Edmonton (Alta.) - 1981 - Old Strathcona background and issues (1981-05) by Edmonton Tower Resource Centre Online Library

THE CITY OF

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CATEGORY

DESCRIPTION

DENSITY

TYPICAL FORMS

R-4 General Residential

Apartment buildings in districts other than the City Centre. Senior citizen homes and One and two family dwellings alloaed.

Average 43 u.p.a. 93 p.p.a.

31/2 storey walkup apartments

R-5 Medium Density Residential

Apartment buildings adjacent to city centre and major regional centres up to 6 storeys. One and two family dwellings.

Average 73 u.p.a. 141 p.p.a.

31/2 storey walkups

R-6 High Density Residential

High rise apartments in locations accessible to transportation, work and recreational centres.

300 p.p.a.

High rise apartments to 150 feet.

C-2A General Commercial

Commercial strip areas along arterial roads.

3 - 4 storey commercial.

C-3 General Commercial

Specialized commercial operations which have largely lost their retail character.

3 - 4 storey commercial, greater height allowed at discretion of Development Officer.

P-1 Public Service District

Municipal services, schools fire halls, utilities, libraries, etc.

AP Public Parks

Neighbourhood parks and playgrounds.

Unclassified

Major developments which do not conform to any specific category but agree with the General Plan.

Distribution of Density Allowable residential density is currently highest along the river valley edge and gradually decreases toward the commercial area. Overall density allowable is medium to high; the permitted uses are primarily apartments ranging from walk-ups to high-rises. No areas are currently set aside for maintenance of low density housing types. Density is distributed on the philosophy that the river valley is the most prominent natural feature of Edmonton and should be made visible and accessible to the greatest number of people.

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2.3 RESIDENTIAL

Current Density

DEVELOPMENT

Residential densities in Strathcona currently average 38 persons for each residential acre (not counting roadways). The density is not evenly distributed but varies from a low often persons per acre in areas ofsingle family housing to a high of more than 300 persons per acre in blocks developed as high rise apartments. Approximately 1652 dwellings were identified from the 1980 assessment records.

Historical Development and Trends The first residential areas of Strathcona developed around the school located at 84 Avenue and 105 Street (See Map 5). Thereafter, development occurred in a concentric pattern around that school and other schools as they were built. Some housing from that preamalgamation period remains but generally the Strathcona area has undergone one period of redevelopment as evidenced by many bungalows of post-war vintage. Present housing in Strathcona is of three types (Map 6): 1.

Single family housing, generally detached (14% of total housing supply).

Walkup apartments (48% of total housing supply).

Highrise apartments (34% of total housing supply).

The single family housing is concentrated in the area around King Edward School and the community league grounds and in the area between the CPR lines and Saskatchewan Drive west of 104 Street. Some dwellings have been converted to duplexes but construction of new single family homes has ceased. Walkup apartments are dispersed throughout the area but are particularly common on both sides of 83 Avenue adjacent to the commercial area and around Old Scona High School. Four of the five highrises are concentrated along Saskatchewan Drive. The relatively small numbers of high rise and walk-up apartment buildings may give a false impression of their importance: these two categories represent 82% of the dwelling units available in Strathcona.

Ethnicity: — The major ethnic group is English (80%). Other significant groups are German (5.7%), French (3.2%), Ukranian (2.7%), Chinese and Japanese (2%). Tenure: — 94% of Strathcona's households rent. Household Size: — 91% of all households are one to two people (City average 50%, from 1976 Federal Census). — 6% of all households have children (City average 53%, from 1976 Federal Census). Detailed demographic data is found in Appendix 3.

Housing Condition A survey ofhousing conditions conducted in March 1979 (Figure 2) showed that 87% of the housing is in fair and good condition. Repairs to porches and steps, new shingles and paint were the most commonly noted deficiency with houses appearing to be in sound structural condition.

Demographic Profile Data derived from the 1980 Municipal Census indicate that Strathcona's population was 2469 people living in 1505 households. The area has a significantly higher proportion of non-family households than the City as a whole and a very high proportion oftenants. There are few school age children in the area. Overall, Strathcona is an area composed of young singles and childless couples living in rental accommodation. The following is a summary of the most notable demographic characteristics of Strathcona which are also represented in Figures 3 through 5. Age Structure: — 61% of the population is between the ages of 15 and 34 (City average 44%). — 7% of the population are school age children (City average 23%). — 11% ofthe population is 65 years ofage, or older (City average 7%).

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The business establishments are mainly small employing less than 10 people. A very high percentage are independent operations.

A high proportion of the businesses are tenants, 77% do not own the building where they operate their businesses.

Retail businesses are the largest single component of the business community (39% of total businesses), with furniture, clothing and food sales being most frequent. Professional services including medical, legal, accounting, engineering and architectural firms are the second largest component (24% of total).

Trade Area Both the 1978 business operator's survey and an independent survey of consumers* indicate that Whyte Avenue serves as large a trade area as a planned regional shopping center. Surveys of consumers in the Whyte Avenue area indicate generally that about 60% of trips originate in the south central area as shown on Map 7. This area has a population of approximately 40,000 people and lies within a 11/2 mile radius of the Whyte Avenue district. In size, variety of services, number of parking spaces and trade area, the Whyte Avenue core deserves to be ranked with the planned regional shopping centers such as Southgate and Bonnie Doon. The Whyte Avenue cornâ&#x20AC;˘mercial area is less dominated by general merchandise than would be expected in a planned regional shopping center and has a higher proportion of furniture, appliance, building and hardware outlets. However, the major features which differentiate the Whyte Avenue shopping area from a regional shopping center. is the lack of separation between vehicles and pedestrians and lack ofa climate controlled environment. * Johnson, D. B. "The Unplanned Commercial Nucleation as a Regional Shopping Centre" in Smith, P. J. Editor. Edmonton The Emerging Metropolitan Pattern. University of Victoria 1978.

Projections of Commercial Demand

arteries in the city. Whyte Avenue is the only major eastwest route between 63 Avenue and the River and provides the most direct links between Highway 14 and the University of Alberta. Strathcona is also a focus of several transportation proposals which are now under consideration. This section discusses both the current transportation system and the major proposals.

The General Municipal Plan has identified several opportunities for commercial development which will affect Strathcona: — The Whyte Avenue commercial strip has been identified for office infill development. — The area around the L.R.T. Station at Whyte Avenue and 103 Street and the area south of Whyte Avenue along the C.P.R. corridor are identified as locations for high density mixed use commercial development.

Roadway Network

Approximately 80,000 sq. ft. ofoffice space and 88,000 sq. ft. of retail space have been allocated by the General Municipal Plan projections to the Whyte Avenue commercial area. This level of development can be accommodated on vacant sites in the area in the immediate vicinity of the LRT and in scattered redevelopment along Whyte Avenue.

Strathcona's roadway network is built on the grid system with streets aligned north-south and east-west.

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2.5 TRANSPORTATION The transportation network in Strathcona is significantly influenced by its function in the City and the region. Strathcona is located adjacent to major river crossings and experiences considerable impact from through traffic moving in and out of the Downtown. Its location in the inner ring of older residential neighbourhoods also means that it experiences heavy pressure from more outlying communities. Development of suburban communities in south central Edmonton and in the area along Highway 2 will mean increased pressure on north-south routes into the city..Strathcona also sits astride major east-west traffic

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Major arterial roads in Strathcona as designated by Bylaw include (Map 8) Saskatchewan Drive and Whyte Avenue as the major east-west streets. Project Uni has created a north-south couplet using 103 and 104 Streets. 103 Street is the major north-bound street and 104 Street is the major south-bound street. 83 Avenue, 84 Avenue and 85 Avenue are one-way streets north of Whyte Avenue; 81 Avenue and 80 Avenue are one-way south of Whyte Avenue. Many of Strathcona's traffic problems are the result of congestion at major intersections just outside the Plan area. 88 Avenue at Saskatchewan Drive, Whyte Avenue at 99 Street, Saskatchewan Drive at Queen Elizabeth Park Road and Saskatchewan Drive at 99 Street are major problem intersections in the area. Traffic at these intersections backs up into Strathcona as vehicles move towards the river crossings. Intersections are further congested by high numbers of turning movements which require special phasing of lights and increases the length of each signal cycle. Present peak hour flows (A.M. and P.M.) are shown on Maps 9 and 10. Peak afternoon traffic flows prior to Project Uni are shown on Map 10. Peak afternoon traffic flows after implementation of Project Uni are shown on Map 16.

A.M. Peak Flow

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Short Cutting Short cutting on residential streets is a problem in Strathcona. The major causes include: 1. Constraints at major intersections encourage traffic to seek a quicker indirect route using residential streets. 2.

The grid system facilitates short cutting traffic.

Traffic signals at 105 Street and 101 Street on Whyte Avenue make access to the residential areas easy.

Map 11 shows streets with short cutting problems. These streets exhibit the two highest severity ratings for local street volumes. 101 Street, 104 Street, 105 Street, 83 Avenue and Fort Hill Road have volumes of more than 2,000 vehicles per day. 106 Street, 84 Avenue, 86 Avenue and 87 Avenue show volumes between 1,000 and 1,999

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vehicles per day. In comparison, average local street volumes in Edmonton are about 600 vehicles per day. Residential traffic was the subject of meetings in the community in May 1979. Three alternatives for reducing neighbourhood traffic were prepared for public discussion. None of the alternatives was preferred by the community. Further examination of the problem will be undertaken after evaluation of Stage I of Project UNI.

Accidents Map 11 also shows locations of traffic accidents in the Strathcona area. There are several extreme accident locations. The high accident level in the area is attributed to high volumes on residential streets and particularly on a high demand for through movements and turning movements where local streets intersect arterial roads.

Traffic: Shortcutting and Accidents map 11

1000 to 1999 vehicles per day More than 2000 vehicles per day

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Commercial Parking Map 12 shows current off-street parking in the Strathcona

Plan area between 80 Avenue and 84 Avenue. A total inventory of 679 off street stalls was available as of October, 1979. As a result of a major capacity problem identified in preparation of Project UNI some parking on Whyte Avenue was removed in the first halfof 1980. The parking bans have since been rescinded. 263 on-street stalls are currently available.

That the City further pursue with adjacent businesses the matter of metering side street parking on streets that intersect Whyte Avenue.

That City owned land within one one block ofWhyte Avenue is considered for public parking as it becomes available from its present use. This could mean the removal ofbuildings ifthe parking was very critical in a certain block.

That the City improve the pedestrian access to the municipally owned parking lot at Whyte Avenue by the use of markings and signs.

A joint committee of businessmen and city representatives has been organized to study future traffic and parking changes in the area. The Joint Committee presented its findings to Council in November 1980 (Appendix 7), which are as follows:

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That the City pursue in greater detail the possibilities of creating additional off street parking stalls in the critical areas of parking shortages along Whyte Avenue. In addition a further review be made on the possible change of 81 Avenue parking lot to a ticket operation. This review should be made after a decision is made and responsibilities have been assigned by the Parking Authority.

That the City undertake operational improvements such as traffic light sychronization, left turn channelization as soon as possible.

That the city hold discussions with the South Side Businessmen's Association prior to any major traffic or parking control changes on Whyte Avenue.

In summary, the Committee discussed and reviewed most ofthe issues concerning parking on and adjacent to Whyte Avenue but no significant changes were agreed to by the Committee to significantly increase the parking adjacent to Whyte Avenue.

Public Transit Service

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Five bus routes directly serve the Strathcona area. Additional transit service is provided by routes running on 99 Street and 109 Street. The #43 and #143 routes run northsouth along Saskatchewan Drive and 103-104 Street connecting Downtown to Southgate (Map 13). The #46164 route runs east-west along Whyte Avenue connecting Downtown and the University. The #8 and 1/63 connect the University with the Bonnie Doon area. Changes to the roadway system as a result of Project UNI has required rerouting of the 1/43 and #143 routes.

An Edmonton Transit garage is located on 83 Avenue at 103 Street. The location of this garage means about 60 buses use local streets for access. Highest volumes of inbound buses occur between 8:00 and 10:00 A.M. (39 buses) and between 5:00 and 7:00 P.M. (43 buses). Outbound bus movement is highest between 5:00 and 7:00 A.M. (58 buses) and 2:00 and 4:00 P.M. (38 buses). In addition changes will be necessary to provide access to the garage as a result of Project UNI. Map 14 shows proposed changes to garage access.

Transit Routes

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Project UNI is a traffic management plan for the Southside, west of 99 Street. This plan was adopted by City Council in March, 1979 to be implemented by the end of 1981. The traffic plan aims to: 1.

Improve travel times on arterial roadways from the southside to the Downtown area.

Utilize the existing roadway network more efficiently, thereby reducing need for roadway improvements and construction .. As. an anrillary benefit Project UNI is expected to reduce short cutting through residential areas. •

Project UNI can generally be described as a one-way system (Map 15). The plan involves a one-way flow northbound on 103 Street, down Queen Elizabeth Park Road or Walterdale Hill, and continuing across the 105 Street

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Bridge which becomes one-way northbound. The traffic then connects to 97 Avenue via 103 Street and 105 Street. The southbound flow proceeds across the High Level Bridge to the intersection of 88 Avenue and 109 Street where the traffic can continue south or turn east on Saskatchewan Drive to 104 Street. Southbound vehicles will continue on 104 Street to 51 Avenue. The section of 104 Street between 83 Avenue and Saskatchewan Drive will remain two-way because the boulevard will remain, but its major function is in carrying southbound traffic. The oneway system will be accompanied by other measures to improve traffic flow including parking bans, new signals, alterations to the existing signal phasing, geometric improvements, turning regulations and directional control.

2. Short cutting will be reduced on local streets in residential areas. 3. Bus travel times and passenger waiting times will be reduced. 4.

Parking restrictions are desirable on Whyte Avenue to provide additional roadway capacity in the short term and to provide bus lanes in the long term.

Passenger car travel times will be reduced to and from the Downtown area.

6. Direct access (uphill) from the Kinsmen Field House will be lost.

Impact of Project UM Project UNI is the first of the major transportation proposals in Strathcona to be implemented. Although it is not intended to serve as a long range solution to traffic problems on the south side its effects will be substantial. These impacts are summarized below. 1. Peak hour volumes will increase on arterial roads as shown in Map 16.

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South Corridor L.R.T. The South Corridor Light Rail Transit line is proposed to go through the Strathcona neighbourhood. As Map 17 illustrates the line will cross the High Level Bridge and follow the alignment of the Canadian Pacific Railroad. A station will be provided to facilitate movement to the University at 107 Street. The L.R.T. line continues at grade to the east side of 104 Street at about 85 Avenue where it will begin to go underground. A major underground station will be built at Whyte Avenue and 103 Street. The line will return to grade and continue along the right-ofway to 23 Avenue where it will branch to Mill Woods and possibly Kaskitayo. If the Canadian Pacific Railroad does not relocate, the at grade section of L.R.T. between 104 Street and 106 Street will require 4 residential properties on the south side of the right-of-way (lots 1, 2, 3 and 4 Block 99). If C.P. Rail relocates two of the lots in Block 99 would no longer be required.

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105 Street Bridge Approaches The City has been considering construction of a new 105 Street Bridge since the 1960's. In March 1979 City Council adopted a new route between 102 and 103 Street along the vacant railroad right-of-way as a route for the proposed approaches. City Council has also approved a staged implementation plan for the 105 Street Bridge and its south approaches. The Stage I Implementation Plan suggests that 103 Street between 63 and 81 Avenues be one way northbound. At 81 Avenue and 103 Street, the roadway will connect to a two-way road built on the old C.P. Rail right-of-way which in turn will connect to the new three lane northbound bridge (Map 18). Southbound traffic will use the existing Walterdale Bridge which will become one way. It will connect to Walterdale Hill or the roadway corridor to be built on the C.P.R. right-of-way. At 103 Street and 83 Avenue the traffic will flow down 83 Avenue to 104 Street where it will turn south. The 104th Street route is two way to 75 Avenue where it continues one way south to 63 Avenue.

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The final roadway plan is similar; however, the existing bridge will be replaced. The roadway corridor built on the old C.P. Rail right-of-way will be extended to 76 Avenue and the Whyte Avenue intersection constructed.

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The 105 Street Bridge approaches would bisect Strathcona. North of 85 Avenue the approach roads would be depressed to reduce steep grades in the river valley section. (Map 19) The roadway would be approximately 40 feet below existing grade at Saskatchewan Drive. The angle of descent between 85 Avenue and Saskatchewan Drive and the limited width of the railroad right-of-way precludes the possibility of sloping the sides of the embankment. A retaining wall will be required. This affords little possibility oflandscaping the right-of-way or softening the transition between the roadway and the residential areas on the east and west.

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At this time the future of the bridge approaches is uncertain. A decision to construct the bridge will be deferred until the Transportation System Functional Planning Study is completed in 1982. As an alternative, a refinement of Project UNI may be implemented. A grade separated crossing at 103 Street and Saskatchewan Drive would be used to connect existing roadways to the 105th Street Bridge.

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tion recommended by the study is similar to existing development in the area consisting of office and high quality light industry and warehousing in one and two storey structures.

The Canadian Pacific Rail Relocation Study (Map 20)was initiated to examine the possibility of removing and relocating the Downtown and Strathcona C.P.R. yards. The resuks ofthe Study indicated that the relocation ofthe yards would be feasible as a joint venture for the City of Edmonton and Canadian Pacific Rail. Initial negotiations to relocate the yard facilities have begun. The land which would be affected by the C.P.R. Relocation lies east of 103 Street and south of Whyte Avenue. The development op-

2.6

COMMUNTIT FACILITIES AND INFRASTRUCTURE Schools Three schools are located in the Strathcona area (Map 21). King Edward Junior High School and King Edward Elementary School have current enrollment of 410 students of which one half are from the local area. The remainder ofstudents come from other parts ofthe city. The present enrollment does not use the full capacity of the school which has served as many as 600 students in the past. At the present level of enrollment the school is not in danger of closing. St. Anthony's School is presently used as a teacher training center for the Edmonton Catholic School District. Separate school students in the area attend Mount Cannel School. Old Scona High School was the first school built in Strathcona and at one time housed the University of Alberta. It has since served as a high school and a branch of Grant MacEwan Community College. It now serves as an academic high school with an enrollment of approximately 180 students from all over the city.

one of three priority neighbourhoods for parks improvement in the new Master Plan. A total of 3.4 million dollars is allocated for development of parks in these three neighbourhoods. Additional funds will be available from the redevelopment levy for acquisition of park space within the Strathcona plan area. A survey (Appendix 4) was conducted in the Strathcona Plan area to identify the facilities and activities which were most desired by residents. The results of the survey showed a particular preference for court sports including tennis and racquet ball. Bicycle paths, public skating, outdoor concerts and tot lots were other significant responses. Ornamental parks and green space rated as a relatively low priority.

Community League Facilities

For parks and recreation purposes Strathcona is included in a district which extends from 107 Street to Mill Creek Ravine. This area has approximately 3.5 acres of park space. Based on population, the Strathcona park district is deficient in park space by 8.2 acres. The deficiency in park space is most noticeable east of 101 Street where no park space exists. Within the Strathcona Plan area there are three park areas comprising about 3.5 acres:

Strathcona Centre Community League (usually called Scona Community League) serves the area north of Whyte Avenue between 107 Street and Mill Creek Ravine. Its grounds are located on 86 Avenue west of 101 Street on land leased from the City. The site is about 2.3 acres in size. Current facilities on the grounds include an outdoor hockey rink, dressing rooms, childrens play area, wading pool and a small community league building. In early 1978 the Community League conducted a survey of residents to identify facilities and programs which were needed to serve the community in the 1980's. From this survey, a program of development (Appendix 6) was prepared and submitted to the City for consideration for major cultural, and recreation facility funds. The current building program is: 1. 4 tennis courts with appropriate foundations and anchors for an air support structure. An air support structure over the tennis courts will be added at a later date.

an outdoor hockey rink.

a new 8000 sq. ft. community league hall including change rooms, small meeting rooms, areas for playschool and sorinl functions and large meetings. The second floor would overlook the tennis and hockey arenas and provide a place for spectators.

Parks and Open Space

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The Strathcona Craft Cottage and Old Bowling Greens The Strathcona Library Park Strathcona Centre Community League.

Other recreational opportunities are . available on the grounds of King Edward School and Old Scona High School. Residents of Strathcona have good access to Queen Elizabeth Park, Kinsmen Park and Capital City Park in the river valley. Swimming pools are available in each of these parks. Gymnasium and running tracks are located in Kinsmen Park. The five year Parks Master Plan has emphasized the development of neighbdurhood level park facilities over district level facilities. Strathcona has been identified as

library use is now confined to the first floor. A survey was conducted in 1977 to determine whether the library should remain open but no long range plans have been made. A major restoration of the building is necessary but funds are currently lacking for this purpose. 2.

The No. 6 Fire Hall at 10329 - 83 Avenue. The station has been upgraded in recent years and could be used for up to 20 years.

The South Side Health Clinic at 10335 - 83 Avenue is operated by the City of Edmonton Local Board of Health and was renovated in 1978.

The Handicapped Housing Society of Alberta operates from the former Civic Block on 83 Avenue.

The S.C.O.N.A. Center at 104 Street and 84 Avenue provides a drop-in center, meals, and assistance for senior citizens particularly those living in rooms in commercial buildings in the area.

The Walterdale Theatre housed in the Old No. 6 Fire Hall provides live theatre in the Strathcona area.

Utilities Utilities in Strathcona are subject to pressure from higher levels of redevelopment and from age and deterioration. Sewer relief construction is underway in the area at the time of writing. The storm sewer system is being upgraded in this program to provide higher capacities for runoff. The sanitary sewer system is being upgraded at the same time as necessary. Relief construction was completed in 1980. Previous to relief construction the sewer capacity was inadequate to handle peak runoff. Although the sewer system has been improved at this time a large reserve capacity is not being provided. There is still a need to assess runoff problems in new development and to provide storm water management systems as necessary to avoid over burdening the sewer system. Water main capacity is adequate for any type of development.

Other Services Other community oriented facilities in Strathcona include: 1. The Strathcoria Library at 8331 - 104 Street. The

The power distribution network in Strathcona is primarily above ground. Major power ducts in the vicinity of Whyte Avenue are now near their maximum capacity.

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2.7 HISTORIC

RESOURCES The Strathcona area has a significant group of buildings which are reminders of its beginnings and provide strong links with its past. These buildings are of three major types: 1) Pre-World War I commercial structures generally along Whyte Avenue between 103 and 104 Streets; 2) residences built before World War I and 3) institutional buildings. Of the historical or architectural significant buildings in Strathcona twelve have been officially designated as historic resources by the Province. They are:

Industrial The Ritchie Mill 102 St. & Saskatchewan Drive

Residential McKenzie (Galper) Residence 8603 - 104 Street

Institutional Connaught Armoury 103 St. and 85 Ave. Fire Hall #6 10327 - 83 Ave. Knox Presbyterian Church 8403- 104 Street

Comtnercial

Strathcona Library 8331 - 104 Street

Chapman Bros. Ltd. 10423 Whyte Ave.

These buildings are shown on Map 22.

Dominion Hotel 10324 Whyte Ave. Princess Theatre 10335 Whyte Ave. Richards Block 10422 Whyte Ave. Ross Block 10313 Whyte Ave. Strathcona Hotel 10302 Whyte Ave.

Power to designate historic structures was extended to municipalities by the Alberta Historic Resources Amendment Act, 1978. To date no municipal designations have occurred. The Old Strathcona Foundation and its partners, The City ofEdmonton and Heritage Canada have actively promoted public and private restoration in the area since 1976. In addition, matching grant funds are made available by the Provincial government for restoration of the sites it has designated. Examples of restoration and adaptive reuse of buildings include the Number 6 Fire Hall, now used as a theatre, the recent restoration of the Tipton and Hulbert Blocks on Whyte Avenue for commercial uses and the renovation of the Strathcona Hotel and the Connaught Armoury.

In residential areas the City has undertaken repairs and limited restoration on most of its houses in the area under its agreement with the Old Strathcona Foundation. The primary method of maintaining houses and other structures is by means ofa covenant running with the title ofthe property which commits the owner to maintain the property in perpetuity. Such covenants will be registered on properties owned by the City, Heritage Canada and the Old Strathcona Foundation. It is intended to apply covenants to approximately 40 houses in the area at this time.

III I II I II I 11_ _11

86 avenue -

85 avenue

84 avenue

City Owned Land map 22

whyte avenue

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80 avenue

40 87 avenue

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map 23

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whyte avenue

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CHAPTER 3

ISSUES LAND USE CONTROL ISSUES 3.1

What is a realistic limit for population in the area? The ultimate population which Strathcona should support and the impact of this population on the character of the community and the capacity of its facilities is a concern. The Strathcona area currently has a high overall density and pressure to allow increased densities will continue. The primary reasons are: 1. 2. 3. 4.

accessibility to the Downtown and University; to make maximum use of existing roads, utilities and school facilities; proximity to the proposed south L.R.T.; land use controls currently encourage higher density.

Introduction of medium and high-density land uses requires greater attention to the impact of the density on the neighbourhood, if the characteristics of the community which make it attractive are to be maintained. 1. 2. 3.

the built form must harmonize with existing development and be compatible with it. facilities and infrastructure (schools, roads, parks and utilities) must not be overburdened. considerations of privacy and dwelling amenity are more important at higher density.

Realistic limits must be set for the maximum population which the area should support and land use controls should be instituted which will achieve that target in forms that maintain the appearance and amenity of the community.

Redevelopment Opportunities in Strathcona should be integrated with surrounding areas. Major redevelopment projects have been proposed for the C.P.R. Strathcona Yards and for the corridor between 103 and 104 Street immediately south of the Plan area. The future land uses in the southeast corner of Strathcona must be planned to consider the eventual redevelopment of these areas with the aim of ensuring that land use and density are complementary.

New transportation proposals centering on Whyte Avenue make a redistribution of density desirable pro ; viding for highest density at points of high accessibility. This change is consistent with policies and objectives stated in the General Municipal Plan regarding distribution of density in inner city neighbourhoods and location of areas of higher density.

The population of Strathcona is predominantly young adults in rental accommodations. Concern is expressed over the gradual reduction of the family environment. This trend is exemplified by three statistics: 1. 2. 3.

3.2 RESIDENTIAL

DEVELOPMENT ISSUES

In 1980 94% of Strathcona residents were tenants. 82% of all residential units in Strathcona are in highrise or walkup apartments. The percentage of school age children is low (7%) compared to the City average (23%).

This trend acts as a de-stabilizing influence because: 1.

It threatens the long-term viability of local schools and, Tenants may be less concerned with the long-term future of the area.

The Distribution of Residential Density is no longer appropriate.

The existing controls provide for the highest density along Saskatchewan Drive with densities gradually decreasing toward Whyte Avenue. Some impacts of the existing land use controls are:

Commercial Uses are expanding into Residential areas

— a high potential for incompatible building forms; — an emphasis on types of accommodation which are not usually suitable for families; — an emphasis on accommodation which does not usually provide opportunity for ownership of the residence. — instability and uncertainty concerning the future of the area.

There is a trend for high quality offices (primarily architects, lawyers and professional associations) to locate in large older homes in the residential area North of the C.P.R. mainline. This trend has begun only recently and the offices have not caused any significant disturbance in the area to date. The number ofoffices must be controlled and restricted to types which do not cause additional traffic and parking problems or undermine the stability of the residential uses.

3.3 COMMERCIAL

DEVELOPMENT ISSUES How can the Commercial area be given a boost? The commercial strip of Strathcona is not decaying but there is considerable need for improvement and upgrading if it is to realize its full potential as a shopping and business area. In an effort to be modern and compete with newer shopping areas many facades and building entrances have been remodelled to resemble their modern counterparts. Very few buildings have taken advantage of the unique qualities of the area which may be Strathcona's best chance to compete. Businesses must also be encouraged to work together: unified promotion, advertising and streetscape improvement in conjunction with an overall theme based on turn-of-the-Century commercial architecture can help to create an image of Strathcona as a complete shopping area rather than a collection of individual businesses.

Parking problems in the Commercial Area have a bad effect on business Parking is a long standing issue in the business community. The problem is two-fold: 1. an immediate parking problem as evidenced by dependence on street parking 2. a long term problem as new office and retail development is added in the business district. The problem is additionally complicated because little opportunity is available to add convenient parking in the business district since buildings are commonly built to the property line. Theparking problem also impacts the residential areas in Strathcona. All day employee parking North of Whyte Avenue has become a problem for residents and decreases the availability of convenient parking for their needs.

More office development is needed to expand the economic base of the commercial area. Traditionally Whyte Avenue has provided a wide variety of shopping and services to the Southside. Businessmen have identified a need for more office development to broaden the economic base of the commercial area. The General Municipal Plan Strategy supports some decentralization of offices to L.R.T. station areas.

Noise levels from the L.R.T. are considerably less than the existing freight trains but the frequency of movement may make the L.R.T. objectionable to some adjacent properties.

Streets in Strathcona carry heavy volumes of through traffic

ISSUES

The increase in traffic moving through Strathcona is a concern to both residents and businessmen. Most of the residential streets are now used as short cuts to avoid congestion on arterial roads. Short-cutting traffic presents a safety hazard especially in the area around King Edward School as well as noise and irritation throughout the residential areas. The largest percentage of people responding to local street improvement proposals indicated that they want no changes in the area at this time. Project UNI is expected to reduce traffic pressures inside the community.

LI?T will bring pressure for redevelopment and new impacts in the area

Most businesses in Strathcona depend on convenient vehicular access, but concern is expressed that high volumes of traffic on Whyte Avenue, 103 Street and 104 Street discourage shopping and divide the commercial area.

3.4 TRANSPORTATION

Because it is important to ensure that ridership is high and use is maximized, City policy encourages higher density commercial and residential uses within easy walking distance of major L.R.T. stations. In Strathcona a major underground station will be located at Whyte Avenue and 103 Street. Opportunities to incorporate higher density developments are available east of the L.R.T. Station. The L.R.T. line is proposed to follow the present right-ofway of the C.P.R. through Strathcona. However, there will be some new problems associated with the L.R.T.: 1. The frequency of trains will increase substantially from existing levels (approximately one train each way every 10 minutes in peak morning and afternoon travel periods). 2.

There will be grade crossings of 106, 105 and 104 Streets which will interrupt the movement of northsouth traffic very frequently.

Safety measures will be required along the line and to prevent people from entering the tunnel.

105th Street Bridge Approaches will divide the Community The major impacts of the 105 Street bridge approaches as the proposal now stands are: 1. A formidable physical obstacle which will divide the community and isolate its parts. 2.

A serious visual barrier where the road descends under Saskatchewan Drive which cannot be overcome by landscaping.

Little possibility of using any of the right-of-way for other purposes.

If the Bridge approaches are not developed the right-ofway provides a major opportunity for residential, commercial or parks development in Strathcona.

COMMUNITY FACHITIES ISSUES

3.6 HISTORIC

How can adequate provision be made for recreational needs?

How can Heritage resources be conserved?

The Strathcona area, as previously noted, is deficient in park space. However residents in a survey conducted in 1979 did not identify acquisition of parks space for ornamental purposes as a high priority. Priority was placed on improving recreational opportunities and increasing the activities which are available.

The concentration of older buildings in a relatively small area and the general absence of incompatible buildings gives Strathcona a unique place in the City of Edmonton and provides considerable potential which can be capitalized on for the general benefit of the community and the City at large. First, the heritage resources are strong reinforcers of community giving a sense of stability and security for residents and non-residents alike. Second, the singular concentration of heritage resources in Strathcona has potential for providing a competitive advantage for Strathcona businesses by providing a different shopping and working environment than is available elsewhere in the City. Realization of the potential of the physical reminders of Strathcona's roots depends largely on maintaining and encouraging the conservation of Strathcona's special appearance.

3.5

A particular preference was indicated for court sports with bicycle paths, public skating, outdoor concerts and tot-lots being other significant responses. In the short term emphasis can be placed on upgrading facilities such as the school and community league grounds to provide activities and facilities desired by the current residents. In conjunction with this a program of parks acquisition will be undertaken to provide space needed to meet long range needs.

The Pedestrian Environment is inadequate Convenient routes for pedestrians are lacking in both residential and commercial areas of Strathcona. The existing sidewalks are generally wide but suffer from the impact of adjacent traffic and from frequent interruption at intersections. The major transportation corridors are also deterrents to pedestrian movement and reduce the attractiveness of Strathcona as a business and residential area. A good opportunity to develop a system of walkways which will link the commercial and residential areas in Strathcona is available in conjunction with the proposed South L.R.T. extension. The pedestrian network should provide an attractive walking environment as well as a convenient one. Landscaping, sidewalk furniture and special lighting can be used to make the pedestrian routes pleasant and distinctive.

BUILDINGS

ISSUES

To date this has been achieved through designation of buildings by the Province and by development controls. Other methods for maintaining heritage resources include municipal designation, use of restrictive covenants or acquisition of properties by the public sector. Tax concessions and land use controls which act as incentives to historic preservation were also suggested as methods which may be suitable by the City's policy report on historic preservation.

'11

•

•••A

•

CHAPTER 4

SUBAREAS

CHAPTER 4

SUB-AREAS The Strathcona area has been divided into five sub-areas (Map 23). These sub-areas have been defined on the basis of similarity of land uses and on their geographic location.

The volume of through traffic on 103 and 104 Streets particularly as a part of the couplet approved in Project UNI.

This section defines the sub-areas and describes the main characteristics and specialized impacts of each.

Poor east-west access.

Potential closure of 86 Avenue and 101 Street to consolidate the school and community league grounds.

4.1

SUB-AREA 1

Characteristics Sub-area 1 is located in the northern part of the Strathcona area and is bounded by Saskatchewan Drive on the north and on the south generally by the rail line and 86 and 87 Avenues. The area is predominantly single family houses of one and one half to two stories some of which date from the original development period in Strathcona. Redevelopment has largely been confined to the edges of the Subarea. Along Saskatchewan Drive and 104 Street there have been 4 highrise apartment buildings constructed in the last 15y. Two more high-rise developments have been approved at 106 Street and Saskatchewan Drive and 102 Street and Saskatchewan Drive. Several walk-up apartments have been constructed along 103 Street in the 86 Avenue area. There has been considerable interest in conversion of large houses to offices in this area.

Impacts Impacts on this area include: 1.

The abrupt juxtaposition of high density and low density residential types.

Proximity to the L.R.T. line.

Division of the area by the 105 Street Bridge approaches.

Considerable land in the western part of Sub-area 1 is City owned and subject to the agreement between the City, the Old Strathcona Foundation and Heritage Canada.

4.2

the area has been redeveloped to its potential. Two senior citizens homes totaling approximately 60 units are being built in the vicinity of 85 Avenue and 102 Street. The Old Scona High School grounds provide the only open space in the western portion of this area. The eastern portion is dependent upon the school and community league grounds for open space.

Impacts The impacts in this Sub-area are: 1.

Proximity to the L.R.T. line (western portion only).

Proximity to the commercial area on the south.

Isolation of some single family housing in small undevelopable parcels.

Uncertainty of future land uses in the C.P.R. rightof-way.

Poor east-west access.

SUB-AREA 2

Characteristics Sub-area 2 contains two similar residential areas which are separated by the public service core. The west part of Sub-Area 2 is bounded by 106 Street, the C.P.R. rightof-way, the commercial strip and public services district. The eastern portion of Sub-area 2 is bounded on the west by 103 Street, on the north by 86 Avenue and community league grounds, on the east by 101 Street and on the south by the lane south of 83 Avenue. This area has experienced considerable redevelopment to walkup apartments especially along 83 Avenue. North of 84 Avenue there has also been walkup development but several pockets of single family housing remain. In the western portion 60% of the area has been redeveloped. In the eastern portion approximately 40% of

4.3 SUB-AREA

Characteristics Sub-area 3 is an area of public facilities and services centrally located in the study area. On the southern side it abuts the commercial core; on the other sides it joins the Sub-area 1 and 2 residential areas.

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38 Sub-area 3 contains schools, churches, the public library, fire hall and health clinic, open space areas, a theatre, the Edmonton Transit south side bus garage and the community league grounds. The central location of this service area provides potentially good access for all of the residential areas and from the commercial area. However, the continuity of the area is interrupted by the C.P.R. right-of-way and the bridge approach corridor.

Typically buildings in this area are 1 to 4 storeys on narrow frontages. The buildings are usually built to the property line at front and sides with varying setbacks from the lane at the rear. Development west of 104 Street represents more contemporary times. Land uses west of 104 Street are frequently auto-oriented including auto dealers and service stations. Building frontages are discontinuous.

Impacts Impacts on this sub-area include:

The commercial functions are concentrated along both sides of Whyte Avenue and between 103 and 104 Streets. In the area around 80 and 81 Avenue the uses are "borderline" industrial types with auto body shops being particularly common. These uses abut the rail yards on the south and a residential area on the east.

Impacts Impacts on Sub-area 5 include:

Impacts Impacts on Sub-area 4 include:

Removal of the C.P.R. line and consequent redevelopment of obsolete industrial and warehousing uses.

Proximity to the L.R.T. station and redevelopment pressure as a result.

1. The Edmonton Transit Bus Garage 2.

Division of the area by the L.R.T. portal.

1. Lack of adequate parking facilities for the commercial area and absence of major opportunities to develop off street parking.

Absence ofdirect pedestrian links east and west to the residential areas because of the arterial roads and the bridge corridor.

Potential pressure for redevelopment as a result of increased access by L.R.T.

Increased emphasis on public transit.

Division of the shopping area by major arterial roadways.

Unattractive street environment.

4.4 SUB-AREA 4 Characteristics Sub-area 4 includes the majority of the existing commercial area extending from 80 Avenue to the residential areas on the north. Sub-area 4 is a low density commercial strip. The commercial core is now centred on the intersection of Whyte Avenue and 104 Street, but this is expected to shift east one block with the construction of L.R.T. The area east of 104 Street is the traditional commercial core of Strathcona and of the whole Whyte Avenue strip with a concentration ofpreamalgamation buildings including six designated historic resources.

4.5 SUB-AREA 5 Characteristics Sub-area 5 includes the area on the east side of the C.P.R. right-of-way between 80 Avenue and the lane north of Whyte Avenue, and the block between 103 and 104 Streets south of 81 Avenue.

APPENDICES TAME OF CONTENTS

Legal Framework

Demographic Profiles

Business Survey and Summary

Park Needs Survey

Scona Community League Survey and Results

Whyte Avenue Joint Committee Report on Traffic Changes

Glossary

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• APPENDIX 1 THE LEGAL FRAMEWORK

The Planning Act, 1977.* This plan is prepared as an Area Redevelopment Plan pursuant to Sections 63-65 of the Planning Act 1977. An Area Redevelopment Plan is a statutory plan adopted by Bylaw. The Planning Act, 1977 specifies the purposes for which an Area Redevelopment Plan can be prepared (Section 63) and the required content of the plan (Section 65). Section 63 provides that an Area Redevelopment Plan may be prepared for these purposes: 1. Preserving or improving land and buildings in the area, or 2. Rehabilitating buildings in the area, or

3. The proposed public roadways, public utilities and other services, 4. The location of reserve land, and 5. The recreational and school facilities likely to be required.

• This section is intended as a summary of requirements of the Planning Act, 1977 relating to Area Redevelopment Plans. Any interpretation should be based on the Planning Act Chapter 89 R.S.A. 1977.

At the same level as the General Municipal Plan is the Land Use Bylaw which is a tool for the regulation of land uses and building forms in a municipality. The Area Redevelopment Plan is the next level and deals with a specific neighbourhood or area generally in the inner-city. Area Redevelopment Plans are required to conform to the General Municipal Plan and any other statutory plans which are in effect for the area.

Hierarchy of Statutory Plans Figure 1

3. Removing buildings from the area or 4. Constructing or replacing buildings in the area, or 5. Establishing, improving or relocating public roadways, public utilities or other services in the area, or 6. Any other development in the area. Section 65 requires that an Area Redevelopment Plan describe: 1. The objectives of the plan and how they are proposed to be achieved, 2. The proposed land uses for the redevelopment area,

REGIONAL PLANS

Relationship to other Plans Statutory Plans are developed on a hierarchical basis with each level providing increasing detail and specificity (Figure 1). The broadest level of plan is the Regional Plan which is concerned with large areas of the Province and various levels of development both urban and rural. The second level in the hierarchy is the General Municipal Plan. This is the broadest level of planning which is applied at the municipal level. The General Municipal Plan sets policy and goals for orderly development at the City-wide level and is required to conform to the regional plan for the area.

„........

GENERAL MUNICIPAL PLANS

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TABLE 1 NUMBER OF DWELLING UNITS BY HOUSINU TYPE AND TENURE

Sub-areas Single detached

rent own vacant

Dwelling Unit & non-residential use

rent own vacant

Single detached & suite

rent own vacant

Four plex & other multi family Walk up apts.

High rise apts.

Rooming house

Seniors residence

42 33 17

22 28 7

28 5 11

rent own vacant rent own vacant

rent own vacant

392

rent own vacant

14 1 8

rent own vacant

4 5 5 5

Totals

71 66 29

29 7 7

65 13 18

466 1 18

397 1 11

36 3 7

7 88

480

50 4 31

TABLE 1 Sub-areas Office residence

rent own vacant

Other

rent awn vacant

Totals

1 1

9 2

94 2 30

15 1

245 3 45

227

1652

1 14

25 1 7

663

614

128

TABLE 2

POPULATION BY SUB-AREA

Sub-area

Total

Male

544

473

145

1267

542

472

102

1202

1086

945

186

225

2469

Female Total

6 TABLE 3

POPULATION BY AGE AND SEX

Age 0 - 4 5 - 9 10 - 14 15 - 19 20 - 24 25 - 29 30 - 34 35 - 39 40 - 44 45 - 49 50 - 54 55 - 59 60 - 64 65 - 69 70 - 74 75 - 79 80 - 84 85 - 89 90 - 94 Total

Female 28 20 25 44 310 283 96 41 32 34 31 51 54 55 33 36 16 12 1 1202

% of All Persons in that Age Bracket 51.9 54.1 56.8 54.3 56.8 45.1 37.8 32.5 39.5 41.5 43.7 48.1 58.1 61.8 47.8 60.0 59.3 63.2 33.3

Male

% of All Person in that Age Bracket

26 17 19 37 236 344 158 85 49 48 40 55 39 34 36 24 11 7 2

48.1 45.9 43.2 45.7 43.2 54.9 62.2 67.5 60.5 58.5 56.3 51.9 41.9 38.2 52.2 40.0 40.7 36.8 66.7

1267

Total 54 37 44 81 546 627 254 126 81 82 71 106 93 89 69 60 27 19 3 2469

% of Total Population 2.2 1.5 1.8 3.3 22.1 ' 25.4 10.3 5.1 3.3 3.3 2.9 4.3 3.8 3.6 2.8 2.4 1.1 0.8 0.1 100.0 100.1%

TABLE 4

.02LAIILMARIMILMVUS

ABSOLUTE FREQUENCY

RELATIVE FREQUENCY

Male Single

730

29.6

Male Married

446

18.1

Male Div. - Sep.

2.8

Male Widowed

0.8

0.1

Female Single

596

24.1

Female Married

416

16.8

3.3

108

4.4

0.1

2469

100.0

Male Other

Female Div. - Sep. Female_Widowed Female Other Tbtal

TABLE 5

IICAMMIMIA2021.S.E_EWEL

Household Size (number of persons)

Total

Absolute Frequency (number of households)

Relative Frequency (% of households)

766

50.9

603

40.1

5.2

2.6

0.7

0.3

0.1

1505

100

TABLE 6

Type of dwelling unit

Number of Persons in Household 3 4 1 2

Single detached

D.U. & non-res. use

Totals 137 2

Walk-up apt.

239

194

High rise apt.

256

208

Rooming house

Seniors res.

Office res.

Other

Totals

651

518

4 plex & other multi family

2 31

Single det'd. & suite

78 10

467 480

54 18

11 1 11

41 2

1298

TABLE 7 r

STI XJRE'IYPE BEp12

Rented Units Single detached

N/A, Vacant 29

Semi-detached D.U. & non-res. use

Owner Occupied Units

x Et Am E

Four-plex & other multiple family

Walk-up apt.

466

Hi-rise apt.

480

Roaming House

Seniors res.

Office-res.

164 1 2

Single det'd. & suite

Total

485

482

20 11

Other

245

294

Total

1415

148

1652

TABLE 8 BOUSEBOLDS BY NUMBER CF CHILDREN (0 to 11 years of age)

No. of Children Household Type

Total

Teen & young pair

Teen & elder pair

Single parent household

2 adults & children

2 youngs & children

Grownups & children

Multiple teens, youngs, adults

Multiple teens Other

Total

Note:

Teen - 12 to 17 Young (adult) - 18 to 35 Adults (older) - 36 to 64 'grownups Elder - 65+

TABLE 9

2ENEELEE_BQLISEHQIDE_EEIII_SESLU-WREN

Tenure

Number of Children 1 2

Renter

Owner

Total

3 1

Total

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THE OTY Of

City Hall 1. Sir Winston Churchill Square Edrnonlon. Alberta

@MO11110111

PLANNING

T5J 2R7

November 17, 1978

Dear Strathcona Business Operator: As part of the process of preparing a comprehensive plan for the Old Strathcona area, it is important to obtain the opinions of the business community. The Planning Department requests your assistance as a business operator by completing the enclosed questionnaire. This questionnaire is your opporturiity to express your views on a variety of subjects affecting the Strathcona area. The information from this survey will help the Planning Department to identify problems facing the business community. The questionnaire will be picked up by Planning Department staff on November 27 or 28. These staff will be happy to help you fill out the questionnaire if you need help. If you have any questions or comments, or would like further information on planning in Strathcona, please contact Ellen Harter, Area Planning Section, 5th Floor, City Hall, at 428-3109. Sincerely,

." ' ==•-" L„.

/7 • /

S. C. Rodgers( / General Manager

EH/jwp Enclosure

• ALL INDIVIDUAL RESPONSES ARE STRICTLY CONFIDENTIAL: ONLY AGGREGATE DATA WILL BE USED. Strathcona Plan: Questionnaire for Business Operators Business Name Address PLEASE TICK THE APPROPRIATE BOX UNLESS OTHERWISE INDICATED. 1.

HOW LONG HAS THIS BUSINESS BEEN IN OPERATION AT THIS ADDRESS? 0 6 - 10 years

0 0 - 1 year

LI LI

1 - 2 years

•0 Over 11 years

3_S years

WHAT KIND OF BUSINESS ESTABLISHMENT DO YOU OPERATE? (PLEASE BE SPECIFIC.)

IS THIS ESTABLISHMENT:

An independent business

A branch of a larger business

[I] A franchise [I] A professional office 0 Other (Please specify)

HOW MANY PEOPLE ARE EMPLOYED IN THIS ESTABLISHMENT? Full time

Part time

HOW MANY OF THE EMPLOYEES USUALLY TRAVEL TO WORK: (Enter number of employees in blank.) By car By transit By foot Other Don't know

. . 2

6. WHERE DO THE EMPLOYEES WHO DRIVE USUALLY PARK? [I] Off street on this site.

0 0 0

Off-street elsewhere.

Don't know.

On-street. Other. (Please specify.)

DO YOUR CUSTOMERS/CLIENTS GENERALLY COME FROM: (Please tick the appropriate boxes.) 0-25%

26-50%

51-75%

76-100%

Within walking distance The south side of the City The City as a whole Outside the City Don't know Other Not applicable 8.

APPROXIMATELY WHAT PERCENTAGE OF YOUR CUSTOMERS OR CLIENTS COME TO THIS BUSINESS BY: (Please tick the appropriate boxes.) 0-25% 26-50% 51-75% 76-100% Private automobile. Public transit On foot Other means Don't know Not applicable

HOW MANY OFF-STREET PARKING STALLS ARE PROVIDED ON YOUR SITE FOR THE USE OF YOUR CUSTOMERS OR CLIENTS?

10. APPROXIMATELY WHAT PERCENTAGE OF YOUR CUSTOMERS PARK ON YOUR SITE? 0 0 - 10%

0 51 - 75 %

0 11 - 25%

0 76- 100%

0 26 - 50%

Don't know.

11. HOW OFTEN ARE DELIVERIES MADE FROM THIS BUSINESS?

0 0 ri

More than once a day.

0 Less than once a week.

Once a day.

ri Other.

Once or twice a week.

r-1 Not applicable. . . 3

3 12. HOW OFTEN ARE DELIVERIES MADE TO THIS BUSINESS?

0 0 0

Less than once a week.

More than once a day.

Once a day.

0 Other.

Once or twice a week.

Not applicable.

13. WHERE ARE DELIVERIES MADE TO THIS BUSINESS?

0 0

From the lane.

[I] Other.

From the street.

0 Not applicable.

14. HOW ARE DELIVERIES MADE? [I] Car.

Small truck.

Large truck.

15. DO YOU OWN YOUR BUILDING?

Yes

16. WHAT IS THE FLOOR AREA OF YOUR BUSINESS IN SQUARE FEET? sq.ft. 17. IF YOU RENT OR LEASE, WHAT IS THE ANNUAL CHARGE PER SQ.FT.?

Prefer not to answer.

18. IN THE PAST YEAR, HAS YOUR BUSINESS VOLUME BEEN:

Increasing

[I] Remained the same.

Decreasing.

Prefer not to answer.

(Please elaborate if necessary.)

. . . 4

19. HOW WOULD YOU DESCRIBE THE PHYSICAL CONDITION OF THE BUILDING WHICH YOU OCCUPY? 0 Good.

In need of minor repair.

0 0

In need of major repair. Other. (Please specify.)

20. HAVE YOU MADE ANY IMPROVEMENTS TO YOUR BUILDING RECENTLY?

Yes (Please specify.)

0 No

20. DO YOU HAVE ANY MAJOR CHANGES PLANNED FOR YOUR BUSINESS? [I] Yes (Please specify.)

0 No

22. PLEASE GRADE THE FOLLOWING CHARACTERISTICS OF YOUR BUSINESS LOCATION USING THE SCALE BELOW. INDICATE BY TICKING THE APPROPRIATE BOX ON THE RIGHT. An Advantage

Unimportant

A Disadvantage

Access by car to this location Access by public transit to this location.â&#x20AC;&#x201D; Availability of parking Potential for expansion at this location The market area served by this location Proximity of similar businesses The lack of competitive businesses The special character of Strathcona

. . 5

-523. DO YOUR EMPLOYEES OFTEN USE THE AMENITIES IN THIS AREA DURING LUNCH BREAK PERIODS?

Yes

0 No

(If 'yes', which amenities are most often used?)

24. ARE THERE ANY AMENITIES FOR CUSTOMERS OR STAFF WHICH YOU WOULD LIKE TO SEE PROVIDED IN STRATHCONA?

25. WHAT KIND OF COMMERCIAL DEVELOPMENT, IF ANY, WOULD YOU LIKE TO SEE IN THE FUTURE IN STRATHCONA?

26. PLEASE USE THIS SPACE TO ADD ADDITIONAL INFORMATION YOU WISH TO HAVE INCLUDED BUT WAS NOT COVERED IN ANY PREVIOUS QUESTION.

27. THIS QUESTIONNAIRE WAS ANSWERED BY:

LI LI LII

The owner/manager of this business. An employee/manager of this business. An employee of this business.

THANK YOU FOR YOUR ASSISTANCE. May we contact you if we need further information? Name of Respondent: Telephone:

If you would like to receive the results of this survey, please check -0. [-]

STRATHCONA SURVEY OF BUSINESS OPERATORS 1. Length of Operation - 79.3% of the businesses surveyed have been at their location for 3 or more years. - 37.1% of the businesses surveyed have been at their location for over 11 years. 2. Kind of business establishment. The largest portion (39%) of Strathcona's businesses belong to the

retail trade category. The second largest component (24.3%) of Strathcona's businesses provide professional services. 3. Of the 82.4% independent businesses, 26.5% are professional offices. - 17.7% of the businesses are franchises or branches of larger businesses. 4. Number of employees - 75.8% of the establishments employ between 1 and 10 people. 5. Employee mode of travel. The majority (59.8%) of the employees travel to work by car. 6.

