CENTRAL
BUSINESS
ON ADDITIONAL STUDIES AND REVISED TERMINOLOGY
DISTRICT
THE CITY OF EDMONTON CITY PLANNING DEPARTMENT
EDMONTON - ALBERTA IN REPLY PLEASE QUOTE FILE NO AND REFER TO MR
D. A. McCullagh, Senior Planner - urban Renewal.
YOUR FILE
December 7
DATE
MEMORANDU M: Mr. R. A. Reid City Assessor and Tax Collector, Assessor and Tax Collector, Main Floor, City Hall. After a preliminary unofficial appraisal of the Urban Renewal Concept, Central Mortgage and Housing Corporation advised the City by letter dated August 8, 1967 to the following points: 1. "a) The Economic Feasibility Study needs to be completed, justifying the proposed land usqs. We appreciate that the Terms of Reference set out in the Agreement do not require this Economic Feasibilility Study or the Architectural Concept at this stage. However, in our judgment it is now clear that economic justification is essential before the Corporation and the Province can consider approval of the overall scheme. b) The architectural concept in respect to civic design aspects needs to be prepared. This need only be in a schematic form at this time and will be followed with a detailed architectural concept for the first scheme. c) Social aspects need to be studied for the entire overall scheme area (i.e. D.B.S. and other reports could be the source.) d) While perhaps unnecessarily, we wish to point out that we expect that City Council will realize the commitment significance of approval of the estimated costs and the timing program for the implementation for the scheme(s). The Corporation will consider Council's approval as a commitment to proceed. 2.
Concerning the presentation, because of inconsistent terminology, (e.g., this is a question of an overall scheme and a detailed scheme, not a "Study"; nor is there such a term as "urban renewal area") we suggest that an additional map be compiled defining on these various "areas" as discussed in the report, especially in the "Social" and "Economic" parts and showing their relation to the overall scheme and the detailed scheme." Cont
, 19
67.
The Urban Renewal Division of the department has since prepared a supplementary report to the Concept Report to provide additional data and illustrative material in response to the comments raised by the Corporation. A copy of this supplementary report has been attached for your information.
S. C. Rodger <" DIRECTOR OF PLANNING. DAM/sf Enclosure
e, ,c-leovA/7L-7c-41. -e-r-1.44 "401f1901",/
SUPPLEMENTARY REPORT ON ADDITIONAL STUDIES AND REVISED TERMINOLOGY OCTOBER 1967
URBAN RENEWAL CONCEPT REPORT This supplementary report provides additional information to the URBAN RENEWAL CONCEPT REPORT, CENTRAL BUSINESS DISTRICT - CITY OF EDMONTON with respect to the proposed economic feasibility studies, the architectural schematic concept, social data for the overall scheme area, and the revised list of recommendations.
A series of maps have also been provided which attempt to clarify some of the inconsistencies that appear in the original Concept Report.
PART I
STATEMENT OF PURPOSE
PART II
ECONOMIC FEASIBILITY STUDY
PART III
ARCHITECTURAL CONCEPT
PART IV
SOCIAL ASPECTS - OVERALL SCHEME AREA
PART V
REVISED TERMINQLOGY
PART VI
REVISED LIST OF RECOMMENDATIONS
PART VII
APPENDIX - SOCIAL ASPECTS
PART I
STATEMENT OF PURPOSE
On October 16, 1967, Edmonton City Council adopted the recommendations of the URBAN RENEWAL CONCEPT REPORT as revised and amended by the Urban Renewal Advisory Committee. The revised list of recommendations appear in this Report,.
This supplementary report contains information designed to elaborate on aspects of the Concept Report that have received additional attention since its publication (such as the economic feasibility study and architectural concept) or where the original material was insufficient in its presentation (such as the social data for the overall scheme area) and where revisions or amendments have altered the original text (such as the sections on terminology and recommendations).
Nothing in this Supplementary Report substantially alters the meaning or intent of the original work. Its purpose is essentially one of updating the original work and, where necessary, explaining in more concise terms, that part or parts of the Concept Report that appear insufficient or confusing.
4
PART II
ECONOMIC FEASIBILITY STUDY
Terms of Reference Stage One
Concept
Stage Two
Detailed Scheme
The URBAN RENEWAL CONCEPT REPORT had recommended in its list of recommendations, page 85, that "a feasibility study ... be undertaken immediately to evaluate the land use proposals recommended by the Concept Report ..."
While such a study was considered necessary by the Urban Renewal Division for detailed scheme proposals, the Division was informed that an economic feasibility study must be completed before approval could be given to the Concept Report by the senior levels of government. The original terms of reference did not require that such a study be undertaken prior to approval but the Division, recognizing the merits of such a study and being anxious to provide as sound a base as possible for renewal action, readily agreed to the proposal that an economic feasibility study be initiated and completed as part of the Concept Report.
In September 1967, terms of reference for an economic feasibility study were drafted and sent to those consulting firms indicating an interest in conducting such a study. The terms of reference which identify the extent of the required study are listed on the following pages.
6
CONCEPT
STAGE ONE
1.
A general analysis of the past, present and future growth prospects of the City.
2.
An assessment in general terms of the City's role to the region and to the north, and of developments which have had and will have a direct, major impact on City growth.
3.
General assessment of Edmonton's relative position to other western Canadian cities, that is, industrial growth, major transportation facilities, relationship to north, and other pertinent factors.
4.
In more depth, the past, present and future developments in the central business district, with particular emphasis on the Redevelopment Area.
5.
A determination of the feasibility of the proposed public urban renewal program for the areas identified by the Urban Renewal Concept with emphasis to the relationship of private versus public renewal--a generalized cost-benefit analysis for the proposed urban renewal program.
6.
Assessment of the role of the central business district as related to the expanded metropolitan population over the next twenty-five years, that is, regional shopping centres, major cultural facilities, and other pertinent community facilities.
7.
General assessment of the economic conditions within the proposed Redevelopment Area relative to the central business district and related effects of urban renewal on small businesses: emphasis on 97th Street businesses, Army & Navy Department Store, City Market, W.W. Arcade: possible techniques to encourage retention of healthy small businesses in redevelopment projects.
8.
Assessment of City's financial capability to pay for urban renewal programs as related to tax base, capital works, and other pertinent fiscal arrangements.
9.
Assess validity of proposed stage one boundaries.
7
10.
Assessment of land use demand, floor space and land requirements, for central business district uses for five year intervals--5, 10, 15, 20, 25 years; developments within and beyond metro boundaries which will have a market impact on these projections will have to be analyzed. (a) Retail (b) Office (c) Government (d) Hotel and Motor Hotel (e) Convention Facilities, Trade Mart, Coliseum proposal (f) High Density Residential (g) Institutional--educational complex, church, hospital, school, etc. (h) Parking (i) Wholesale and Warehousing
11.
Cost-benefit analysis of alternative land use proposals for the Redevelopment Area with emphasis on stage one.
DETAILED SCHEME
'STAGE TWO
.
1
Detailed economic analysis of the proposed re-use proposals for the land contained in the stage one boundaries; related to density, land value, lease values, disposal techniques, development control, and other pertinent factors.
2.
Recommendations concerning retention of existing buildings from an economic viewpoint; that is, Army & Navy Department Store, Royal Hotel, Salvation Army Hostel.
3,
Collaboration with architectural consultants to produce an economically feasible and aesthetically attractive redevelopment project, parcel concept appropriate for disposal. 8
PART III
ARCHITECTURAL CONCEPT
Terms of Reference Stage One
Architect's Role to be Secondary
Stage Two
Architect's Role to be Primary
The City was informed by Central Mortgage and Housing Corporation that prior to the Corporation being able to approve the URBAN RENEWAL CONCEPT REPORT, an architectural concept in respect to civic design aspects needed to be prepared, initially as a schematic form, to be followed by a detailed architectural concept for the first scheme. The Urban Renewal Division had recognized this need and included the following recommendation in the Concept Report. "The retention of an architectural firm to prepare an architectural concept for the renewal area to ensure that high standards of architectural design will be obtained and realized following the public renewal programs, and to study the feasibility of incorporating a sophisticated all-weather pedestrian circulation system for the downtown retail core area into a future urban renewal scheme embodying rehabilitation of commercial premises in association with such vehicular and pedestrian separation."
This recommendation was subsequently changed by the Urban Renewal Advisory Committee into two recommendations (Recommendations No. 6 and No. 7 of the Revised List of Recommendations, page 42 of this Report). As a result of the revisions, the all-weather pedestrian circulation system was put in the form of a separate recommendation that involved the proposed redevelopment area. As a result of this recommendation an architectural concept must consider the feasibility of a pedestrian circulation system. When these recommendations were presented to City Council on October 16, 1967, they were further amended to include the possibility of holding a competition to obtain an architectural concept of the renewal area.
It is proposed that an architectural firm with the necessary planning capabilities be engaged to assist the Urban Renewal Division of the City Planning Department in the preparation of a schematic concept; and following acceptance of the Concept Report by the senior levels of government to undertake an architectural analysis and the preparation of a detailed architectural concept for the first stage of the redevelopmept area. The terms of reference for this assignment are listed on the following page
10
STAGE ONE
ARCHITECTURAL CONSULTANT'S ROTF TO BE SECONDARY
A.
To act as advisory consultants to assist the Urban Renewal personnel of the Planning Department to prepare a schematic concept for the Overall Scheme Area (see page 30 of this Report) with special emphasis on the proposed Redevelopment Area (see page 38 of this Report) involving:
1.
A comprehensive network of vehicular, service and pedestrian routes for the entire area of study with some emphasis on weather protection.
2.
Land uses, their location and distribution.
3,
The relationship of architectural elements both within the site and with regard to their effect on the entire downtown area.
4,
The visual and physical integration of the new development with the City proper, the river valley and the proposed large scale freeway network.
5.
The retention of existing features and buildings which could be economically incorporated into the scheme.
6.
Ways of maintaining some of the desirable qualities already evident in the area, the specialty shops catering to the particular needs of the various ethnic groups, the low budget and secondhand shops. All of these are essential in any city, filling a definite need and providing vitality, variety and color.
The detailed architectural concept will be dependent to some degree on the results of the economic feasibility study, concerning the land use patterns which will affect massing and pedestrian movements. The studies must bear in mind the following objectives:
B.
1.
The creation of a vital core of interest and activity providing for improved employment and living opportunities in the area.
11
2. I The elimination of blight. 3.
The establishment of an urban design philosophy which could be extended to the whole of the downtown core, enabling the creation of a defined urban structure in which all the major elements have a clear functional and visual relationship with each other.
4. I The creation of healthy conditions for investment. 5.
The achievement of a multi-level, mixed use complex which will remain vital and active at all times, enabling the maximum use to be made of expensive downtown land and encouraging further activity in the downtown area for a greater portion of the day.
6.
A pedestrian circulation system segregated from vehicular routes enabling pedestrians to move freely through the area in comfort, convenience and safety, permitting the establishment of continuous activities undivided by wide swathes of highway.
7.
The creation of a clear and adequate hierarchy of vehicular access roads serving the area and linking it with the proposed freeway network, the remainder of the central business district and Edmonton as a whole.
8.
The provision of a comprehensive parking system and the integration of development with various forms of mass transit.
9.
The creation of an urban environment of high quality which will also set the standard and provide the impetus for the redevelopment and improvement of the whole downtown core.
To provide the necessary presentation material, reports, and three-dimensional model(s) required to advance the principles and contents of the schematic concept to all three levels of government.
12
ARCHITECTURAL CONSULTANT'S ROLE TO BE PRIMARY
STAGE TWO
Following approval of the URBAN RENEWAL CONCEPT REPORT and the schematic architectural concept, and subject to the work of the firm being satisfactory up to that time, a detailed architectural scheme would be prepared in conjunction with the Planning Department and the economic feasibility firm for the stage one area. The City would be responsible for providing the following data:
1.
An accurate survey of the site as existing--the grade and alignment of streets, sidewalks, adjoining properties, etc., contours.
2.
Any restrictions, rights, covenants, easements and boundaries relevant to the scheme.
3.
All available data on existing land use, social and economic conditions, relocation policy, and other renewal policies.
4.
Full details of all existing utility services: gas, electricity, sewers, water, telephone cables.
5,
All available information on the quality of the ground, bearing capacity, stability, depth of water table.
6.
A basic schedule of land uses envisaged for the area, with approximate floor areas, based upon an economic feasibility study.
7.
Full information on the proposed road network at present envisaged for the area--from freeways down to local distributors; all relevant traffic data and details of car parking requirements and policy.
8.
The basic structure of a pedestrian network for the area as envisaged by the Planning Department showing how it would relate to surrounding development, particularly the pedestrian system being established for the downtown area.
9.
The most recent City thinking on the public transport systems envisaged for the City in the foreseeable future with maps showing how the systems would relate to the redevelopment area.
13
PART IV
SOCIAL ASPECTS - OVERALL SCHEME AREA
Map
Social Data by Census Tracts 19 and 20
Map
Age of Population by Polling Divisions - Central Area
Map
Sex Distribution of Adults Within Central Area
Table 1
Population Characteristics, Marital Status and Birthplace
Table 2
Population Characteristics, Households and Families
Table 3
Age Grouping
Table 4
Age and Sex Grouping
Table 5
Ethnic Groups
Table 6
Wage and Salary Income
Table 7
Length of Occupancy
Table 8
Condition of Housing
Table 9
Occupancy Characteristics
Table 10
Types of Occupied Dwellings
In the URBAN RENEWAL CONCEPT REPORT, a superficial coverage of the population and population characteristics of the Overall Scheme Area was given on pages 27 to 29. The total population of the Overall Scheme Area was calculated to total 5,341 persons in 1965. The map following page 27 and table 20 of the Concept Report illustrates this population's distribution and residential concentrations within the Overall Scheme Area. On page 28 of the Concept Report plate 11 attempts to show the population changes in the central core as well as indicating the two major population concentrations adjacent to the commercial core. Population characteristics were not described for the Overall Scheme Area but only for the Redevelopment Area. In order to provide descriptive content of the population characteristics for the Overall Scheme Area, material from the 1961 Dominion Bureau of Statistics has been used. Census tracts 19 and 20 of Population and Housing Characteristics by Census Tracts contains the original source of information.
The material from the above mentioned publication has been arranged in table form with a brief explanation with each table. All tables follow the same general format. With only one exception, each table shows the absolute number of the characteristic under consideration for census tracts 19 and 20 combined. The per cent distribution of this characteristic for the combined census tracts is then compared to the per cent distribution throughout the City as a whole. After this comparison with the City, the characteristic is described in percentage expression for census tract 19 and census tract 20.
Three maps accompany this section of the Supplementary Report. On the page immediately following this introduction is a map showing census tracts 19 and 20. This map should be studied to understand the position of the Overall Scheme Area relative to the data supplied by the various tables. In addition to this map are two other maps that utilize civic census data (1965) and are included to demonstrate the age and sex distribution of the central area. The area covered by these two maps is almost equivalent to the area covered by census tracts 19 and 20.
Further material concerning the social characteristics of the Overall Scheme Area can be found in Part VII - Appendix - Social Aspects.
15
C.
Jasper
N.
Avenue
R.
A CENSUS TRACT 20
SOCIAL DATA BY CENSUS TRACTS OVERALL SCHEME AREA
CENSUS TRACT 19
RESIDENTI AL
16
AGE OF POPULATION BY POLLING DIVISIONS — CENTRAL AREA
CANADIAN
NATIONAL
The central area as illustrated opposite has a greater proportion of its resident population over the age of twenty-one than the city as a whole.
03
w ct I— cn
.. 4, z
City of Edmonton resident population over age twenty-one - 56.5%
0 I.-
0) ,r 0)
KEY 75 % OF POPULATION 21 YEARS AND OVER
91% OF POPULATION 21 YEARS AND OVER
SOURCE: CIVIC CENSUS 1965
17
SEX DISTRIBUTION OF ADULTS WITHIN CENTRAL AREA
CANADIAN
Sex distribution of the adult resident population in the area illustrated opposite showed striking predominance of one sex in certain localities of The areas the central area. predominantly male are separated by 38 to 48 percentage points over the adult female counterThe areas predominantly part. female are separated by 14 to 23 percentage points over the adult ma le components. City of Edmonton adult resident population 28.0% Male 28.5% Female Percentage Point 0.5% Separation
NATIONAL
K EY PREDOMINANTLY FEMALE POPULATION PREDOMINANTLY MALE POPULATION
SOURCE: CIVIC CENSUS 1965
18
TABTE 1
POPULATION CHARACTERISTICS
- MARITAL STATUS AND BIRTHPLACE
I
Population Characteristics Population
1961
Marital Status Single Married Widowed Not Recorded Birthplace Born in Canada Born outside Canada
Census Tracts 19 & 20 Number Per Cent
CitY Per Cent A
CT 19 Per Cent
CT 20 Per Cent
4.00..0 -3,
100.0
100.0
48.7 42.1 7.6 1.6
49 3 46.4 4.0 O,3
50.2 39.7 8.5 1.6
47.2 44.9 6.5 1.4
62.8 37.2
75 5 24 5
70.2 29.8
54.3 45.7
17,762
100.0 .
8,661 7,479 1,348 274 11,149 6,613
The population of census tracts 19 and 20 was 17,762 in 1961. Of this total, the Overall Scheme Area might have carried one-third--approximately 5,900 people. In terms of marital status there is little difference with the City as a whole. The proportion of widowed men and women is higher but this is due entirely to the greater number of aged people in the central area relative to its population. (See table 3 of this Report.) Both census tract 19 and census tract 20 have a higher proportion of widowed population than has the City as a whole. However, in regard to birthplace, census tract 20 differs substantially from census tract 19 and the City as a whole. The percentage of people who were born outside Canada in census tract 20 far exceeds that of census tract 19 and the City as a whole. 19
'TABLE 2
POPULATION CHARACTERISTICS - HOUSEHOLDS AND FAMILIES
Population Characteristics
Census Tracts 19 & 20 Number Per Cent
. City Per Cdr4 , g
CT 19 Per Cent
CT 20 Per Cent
Households One Person 2 - 3 Person 4 - 5 Person 6 - 9 Person 10 or More Person
6,523 2,526 2,647 897 406 47
100.0 38.7 40.6 13.8 6.2 0.7
100.0 40.4 44.0 10.3 4.7 0.5
100.0 36.2 35.4 18.9 8.5 1.0
Families No Children 1 - 2 Children 3 - 4 Children 5 or More Children
3,634 1,805 1,342 384 103
100.0 49.7 36.9 10.6 2.8
100.0 56.8 33.6 7.8 1.8
100.0 41.7 40.7 13.6 4.0
759
11.6
12.0
11.0
Households with Lodgers
-w-maaft The smaller household and family size of census tracts 19 and 20 compared to the City as a whole is the most salient feature of this table. The one-person household total for census tracts 19 and 20 is over three times the comparative figure for the City as a whole. Family size in census tracts 19 and 20 also show a tendency toward small family units. Couples with no children in this area comprise 49.7% of the total number of family units in the area compared with the City percentage of 28.8%.
20
'TABLE 3
AGE GROUPING
Age Group 0 5 10 15 20 25 35 45 55 65 70
- 4 years - 9 years 14 years - 19 years 24 years 34 years 44 years 54 years 64 years 69 years +
Total
Census Tracts 19 & 20 Number Per Cent
, City Ter Centl
7.6 5.4 4.5 5.7 10.8 17.8 12.1 11.4 10.7 4.5 9.5
1 11.0
17,762 100.0
100.0
1,360 957 794 1,012 1,916 3,161 2,160 2,018 1,897 801 1,686
8.8 6.8
I.'
6.1 2.2 4.2
This table shows the effects of the smaller family size as illustrated by table 2 and also the greater proportion of aged people. The accumulative total of preschool and school age children (age groups 0 - 19) show a percentage of 23.27. for census tracts 19 and 20 compared to 39.77. for the City as a whole. Similarly people of pensionable age (65 and over) have a percentage of 14.07. and 6.47. respectively.
21
TABLE 4
AGE AND SEX GROUPING
I
Age Group 0 5 10 15 20 25 35 45 55 65 70
+
4 9 14 19 24 34 44 54 64 69
Total
years years years years years years years years years years
Census Tract 19 Female Male
Census Tract 20 Female Male
2.9 1.9 1.8 1.9 4.6 9.7 5.0 4.4 4.1 1.6 4.2
2.7 1.9 2.1 4.8 9.8 9.3 6.6 7.0 6.1 2.5 5.1
5.0 3.8 2.7 2.1 3.5 9.7 7.3 6.7 7.5 3.5 7.2
5.0 3.3 2.5 2.4 3.2 6.8 5.5 4.5 3.7 1.6 2.5
42.1
57.9
59.0
41.0
100.07.
100.07.
This table provides percentage distribution of age groups according to sex in census tracts 19 and 20. Of significance is the greater age groups 15 - 19 and 20 - 24 of census tract 19. This item is supported by a random sampling of high rise structures in the central area that revealed large numbers of apartment units occupied by young, unmarried females.
22
TABLE 5
ETHNIC GROUPS
I
Ethnic Group British Isles French German Italian Netherlands Polish Russian Scandinavian Ukrainian Other European Asiatic Other - Not stated Total
Census Tracts 19 & 20 Number Per Cent 6,651 1,712 1,914 332 677 738 179 885 1,904 1,781 716 273
37.5 9.6 10.8
17,762
100.0
1.9 3.8 4.2 1.0 5.0 10.7 10.0 4.0 1.5
Ctty: *e.r, Cant
46. 6.1 12.2 1.6 3.5 4.0
0.8 5.2 11.6 8.0
CT 19 Per Cent 46.3 13.1 10.1 1.0 3.2 3.1 0.6 5.4
7.5 7.7
CT 20 Per Cent 27.3 5.7 11.6 2.9 4.5 5.4 1.4 4.5 14.4
12.7
1.0 1.8
0.7 1.4
7.9 1.7
1O0.0
100.0
100.0
The ethnic grouping in census tracts 19 and 20 shows the same general pattern as the City as a whole. People from the British Isles predominate with 37.5% of the population--though this percentage is less than for the City as a whole. In both the City as a whole and in census tracts 19 and 20 the same five ethnic groups form approximately 80% of the population. When the ethnic grouping of census tract 19 is compared to that of census tract 20, a different pattern emerges. The percentage of the population that claim ethnic attachment to the British Isles is 46.3% in census tract 19 while in census tract 20 it is only 27.3%. Ukrainian origin is the second largest group in census tract 20 with 14.4% while in census tract 19 this group dropped to fifth place with 7.5%. Asiatic ethnic grouping is fifth in census tract 20 with 7.9% while in census tract 19 it shares bottom place with those of Russian origin with less than 1.0%. 23
TABLE 6
WAGE AND SALARY INCOME
Income Levels
MAU,
Census Tracts 19 & 20 Number Per Cent
CT 19 Per Cent
CT 20 Per Cent
Under $1,000
400
9.1
7.9
10.3
$1,000 - $1,999
600
13.6
9.9
17.4
$2,000 - $2,999
936
21.2
18.0
24.5
$3,000 - $3,999
1,222
27.7
27.2
28.1
$4,000 - $5,999
937
21.2
26.0
16.4
$6,000 and Over
318
7.2
11.0
3.3
100.0
100.0
100.0
Total
Income levels are rough indicators of the socio-economic circumstances of the individuals and families of the population. In table 6 the highest percentage concentration of census tract 19 and 20 falls between $3,000 - $3,999 while in the City as a whole the highest percentage concentration lies between $4,000 $5,999.
Although below average income levels are common to both census tracts, there are marked differences between them. Census tract 20 shows considerably more people of low income proportionate to its population than census tract 19.
24
TABLE 7
LENGTH OF OCCUPANCY
Length of Occupancy
Census Tracts 19 & 20 Number Per Cent
CT 19 Per Cent
CT 20 Per Cent
Less Than One Year
2,012
30.9
34.2
25.8
1 - 2 Years
1,389
21.3
22.5
19.5
3 - 5 Years
1,010
15.5
15.3
15.8
788
12.1
11.3
13.4
10 Years and Over
1,320
20.2
16.7
25.5
Total
6,519
100.0
100.0
100.0
6 - 10 Years
Length of household 19 and 20 City as a
occupancy relates to the period of time during which the head of the has continuously occupied the dwelling. Table 7 shows that census tracts tend to peak on either end of the occupancy scale while the peak for the whole is between 3 to 5 years.
When the length of occupancy is shown for census tracts 19 and 20 separately the tendency toward bi-model peaking becomes very manifest for census tract 20. This indicates a split between the transient tenant household and the aged married couple with a retirement home.
25
'TABLE 8
CONDITION OF HOUSING
Period Of Construction
Census Tracts 19 & 20 Number Per Cent
City Pr..Cent
Census Tract 19 Census Tract 20 Number Per Cent Number Per Cent
Before 1920
3,207
49.2
1,863
47.5
1,344
51.7
Since 1945
1,095
16.8
799
20.4
296
11.4
961
14.7
446
11.4
515
19.8
In Need of Major Repair
As table 8 reveals, nearly one-half of the housing provided in census tracts 19 and 20 was constructed before 1920. This is in contrast to the City as a whole where only 15.57. of the housing was constructed before 1920. The amount of housing in need of repair within census tracts 19 and 20 is high in comparison to the City as a whole.
Census tract 20 has nearly one-fifth of its housing in need of major repair. Even census tract 19 has over twice the percentage of its housing in need of major repair as compared to the City as a whole.
The percentage totals of table 8 for the period of construction do not include that per cent of housing construction between 1920 and 1945.
26
TABLE 9
OCCUPANCY CHARACTERISTICS
Occupancy Characteristics
Census Tracts 19 & 20 Number Per Cent
City Per Cent
Census Tract 19 Census Tract 20 Number Per Cent Number Per Cent
Owner Occupied
1,479
22.7
63.0
581
14.8
898
34.6
Tenant Occupied
5,040
77.3
37.0
3,339
85.2
1,701
65.4
Total
6,519 100.0
109.0
3,920
100.0 2,599 100.0
There is a great discrepancy in the relationship between owner and tenant occupancy in census tracts 19 and 20 compared to the City as a whole. The City as a whole has approximately three dwelling units owner occupied to every one that is tenant occupied. In census tract 19 and 20 this relationship is reversed to the point of where approximately four dwelling units are tenant occupied compared to every one that is owner occupied.
This reversal is maintained in both census tracts. However, census tract 19 shows even a greater proportion of tenant occupancy to owner occupancy.
27
TABLE 10
TYPES OF OCCUPIED DWELLINGS
Type
Census Tracts 19 & 20 Number Per Cent
City Per cent
Census Tract 19 Census Tract 20 Number Per Cent Number Per Cent
Single Detached
1,677
27.3
70..9
634
17.4
1,043
42.2
Apartments, Flats
4,444
72.6
29.1
3,016
82.6
1,428
57.8
Total
6,121
100.0
100.0
3,650
657
10.7
13.4
280
Crowded Dwellings
100.0 2,471 100.0 7.6
377
15.3
The differences in occupancy characteristics as shown in table 9 are accounted for by an analysis of table 10. The number of single detached dwellings, which are usually owner occupied, only comprise 27.37. of the number of occupied dwellings in census tracts 19 and 20 while they consist of 70.97. of the City total.
The same reversal of single detached to apartment units exists in both census tract 19 and census tract 20. It is even more evident in census tract 19. Crowded dwellings showed the highest percentage in census tract 20.
28
PART V
REVISED TERMINOLOGY
Overall Scheme Area Sector Divisions Cordon Area Central Study Area Residential Concentrations Activity Cores Areas of Blight Redevelopment Staging Renewal Techniques
OVERALL SCHEME AREA
The Overall Scheme Area as illustrated on the following page is described as to location and selection of boundary on page 1 of the URBAN RENEWAL CONCEPT REPORT. The Concept Report also contains a map following page 1 which outlines its boundaries.
The study area as described and illustrated in the Concept Report is the OVERALL SCHEME AREA. All references to the study area in the Concept Report mean the Overall Scheme Area unless otherwise defined, viz., "Central Study Area" page 33.
30a
0, OPC.
0
"ocp
*
13'3°
co° s oo , cco
'6 91
P. 61001 , ..
8
5
-
0,13 c.
10 4
C==3
•VE
•
=It
11
ba_3 ] I
•II
0 0,
11
1711:4- LU-
111E1
JASPER 0011
111111
8111 911! Da]
AVENUE
o
° Q
-
„t t
E=3 L-4
.svp
0114
o
1
0 —A 0,2 p00Q,
•
° (PO°
cs6
oee,
S.
0 o scsc z
Ir g 01
ASCRUC-1.0 '30 CVCO"3' CO:30CP'
II
-A7n1V OP13 11116 ,DC wait 111111 Mi 8
Orr
OCP
0*.
i p t a;
u=r 9,3 9
•
MI MON
0 00
•
e
o0 0
aa I
a LH 0 g
OVERALL SCHEME AREA 0 o
0 C11
I
I •
1104', I_ 0
JU
"
30
o0
SECTOR DIVISIONS
The Overall Scheme Area was divided into three sectors as described on the top of page 4 of the URBAN RENEWAL CONCEPT REPORT. Reference is made to the three sectors throughout much of the physical section and in a portion of the social section of the Concept Report.
The division of the Overall Scheme Area into three sectors was arbitrarily determined as far as boundaries were concerned. The purpose of this division was helpful in making comparisons of survey results in the Overall Scheme Area.
The following map indicates the boundaries of the three sectors of the Overall Scheme Area.
3la
LE
LE
SNOISIAICI 2101D3S
117
Elir .11011
WI
00 0 â&#x20AC;&#x201D; 0000, ) cp Do
t,c) DOCCeZ60
% CO 0
'
The collection of survey data sometimes required the use of material that approximated the location and size of the Overall Scheme Area. This was always the case when other civic departments conducted independent studies involving some aspect of the central area of Edmonton. The Traffic Section of the Engineering Department did such a study in October, 1966 concerning the number of vehicles entering and leaving downtown Edmonton.
The information obtained from the Traffic Section and illustrated in the Concept Report utilized an area different in size and configuration from that of the Overall Scheme Area. Plates 3 and 9 of the URBAN RENEWAL CONCEPT REPORT are based on volumes that pertain to the area and configuration as illustrated on the following page.
32a
LIQCJULLJRICIIE.Y-sa'
Fre
14,1
I I Al
Er>--
-
SA SK A TCHE WA N HOP
R/VER
r
\_
CORDON AREA
32
Reference: Page 21 Concept Report
CENTRAL STUDY AREA
As stated previously, it was sometimes necessary to make use of material that utilized approximate boundaries of the Overall Scheme Area. In the URBAN RENEWAL CONCEPT REPORT, tables 11 and 14 illustrate information from the Metropolitan Edmonton Transportation Study of 1961. The area designated as the CENTRAL STUDY AREA or CSA is outlined on the following page.
For further information regarding the contents of tables 11 and 14, pages 14 and 21 respectively of the Concept Report, see the METROPOLITAN EDMONTON TRANSPORTATION STUDY, Volume 1: Requirements, June 1963, conducted by the Edmonton District Planning Commission and member communities in co-operation with the Government of the Province of Alberta.
33a
-6. el
; O 70,, 0 t ,c o 10 0°
nczD
otOot
cans
'3P-4 OGClcit
0
-0060 Ozota
°CcIN
\
0
S T UDY ARE A
*V.A *
0
8 0
CENT RAL
ovo,
•.4-
EE: •
::E0GE
LI1
1.
NINE
LI
MI
ii
'ATM
'
E
c
(71
to 1E2,41
.0 00-
D-n
ELLE 'I
„
(
mc35, 0-1
E'
;Bo
[RI —7
u'oco T;
611
rr,
01
.[Iip
Ian
gnbiiLl
TPFE] t1 c, ,0 • ODD
r4
i"
0
Oopprl
B o Zig _ 0 cDoo 17
Li lam
II Noocti
-17 CU
U
t
•
EDd[o
[
RESIDENTIAL CONCENTRATIONS
The URBAN RENEWAL CONCEPT REPORT comments on the population size of the Overall Scheme Area but does not attempt a descriptive analysis of the population characteristics except in the redevelopment portion of the Overall Scheme Area.
Table 20 of the Concept Report indicates three areas of residential concentration within the Overall Scheme Area. The map on the following page outlines these areas.
The term "residential concentration" is a misnomer in many respects, especially in the commercial area. As table 20 indicates, none of the residential areas can claim very heavy residential densities. Even the high rise residential density of 44 people per net acre is just above the General Plan figure of 40 people per net acre for low residential densities.
The "Commercial Area Concentration" has a scattered residential population This is graphically represented on map 20 following page 26 of the Concept Report.
34a
000 0 0 rA9
J Kg= 7 hL
01
°0°90
1111.81155.6TUNAM11.51103bLIMMIIIM111.0.4....11.01.1M
UEDA 0
DO
at
E
ACTIVITY CORES
The Activity Cores pertain only to the economic section of the URBAN RENEWAL CONCEPT REPORT. Plates 20 and 21, following pages 51 and 53 respectively of the Concept Report, indicate the five activity cores except that the Urban Renewal Core is referred to as the Urban Renewal Area. The map on the following page shows the correct designation.
It should be noted that the boundaries of the Urban Renewal Core contain much of the redevelopment portion of the Overall Scheme Area but are not identical with the Redevelopment Area as outlined on page 38.
35a
SE
S3NOD AllAIIDV
AREAS OF BLIGHT
The survey material in the physical, social and economic sections of the URBAN RENEWAL CONCEPT REPORT identified two areas within the Overall Scheme Area that were considered sufficiently blighted to warrant possible private and public renewal action. The criteria for determining blight across the three dimensions of blight (viz., physical, social and/or economic) were: (a) Poor condition of buildings combined with a high number of older structures. Any building built prior to 1935 was considered an older building. (b) Multiple ownership of land per block. This was considered a physical criteria of blight since physical division of land into many parcels created difficulty in the assembly of land for comprehensive development. It was an economic criteria in so far as the multiplicity of ownership throughout a block contributed to the general failure of that block to attain the type of redevelopment that zoning and the development density ratio indicated was possible.
Cont 'd.
36a
AREAS OF BLIGHT (Cont'd.)
(c) Rail spurs. (d) Low development density. This was considered to be an economic criteria if the zoning classification indicated that much higher development density was possible. (e) Overcrowded dwellings. This criteria pertained to residential dwellings only. (0 Presence of pathological population groups. This was a social criteria of blight which acknowledged skid row influences. (g) Marginal economic uses.
The map on the following page shows the location within the Overall Scheme Area of the two areas of blight. Area 1 is designated as a re-appraisal area and area 2 is designated as a redevelopment area.
36b
Reference: Page 81 - 83 Concept Report
REDEVELOPMENT STAGING
After the blighted areas of the Overall Scheme Area had been identified, the next task was to determine renewal techniques and staging sequences.
Redevelopment staging as portrayed on the following map shows the area that is subject to re-appraisal in 1972 as well as the redevelopment staging of the Redevelopment Area. The area designated as the reappraisal area is expected to be redeveloped under private auspices within the next five years. However, if this does not occur a re-appraisal of the area will be made by the Urban Renewal Division to assess whether or not public renewal action is required. The area designated as the Redevelopment Area is expected to have a redevelopment period of approximately fifteen years broken into three five-year periods.
37a
00 aoul OW
aS .
0011
AVENUE
REDEVELOPMENT STAGING 00C) n
1
I w
First stage 1967-72
IJC
r5 El o El
II
0 CD
0
0
C
Cl
g
I
.D! c::1 D 0 o — coJI (18 6„ E:10 3 1=S, AVEITE 911 _ 1) 0 ,,_,.
9
11111111M1
U ° : or
Second and third stages 1972-82 Re-appraisal area 1972
a
37
RENEWAL TECHNIQUES The renewal techniques, though mentioned in various places of the URBAN RENEWAL CONCEPT REPORT, are concisely summarized in Recommendations No. 2, No. 3, and No. 10 of that Report. The revised recommendations which appear in this Report are No. 2, No. 4, and No. 3 respectively. (See pages 41 and 42.) The Redevelopment Area is summarized by Recommendation No. 3 and is one of the areas of blight referred to previously. It is termed a Redevelopment Area since the urban renewal techniques of redevelopment applies totally to this area. The code enforcement area is covered by Recommendation No. 2 and No. 3 of the Concept Report. The entire Overall Scheme Area is intended to be subject to the enforcement of a Minimum Property Standards Bylaw.
38a
0„
o
'9.cood3Pi.° Va, •;..t:07031,
2° oo•OCCol., if.e°jj °
!al:0k
000097,1i.
