LDA20-0216 Strathcona The Baron Rezoning

It seems bizarre that the City of Edmonton would seriously entertain a proposed development that violates various development principles established for the Whyte Avenue as outlined in the Strathcona Area Redevelopment Plan.

1. The Calgary developer is proposing to rezone the site from DC1 (Historical Commercial) to DC2 (Site Specific Development Control). The purpose of DC1 is to preserve buildings that have historical significance. Nothing has changed that would make the proposed area any less historic than it was when the DC1 designation was established. All that has changed is a developer would like to change it. The City is under no obligation to change this designation. As noted on the developers website: “The Old Strathcona Provincial Historic Area is one of only two such areas in Alberta…. the Old Strathcona provincial Historic Area is managed by the City through powers associated with land use and development.” So it is up to the City to maintain the original land use designation to retain this site. Doing otherwise would reverse the original vision of the plan for this site. The developer has brought forward no compelling reason to make this change, other than its own pecuniary financial interest. This financial interest of the developer is obviously not consistent with the values of the community as set forward by the City of Edmonton in the Strathcona Area Redevelopment Plan.

2. In the Whyte Avenue Commercial Area Land Use Study (2018) the stakeholder engagement results provide significant insight into the values of the community regarding several key components of the proposed development. First, 60% of stakeholders felt that ‘heritage buildings’ were one of the factors that ‘define’ Whyte Ave. Condos didn’t make the list. When asked what are the ‘key strengths’ of Whyte Ave, 61% said ‘heritage buildings’. Unique sense of place/vibe, diversity of shops and local history also made the list. Condos didn’t make this list either. When asked ‘what are the key issues that need to be addressed regarding Whyte Ave’ 28% said ‘decay of heritage buildings’. When asked ‘how important it is to understand and commemorate this history of the area’ a total of 78% said it was either very important or somewhat important. When asked ‘how important it is to conserve and retain existing heritage of the area’ a total of 82% said it was either very important or somewhat important. There are other related questions which revealed a similar strong preference to preserve and protect the heritage of White Ave. When asked about housing options, only 40% of respondents indicated this was a priority. It is clear the community has spoken on this issue. There is nothing in the Calgary developers submission that supports over turning the community's desire to maintain, protect and preserve the historic heritage of Whyte Avenue.

3. One of the key features of the proposed development is a relaxation of the height restrictions limiting development to only 4 stories. The Calgary developer is proposing a an 11 story tower. This is two and a half times higher than the current 4 story limit. As with every feature of the proposed development, the community has already spoken against this proposed height. The results of the stakeholder consultation in the Whyte Avenue Commercial Area Land Use Study (2018) indicated a majority of stakeholders felt the 4 story limit should be maintained. As noted in the Plan, ’some respondents thought this could change if buildings were stepped back from Whyte Ave and created a human scale at the ground floor level’. This is not however what the Calgary developer is proposing. Again, the developer has not provided any reason for the relaxation of the existing height restriction other than it will let them make more money. This is not a reason to reject the stated preferences of the community.

4. Allowing a tower of 11 stories that would be over 2.5 times higher than the allowed four stories will have a deleterious affect on both the available sunshine for pedestrians and property owners in the immediate vicinity of the development, but also impair the view of neighbouring properties. This will have a direct and negative impact on the property values of these properties. As the City of Edmonton has acknowledged the impact of ‘visual pollution’ on the value of properties by allowing a municipal tax rebate for properties with a view of the Rossdale Power Plant of 5% to 10%, it can be argued that a similar property tax rebate be provided to all properties that would be negatively affected by the proposed development. This can be requested by all affected property owners from the City and if not granted, the assessment can be appealed to receive the benefit. While there is never a guarantee of success at an appeal, the president set by the Rossdale Power Plan tax rebate will make it difficult for the City of Edmonton to deny a similar rebate to affected property owners in Old Strathcona. Further it could be argued that the City, but not following its own plans, being responsible for the negative property impacts, should compensate property owners for the decline in market value associated with the approval of this development.

5. Clearly the proposed development does not conform to PlanWhyte which is why they are asking for a change in zoning. If the City of Edmonton allows this change, it will undermine the central purpose of planning. PlanWhyte was adopted (with amendments) February 4, 2020 and the Strathcona Area Redevelopment Plan has been updated accordingly. This is not an old plan that is out of date. It is recent. It is fresh. It fully considers sound planning principles and the heartfelt input from the community. Approving the developers request would undermine this plan, the work that went into the plan and the trust the community has put in the City and the planning process. If this plan can be undone so easily, it begs the question - why bother to plan? What is the point if in less than a year at the whim of a developer the principles and letter of the plan can be violated.

I'm tired of the cycle that we seem to be stuck in, where we demolish historically significant buildings to make room for exciting new developments, and then bash Edmonton for "having no history or culture" twenty years down the road. Part of a city's shared identity stems from the residents' shared history. Whether we've lived here for a few months, or a few decades, we can all look to our historic buildings as connections to the past, and those who were here before us and helped to shape Edmonton. Once they're gone, they're gone for good, and we rob future generations of their historical value.