Employee parking.

Of the employees who drive to work, the majority (50.6%) park off-street on the business site, (34.7%) park on-street and (24.1%) park off-street elsewhere in the area. 7. Trade Area - 76.7% of the businesses indicated that 0-25% of their clients were within walking distance. - 45.2% of the businesses indicated that 51-75% of their clients were on the southside of the city. - Of the category with the largest number of responses (128), 30.5% of the businesses indicated that 76 - 100% of their clients were from all over the city. - 81.7% of the businesses indicated that 0-25% of their clients were from outside the city.

8. Customer mode of travel - 70.8% of the businesses indicated that 51-100% of their clients travelled to them by private automobile. Of these, 42.3% indicated that 76-100% travelled to them by this mode of transportation. - 74.1% of the businesses indicated that 0-25% of their clients travelled to them by public transit.

- 90% of the businesses indicated that 0-25% of their clients travelled to them on foot. 9. Number of parking stalls. - 60.8% of the businesses do not provide off-street parking stalls on their site.

10. Customer parking. - 55.3% of the businesses stated that 0-10% of their customers park on their site. - 10.6% of the businesses indicated that 76-100% of their customers park on their site.

- 10.6% of the businesses did not know where their customers park. 11. Frequency of deliveries from business.

- 26.5% of the businesses stated that deliveries were made from their offices more than once a day. However, 32.4% of the businesses considered this question non applicable.

12. Frequency of deliveries to business. - While 35.3% of the businesses stated that deliveries were made to their offices more than once a day, 22.9% stated that deliveries were made to their offices once or twice a week.

13. Unloading - Deliveries made from the lane to businesses (45.9%) is almost equal to the deliveries made from the street to businesses (40.6%).

14. Type of delivery vehicles. - 45.4% of the deliveries in the area are made by small trucks, made by car, and 22.5% are made by large trucks.

26.9% are

15. Ownership - 77.1% of the businesses do not awn the building in which their business is located.

16. Floor area of business. - The smallest floor area of a business was 150 sq. ft. and the largest floor area of a business was 44,000 sq. ft., the average floor area of the businesses was 3.308 sq. ft. 17. Annual cost per square feet. - The lowest annual charge per square foot was $2.30 and the highest annual charge per square foot was $10.00, the average annual charge per square foot was $5.88. 18. Business volume. - 84.7% of the businesses stated that their business volume remained the

same (31.2%) or increased (53.5%) in the last year. 19. Physical condition of building - The majority (59.4%) of the businesses described the physical condition of the building which they occupied as good while 27.1% stated that their building needed minor repair. 20. Improvements to building. - 52.4% of the businesses had made no improvements to their building recently while 41.2% did make some improvements. Interior renovation was the most common type of improvement. 21. Major changes planned for business. - 75.3% of the businesses have no major changes planned. The others are relocating, expanding, or renovating. - of the 18.8% of 22 businesses which were planning major changes, 11 were relocating, 3 were expanding on site, 3 were renovating interiors, 2 were changing signs, 2 were increasing business volume, and 1 increased its sale staff. 22. Characteristics of business location - 67.1% of the businesses stated that access by car to this location was an advantage. - 67.6% of the businesses stated that access by public transit to this location was an advantage. - 48.2% of the businesses stated that availability of parking was an advantage while 28.8% stated that it was a disadvantage. - 34.1% of the businesses stated that potential for expansion at this location was a disadvantage while 27.6% stated that it was unimportant. - 46.5% of the businesses stated that the market area served by this location was an advantage, 30.6% stated that it was unimportant.

- 45.9% of the businesses stated that the proximity of similar businesses was unimportant. - 53.5% of the businesses stated that the lack of competitive business was unimportant. - 41.2% of the businesses stated that the special character of Strathcona was unimportant. 23. Amenities used in the area. - 52.2% of the businesses stated that their employees often use the amenities in this area during lunch break periods. The amenities which were most often used were restaurants and shopping. Note: Less than half of the businesses responded. 24. Additional desirable amenities. - The amenities which the businesses would like to see provided in Strathcona for customers or staff were all types of parking (public, on 82 Avenue, monthly, and hourly), more restaurants and stores, an office to pay utilities and traffic fines, more parks, rapid transit to southside, beautify streets, build new buildings or restore old ones, remove

railway tracks, and expand library facilities. Note:

Less than half (61-72) of the businesses responded. 25. Kind of future commercial development. - 65% of the businesses replied that they would like to see various kinds of commercial development in the future of Strathcona. More parking (9), more retail (40) varying from large shopping centres (18) to small specialty shops (17) and restaurants (4), more office space (29), and better transportation route to Downtown (2) are some development suggestions. Some businesses suggested upgrading the older buildings (2), others suggested tearing down the old to put up the new towers (6), while still others suggested integrating the old with new (3). Note: Less than half (61-72) of the businesses responded. 26. Additional comments. - Additional comments reiterated important issues in the business community such as the parking problem, traffic congestion, and various opinions of what direction Strathcona's development should go. Also, the Old Strathcona Foundation was criticized. 27. 68.8% of the questionnaires were answered by owners/managers of the business. Prepared by Area Planning Section May 10, 1979

V to ii Z"

Z CD CD

1:76 CA 4;6 CA tve

ti4 k• -1■4('

elM0111011 THE CITY OF

10th Floor. CN Tower 100 04 -104 Avenue EthrionIoni, Alberta -1!rJ OKI

PARKS AND RECREATION

Dear Strathcona Resident: Welcome to tonight's meeting at which we will present ideas for the improvement of recreation opportunities in the Strathcona neighbourhood. It is important to know your reaction to the proposals and for this purpose a question and answer sheet is included in your information package.

Thank you for showing your interest by attending the meeting and once again, Welcome!

R. Nuxoll Director, Research and Planning

Background Information for Public Meetings to be held on April 15 and 23 on the Strathcona Neighbourhood Plan The Strathcona neighbourhood, which comprises a portion of what was once the old hamlet of Strathcona, has a history equally as long as that of the City of Edmonton. After itself becoming a city in 1907 it amalgamated 1 with the City of Edmonton in the year 1911. Since that time growth in the neighbourhood has been closely tied to the growth of the whole city and it is now an inner city neighbourh000d experiencing the problems associated with such areas. The Parks and Recreation Department's Master Plan has identified problems common to neighbourhoods in or near the downtown core as - "high 2 density development, high land values and little parkland" which creates pressure on the existing space and difficulty in acquiring new recreation space. In addition, Strathcona, which is deficient in park space and has park space which needs upgrading, is fragmented by transportation routes which makes use of existing facilities difficult.

The total population of the area declined slightly in 1979 but is expected to stabilize at its current level of approximately 8,200 people. Relative to the rest of the City, it has a high proportion of young, mobile adults, a high proportion of elderly and a low proportion of families with children. Within the area most of the families with children live east of the major

roadway of 99 Street. The proposals for the Strathcona area have tried to accommodate citizen desires, as determined from the survey results, while conforming to the Parks and Recreation Department Master Plan guidelines for such neighbourhoods. These suggest limited acquisition of new properties and intensification of opportunities at existing facilities. They have taken into consideration the plans of the Transportation Department and of the Planning Department, but because of the lack of final plans from these Departments, the proposals are of necessity flexible and of an ongoing nature. Because of the historic nature of the area, the theme for the plan has been envisaged as anhistoric one with all signposting, seating, ornamental parks, lighting and walkways conforming to this common theme.

- 2 -

The proposed strategies include no provision for major acquisition of parkland within the short-range period, such acquisition being costly and liable Lo Further imbalance the demographic picture in the area by displacing

single family residences to provide parkland. The suggested strategies are: 1.

Alleviate the effects of fragmentation in the area and increase the accessibility of adjacent facilities by developing a system

of bike/walkways and transportation route crossing points. 2.

Upgrade and beautify within the neighbourhood to provide active sports areas, passive seating areas and scenic routes for the enjoyment of the elderly and young adults.

Upgrade the existing community league ground to accommodate the needs of young adults (eg. tennis courts) without having to acquire new property.

Provide a junior play lot on City-owned property for the young children east of 99 Street, so that they do not have to cross that street to attend a playground. Provide an ornamental area north and east of the C.P.R. line.

Included in this information package is a copy of the questionnaire results, a map of the area, a list of the existing recreation opportunities in and around the Strathcona neighbourhood and some questions about your reactions to the Parks and Recreation Department proposals, which we would like you to answer.

- 1 -

ENCLOSURE I

STRATHCONA * PARK FACILITIES SURVEY QUESTION 1: (A)

How OFTEN DO YOU OR MEMBERS OF YOUR FAMILY VISIT A NEIGHBOURHOOD PARK? EAST OF

1. DAILY 2. AT LEAST 1/WEEK

STREET %

WEST OF

STREET %

BOTH %

7.7

7.2

7.5

20.0

AT LEAST 1/MONTH

11.1

LESS THAN 1/MONTH

13.6

18.0

15.7

NEVER

40.0

31.0

36.1

7.7

5.0

E.5

100.1

99.2

100.0

6. No

RESPONSE

14.2

(B) WHICH OF THE FOUR (4) PARKS IN YOUR NEIGHBOURHOOD DO YOU OR ANY MEMBER OF YOUR FAMILY VISIT MOST OFTEN?

EAST OF

STREET

WEST OF

STREET % BOTH1

'20.8

7.2

14.9

2. SCONA COMMUNITY LEAGUE

9.7

6.6

8.4

3. OLD SCONA HIGH SCHOOL

3,8

13.8

8.2

4. LIBRARY PARK

5.1

11.6

7.9

5. No RESPONSE

60.E

60.5

60.6

100.0

99.7

100.0

1. KING EDWARD SCHOOL

* - FOR PURPOSES OF ANALYSIS THE AREA WAS DIVIDED INTO AREA EAST OF 99

CD)

Do YOU OR MEMBERS OF YOUR FAMILY BELONG TO A COMMUNITY LEAGUE? WEST Of 99 STREET %

EAST OF 99 STREET %

BOTH %

1. No

82.1

94.0

87.7

2. YES

16.2

5.6

11.6

3 No RESPONSE

1.3

99.6

100.0

QUESTION 2: I WILL GIVE YOU A LIST OF ACTIVITIES THAT PEOPLE CAN DO IN A NEIGHBOURHOOD PARK SETTING. PLEASE TELL ME HOW OFTEN YOU, OR MEMBERS OF YOUR FAMILY PARTICIPATE IN THE FOLLOWING ACTIVITIES: 30% OR MORE OF RESPONDENTS PARTICIPATED MORE THAN ONCE PERIMONTH IN THE ACTIVITIES THAT ARE TICKED OFF (v/.