*6: °
'''°b . °O woo 0
Go(
000
*Nt
RENEWAL TECHNIQUES =I EMI =I
Code Enforcement Area Redevelopment Area
38
PART VI
REVISED LIST OF RECOMMENDATIONS
On June 5, 1967, the URBAN RENEWAL CONCEPT REPORT was presented to City Council and from there referred to the Urban Renewal Advisory Committee for review and public hearings.
An advertisement was placed in the Edmonton Journal inviting persons and organizations to appear and/or submit briefs concerning the Concept Report. The advertisement ran for two consecutive days on June 19 and 20. The Committee held a total of five public hearings. During this time, nine different individuals and organizations submitted briefs and/or requested a hearing.
In addition to holding public hearings as requested by City Council, the Committee also reviewed the list of recommendations that appeared on pages 85 and 86 of the Concept Report. As a consequence of this review, a number of the original recommendations were either revised in content, placed in a different numerical sequence or deleted.
On October 16, 1967, City Council approved the list of recommendations as submitted by the Urban Renewal Advisory Committee. The revised list of recommendations follow this introduction.
40
RECOMMENDATION:
No, 1.
Approval by resolution of City Council to the objectives and areas recommended for renewal action under the first five year phase as identified by map 24 of the Concept Report to permit the preparation of a detailed urban renewal scheme for that area so defined.
No. 2.
A formal resolution of City Council that declared an urban renewal scheme area in existing Provincial legislation, will be areas a Minimum Property Standards Bylaw
No. 3.
An immediate commencement of a compliance program prescribing standards for the maintenance and occupancy of property through the adoption and subsequent administration of a Minimum Property Standards Bylaw. It is recommended that this program be administered throughout the study area, with particular emphasis to the following areas:
the areas covered by the Concept Report, be order that the City, under the terms of the able to apply and enforce throughout such as City Council may later see fit to enact.
The residential district south of Jasper Avenue, west of 102nd Street where individual properties are in a state of neglect, generally in anticipation of private redevelopment. The wholesale district north of Jasper Avenue, west of 103rd Street where derelict structures, old rooming houses and other residential buildings are not adequately maintained, creating isolated pockets of blight, which in turn have a depreciatory effect on large portions of the area. (c) The proposed redevelopment area east of 99th Street where there are many cases of overcrowding, unsanitary conditions and physical danger which could be minimized prior to redevelopment through the administration of minimum property standards.
41
No. 4.
A formal declaration by resolution of City Council that the area east of 99th Street to 95th Street, between the C.N.R. tracks and the North Saskatchewan River be designated a redevelopment area with all development proposals to be considered directly by City Council prior to an approved urban renewal scheme or schemes being prepared for component parts of the redevelopment area, subject to an opinion from the City Solicitor that this recommendation is in accordance with terms of relevant planning legislation.*
No. 5.
The retention of a recognized economic feasibility expert or firm in order that a feasibility study can be undertaken immediately to evaluate the land use proposals recommended by the URBAN RENEWAL CONCEPT REPORT; the expert or firm to be acceptable to all members of the partnership in accordance with recommendations advanced by the Provincial and Federal Governments.
No. 6,,
The retention of an architectural firm or firms, or alternatively and preferably the holding of a competition to obtain an architectural concept of the renewal area, to ensure that a high standard of architectural design will be realized to achieve the public renewal programs.
No. 7.
That the architects retained pursuant to the previous resolution be directed to consider the feasibility, within the renewal area, of incorporating a sophisticated all-weather pedestrian circulation system, involving vehicular and pedestrian separation which might link with such a system in the remainder of the downtown area; and that Council consider whether such architects might also be asked to extend such study to cover the downtown retail core.
*The City Solicitor advised that this is in accordance with the existing planning legislation.
42
No. 8.
To initiate necessary procedures to hire an Implementation Manager following the approval of the Concept Report by the senior levels of government in order that he will be able to prepare an effective and comprehensive public relations program and establish a Redevelopment Agency office within the Urban Renewal area, immediately following the senior governments' approval to the urban renewal scheme. The committee wishes to express its concern that an adequate salary be paid to employ a qualified Implementation Manager and not be restricted to the amount quoted in the Concept Report.
No, 9.
To submit an application through the Social Service Director for the City of Edmonton for financial assistance under the Preventive Welfare program to place a qualified social worker and an assistant within the urban renewal area to establish working contact with the affected residents and provide social counselling to those needing assistance.
No. 10.
To negotiate with the federal and provincial governments for financial assistance to purchase properties currently for sale or offered for sale within those areas flanking the approved phase 1 boundaries, such properties to be used for relocation purposes pending their incorporation into an urban renewal scheme.
The Urban Renewal Advisory Committee deleted Recommendation No. 6 contained in the Concept Report.
With regard to Recommendation No. 9 contained in the Concept Report, the Urban Renewal Advisory Committee dealt with this at its meeting of June 20, 1967, and recommended that two sites be acquired for public housing, as reported to Council in Report No. 1, at its meeting of June 26, 1967.
Recommendation No. 12 contained in the Concept Report was referred back to the Planning Department for reconsideration.
4-3
PART VII
APPENDIX - SOCIAL ASPECTS
The information contained within the following pages is a compilation of all the material that was originally collected for map 21 of the URBAN RENEWAL CONCEPT REPORT. For purposes of analysis, the information has been totalled for the west, central and east sectors of the Overall Scheme Area as well as percentage expression of the various social characteristics for the residential concentrations.
In the original collection of data, there was no attempt made to distinguish between the permanent population and the transient population. It will be found, therefore, that the population totals of the appendix will exceed that found in the Concept Report. For example, the 1965 resident population of the Overall Scheme Area totals 5,341 people. The population total of the appendix totals 6,034 people for the same yeat%
The source material for the appendix has been the Civic Census material, 1965, Assessors Department, City of Edmonton.