Once again, we citizens are asked to let you know what we think...like we did with the house at the end of 93 Avenue ... the concrete monster that no one wants now. But here goes: I don't support this plan. Strathcona is very very close to losing whatever charm it had. I don't see the need for yet another high rise building. The neighbourhood near our home has bee gutted when the Bateman family destroyed an entire block ofcoffee shop, grocery store, wine bar... a neighborhood gathering place to build high rise apartments. Their deal fell through and now we have had an empty block for months. We tried to stop it but no luck. So I'm just sayin' why ask us at all when you don't listen.

Noooo the ave is already getting so redeveloped it's barely the ave anymore. Do this development in downtown or elsewhere.

I am absolutely opposed to this development. We have already lost too many of Edmonton’s historic resources. Also, as both David Ridley and Ben Henderson have noted, the proposal does not conform with the recently approved plans for the area. Why bother with ARPs and other similar plans, if they are going to be routinely overturned? A strong message needs to be sent to the development community; The City Of Edmonton’s plans aren’t suggestions, they are the culmination of considerable effort and expense that represent decisions that the City, developers and the community rely upon. Developers need to embrace and respect both the spirit and the letter of the City’s plans.

Tear it down and ensure EDC has plenty of input into the design density and commercial use of the proposed structure. Whyte Avenue needs the density to prosper.

The new build would totally ruin the character of Whyte Ave

Please approve the redevelopment. The building as it stands does not appear to maintain any historical significance. It has no distinct architecture or distinct features. The developer should be allowed to build so long as the design accommodates Old Steathconas character.

This specific area of Whyte Avenue has enough multi-use, multi-story buildings. We should maintain a reasonable amount of single story structures to preserve the character of the neighbourhood. But further, the city should be focused on maintaining (overall, and specifically in terms of maintenance and upkeep) historical sites such as this along Whyte Avenue.

Some historic sites are invaluable - this is not one of them. Residents are basically asking future generations of Edmontonians to fore-go their economic well-being in order to preserve to what many is an unimportant build.

Lots of comments seem to mention character/etc. but what they seem to ignore is that the character of Whyte Ave has and always will be defined by the businesses that run it. Character? What of the intersection of Whyte and 104? Two vacant properties, a pay-day loan centre, and a vape shop. Which is by the way, kiddy corner to another weed shop. What happened to the Savoy? What happened to Funky Town? Funky Buddha? Buildings don't characterize Whyte Ave - people do.

There is a company that is wanting to make a gamble on investing in Whyte Ave - at 9 to 11 storeys, likely a tens of million dollar investment with substantial economic impacts. This is not gentrification - the land in Old Strathcona/Garneau is some the most valuable land in the City - it should be developed as such. When land bid prices increase - buildings go up (i.e. above four-storeys). When you artificially cull development, it decreases the natural rate of rental supply, which could actually increase prices.

Stop allowing the voice of a couple hundred people to lay detriment to this City - this re-zoning (and hopefully subsequent development) is a win for businesses and residents.

I am opposed to this application and would like to see this historic area preserved as it contributes to a vibrant community and is one of Edmonton’s tourist attractions.

As a resident in the Old Strathcona area for over 40 years, I would hate to see a multi-storey building on this site. There is already large developments on Whyte Ave that have changed the character, feel, sun exposure , and ambiance of Whyte Ave for the worse, in my opinion.

Whyte Ave is an important social, historical and cultural area in our city and needs to be protected.

Please do not approve rezoning.

I like the timber build-out concept but not here -- preserve the history

There is an important standard here that is in danger of getting ignored -- "Old" Strathcona -- if we keep losing our historical resources then OUCH!

I dislike the idea of rezoning this site. I think that a huge part of the charm and atmosphere of Whyte is the interesting and unique buildings. Another huge tower will add nothing positive to the avenue. It also seems (as evidenced from the building constructed by Wexford just across from Archibald Block) that these buildings do nothing to enrich the commercial aspect of Whyte. Instead it just leads to more chains and less small, local businesses. It's disappointing to think how quickly Whyte Ave could turn into an area that is heavily reminiscent of the countless suburban strip malls and shopping areas that surround the city.

I also think amending the Strathcona Area Redevelopment plan to allow buildings over 4 storeys is a terrible idea. Whyte Ave has a really wonderful vibe with all of the sunshine it gets, and feels much more welcoming than Jasper Ave, for example. Walking down Whyte can be pleasant no matter the season, because it is so bright and warm! I think allowing much taller building will lead to the building of tons of condo and apartment towers, but it will smother the atmosphere of Whyte Ave.

I do not think the development should be allowed to go forward. The small shops, especially historic buildings like the Archibald Block, are rare in Edmonton and give Whyte Ave. its character. High rise buildings destroy the feel of the street and create shadows that block natural light. There are other spaces to build high rises close to Whyte without it being on the Ave.

I want to express concern about this development. I have enjoyed going to Whyte Ave for decades but lately the changes have stunned me and have greatly taken away from the feeling of the space. My main concerns revolve around the loss of character and the creation of an urban valley on the avenue. In the case of the loss of character, I can recall the era where there were independent coffee shops along the avenue. Over time, the introduction of modern buildings with chain coffee shops drove them all away. Interestingly enough, these chains have now pulled up stakes and have left nothing but empty storefronts (this is not an improvement!). