SD L BRARY
11 111
4892
C080/9974/1981/2 OLD-STRATHCONA, EDMONTON, EDMONTON.-PLANNING
4iqd: LON0443
LIBRARY
BACKGROUNaaLci ISSUES 1756.4a .E3 :2S73 1981a
tigu,
BACKGROUND and ISSUES September 1981
TABLE OF CONTENTS 1.0
Introduction 1.1 1.2
2.0
Background Information 2.1 7,7 9.3 7 .4 2.5 2 .6 2.7
3.0
ii 13 15 17 21 23 33 35
Land Use Issues Residential Development Issues Commercial Development Issues Transportation Issues Community Facilities Issues Historic Resource Issues
37 39 40 41 42 43 43
The Sub-areas 4.1 4.2 4.3 4.4 4.5
5 7 9
History Land Use Control Residential Development Commercial Development Transportation Community Facilities and Infrastructures Historic Resources
Issues 3.1 3.2 3.3 3.4 3.5 3.6
4.0
The Structure of the Plan Authority
Sub-area 1 Sub-area 2 Sub-area 3 Sub-area 4 Sub-area 5
45 47 48 49 49 49
Maps 1. '). 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25.
Location of Plan Area Old Strathcona and Vicinity Growth of Developed Area a) Zoning Bylaw 2135 b) Land Use Bylaw 5996 Land Use: 1899 Housing Types Trade Area Arterial Streets A.M. Peak Flow P.M. Peak Flow Traffic Shortcutting and Accidents Existing Parking Transit Routes Proposed Garage Access Project UNI Projected Peak Flow Light Rail Transit Proposed 105 Street Bridge Approaches Bridge Approach Profile C.P.R. Strathcona Yard Community Facilities City Owned Land City Owned Land Subject to the 1976 Agreement Historic Buildings Sub-areas
8 10 14 16 16 17 18 22 23 23 23 24 2.5 26 27 27 28 29 30 31 32 33 35 36 36 48
Figures 1. 2. 3. 4. 5. 6. 7.
Summary of Land Use Categories Housing Condition Population: Age and Sex Population: Ethnic Groups Population: Household Size Summary of Development Projections Whyte Avenue as a Commercial Centre
15 18 19 19 ')() 21 21
Appendices
51
1 2 3 4 5 6 7
53 55 59 63 67 71 73
Legal Framework Demographic Profile Business Survey and Summary Park Needs Survey Scona Community League Survey and Results Whyte Avenue Joint Community Report on Traffic Changes Glossary
I 1
I
CHAPTER 1
INTRODUCTION
1.1 The Structure of the Plan The text of the Old Strathcona Area Redevelopment Plan is divided into two documents. The first document of the Plan forms the portion which will be adopted by Bylaw. This part describes the proposed objectives for the Plan Area, the proposed land uses and makes recommendations concerning the implementation of the plan and actions required from various City Departments. This document also includes the text of the regulations concerning each of the land uses which are proposed and provides guidelines to aid City officials in reviewing proposals in the area. The second document, the Background and Issues paper, includes information on current demographic and land use characteristics of the area and provides information on various projects and proposals which may influence the future of the area. Major problems or issues facing the area are discussed in this paper. Although second in sequence the Background Paper provides the information base upon which the objectives and proposals of the Plan were formulated. At the end of the Background Paper are Appendices which provide information too lengthy to include directly in the paper. The appendices include definition of terms and uses in the Plan and summaries of various data used in the preparation of the Plan.
7
The Study Area Strathcona is one of Edmonton's oldest communities. It is located directly opposite the Downtown, just east of the University of Alberta (Map 1). The study area is bounded by Saskatchewan Drive, 101 Street, 80 Avenue and 106 Street (Map 2). On the west Strathcona shares a common boundary with the Garneau Plan Area and on the North the study area abuts the North Saskatchewan River Valley.
witv 04-1- ' / -.A Lirie.,...e-Ar-real... resirrBiamemm — 7 - 1-----, .v"11a ii -12=1 lllialq11‘drult/r..1-=-1 p M . I. 41
4
. .h...
,...-
ER luv ri.11 P "irk% Team • inmi .11 .r Wilibtailltionviprftpamimirairi. 1.19I'VT111.1.7:71.4 7 )--Z-21 -q
arAt*: i"
WM Pr
Ill'-\:jilL-11.11 111 NI
1 11 .1111111ark111110111115 11 2 ;:54 111 PI' 41111 111[17
II.
MEP -to411=i1 illibi11.II
1:1111111 I MI
IIIIMI
1= 11117a t iME VIERIMIC
.107:— •eionnoiirdwararrid iiirgd-2211111:111,1RAqium""' progo Clumapi:T:r e.hatharamilli........:04...,,. PillINE.,.. ........ Nur lin-inimmil.v...-. imuidagmr.m: , 1::, 1111111111111111111111111•••• • c1111111111111111111,10 . 'mi. llllll it+• gm 11010, i. ...... .... :t t ipi fr _=..i ........ 0 vur L._ i
llo
,.;-.f.=.,F I
r a i llitriL ; PTIM
4aq:4z N' za
r ...,
Location of Plan Area 8
:111: 4 11 "tip tuuiii-
'. 12/rtialim iL illin gE 1 m ri4 tialrg 7 rp f . i .3 U ' •
la I I I I II I I:
lllll lllllll • • • s • I • •
hi "II a I l - 42ll ti IMEIrrillidr iElliii c:i 1...iedlirsdAvessum
map
1.2 Authority Authority to prepare an Area Redevelopment Plan for Old Strathcona was granted in September 1978 when City Council approved a process for the preparation of this Plan. The process included goals and objectives for the preparation of the Plan which are quoted below:
Goal: 1. To protect and revitalize the historic character of Old Strathcona.
Objectives: a) Develop criteria for identification and evaluation of historic sites, historic areas and architecturally significant features. b) Develop guidelines for the physical alteration or preservation of historic resources. c) Develop methods to make conservation of historic and architectural resources economically attractive. d) Develop controls which will maintain the historic character of Old Strathcona.
Goal: 2. To maintain the community character and quality of life of the Old Strathcona area.
Objectives: a) To improve community awareness of Old Strathcona and establish a mechanism for input of community objectives into the plan. b) To improve the commercial environment of Whyte Avenue. c) To improve public amenities and community services in Old Strathcona. d) To ensure that future development is consistent with the unique character of Old Strathcona. e) To improve the aesthetic and visual character of the Old Strathcona area.
9
Planning Activities in Strathcona
ri-J! J [I I! I 66 .1
The City of Edmonton has been involved in planning for the Strathcona area since the early 1970's. Listed below are some of the highlights of that involvement which have led to the preparation of this Plan.
I
,
-Concern over the future of the former City of Strathcona was sparked by a plan to build bridge approaches through the area. -In 1973 the Strathcona Historical Group prepared a report on Strathcona which brought to attention the unique historical attributes of the area. -In 1974 the creation of the Old Strathcona Heritage Conservation Area was proposed by the Strathcona Historical Group, in association Heritage Canada and the Edmonton Historical Board. This proposal was adopted by City Council. -In November 1974, the Old Strathcona Foundation was incorporated to operate the Old Strathcona Heritage Conservation Area. -In January 1975, the City adopted a Resolution preventing demolition and incompatible development in Strathcona. The resolution was extended again in 1976, 1977 and 1978. -In July, 1976 The City Old Strathcona Foundation and Heritage Canada entered into an agreement avowing their common purpose in the Strathcona area. Specific responsibilities of the parties were outlined. Certain rights with respect to City property were granted the Old Strathcona Foundation. -In 1978, the Resolution was challenged and was held to be invalid by the Supreme Courts of Alberta and Canada. -1978, Council approved preparation of an Area Redevelopment Plan for Strathcona.
10
_UNIVERSITY. I n1
1
—
A-rcliEvAs
E7 IL 1L _1=
-
I / I
IL JE L
1111 lam 1111
1-1171:
L. IT
1 I. 1
•\ L. I
)
IV/HYTE182rAlit. II
IT
Mil
[H
H
L
Old Strathcona and Vicinity
i Ll , r;
r
; F1 d, Map 2
r
L
E
[1_ 1 11
E
' '
. ,
.
,
•
„
•
,
CHAPTER 2
BACKGROUND INFORMATION
.3 -#4 -- ,,,i, .r.,..., t.r.f.,1--01,......,,....,..,var•-,Ae.G•oro.14,••••••••••-•••,, ri..,,..,r....,kwylat;ipe,- ,...,,,),11144mn......."-.,-, .- . -•, . .• .. . • . _. . . .. . •. . • •-, ^...:-•-•.:1,... ••,.:•;,,,, , 0.`t.'t,.4.'• ..vit.. `''''.0'4,.rr,•••`•,'°'•,-.e...;••,.."),‘A..e.",•."1-*".A4•.';',.., •,'...t!'",t4'4A01',"`" "'.' •
.
•
. .
.
•,•?•-.7.,-,•,7•4_,...:,!..!,-=' ‘..''''.'4.."7"''''''''' '"''''''''. '''''..,••" .7,e't•$14.r.'".....,.', ••••4•••,,siol,ii.,•:,"•;••••••• ?",,••••••*•41erl,,,,,,,....,,,,1" .' '",..`"Mi41{,
, .
, .
•.
•
,
.--''..' 70i r4ttilY' ' ''
. .. ..
. .
....... •••••,•••••,..• •-•'•,,•••.,,•••1,4••••••• 6•••4;-•,,•••••,....
... •,..,..,.,..,
.....,..,.,.
•
'' .:',..:‘' ' :..-.,',.;:3'.t: 2..,' ..
r. • 1 .1, • ' ''': • •• .
' ,.,•.- ' ,. F.
CHAPTER 2
Background Information 2.1 HISTORY* Between 1891 and 1912 Strathcona existed as a separate community on the south side of the North Saskatchewan River directly across from Edmonton. In 1890 the Calgary and Edmonton Railway was incorporated to build a railway line from Calgary to near Edmonton. By the end of 1890 the line was surveyed and track had reached Red Deer. In July of 1891 the tracks had reached the south bank of the North Saskatchewan River where construction stopped. It is clear in retrospect that the Calgary and Edmonton Railway had no intention of crossing the river but was principally concerned with the short term profits from improvement of the transportation link between Edmonton and Calgary and in land grants and development of a town site near Edmonton. Survey of the townsite was underway in July when the tracks reached the south bank. Whyte Avenue and 104 Street (Main Street) were graded and construction of a station, hotel and other buildings commenced. The location of these initiated growth along Whyte Avenue and heavily favoured the railroad's land holdings in the area. In 1892 further grading of streets was undertaken and a road constructed from the rail head to the ferry crossing at Walterdale. By 1899, when the Town of Strathcona was incorporated, approximately 20 percent of the townsite was built up (Map 3), and the characteristic development pattern of Strathcona appeared. The commercial area, which was centered on Whyte Avenue and to a lesser extent on 104 Street, had been entirely occupied by 1899. The residential area was centered around the school (built in 1894) at 84 Avenue and 105 Street but these blocks were sparsely developed. After incorporation (July 15, 1899) the Town Council undertook an extensive public works program including municipally owned electric, water and sewage systems, street and sidewalk improvements, and telephone and fire services.
13
By the end of 1902 a rail link (The Edmonton Yukon and Pacific) connected Edmonton to Strathcona. At the height of its physical development between 1907 and 1912 Strathcona had constructed a new City Hall, Fire Hall, Library and Hospital. A street railway system served the community. Parks and athletic grounds had been developed.
'--JLJ 1_1 LJ I I
LLJ tW LI__11 I LILLJ i
I - -11
II
Lir,-
Li r]_„__ )y
1907 was an important year for Strathcona. The C.P.R. took over complete operations of the Calgary and Edmonton Railroad. It announced plans to build a new railway station and make Strathcona its head of operations for the lines north of Calgary. In March the legislature accepted Strathcona's application for a City charter. In April Premier Rutherford announced that Strathcona had been selected as the site for the new provincial university.
, to
L
14
/8
I
L__J -1 [ii
LJ
I1LT P
nii
T1LiiT
L_ iL Li IT I I _1 l-----11=-1( 11 J Li Li L I II I PI JLLL. J L____J 711 L_J 1 " 11 L ir ii iii I L___J 1 _1 L E11_11 _J L______J [1Jfl T J. ( Li ii. . iriii 1 E:
II L Ir11 IILLI
L___Th= ' _
1899
„ r— "
I
1
111
[ -1C
Li [-.11 — _ J. _____ 1,
Growth of Developed Area
[
L j L11
t L
_
,
t
JI
II(
L 1-
r-
By the time discussions on amalagamation were reopened in 1910, Strathcona was more amenable to the idea of union. In a plebiscite on September 27, 1911 citizens of Strathcona and Edmonton voted overwhelmingly for amalgamation which took place on February 1, 1912.
*This summary is based on John F. Gilpin, The City of Strathcona 1891-1912; "We see just ahead the glory of the sun in his might" Mr. Gilpin's co-operation is gratefully acknowledged.
Liii J _1 I_ C. Li1f P7_111
/.1,
I Very shortly after Strathcona had become a City discussions were undertaken with Edmonton regarding possible amalgamation of the two communities. In 1908 the residents of Strathcona felt that they had a lot to lose. Strathcona's population was larger than Edmonton's and its municipal facilities were advanced. A construction boom sparked by the location of the University was in progress. Nevertheless the long-term viability of Strathcona as a separate community was in doubt. It had failed to absorb Edmonton as the town's promoters had originally hoped. Social and transportation links joined the two communities. The economic aspirations of the two cities were identical and the economic communities closely linked. Edmonton's aggressive cultivation of railroads, its selection as the Provincial capital and the excessive reliance of Strathcona on its "natural advantages" had practically guaranteed the supremacy of Edmonton as an urban center.
EPPLJ
II Map 3
1 1907
1912
- 71F1C, E
2.2 LAND USE CONTROLS Map 4a shows land use controls in effect in June, 1980. Figure 1 summarizes the uses permitted in each category. Both forms of land use at that time were applied in Strathcona: the Zoning Bylaw and a form of development control called the Land Use Classification Guide. With adoption of the Land Use Bylaw #5996 on 1980 07 03 areas of Strathcona which were under the Land Use Classification Guide (L.U.C.G.) were redistricted to the DC-3 category of the Land Use Bylaw. The DC3 category is a temporary holding district for areas where Council has authorized preparation of an Area Redevelopment Plan. Permits may be issued for uses specified in the L.U.C.G. districts if they are not in conflict with the proposed plan. Areas of Strathcona which were controlled by the Zoning Bylaw were converted to their equivalent in the Land Use Bylaw. The districts which applied in Strathcona prior to adoption of the A.R.P. are shown on Map 4h.
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 highrises. 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.
Summary of Land Use Categories
Figure 1
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 allowed.
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. • Density may vary according to the mix of unit types u.p.a. = units per acre p.p.a. persons per acre
15
ott
.001 s 011E
v
T
d1111111hilidll
I
"NM=
pm
A#11M1 111111
1
1111111111 1111 I III III II 1111 '1111
IIITt11111111111
111111 111111 avenue
mrimi
IMMO.
6.= 11111 111111111111
III
111
IMEMOIl i
III
111 I
Zoning Bylaw
1
lli
85 avenue
I
1
-
2135
Map 4a
A7
A7
84 avenue
1
Zoning Bylaw Areas
IMF
L.U.C.G. Areas
•
r_
avenue
why e avenue
if •
•f•••
Land Use Bylaw
5996
Map 4b
DC-3 Temporary Holding District
IIIIIIIIIIII 1111111111 111111.11 II I II -1.1r f
II
8
11.15„ II111 IIPm
a
81 avenue
80 avenue
2.3 RESIDENTIAL DEVELOPMENT 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 postwar vintage. Present housing in Strathcona is of three types (Map 6): 1. Single family housing, generally detached (14% of total housing supply). 2. Walkup apartments (48% of total housing supply). 3. Highrise apartments (34% of total housing supply). 84 avenue
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 81% of the dwelling units available in Strathcona.
83 avenue
whyte avenue
Fl 81 avenue
80 avenue
fl
Land Use: 1899 Residential Industrial
map 5 Commercial Public Semi-Public
17
Current Density 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 of ten persons per acre in areas of single family housing to a high of more than 300 persons per acre in blocks developed as high rise apartments.
1.0 111 1 1111 1 1
11
Housing Condition
r111111 I
A survey of housing condition 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.
I.
=es mmmmm
is II
11010(1E1111=U li bi Immo
E: 3"
:
WW1 11111111 1
11011p1111
1110 I
1-1j
(Ejr:-1-1
0111LL 11011
EL?
Fr
, LI -_-ii-I Legm.... NNE _ g
.20!
(=ED
1u11111
411"1'°
ri
.00e51
7(
Housing Types I= single family III duplex
18
Map 6 MI walk-up IM high-rise
Housing Condition
figure 2
Demographic Profile Data derived from the 1976 Federal Census indicate that Strathcona's population was 3,800 people living in 2,057 households. The area has a significantly higher proportion of non-family households than the City as a whole and a very high proportion of tenants. There are few school age children in the area. Overall, Strathcona is an area composed of young singles and childless couples living in rental accomodation. The following is a summary of the most noteable demographic characteristics of Strathcona which are also represented in Figures 3 through 5:
45-54 35-44 25-34 15-24 5-14
Age Structure: - 64% of the population is between the ages of 15 and 34 (City average 40%). - 12% of the population are school age children (City average 28%). - There are slightly higher levels of senior age groups than the City average. 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:
French 3.27.
- 91% of Strathcona's households rent.
.6 z Others 2.97. Italian .27.
Household Size: - 85% of all households are one to two people (City average 50%). - 59% of all households are non-family (City average 28%).
Chinese/Japanese 27. Polish .5% Not Stated 2.87.
- Of the family households (41%) 68% do not have children at home.
German 5.7% Ukranian 2.77.
Population: Ethnic Groups Detailed demographic data is found in Appendix 2.
figure 4
19
Projection of Potential Demand The General Municipal Plan estimates that an appropriate share of residential development in Strathcona would be between 1200 and 1800 additional units by end of the century. This represents 15% to 25% of the projected demand in the southwest Inner City. These figures are further broken down into family suitable ground-oriented housing and apartments. Strathcona could be expected to accommodate between 500 and 750 ground oriented units and between 700 and 1,000 apartment units under the General Municipal Plan projections. Projections were developed representing
three possible development futures for Strathcona for comparison with General Municipal Plan estimates. The results are summarized below and in Figure 6. 1. If the area were developed to its full potential under the present zoning a maximum 2000 additional units could be expected. This would consist entirely of apartment units.* 2. The trend scenario assumes a continuation of present trends. Development would occur in blocks which are already undergoing redevelopment and on sites currently occupied by poor and fair quality housing. Between 490 and 980 additional apartment units could be expected depending on whether bridge approaches are built. No family units would be expected. 3. The third projection assumes that selective redevelopment will occur on vacant, deteriorated or isolated sites. It also assumes that development will occur at densities which are suitable for provision of a variety of housing types and that development will be of a scale and density which is similar to its surroundings. An additional 320 family suitable and 890 apartment units could be expected. Other factors to be considered in determining the desirable residential future include: 1) use of property now reserved for bridge approaches. 2) changes in land use around the proposed L.R.T. station. In combination, these factors, the information from the projections, the residential objectives and the City's commitment for the use of its land in the plan area resulted in use of the "selective" scenario as the basis for development of land uses for the Strathcona area.
*densities less than 36 units per acre (RF-6) considered family suit able. Nevertheless it is possible to provide some family units at much higher densities.
20
It should be noted that these scenarios cannot reflect all of the influences on development in Strathcona. They do provide a reference for understanding the implications of various kinds of residential development both in the area and from a City-wide perspective.
2.4 COMMERCIAL DEVELOPMENT Historical Development and Trends
Summary of Development Projections
figure 6
1. Maximum Potential Area 1 Area 2 Area 4 Area 5* TOTAL
Family 0 0 0 0 0
Apartment
Very early Whyte Avenue was established as the main commercial artery of Strathcona and had been completely developed between 103 and 104 Street by 1899. This area has held its place as the most intensely developed portion of Whyte Avenue. The linear development pattern apparent today had been established by 1914 and was strengthened by the local street car system which ran along Whyte Avenue. The period between 1914 and 1941 was one of rebuilding after the post-World War I recession and the depression of the 1930's. Growth accelerated in the 40's until by 1951 the commercial strip had experienced its major growth and had achieved a form recognizable today.
1129 776 85 0 1990
2. Trend** Family
Area 1
0
Area 2 Area 4 Area 5*
0 0 0
TOTAL
0
Apartment
169 (381) 235 (513) 85 0 489 (979)
3. Selective Development Area 1 Area 2 Area 4 Area 5*** TOTAL
Family 176 142 0 0
Apartment
318
889
159 246 85 399
• no computation included because of current industrial land use controls bracketed figures represents total if blocks J & K develop as residential *** rezoning of area 5 has been assumed; calculation at 100 upa.
4 Whyte Avenue as a Commercial Centre 21
Composition of the Business Area The Strathcona commercial area provides a diverse range of goods and services to the immediately surrounding area and to the city as a whole. In overall function in the City the Whyte Avenue shopping area falls between the community centre and the regional center. Figure 7 illustrates the relationship between Whyte Avenue and community and regional centers. Following are some of the most noteable characteristics of the business community (see Appendix 4 for summary of business survey). 1. The Strathcona business area is stable with a very large proportion of businesses which have been in the same location for more than 3 years. Almost 40% have been at the same location more than 11 years.
2. The business establishments are mainly small employing less than10 people. A very high percentage are independent operations. 3. A high proportion of the businesses are tenants, 77% do not own the building where they operate their businesses. 4. 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 planning shopping centers such as Southgate and Bonnie Doon. The Whyte Avenue commercial 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 of a climate controlled environment.
Projections of Commercial Demand 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.
Trade Area 22
Map 7
*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.
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 arteries in the city. Whyte Avenue is the only major east-west route between 63 Avenue and the River and provides the most direct link 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.
H
Map 8
-
1.-----11: i i - -I I frwhyte--avenue [ I L
--1 1
_j i
:1
L -1 •
'
A.M. Peak Flow
Strathcona's roadway network is built on the grid system with streets aligned north-south and eastwest.
",.
L
1r
lnun = 250 vehicles
Major arterial roads in Strathcona as designated by Bylaw include (Map 8) Saskatchewan Drive (one way east bound) and Whyte Avenue as the major eastwest streets and 103 Street as the major north-south street. 83 Avenue, 84 Avenue and 85 Avenue are oneway streets north of Whyte Avenue; 81 Avenue is oneway south of Whyte Avenue.
Arterial Streets
Er-T"
i
Roadway Network
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.
----- 1_11! FT
4Gisua'cche#0\-
Map 9
_
-rt-I ---7%en
I' Ce:.--:I
r:-_-]I-7 --r-LIT] 7-7, I[ L_
1L
,--"4-------„------! . . - Hr
L
nrirTiri C-1 711] ...
LIT 1
r-------
*a
-1 Lrir
ir 7 L-11 P.M. Peak Flow Map 10 1mm = 250 vehicles 23
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.
ming Nun I mimes moor: iimmorm
2. The grid system facilitates short cutting traffic.
5
3. 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 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.
whyte avenue
1 3
Accidents
E4 E
81 a
7 Traffic: Shortcutting and Accidents woo to 1999 vehicles per day More than 2000 vehicles per day 24
80 even
Map //
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.
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 half of 1980. The parking bans have since been rescinded. 263 on-street stalls are currently available. 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 6), which are as follows: 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 is 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.
l 84 ave
.11.••••,
ave
3. That the City improve the pedestrian access to the municipally owned parking lot at Whyte Avenue by the use of markings and signs.
-11111
2
4. 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.
El III 111•1•1••1
5. That the City undertake operational improvements such as traffic light sychronization and left turn chanelization as soon as possible. 6. 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 of the 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.
\
=VI ri
82 ave
ave
1,
220
7I Existing Parking metered lot
Map 12 commercial lot
free customer
25
Public Transit Service
river
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 #83 routes run north-south along Saskatchewan Drive and 104 Street connecting Downtown to Southgate (Map 13). The #46/64 route runs east-west along Whyte Avenue connecting Downtown and the University. The #8 and #63 connect the University with the Bonnie Doon area. Changes to the roadway system as a result of Project UNI will require rerouting of the #43 and #83 routes.
north
saskatche —
university <8 64 63
I
—1 I _
[Ti L. _JL
H
H
= I I LI] L.
ILJE_I[T1IH
H
ii
J.."(f.
_I J L L
H
i
IETLJ
JL_
JLji _ic --—i r jL. _____J
1L.1I
_1
71
IT
_II IL_ 7-7 Ei 7
IT-71 IL 1
Transit Routes
26
II
1
I
I
Map 13
I ET
route direction
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.
whyte avenue â&#x20AC;&#x201D;
Proposed Garage Access
Map 14
Project UNI 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: I. Improve travel times on arterial roadways from the southside to the Downtown area. 2. Utilize the existing roadway network more efficiently, thereby reducing need for roadway improvements and construction. As an ancillary benefit Project UNI is expected 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 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 beween 83 Avenue and Saskatchewan Drive will remain twoway 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.
8 61 IVO
one way
new signal
27
Impact of Project UNI 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. 2. Short cutting will be reduced on local streets in
residential areas. 3. Bus travel times and passenger waiting times will be reduced. 4. 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.
L I Li
111 2'iLII1 IEEE
â&#x20AC;˘ r_
-----;1
[ _1 Li L F-11LJ
1.4Mtteheffr
LLEIETELT1 L 1 I
'
1_31
.1i
`TI__ I
Yenl
I
Predicted P.M. Peak Flow linm = 250 vehicles
28
111L
vi
L.71 17 Map 16
ii
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-of-way to 23 Avenue where it will branch to Mill Woods and possibly KasIdtayo. 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 the C.P. Railway relocates two of the lots in Block 99 would no longer be required.
I I â&#x20AC;&#x201D; )
whyte avenue
r-
_
-
4.pr line 1.r.t. line
platform
I cox station I
p. g
Detail of Underground Whyte Avenue Station
111111111111111111111111111
\
Light Rail Transit
map /7 29
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 be one way northbound. The roadway will connect to a new three lane northbound bridge (Map 18). Southbound traffic will use the existing Walterdale Bridge. The 104th Street route is two way to 83 Avenue where it continues one way south.
L_ _
-Ell 7_ 7
1t L.
iL
L
L
[
7 r-
ET 1 r -11
Proposed 105 Street Bridge Approaches 30
Map 18
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 of landscaping the right-of-way or softening the transition between the roadway and the residential areas on the east and west. aPProach profile 85 ave
existing profile saskatchevran drive
ilil ilililimmil 11111111111 Bridge Approach Profile
Map 19
At this time the future of the bridge approaches is uncertain. A decision to construct the bridge will be deferred until the Transportation System Planning Study is completed in 1980. 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.
C.P. Rail Relocation The Canadian Pacific Rail Relocation Study (Map 20) was initiated to examine the possiblity of removing and relocating the downtown and Strathcona C.P.R. yards. The results of the Study indicated that the relocation of the yards would be feasible as a joint venture for the City of Edmonton and Canadian Pacific Railway. Initial negotiations to relocate the yard facilities have begun. The land which would be affected
31
by the C.P.R. Relocation lies east of 103 Street and south of Whyte Avenue. The development option 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. Plans for the 105 Street Bridge and the South L.R.T. line also have impact on railway relocation. Railway relocation is desirable in conjunction with south L.R.T. since the L.R.T. will generally use railroad rights-of-way. 105 Street Bridge approach roads may also use portions of the railroad right-of-way from Saskatchewan Drive to Whyte Avenue.
1 JL
â&#x20AC;˘
11
JL _11
_J
I I
I I 1= C.71F1 ___JL_J _1= ED I I LIEU] LIEELF JJL I IJE J L_J
El El 7 I
r
I
IT
C.P.R. Strathcona Yard 32
Map 20
2.6 COMMUNITY 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 of students come from other parts of the 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 Carmel 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.
Queen Elizabeth Park
o 0°D 000
0000 0:00 00 I
0 0 00EI 0000000000
ad 11 in Stathcona Community League
00 0'0000 0 o
0
00001=1
09
Bowling Green
Cl00000por lo o
Craft Cottage
000000 000000
0 0 0 0 0 00
King Edward School la%
OD Olit DO 0=
01 I00000
Scona Centre, 000100D I
Mai School
00000000
0 I
I 0000l
113
Parks and Open Space 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 in the east of 101 Street where no park space exists. Within the Strathcona Plan area there are three park areas comprising about 3.5 acres: 1. The Strathcona Craft Cottage and Old Bowling Greens 2. The Strathcona Library Park 3. Strathcona Centre Community League
000L1 [100
1 4.r
[LEE whyte avenue
u0,-L â&#x20AC;&#x201D; S Toth=
DO
no G4 Preso
Church
onL joro u i
D000l=0000 o oil
Community Facilities
o0 afloon_ 0
OX
Map 21
33
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 neighbourhood level park facilities over district level facilities. Strathcona has been identified as 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 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 The 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 5) was prepared and submitted to the City for consideration for major cultural, and recreation facility grant funds. The current building program is:
34
1. 4 tennis courts
Utilities
2. an outdoor hockey rink.
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 prol7ide higher capacities for runoff. The sanitary sewer system is being upgraded at the same time as necessary. Relief construction is scheduled for completion by the end of 1980. Previous to relief construction the sewer capacity was inadequate to handle peak run off. Although the sewer system is being improved at this time a large reserve capacity is not being provided. There is still a need 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.
3. a new 8000 sq. ft. community league hall including change rooms, small meeting rooms, areas for playschool and social functions and large meetings. The second floor would overlook the tennis and hockey arenas and provide a place for spectators.
Other Services Other community oriented facilities in Strathcona include: 1. The Strathcona Library at 8331 â&#x20AC;&#x201D; 104 Street. The 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. 3. The South Side Health Clinic at 10335 â&#x20AC;&#x201D; 83 Avenue is operated by the City of Edmonton Local Board of Health and was renovated in 1978. 4. The Handicapped Housing Society of Alberta operates from the former Civic Block on 83 Avenue. 5. The S.C.O.N.A. Center at 104 Street and 84 Avenue provides a drop-in center, meals, and assistance for senior citizens particulary those living in rooms in commercial buildings in the area. 6. The Walterdale Theatre housed in the Old No. 6 Fire Hall provides live theatre in the Strathcona area.
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.
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 3 major types: 1) Pre-World War I commercial structures generally along Whyte Avenue between 103 and 104 Streets; 2) residences built before World War land 3) institutional buildings. Of the historical or architectural significant buildings in Strathcona thirteen have been officially designated as historic resources by the Province. They are:
0000 0000
000
I 1 000000
00
The Ritchie Mill 102 St. Sr Saskatchewan Drive Chapman Bros. Ltd. 10423 Whyte Ave. Dominion Hotel 10324 Whyte Ave. Princess Theatre 10335 Whyte Ave. Richards Block 10422 Whyte Ave. Ross Block 10313 Whyte Ave.
0 0
7
I
avenue0 Or] [1000000000
0000
on
00
I=1 CC 0 0 0 DI
Ion
•:1111r1,-01.,
OEFJE
LID
J000flU L,
9
I
oo co
0000
000:000
0 0 00 :f2V1:1',111.1-
I
J00000000
1 ii
I
I0000D000 0001111110
Li
-
whyte avenue
Mathen House 10311 Saskatchewan Drive
Knox Presbyterian Church 8403 — 104 Street
.11111KV1,111.1•
r
0 0 0 EDGED
McKenzie (Galper) Residence 8603 — 104 Street
Fire Hall #6 10327 — 83 Ave.
0 00 0
0000000
00 • oliver
Strathcona Hotel 10302 Whyte Ave.
Connaught Armoury 103 St. and 85 Ave.
0
o
0
DE= anderson avenue
2 0 IT ] o
E000l ln000 no imuleau avenue
11
Strathcona Library 8331 — 104 Street
Historic Buildings
These buildings are shown on Map 22
11. designated historic resource
Map 22 0 considered for designation
35
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 of Edmonton 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; 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 of a covenant running with the title of the 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. (See maps 23 and 24)
11 1111 19
1111111111111111
III I II 111111 II
1111111111111111 1.010.0
IP wpm.
11•
111111111 IIIMIN ••••••
111111111 11111111
IIIIIHHIlIi
City Owned Land map 23 1
1
vacant historical commercial municipal residential with structure other use
1111[1111111111
i0.010 name
1:9 11
III mute
1 a
11111111
II
i1111111111111 II
nr
717
141••••••••
,--(1111H
- Erri- 1111 1111 19
run[11[JjE
M I II III I II II
IININ
MIN
Mini
IIMINI NINIM
m
1111 1111 11111111
94 var.;
City Owned Land
LI Map 24
Subject to 1976 Agreement with Old Strathcona Foundation
lull I 61 LI LI
•41,1. mom.
71[1111]
1
vacant land with an existing use
" I
36
num \
II
1
11111111 111111
a
MINIM L_ .0 00.11••
-yr
.171$ *.p ""1 .1-L
â&#x20AC;¢
CF-irA, 17 ITER
CHAPTER 3
ISSUES 3.1 LAND USE ISSUES 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. accessibility to the Downtown and University; 2. to make maximum use of existing roads, utilities and school facilities;
3,
ttOttWtttiiiiittO-Ottlilititk
"iltifiqfitit
3. proximity to the proposed south L.R.T.; higher 4. land use controls currently encourage 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. the built form must harmonize with existing development and be compatible with it. 2. facilities and infrastructure (schools, roads, parks and utilities) must not be overburdened. 3. 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.
39
Redevelopment opportunities in Strathcona should be integrated with surrounding areas.
3.2 RESIDENTIAL DEVELOPMENT ISSUES
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 distribution of residential density is no longer appropriate.
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.
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:
- 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. instabffity and uncertainty concerning the future of the area. New transportation proposals centering on Whyte Avenue make a redistribution of density desirable providing 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 accomodations. Concern is expressed over the gradual reduction of the family environment. This trend is exemplified by three statistics: 1. In 1976 91% of Strathcona residents were tenants. 2. 82% of all residential units in Strathcona are in highrise or walkup apartments. 3. The percentage of school age children is low (12%) compared to the City average (28%). This trend acts as a de-stabilizing influence because: 1. It threatens the long-term viability of local schools and, 2. Tenants may be less concerned with the long-term future of the area.
40
Commercial uses are expanding into residential areas.
Parking problems in the commercial area have a bad effect on business.
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 of offices must be controlled and restricted to types which do not cause additional traffic and parking problems or undermine the stability of the residential uses.
Parking is a long standing issue in the business cornmunity.The problem is two-fold: I. 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.
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.
The parking 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.
3.3 COMMERCIAL DEVELOPMENT ISSUES How can the commercial area be given a boost?
Aâ&#x20AC;˘
AGE 1Y SOOTS S WON SOOTS
â&#x20AC;˘
*GING KOK CIARWIENTS 'LEES,sirViS JEANSL,Alaf: Ili* VIESTEIS MIS SADDLES
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.
41
3.4 TRANSPORTATION ISSUES LRT will bring pressure for redevelopment and new impacts in the area 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 rightof-way of the C.P.R. through Strathcona. However, there will be some new problems associated with the L . R. T. :
Streets in Strathcona carry heavy volumes of through traffic
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).
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.
2. There will be grade crossings of 106, 105 and 104 Streets which will interrupt the movement of north-south traffic very frequently. 3. Safety measures will be required along the line and to prevent people from entering the tunnel. 4. 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.
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.
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. 3. Little possiblity of using any of the right-of-way for other purposes. If the Bridge approaches are not developed the rightof-way provides a major opportunity for residential commercial or parks development in Strathcona.
42
3.5 COMMUNITY FACILITIES ISSUES
3.6 HISTORIC RESOURCE ISSUES
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 con-
A particular preference was indicated for court sports with bicycle paths, public skating, outdoor concerts and tot-lots being other significant responses.
centration 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 not 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. 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.
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 commerical 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.
43
,
•
Ic
d•';
THE SUB-A A
CHAPTER 4
THE SUB-AREAS The Strathcona area has been divided into five subareas (Map 25). These sub-areas have been defined on the basis of similarity of land uses and on their geographic location in the plan area. This section defines the sub-areas and describes the main characteristics and specialized impacts of each.
4.1 Sub-area 1 Characteristics
Sub-areal is located in the northern part of the Strath cona 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 Sub-area. Along Saskatchewan Drive and 104 Street there have been 4 highrise apartment buildings constructed in the last 15 years. 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.
47
Impacts on this area include:
5. Potential closure of 86 Avenue and 102 Street to consolidate the school and community league grounds.
4.2 Sub-area 2
1. The abrupt juxtaposition of high density and low density residential types.
6. Division of the area by the 105 Street Bridge approaches.
Characteristics
2. Proximity to the L.R.T. line.
7. 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.
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. right-of-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, 101 Street and on the south by the lane south of 83 Avenue.
Impacts
3. The volume of through traffic on 103 and 104 Streets particularly as a part of the couplet approved in Project UN!. 4. Poor east-west access.
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 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 (eastern portion only). 2. Proximity to the commercial area on the south. 3. Isolation of some single family housing in small undevelopable parcels. 4. Uncertainty of future land uses in the C.P.R. rightof-way.
5. Poor east-west access.
VAitaS Map 2S
4.3 Sub-area 3
4.4 Sub-area 4
4.5 Sub-area 5
Characteristics
Characteristics
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.
Sub-area 4 includes the majority of the existing commercial area extending from 80 Avenue to the residential areas on the north.
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.
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.
Impacts Impacts on this sub-area include: 1. The Edmonton Transit Bus Garage 2. Division of the area by the L.R.T. portal. 3. Absence of direct pedestrian links east and west to the residential areas because of the arterial roads and the bridge corridor.
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 of preamalgamation buildings including six designated historic resources. 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.
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: 1. Removal of the C.P.R. line and consequent redevelopment of obsolete industrial and warehousing uses. 2. Proximity to the L.R.T. station and redevelopment pressure as a result.
Impacts Impacts on Sub-area 4 indude: 1. Lack of adequate parking facilities for the commercial area and absence of major opportunities to develop off street parking. 2. Potential pressure for redevelopment as a result of increased access by L.R.T. 3. Increased emphasis on public transit. 4. Division of the shopping area by major arterial roadways. 5. Unattractive street environment.
49
APPENDIX 1
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 v.twer..m.kfft.:
Puzia.404451mOwN11.141.10
Nut
2. Rehabilitating buildings in the area, or 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, 3. The proposed public roadways, public utilities and other services, 4. The location of reserve land, and
.624.15Lak
'241YL
5. The recreational and school facilities likely to be required.
53
Relationship to other Plans Statutory Plans are developed on a hierarchical basis with each level providing increasing detail and specificity (Figure 8). The broadest level of plan is the regional plan which is concerned with large areas of theâ&#x20AC;˘ 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.
Hierarchy of Statutory Plans figure 8
Area Redevelopment Plans fiqz1noktjo, y,
54
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.
APPENDIX 2 DEMOGRAPHIC PROFILES TABLE 1 NUMBER OF DWELLING UNITS BY HOUSING TYPE AND TENURE Sub-areas
1
2
Single detatched
rent own vacant
42 33 17
22 28 7
Dwelling Unit & non-residential use
rent own vacant
Single detached &
rent own vacant
suite
Flour plex & other family
multi
Walk up apts.
High rise apts.
Rooming house
Seniors residence
Office residence •ftol.:•,..YMaXMOMO.
Other •• t
•
TOTALS
28 5 11
rent own vacant rent own vacant
8
rent own vacant
392
rent own vacant
14 1 8
rent own vacant
3
5 5 5
Totals
2
71 66 29 2
29 7 7
8 1
65 13 18
5
5
10
1
1
2
45
466 1 18
397 1 11
36 3 7
16
7 88
480
2
2
7
50 4 31
9
18
18
2
2 8
1 1
9 2
94 2 30
15 1
245 3 45
227
20
1652
1
97
5
2
rent own vacant rent own vacant
4
14
7
25 1 7
663
614
128
55
.
TABLE 2
POPULATION BY SUB-AREA
Sub-area
1
2
3
4
Male
544
473
84
145
Female Total
56
5
TABLE 3
Total
21
1267
542
472
102
80
6
1202
1086
945
186
225
27
2469
Age 0-4 5-9 10- 14 15- 19 20 - 24 25- 39
POPULATION BY AGE AND SEX
% of All Persons in that Age Female Bracket
Male
% of All Persons in that Age Bracket
28 20 25 44 310 283
51.9 54.1 56.8 54.3 56.8 45.1
26 17 19 37 236 344
48.1 45.9 43.2 45.7 43.2 54.9
96
37.8
15.8
62.2
41 32 34 31 51 54
32.5 39.5 41.5 43.7 48.1 58.1 61.8 47.8 60.0 59.3 63.2 33.3
85 49 48 40 55 39
67.5 60.5 58.5 56.3 51.9 41.9
34 36 24 11 7 2
38.2 52.2 40.0 40.7 36.8 66.7
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
55 33 36 16 12 1
Total
1202
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
TABLE 6
SEX AND MARTIAL STATUS ABSOLUTE RELATIVE FREQUENCY FREQUENCY
Male Single Male Married Male Div. — Sep. Male Widowed Male Other Female Single Female Married Female Div. — Sep. Female Widowed Female Other Total
730
29.6
446
18.1
70
2.8
19
0.8
2
0.1
596
24.1
416
16.8
81
3.3
108
4.4
1
0.1
2469
100.0
Type of unit Single detached D.U. & nonres. use Single det'd. & suite 4 plex & other multi family Walk-up apt. High rise apt. Rooming house Seniors res. Office res. Other Totals
TYPE OF DWELLING UNIT BY HOUSEHOLD 1
2
34
55
Persons per Household 4 5 6 3 26
11
6
3
7
11
1
1
Totals 137 2
2 31
26
8
10
2
3 239 256
6 194 208
1 24 14
9 2
I
29 15 8 34
19 3 2 5
1
3
2
651
518
74
1 1
1
78 10 467 480 54 18 11 41
1 11
37
4
1
2
1298
TABLE 7 STRUCTURE TYPE (DWELLING UNIT) BY TENURE
TABLE 5 HOUSEHOLDS BY NUMBER OF PEOPLE Household Size (number of persons)
Absolute Frequency (number of households)
Relative Frequency (To of households)
1
766
50.9
2
603
40.1
3
79
5.2
4
39
2.6
5
11
0.7
6
4
0.3
7
2
0.1
11
1
0.1
1505
100.0
Total
Single detached Semi-detached D.U. & non-res. use Single det'd. & suite Four-plex & other multiple family Walk-up apt. Hi-rise apt. Rooming House Seniors res. Office-res. Other Total
Rented Units
Owner Occupied Units
70
65
N/A Vacant 29
Total 164
1
1
2
2
65
13
96
10 466
1
480 50
4
18
18 2
12
18
485
2
482
31
85
2
20 11
9
2
245
3
46
294
1415
89
148
1652
57
TABLE 8 HOUSEHOLDS BY NUMBER OF CHILDREN (0 to 17 years of age)
Household Type 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
1
2
No. of Children 3 4 5
8
Total
2
2
1
1
10
5
16
1
6
5
17
14
4
2
1
5
1
3
12
1
31 7
9
1 4
8
3
49
35
8
1
1
1
1
16
1
95
Note: Teen — 12 to 17 Young (adult) 18 to 35 Adults (older) — 36 to 64 grownups Elder 65+
TABLE 9 TENURE OF HOUSEHOLDS BY NO. OF CHILDREN Number of Children 5 6 3 4
Total
1
80
1
2
Renter Owner
42
28
7
7
7
1
Total
49
35
8
Tenure
58
1
1
15
1
1
1
95
APPENDIX 3
BUSINESS SURVEY AND SUMMARY
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 opportunity 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 4283109. Sincerely,
/
S. C. Rodgers Genera Manager EH/jwp Enclosure
59
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 INDICATED. 1. HOW LONG HAS THIS BUSINESS BEEN IN OPERATION AT THIS ADDRESS? O 0 — 1 year
0 6 — 10 years
E 1— 2 years
0 Over 11 years
6. WHERE DO THE EMPLOYEES WHO DRIVE USUALLY PARK?
O Off street elsewhere.
E More than once a day. D Less than once a week. 0 Once a day. 0 Other.
• On-street.
fl Once or twice a week. 0 Not applicable.
fl Off street on this site.
12. HOW OFTEN ARE DELIVERIES MADE TO THIS BUSINESS?
O Other. (Please specify.) 0 Don't know.
More than once a day. 7. DO YOUR CUSTOMERS/CLIENTS GENERALLY COME FROM: (Please tick the appropriate boxes.) 0-25% 26-50% 51-75% 76-100% Within walking distance
0000
2. WHAT KIND OF BUSINESS ESTABLISHMENT DO YOU OPERATE? (PLEASE BE SPECIFIC)
The south side of the City
0E00
3. IS THIS ESTABLISHMENT:
The City as a whole Outside the City
O 3 — 5 years
E
An independent business
O A branch of a larger business
0E100 0 000 0 000 0000
Don't know Other Not applicable
O A franchise
• Other (Please specify)
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%
4. HOW MANY PEOPLE ARE EMPLOYED IN THIS ESTABLISHMENT? Part time
5. HOW MANY OF THE EMPLOYEES USUALLY TRAVEL TO WORK: (Enter number of employees in blank.)
0
By car
• By transit O By foot O Other Don't know
60
Once a day.
0
Once or twice a week.
E
Not applicable.
13. WHERE ARE DELIVERIES MADE TO THIS BUSINESS?
0 0
From the lane.
0
From the street.
0 Not applicable.
Other.
14. HOW ARE DELIVERIES MADE?
E Car. 0 Small truck.
0
Large truck.
15. DO YOU OWN YOUR BUILDING?
E A professional office
Full time
11. HOW OFTEN ARE DELIVERIES MADE FROM THIS BUSINESS?
Private automobile
0000
Public transit
0
On foot
0000 0 000 0 000 0 000
Other means Don't know Not applicable
0
0
0
9. 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?
00-10% O 11-25%
• 51 — 75%
O 26 — 50%
0
O 76 — 100% Don't know
E
Yes
0 No.
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.?
Es 0 Prefer to answer. 18. IN THE PAST YEAR, HAS YOUR BUSINESS VOLUME BEEN: fl Increasing. Decreasing.
0 Remained the same. 0 Prefer not to answer.
(Please elaborate if necessary.)
19. HOW WOULD YOU DESCRIBE THE PHYSICAL CONDITION OF THE BUILDING WHICH YOU OCCUPY? D Good.
26. PLEASE USE THIS SPACE TO ADD ADDITIONAL INFORMATION YOU WISH TO HAVE INCLUDED BUT WAS NOT COVERED IN ANY PREVIOUS QUESTION.
fl In need of minor repair. 12 In need of major repair. D Other. (Please specify.) 20. HAVE YOU MADE ANY IMPROVEMENTS TO YOUR BUILDING RECENTLY? D Yes (Please specify.) 0 No. 21. DO YOU HAVE ANY MAJOR CHANGES PLANNED FOR YOUR BUSINESS?
0 Yes (Please specify.) 0
27. THIS QUESTIONNAIRE WAS ANSWERED BY: The owner/manager of this business An employee/manager of this business An employee of this business
No.
22. PLEASE GRADE THE FOLLOWING CHARACTERISTICS OF YOUR BUSINESS LOCATION USING THE SCALE BELOW. INDICATE BY TICKING THE APPROPRIATE BOX ON THE RIGHT. Access by car to this location 0 An Advantage 0 Unimportant 0 A Disadvantage Access by public.transit to this location 0 An Advantage 0 Unimportant 0 A Disadvantage Availability of parking 0 An Advantage 0 Unimportant 0 A Disadvantage Potential for expansion at this location 0 An Advantage 0 Unimportant 0 A Disadvantage The market area served by this location 0 An Advantage 0 Unimportant 0 A Disadvantage Proximity of similar businesses 0 An Advantage 0 Unimportant 0 A Disadvantage The lack of competitive businesses 0 An Advantage 0 Unimportant 0 A Disadvantage The special character of Strathcona 0 An Advantage 0 Unimportant 0 A Disadvantage
THANK YOU FOR YOUR ASSISTANCE May we contact you if we need further information?._ Name of RespondentTelephone. If you would like to receive the results of this survey, please check.
23. DO YOUR EMPLOYEES OFTEN USE THE AMENITIES IN THIS AREA DURING LUNCH BREAK PERIODS? D Yes E 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?
61
SURVEY OF BUSINESS OPERATORS 1. Length of Operation - 79.3% of the business 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 componet (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 businesses 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.
62
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, 26.9% are made by car, and 22.5% are made by large trucks. 15. Ownership - 77.1% of the businesses do not own 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 businesses. - 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 sings, 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 serve 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 92) 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.
APPENDIX 4 PARKS NEEDS SURVEY
Dear Strathcona Resident: Welcome to tonight's meeting at which we will present ideas for the improvement of recreation opportunties 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.
?
t . â&#x20AC;˘VZ
9 .â&#x20AC;˘=
Thank you for showing your interest by attending the meeting and once again, Welcome!
( R. Nuxoll Director, Research and Planning
63
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 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 neighbourhood 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 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 suggested strategies are:
The proposed strategies include no provision for major acquisition of parkland within the short-range period, such acquisition being costly and liable to further imbalance the demographic picture in the area by displacing single family residences to provide parkland.
64
BOURHOOD DO YOU OR ANY MEMBER OF YOUR FAMILY VISIT MOST OFTEN?
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. 3. Upgrade the existing community league ground to accommodate the needs of young adults (eg. tennis courts) without having to acquire new property. 4. 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.
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 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 flexibile and of an ongoing nature. Because of the historic nature of the area, the theme for the plan has been envisaged as an historic one with all signposting, seating, ornamental parks, lighting and walkways conforming to this common theme.
(B) WHICH OF THE FOUR (4) PARKS IN YOUR NEIGH-
1. 2. 3. 4. 5.
East of 99West of 99 Both % Street % Street % 7.2 14.9 King Edward School 20.8 Scona Community 8.4 League 9.7 6.6 Old Scona High 3.8 13.88 8.2 School 11.6 7.9 Library Park 5.1 No Response 60.6 60.5 60.6 99.7 100.0 100.0
(C) DO YOU OR ANY MEMBERS OF YOUR FAMILY USE OTHER RECREATIONAL FACILITIES IN THE CITY AT LEAST 1/MONTH? East of 99West of 99 Street % Street% Both % 1. Mayfair Park 22.8 19.8 21.5 1.9 2. University of Alberta 6.5 4.6 3. Emily Murphy Park 6.5 3.4 5.2 4. Kinsmen Field House and Aquatic Centre 13.3 10.1 12.0 5. River Valley 9.5 21.3 14.4 6. Other - Specify 22.4 21.3 22.0 19.0 22.2 20.4 7. No Response 100.0 100.0 100.1 OTHER: East of 99West of 99 Street % Street % Both %
STRATHCONA * PARK FACILITIES SURVEY Question (A) HOW OFTEN DO YOU OR MEMBERS OF YOUR FAMILY VISIT A NEIGHBOURHOOD PARK?
1. 2. 3. 4. 5. 6.
Daily At Least 1/week At least 1/month Less than 1/month Never No response
East of 99West of 99 Street % Street % Both % 7.7 7.2 7.5 20.0 20.0 20.0 11.1 18.0 14.2 13.6 18.0 15.7 40.0 31.0 36.1 5.0 6.5 7.7 100.1 99.2 100.0
* - For purposes of analysis the area was divided into area east of 99 Street and area west of 99 Street.
Queen Elizabeth Park and Pool Mill Creek Park and Pool Capital City Kinsmen and Victoria Other Parks Other Facilities
34.1
30.3
32.5
20.9 14.3 3.3 16.3 11.0 100.1
3.0 4.5 18.1 30.3 13.6 99.8
13.4 10.2 9.5 22.2 12.1 99.9
(D) DO YOU OR MEMBERS OF YOUR FAMILY BELONG TO A COMMUNITY LEAGUE? East of 99West of 99 Street % Street % Both% 1. No 82.1 94.0 97.7 2. Yes 16.2 5.6 11.6 3. Response 1.3 .7 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 per month in the activities that are ticked off( ). 1. Jog 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
QUESTION 3: Is there any other activity you would like to participate in but feel the facilities are not available to you? East of 99West of 99 Both % Street % Street % 61.1 65.3 1. No 68.5 34.7 31.5 38.9 2. Yes (Specify) 100.0 100.0 100.0 Yes - Specify: East of 99West of 99 Activity Street % Street % Both % 42.5 50.6 46.3 Court Games Individual Activities Walking, Jogging, 10.8 10.2 Bicycling, etc. 9.6 7.3 4.8 Swimming 9.6 3.4 3.2 3.6 Field Sports 1.1 6.0 3.4 Ice Sports Miscellaneous Outdoors 18.1 15.8 (many single mentions) 13.8 Miscellaneous Indoors (gymnasium sports) 20.2 6.0 13.6 (arts and crafts) 100.0 100.0 99.9 QUESTION 4: DEMOGRAPHIC INFORMATION
E-1 E.:11 TTZi.. I i L
r-
I-7
LZ
OL
L
-11 IT-I It LiLL 1E71 L. .. [
I
Jr.
c7-1,
7
.. 7--1
L__J I
I
1
Parks and Recreation Plan 1 Whyte Avenue beautification 2 Scona High School grounds 3 Craft Shack grounds 4 Scona Community League and School grounds 5 Proposed Tot Lot 6 Upgrading Pool 7 Walk/Bikeway
65
c,co C,,. J
INVENTORY OF RECREATION OPPORTUNITIES FOR STRATHCONA RESIDENTS = existing
0—
= planned/under construction r•-,
LOCATION
ACTIVITIES
rz,
co ,"0
co
,.,,c,1 ,A.(D
0•.,
,Q
c'jc, '"()T 'Q ,1 C., ,47.7 T o " •'.. ,- 00 z:),Lz. ,,--i ,-..11--, 0 , '77", 0 7 . ' .., ,., 7' To 44> 0 cl4, ,ciLzi - • •'(" — C, —,Z1 '``, ''' o ,,, 4/ 4/ 04,41 -,., ->, co U4Q c ) 7',N Tc0. 4zi 4/
7' vC1) 47)2 7'7"42 ,Z1 4-/cco'ci uuc).-4- ,-4-7, Facilities within Strathcona King Edward Park Elementary King Edward Park Junior High School Old Scona School Library Park Craft Shack Scona Community League grounds
4c0
e%) f.„
,:tilf4 a Q 4, c0
•
aco co A„A.„4„,x ww co c.) co co , c
1
Facilities Adjacent to Strathcona Mill Creek Ravine Queen Elizabeth Park Kinsmen Park Capital City Park Southside Athletic Grounds Strathcona School and Park Granite Curling Club Granite Tot Lot Tipton Arena Scona Bowl Garneau Bowl Jubilee Auditorium' University of Alberta Southwest Cultural Centre St. Mary's Community School Strathcona Place Garneau Park and Community League
MENNEMENMENEMMENEN NENE NEN= MENEM MMEE MENMENNENNEEN INNEN MENNE MUNE= NEN • • NM • NEN= • NEN • NENE MENNENNENNEEN NEENNENEMMENEENNEEN MENNEN. NIMMENEMENNEINE ENEE NENE MEMENEENNEENNEENNEENNENEEEN NENE NEN EMMEN= NENNENENENENNIMENNENNENMENENEN MENNEN ENNEENEEMENENEMENNEENNEEMENNEEN MNEN NENE NENNMENNENNUNE MENNNMENNN MENNE= NEEENNEEMENNEENEEEENMENEENEEEN MENNE= NENNENENNEMENNEENNENENMENNNEEN =MENNEN EMMEN NENNNEENNEMENEMENNEEN MUM • • • MEN NUNN ME NEN MENNEN= =NENE NEN= ENNENNEMENNEENE NEMEENNEM NEN NENE NEEN MENNEN NEN EMENNMEMNEENE MI NEN M • ENNENNENNENEM EINE LENELELL ELELELLL LEN NEM MELEE
*Whyte Avenue and 109 Street Restaurants and Theatres
66
APPENDIX 5 SCONA COMMUNITY LEAGUE SURVEY AND RESULTS
February 1, 1978 --2,;.7..;',••.,".• • "
do Stan Liber 9758 — 88th Avenue Edmonton, Alberta T6E 2P9 Dear Member of the Scona Community: As you may know, the Scona 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 1980's. 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 time to complete and return this questionnaire to: Stan Liber, President Scona Community League 9758 — 88th Avenue, Edmonton, Alberta T6E 2P9
Sincerely, Stan Liber, President P.S. if you have any questions, you may call Marcie Davies at 432-7268.
67
PLANNING FOR THE SO'S SCONA COMMUNITY LEAGUE QUESTIONNAIRE 1. Are you a member of the Scona Community League: — 2. What type of dwelling do you live in: — 3. Do you have any children under the age of eighteen living at home: — If yes, please indicate how many: —
Yes Rent apartment or suit Rent house Own house Yes 0
No IC
No 0
Under the age of six Between six and twelve Between twelve and seventeen 5. Please indicate how important you feel the following Community League services are: — Not Very Important Important Important Athletic teams for children and teens 0 0 0 Craft and recreational classes for children and teens 0 (judo, skating, etc.) Recreational skating Sports and appreciation banquets Winter carnival 0 Adult programs (TOPS, ladies night out) 6. Do you think that the Community League should provide the following services: — Strongly Disagree Agree 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 7. The Community League is presently considering long range building plans. How important do you think the following facilities are: — Not Very Important Important Important Outdoor tennis courts 0 0 0 Club/meeting rooms 0 0 0 Indoor raquet courts 0 0 0 Daycare facilities 0 0 0 Large meeting/banquet/dance hall 0 0 0 Indoor covered ice surface 0 0 0 Other (list) 0 0 0 0 0 0 8. Comments
68
For further comments use reverse side 9. OPTIONAL: — If you are interested in joining the Scona Community League and/or helping with activities and/or building plans, could you please fill in the following: — Name Address Phone Interests Please return questionnaire by February 10, 1978. Thank you for your help.
SUMMARY OF RESPONSE TO QUESTIONNAIRE
(expressed as percentage)
1. Are you a member: Yes: 25 Members
No.: 75 Non-Members
2. Type of Dwelling: 22 Apartment 22 Rent Home 56 Own Home 80 3. Children at Home 4. Age Group of Children 18 1 to 6 46 6 to 12 36 12 to 17 5. Importance of Community Services
Athletic Teams Craft & Rec. Classes Recreational Skating Sports & Appreciation Banquets Winter Carniva Adult Programs
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 Scona district asking them to evaluate present services, projected services, and possible building plans.
66 13 21 20 64 82% 14 60% 22 58%
Important 29 52 45
Not Important 24 49 2
Total Import/Very Important 86 62 98
Rank 3
51 55 51
38 62 17
62 97 83
6 15 4
Strongly Agree
Agree
Disagree
Total Agree/ Strong/Agree
Rank
44 31
44 51
12 18
88 82
3 4
23
47
30
70
6
48 45
49 47
3 8
97 92
1 2
19
61
20
80
5
Very Important 35 15 17 45 27 26
Important 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
Very Important 57 44 53 11 11 32
1
6. Should the Community provide these services?
Day Care/Play School Adult Athletic Program Social Evenings for Adults Summer Rec. for Children Recreation for Seniors Activities for Young Couplets 7. Importance of Facilities
Outdoors Tennis Courts Club/Meeting Rooms Indoor Racquet Courts Day Care Facilities Banquet/Dance Hall Indoor Ice Arena
Scona Community League Report of the Special Committee on Building Feasibility
Based on its study and results of the questionnaire, the Committee came to the following conclusions: 1. Given the present composition of Scona Community, a long range building plan is feasible. 2. The present Community League location is the best area in which to locate new facilities. 3. Outdoor tennis courts, a renovated change house, and a large multi-purpose hall (joined with the existing hall) are our most important needs. 4. 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: 1. In our survey of residents of the Scona Community, the building of daycare facilities, out door tennis courts, and club/meeting rooms were considered as top priorities. 2. Financing would be available through use of savings, city-provincial grants, and casinos. 3. 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 approve 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
69
Mr. R.L. Borowsky District Recreation Co-ordinator 9914 — 76th Avenue EDMONTON, ALTA.
November 6, 1978.
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. Play School Facilities. 2. Summer Recreation for Children. 3. Senior Citizens Programs — Recreational Skating. 4. Senior Citizens Programs. 5. Craft and Recreational Classes. 6. Tennis Courts. 7. Athletic Teams for Children — Hockey - Ringette - Soccer - Baseball - Basketball 8. Adult Athletic Programs. 9. Social Activities for Teenagers. 10. Social Activities for Adults. 11. Indoor Ice Arena. 12. Racquet and Handball Courts.
3. Construct 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 artifical 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
1. Construct a four court tennis court that is designed to include an inflatable fabric dome over the court for yearround tennis. 2. Construct an artificial ice surface that is designed to include an inflatable fabric dome.
70
Our building is relatively flexible and can be constructed as on project costing in the order of $850,000.00 or can be developed in five phases consisting of: 1. Tennis Courts, 2. Hockey Rink, 3. Community Building, 4. Air Building Cover for Tennis Courts, 5. Air Building Cover for Hockey Rink and Artificial Ice Plant. Mr. R.L. Borowsky.
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.
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:
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 buidling program we require some indication from you 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.
November 29, 1978. Mr. R.L. Borowsky District Rrecreation Co-ordinator 9914 — 76th Avenue EDMONTON, ALTA. Dear Mr. Borowsky, Re: Strathcona Centre Community League (Scona) Building Program The Strathcona Centre Community League intends to apply for assistance from the civic and provincial governments under either the major cultural/recreational facility development program or project co-operation community organization assistance.
Dennis M. Greentree, Chairman, Building Committee. BS/1h/3D2/15/16
APPENDIX 6 WHYTE AVENUE JOINT COMMITTEE REPORT ON TRAFFIC CHANGES Introduction The joint Committee on Traffic Changes â&#x20AC;&#x201D; Whyte Avenue was formed as a result of the following motion of 1979 12 11 by City Council: That a joint Committee of representatives of the Southside Businessmen's Aassociation 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 Demler - Linda Irvine
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 1 of the committee was dropped. A total of six committee meetings have been held by the committee. Discussions and analysis on many aspects of traffic and parking have taken place for the Whyte Avenue area. Two broad items that have been discussed and reviewed were: 1) 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.
71
Specific discussion took place on a number of items, the prime once being: 1. A summary of the results of a Business Operators Survey of Whyte Avenue conducted in November, 1978. The survey was a very comprehensive survey of business activities but was felt not to address the prime objective of the committee, that of addressing alternative parking needs and what is the shortfall in parking. 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 a 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 business 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 activities have been looked at: (a) The Engineering Department has reviewed the feasibility of creating additional angle parking street that interesect 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 other at very little cost. In many cases the street has to be made one way to create any significant 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 additional 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.
72
2. That City owned land within one block of Whyte Avenue be considered for public parking as it become 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 makings and signs. 4. 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. 5. That the City undertake operational improvements such as traffic light sychronization, left turn channelization as soon as possible. 6. That the City hold discussions with the South Side Businessmen's Association prior to any major traffic or parking control changes on Whyte Avenue.
(c) The operation of the municipal lot on 81 Avenue was reviewed. The lot presently contains five and ten hour meters that only take quarters to be 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 tacket 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.
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 adjacent to Whyte Avenue.
Conclusions 1. That the City further pursue with adjacent businesses the matter of metering side street parking on streets that intersect Whyte Avenue.
EP-14 EC-38 R-202 D-15
EP-40 EC-25 R-358 D-251
EP-0 EC-194 R-257 D-63
EP-8 EC-34 R-347 D-305
EP-11 EC-30 R-429 D-388
EP-8 EC-35 R-242 D-199
EP-0 EC-4 R-72 D-68
EP-26 EC-19 R-91 D-46
EP-36 EC-18 R-85 D-31
EP-26 EC-25 R-488 D-437 tri co
EP-5 EC-27 R-188 D-156
EP-2 EC-23 R-94 D-69
EP-0 EC-36 R-193 D-157
EP-17 EC-25 R-215 D-173 C')
EP-17 EC-8 R-69 D-44
EP-25 EC-34 R-154 D-95
Whyte Avenue EP-7 EC-16 R-496 D-519 co
EP-0 EC-29 R-150 D-121 7/5
7t.
3
EP — Existing private parking EC — Existing customer parking R — Required parking D — Deficit
Total Existing — 858 Total Required — 4130 Total Deficit — 3271
Whyte Avenue Parking Inventory
CJ
July, 1980
APPENDIX 7 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 total floor area of a building divided by the total area of (FAR)its lot 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.
73
.r!
reaor,'
r‘jr
,I
•
, •.A.1.,13^11.1,...
.-..0•••••
'
"'"""7177Marir44**eriug,-
'itot . :T. • '.
1111Mint. t +.)
4-4
j .4
•
I.: •
•
141:5380,44,r.„44-.V.r;t7" .
F.77.
4,-agaismir 4
• • •
• •
•
•
•
•
a
•
•
•
•
•
•
•
• •
•
•
I IX
• I-
• • • •
•
I •
•
• •
•
ml •
•
i .r
attio Y°F 'Won
PLANNING