44
0016 0017 0018 0019 0020 0021 0022 0023 0026 0027 Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults Total Population of Each Block
Nil Nil
Nil Nil
3
3 1
1 2 4 3 7 3
Nil
Nil
Nil 1
Nil
4 Nil 3 1 Nil 8
Nil Nil
Nil Nil
2
3
Nil 1 2 1 Nil Nil
Nil
Nil
4 3 Nil
1 1
Nil
4 6 1 1 6 6 1 3 Nil 10 2 Nil
13
3
16
Nil
0028 0029 0030 0031 0032 0033 0034 0035 0036 0037 Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults Total Population of Each Block
2 1 9 7 3 4 22 8 4 4 3 21 6
1 Nil 21 13 9 10 26 27 7 6 1 32 10
Nil 38
Nil 1 5 2 3 1 12 1
3 Nil 1 Nil 14 2 1 Nil 1 Nil Nil 5 18 1 7 1
Nil Nil Nil
1 Nil Nil
1 1
15 5
Nil
Nil
63
13
Nil Nil Nil Nil
Nil 3 11 15 3 2 11 26
Nil Nil Nil
2 Nil 9 2 5 2 15 7 8 6 3 19 2
1
31 3
Nil
Nil
Nil
Nil
26
2
37
36
45
0038 Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults Total Population of Each Block
Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults Total Population of Each Block
0039
0040
0041
0344
0345
0346
0347
0348
0349
2 12 28 25 10 5 41 44
4 3 21 3 3
3 8 8 10
Nil 1
1 4 6
Nil
Nil
1 Nil 72 6 1
13 Nil 15 4 9
Nil Nil
7 16 44 18 7 14 51 56 9 8
4
1
Nil
Nil
Nil
Nil Nil Nil
59 6
27 2
Nil
Nil
9 20 87 29 5 22 78 100 9 9 3 112 26 6
20 34 9 2 42 25 2 5
13 14 1 1 14 15
75
29
196
86
0350
0351
0352
20 6
74 18
4 19 47 50 2 14 39 95 5 11 4 92 16
Nil
Nil
6
Nil
Nil
50
32
284
151
102
55
0353
0354
0355
0356
0357
0358
0359
19 28 84 5 2 20 78 82 10 69 9 85 39 22
2 14 46 16 1 7 21 65 20 21
6 50 97 52 5 33 87 160
5 14 37 9 4 3 22 52
Nil
13 4 Nil
16 36 93 4 7 18 88 90 23 56 12 55 36 39
5 19 31 9 2 6 25 43 5 6 2 46 12
22
258
241
4 1 6 8 Nil 2 4 17
Nil 1
Nil
Nil 12 26
Nil 3 6 26 Nil
5
Nil Nil Nil Nil
1 1 1
70 31 1
Nil
Nil Nil
Nil
100 1
10 2
2 12 41
Nil
1
25
24
3
Nil
Nil
1
Nil
63 17 Nil
126 48 7
63 5 9
6 2
4 12 41 9 3 7 41 34 6 10 4 57 9
Nil
1
1
127
273
100
11
94
80
2 3 Nil
Nil 2 4 4
Nil
46
Summary West Sector Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults
104 265 793 344 92 189 848 1,065 112 329 47 1,232 294 101
Total Population of Each Block
2,521
0168 Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults Total Population of Each Block *St. Regis **Royal George
0161
0162
0163 1 1 8 17 5 2 31 3
0170
Nil
Nil 10 Nil Nil
7 5 18 9 8 3 60 13 Nil
Nil Nil
Nil Nil
10
67 2
Nil
Nil Nil Nil
Nil Nil 10*
1 73
0171
0172
0165
0166
0167
2
3
Nil
Nil
1
1
6 6 2 4 18 5
7 13 2 1 31 1 4 2 4 34 1
Nil 32 1
2 Nil 59 4
19 11 5 9 43 13 3 2 4 42 9
Nil
Nil
1
Nil
33
70
65
42
0173
0174
0176
0177
Nil Nil
0169
0164
Nil
0175
Nil
2
1
Nil
Nil
Nil 7
Nil 1
Nil 2 3 4
Nil Nil Nil Nil 10 Nil
Nil Nil Nil 10
Nil Nil 10**
4
1
Nil
1
4 10
Nil 1
Nil
7 2
Nil Nil Nil Nil
Nil Nil Nil Nil
4
2 7 5
9
33
9
Nil
Nil Nil
Nil Nil
23
33
9 47
0178 Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults Total Population of Each Block
0179
0180
Nil 2 24 7 2 2 19 18 Nil Nil Nil 13 9 3 37
0181
0182
0183
0184
0185
0186
0187
1 Nil 1 Nil Nil 1 2 1 Nil Nil Nil 1 1 Nil
Nil Nil 2 Nil Nil 1 2 1 Nil Nil Nil Nil 1 Nil
1 4 33 24 14 6 60 25 Nil 2 2 66 9 1
Nil 4 12 31 4 1 49 4 1 Nil Nil 49 1 1
1 1 7 15 Nil 1 24 5 Nil Nil Nil 65 3 Nil
3 3 14 7 5 2 31 6 1 1 Nil 50 4 Nil
Nil Nil 5 3 Nil 3 170 152 1 3 2 355 3 Nil
3
3
88
54
70
58
361
0200
0201
0202
0205
0206
Summary Central Sector
0188
0189
Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults
1 11 16 10 Nil 2 35 10 78 15 Nil 140 3 1
3 1 12 1 Nil 1 15 3 Nil Nil Nil 13 2 Nil
26 34 194 162 40 43 630 207 90 31 14 989 58 8
8 6 28 20 11 17 61 28 6 14 6 54 20 Nil
8 8 62 60 47 22 157 50 25 18 22 138 43 Nil
Total Population of Each Block
148
18
1,208
107
250 48
PERCENTAGE DISTRIBUTION OF SOCIAL CHARACTERISTICS BY RESIDENTIAL CONCENTRATION (See Page 34 of this Report)
Commercial Area Concentration
High Rise Area Concentration
Redevelopment Area Concentration
Overall Scheme Area
Self-employed Civil Service Other Employment Retired Unemployed Housewife Males Over 21 Years Females Over 21 Years Males Under 21 Years Females Under 21 Years Children Under 6 Years Units of Single Accommodation Units of Family Accommodation Units Shared 2 or More Adults
28% 28% 27% 26% 15% 24% 27% 39% 33% 25% 10% 38% 22% 24%
27% 45% 27% 10% 6% 21% 12% 30% 17% 40% 13% 14% 26% 68%
45% 267 46% 64% 79% 55% 61% 31% 50% 35% 77% 50% 52% 8%
100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
Total Population of Each Block
33%
20%
47%
100%
Social Characteristic
50