1. JOG vi

2. WALK* .

* ( MORE THAN 70%)

3. RELAX/READ 4. MEET NEIGHBOURS 5, WATCH A GAME 6, ORGANIZED SPORTS 7, UNORGANIZED SPORTS 8. COMMUNITY LEAGUE ACTIVITIES 9, SKATING 10. TENNIS, VOLLEYBALL, BASKETBALL/ 11. PICNIC

12. CHILDREN'S PLAY ACTIVITIES 13. DRAMA/OUTDOOR THEATRE 14, ARTS AND CRAFTS 15. BICYCLING

16. ORGANIZED SOCIAL ACTIVITIES

3 (c) Do YOU OR ANY MEMBERS OF YOUR FAMILY USE OTHER RECREATIONAL FACILITIES IN THE CITY AT LEAST 1/MONTH? EAST OF 99 STREET

WEST OF 99 STREEL1

BOTH %

22.8

19.8

21.5

2, UNIVERSITY OF ALBERTA

6.5

1.9

4.6

3. EMILY MURPHY PARK

6.5

3.4

5.2

13.3

10.1

12.0

915

21.3

14.4

6. OTHER - SPECIFY

22.4

21.3

22.0

7. No RESPONSE

19.0

22,2

20.4

100.0

100.1

MAYFAIR PARK

KINSMEN FIELD HOUSE AND AQUATIC CENTRE 5. RIVER VALLEY

OTHER: EAST OF 99 STREET %

WEST OF 99 STREET 70

BoTH_70

QUEEN ELIZABETH PARK AND POOL

34,1

30.3

32.5

MILL CREEK PARK AND POOL

20,9

3.0

13.4

CAPITAL CITY

14.3

4.5

10,2

3.3

18.1

9.5

OTHER PARKS

16.3

30.3

22.2

OTHER FACILITIES

11.0

13.6

12.1

100,1

99.8

99,9

KINSMEN AND VICTORIA

Ck)

rs3

QUESTION 3: IS THERE ANY OTHER ACTIVITY YOU WOULD LIKE TO PARTICIPATE IN BUT FEEL THE FACILITIES ARE NOT AVAILABLE TO YOU? EAST OF

STREET %

WEST OF

STREET %

68.5

61.1

65.3

3115

38.9

34,7

100.0

No 2.

YES (SPECIFY)

YES - SPECIFY: ACTIVITIES

EAST OF 99 STREET %

WEST OF 99 STREET %

BOTH %

42.5

50.6

46.3

En.

9.6

10.8

10.2

SWIMMING

9.6

4.8

7.3

FIELD SPORTS

3.2

3.6

3.4

ICE SPORTS

1.1

6.0

3.4

13.8

13.1

15.8

20.2

6.9

13.6

100.0

99.9

100.0

COURT GAMES INDIVIDUAL ACTIVITIES WALKING, JOGGING, BICYCLING,

MISCELLANEOUS OUTDOORS (MANY SINGLE MENTIONS) MISCELLANEOUS INDOORS GYMNASIUM SPORTS? 1!trI'S AND CRAFTS

QUESTION 4: DEMOGRAPHIC INFORMATION

1 1

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Scona Community League c/o STAN USER, 9758- 88th Avenue. Edmonton. Alberta T6E 2P9

February 1, 1978

Dear Member of the Scone Community, As you may know, the Scone Community League has been active for many years. providing and directing recreational, athletic, and social activities for its members. We are now looking ahead and drafting a five year program which will provide the basis for Community League activities well into the 1980s. To really work, a league must be responsive to the needs of the community it serves. And so we're asking you to help us. Could you take up a few minutes of your lime to complete and return this questionaire to us7 STAN LthER, President Scone Community League. Completed questionaires can be returned to: 9758- 88th Avenue, Edmonton, Alberta Ta 2P9

Could you please return your questionaire by Friday, February 10. 1978. You'll be helping us to help the community. ax., Sincerer:y "1 : 4:41i

STAN LIBER. President P.S. It you nave any questions, you may call Marcie Davies at 432-7268.

PLANNING FOR THE 80s Scona Community League Questionaise NO 0

1. Are you a member of the Scone Community League:

Yes 0

2. What type of dwelling do you live in:

Rent Apartment or Suite 0

Rent House 0 Own House 0 No 0 3. Do you have any children under the age of eighteen living at home: Yes 0 Under the age of six 4. It yes, please indicate how many: Between six and twelve Between twelve and seventeen 5. Please indicate how important you feel the following Community League services are: Very Important

Important

Not

Important 0 0 0 0 0 0

Athletic teams for children and teens 0 0 Craft and recreational classes for children and teens (judo, skating, etc.)0 0 Fiecreational skating 0 0 Sports and appreciation banquets 0 0 Winter Carnival 0 0 Adult Programs (TOPS, Ladies Night Out) 0 0 6. Do you think that the Community League should provide the following services? Strongly

Agree

Disagree

Agree

Daycare/Play School Adult athletic programs Social evenings for adults Summer recreation for children Recreation for seniors Activities for young couples and singles Other (list)

0 0 0

0 0 0 0 0

0 0 0

0 0

0 0 0 0 7. The Community League is presently considering long range building plans. How important do you think the following facilities are:

Outdoor tennis courts Club/meeting rooms Indoor raquet courts Daycare facilities Large meeting/banquet/dance hall Indoor covered ice surface Other (list)

Very Important

Important

Not Important

0 0 0 0 0 0

0 0 0 0 0

0 0

0 0 0 0 0 0 0

IL COMMENTS .

FOR FURTHER COMMENTS USE REVERSE SIDE â&#x20AC;˘

. 9. OPTIONAL: If you are interested in joining the Scone Community League and/or helping with activities ; and/or building plans, could you please fill In the following: Name: Address:

â&#x20AC;˘ Phone:

Interests: Please return questlonalre by February 10, 197& Thank you for your help.

SUMMARY OF RESPONSE TO QUESTIONNAIRE (expressed as percentage)

1. Are you a member: 2.

No: 75 Non-Members

Yes: 25 Members

Type of Dwelling: Apartment Rent Home Own Home

22 22 56

3. Children at Home

4. Age Group of Children 1 to 6 6 to 12 12 to 17

64 82%

46 36

14 60% 22 58%

13 21

------ 5. Importance of Community Services Very Important Athletic Teams Craft & Rec. Classes Recreational Skating Sports & Appreciation Banquets Winter Carnival Adult Programs

Important

Not Important

Total Import! Very Important

Rank

57 44 53

29 52 45

24 4 2

96 98

3 2 1

11 15 32

51 56 51

38 29 17

62 71 83

6 5 14

6. Should the Community provide these services? Strongly Agree Day Care/Play School Adult Athletic Program Social Evenings for Adults Summer Rec. for Children Recreation for Seniors Activities for Young Couplets

Agree

Disagree

Total Agree/ Strong/Agree Rank

44 31

44 51

12 18

88 82

3 4

48 45

49 47

3 8

97 92

1 2

7. Importance of Facilities

Outdoor Tennis Courts Club/Meeting Rooms Indoor Raquet Courts Day Care Facilities Banquet/Dance Hall Indoor Ice Arena

Very Important

Important

35 15 17 45 27 26

49 63 37 44 38 38

Not Important

16 21 46 11 35 36

Total Import/ Very Import

84 78 54 89 65 64

Rank

2 3 6 1 4 5

Scone Community League Report of the Special Committee on Building Feasibility The Committee met four times to discuss the feasibility of long range building plans, the best possible sites for building, the means of financing such building, and the best possible plan for such building. As part of our study, we polled all residents of Scone district asking them to evaluate present services, projected services, and possible building plans. Based on its study and results of the questionnaire, the Committee came to the following conclusions: 1. 2. 3. 4.

Given the present composition of Scone Community, a long range building plan is feasible. The present Community League location is the best area in which to locate new facilities. Outdoor tennis courts, a renovated change house, and a large multi-purpose hall (joined with the existing hall) are our most important needs. The construction of tennis courts and renovation of existing change facilities should begin at the earliest possible time.

The Committee's recommendations are based on the following facts: â&#x20AC;˘

1. 2. 3.

In our survey of residents of the Scone Community, the building of daycare facilities, out door tennis courts, and club/meeting rooms were considered as top priorities. Financing would be available through use of savings, city-provincial grants, and casinos. Existing land would be sufficient to provide space for the

building of such facilities. 4.

The City has a commitment to the development of smaller inner-city neighbourhood park and recreation sites.

The Committee therefore recommends that the Membership at Large aprove in principle the long range plan indicated in this report and instruct the Executive to appoint a committee composed of both Executive members and Members at Large. It shall be the duty of this committee to formulate and oversee the execution of specific building plans and to seek the Executive approval for allocation of specific funds for the execution of the building plans. Respectively submitted: Ron Cloutier, Marcie Davies, Dennis Greentree, Clem Harke, Stan Liber, Willy Steudel, Jon Stott

STRATHCONA CENTRE COMMUNITY LEAGUE 10137 - 87TH AVENUE EDMONTON, ALBERTA

November 6, 1978.

Mr. R.L. Borowsky District Recreation Co-ordinator 9914 - 76th Avenue

EDMONTON, ALTA. Dear Mr. Borowsky, Re: Strathcona Centre Community League Building Program. Following the meeting with our planning and design representatives, and our building committee representatives, we have prepared a summary of community programs which will be included in our building program. As indicated in our letter dated July 15, 1978, we conducted a survey of our community in order to determine the type of programs, which the community would like to have. The following is a list of programs that were suggested (presented in order of preference): 1. 2. 3. 4. 5. 6. 7.

8. 9. 10. 11. 12.

Play School Facilities. Summer Recreation for Children. Recreational Skating. Senior Citizens Programs. Craft and Recreational Classes. Tennis Courts. Athletic Teams for Children - Hockey - Ringette Soccer - Baseball - Basketball Adult Athletic Programs. Social Activities for Teenagers. Social Activities for Adults. Indoor Ice Arena. Racquet and Handball Courts.

Mr. R.L. Borowskv.

November 6, 1978.

A review of the above list indicated some of the suggested programs are presently available in our community, (i.e. Numbers 2, 3, 5, 7, and 8), however, the majority of the suggestions will require the construction of new facilities. After review of the design analysis prepared by your department and further discussions with community members, we have modified our building guidelines as follows: 1.

Construct a four court tennis court that is designed to include an inflatable fabric dome over the court for year-round tennis.

Construct an artificial ice surface that is designed to include an inflatable fabric dome.

Construct a new community hall which would comprise of a main floor facility providing change rooms for three hockey teams,

change facilities for tennis and a general area for recreation of skating and summer playground activities. A second floor would provide small meeting rooms, a large general purpose area for

playschool, social functions, senior citizens functions, and larger meetings. This area would be designed to overlook both the skating rink and the tennis courts. As a future consideration, handball/racquetball courts could be added. Additional support facilities which would be included in the building would be, a storage area, a garage for ice cleaning equipment and a mechanical equipment room (including artificial ice equipment). We trust that the above information is adequate for your department to proceed with the review of our community building plans. If you require any additional information please contact the undersigned at 439-6876 or 488-6523 (office). Yours very truly STRATHCONA CENTRE COMMUNITY LEAGUE

Dennis M. Greentree Building Committee Chairman

STRATHCONA CENTRE COMMUNITY LEAGUE 9843 - 87 AVENUE, EDMONTON, ALBERTA.

November 29, 1978.

Mr. R.L. Borowsky District Recreation Co-ordinator 9914 - 76th Avenue

EDMONTON. ALTA. Dear Mr. Borowsky, Re: Strathcona Centre Community League

(Scone) Building Program The Strathcona Centre Community League intends to apply for assistance from the civic and provinical governments under either the major cultural/ recreational facility development program or project co-operation - community organization assistance. In our previous submissions to your office (July 15, 1978 and November

6, 1978), we presented the needs study and the general guideline of our community requirements and building plans. In order to proceed to the next phase of our building program. In order to proceed to the next phase of our building program we require some indication from your department regarding the amount of financial assistance available and the period over which the monies could be expected. In addition, we require approval in principle of the complete project before detailed cost studies and layout plans can be developed. We also require direction from Parks and Recreation regarding compliance with the Master Plan. Finally, the layout of our building plans on community league property is contingent on the possible closure of 86 Avenue. Our building is relatively flexible and can be constructed as one project costing in the order of $850,000.00 or can be developed in five phases consisting of: 1. 2. 3. 4. 5.

Tennis Courts, Hockey Rink, Community Building, Air Building Cover for Tennis Courts, Air Building Cover for Hockey Rink and Artificial Ice Plant.

Mr. R.L. Borowskv.

November 29, 1978.

In addition, long range plans would involve the construction of permanent buildings over the tennis courts and hockey rink. We respectively request that the city supply the above requested information in order that we can logically complete our application and set aside the maximum funds available to our community league in order that our building program can commence in the coming year. Yours very truly, STRATHCONA CENTRE COMMUNITY LEAGUE.

Dennis M. Greentree, Chairman, Building Committee.

BS/1h/3D2/15/18

Appendix 6

Whyte Avenue Joint Committee Report on Traffic Changes

REPORT ON JOINT COMMITTEE

ON TRAFFIC CHANGES - WHYTE AVENUE

Introduction

The Joint Committee on Traffic Changes - Whyte Avenue was focmed a result of the following motion of 1979 12 11 by City Council:

"That a joint Committee of representatives of the Southside Businessmen's Association along with representatives from the Transportation Department monitor the changes for a period of one year". The three prime objectives of the Committee were decided on at a Committee meeting of 1980 04 18. Those were: 1) To monitor the parking, traffic and business changes and their impacts for the one year period. 2) To identify problems with parking in the Whyte Avenue area. 3) To review and consider various parking combinations, for Whyte Avenue and the adjacent surrounding area.

The Committee members were: South Side Businessmen's Association - Gerry Dreger - Vince Mah - Jim McIntyre - Robin Pearson - Harvey Weiss - Con Duemler - Linda Irvine

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City of Edmonton - Ellen Edwards - Llew Lawrence - Larry McCormick - Al Maurer

Committee Report

At the City Council meeting of 1980 05 13, the majority of the peak hour parking bans on Whyte Avenue were rescinded. Therefore objective number of the committee was dropped.

•

A total of six committee meetings have been held by the committee. Discussion and analysis on many aspects of traffic and parking have taken place for the Whyte Avenue area. and reviewed were: 1)

Two broad items that have been discussed -

Identification of problems relating to traffic and parking along

Whyte Avenue, i.e. Provision of customer parking, business exposure, zoning, customer trips, traffic signing, employee parking. 2) Things that should be monitored in relation to traffic flows, parking requirements and business activities.

Specific discussion took place on a number of items, the prime ones being: 1. A summary of the results of a Business Operators Surve.). of Whyte Avenue conducted in November, 1978. The survey was a very comprehensive of business activities but was felt not to address the prime objective of

survey the

• committee, that of addressing alternative parking needs and what is the shortfall in parking.

co 2. A simplified examination of parking requirements was undertaken looking at the gross assessable floor area, applying the zoning bylaw parking standards and then comparing the required parking to the present inventory. Table I summarizes the above information. The summary should not be considered as an accurate indicator of the shortfall in parking because the standards applied for required parking may not necessarily be correct for this area; but should be considered as a guide in determining which are the priority

blocks

and areas to create additional parking. The summary indicates that the most critical areas in priority are: - 103 Street to 106 Street. - 106 Street to 109 Street. - 99 Street to 102 Street. Within these areas there are certain blocks that are extremely critical and others that may in fact require no additional parking. On a block basis the two most critical blocks are 108 Street to 109 Street and 103 Street to 105 Street. It should be noted that the summary only includes the properties along Whyte Avenue to the east-west lane north and south of Whyte Avenue. 3. The matter of distance that customers will walk from parking to a place of bus,...less was discussed but no answer or conclusions were reached on this matter. The figure used for transit service is 1300 feet which could be appropriate for certain business but many depend on parking being very close. 4. The matter of creating additional parking and making the 81 Avenue municipal lot more attractive was reviewed. The following activ .. :Vv . looked at: (a) The Engineering Department has reviewed the feasibility of creating additional angle parking streets that intersect Whyte Avenue and submitted their findings to the Committee.

Additional parking can be provided on most side streets

that intersect Whyte Avenue, some at a substantial cost others at very liLLIe cost. . . . /4

•

pr■s

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, ••••

■,.

In many cases the street has to be made one way to create any signifii.ant increase in parking inventory. The number of one way roadways has to be looked at, because it certainly restricts vehicular access to Whyte Avenue. (b) The City owned property in the area has been reviewed and no add:tional parking can be created at this time, since all the property presently is being used. The Committee is in favor of turning City property over to parking as it becomes available. (c) The operation of the municipal lot on 81 Avenue was reviewed. The lot presently contain five and ten hour meters that only take quarters to he activated. The feasibility of having the lot changed to a ticket operation was undertaken and it can be done but the City projection is that.it would operate at a deficit somewhere in the order of $20,000.00 per year based on similar usage as presently exists. Members of the business community feel that

there would be an advantage to have a ticket

operation since customers could pay

an attendant and not have to find the correct change and that business in the area could buy coupons that could be given to customers. The matter of making the lot more attractive and providing better pedestrian access to Whyte Avenue is available through a lane-way system. 5. The Committee discussed a number of operational type improvements for Whyte Avenue. The major items were synchronization of traffic lights on Whyte Avenue, banning left turns along Whyte Avenue, creation of tidal flow ' on Whyte Avenue and the creation of left turn bays.

. . . /5

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Conclusions 1. That the City further pursue with adjacent businesses the matter of metering side street parking on streets that intersect Whyte Avenue.

2. That City owned land within one block of Whyte Avenue be considered for public parking as it becomes available from its present use. This could mean

the removal of buildings if the parking was very critical in a certain block.

3. That the City improve the pedestrian access to the municipally owned parking lot at Whyte Avenue by the use of markings and signs.

That the City pursue in greater detail the possibilities of creating addit-

ional off street parking stalls in the critical areas of parking shortages along Whyte Avenue. In addition a further review be made on the possible change of 81 Avenue parking lot to a ticket operation. This review should be made after n decision is made and responsibilities have been assigned by the Parking Authority.

That the City undertake operational improvements such as traffic light sych-

ronization, left turn channelization as soon as possible.

That the City hold discussions with the South

Side Businessmen's

•

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■

prior to any major traffic or •parking control changes on Whyte Avenue.

In summary, the Committee has discussed and reviewed most of the issues concerning parking on and adjacent to Whyte Avenue but no significant changes

have been agreed to by the Committee to significantly increase the parking k.18jcent to Whyte Avenue.

TABLE 1

W YTE AVENUE PARKING INVENTORY IJ

L < '4,38 RLC

r" x: 0, !94 r'Q

M. 7, ' !_ C• 2

'257

_ r,.! 150

Ln! M :2

C) EX 0,29 : 9 1 EX 0,4

/. RI-L0 72 REQ ;'..,0 ' DER 121 . ., !)EF 68

Y, 1980

1 I EX 8,35 1LX 11,30 REQ 242 REO 429 !-?E0 3 4 7 DE F 3E38! 1 DEE 109 riEF 305 jLM 12 ; Li); M 13 i3

r77 8,34

up _AVENut: wHYTE I o ---1 (7.) f- _ ; 1-:X 36,18 _. 1 EX 26,19 1 HQ SI 1 REQ eb ; : DEF 46 1 i DEF 31

•

[-EX 26,25 REQ 48ti DEF 437 M 10

x 40,2! - ExIS -r!NG CUSTOMER PARK!NG , EXISTING PRIVATE PARKING :1;re - RR_OUIRED NUMBER OF PARK!NG r -r

V(J) rf) 0_ I

EX 5,27 REQ 188 DEF 156 j M3 __ EX 17,25 1 cp REQ 215 DEF 173 M 13

TOTAL EXIST,

t !EX 2,23 REQ 94 DEF 69 M 13

I Ex 0,36 REQ 193 DEF 157 M0

EX 17,8 REQ 69 DEF 44 1M8

gl EX 25,341 REQ 154 DEF 95 ; M 15

— 858

TOTAL REQUIRED — 4130 TOTAL DID-7 1C!T

GLOSSARY

Cornice

The upper projecting section of an entablature; also the projecting ornamental moulding along the top of a building or wall.

Floor Area Ratio A measure of density. The totaltflOcir area of a building divided by the total area of its lot (FAR) of land; i.e. a building with a 3.0:1 FAR would have three square feet of floor area for every one square foot of lot area. Infill

To sympathetically insert a new building between two older buildings when all three are facing the same street.

Lintel

The horizontal beam or stone that bridges an opening.

Pediment

A low triangle-shaped element used over doors, windows, etc. in Classical architecture.

Pilaster

A shallow rectangular column projecting only slightly from a wall.

Quoins

Units of stone or brick used to accentuate the corners of a building laid so that their faces are alternating large and small.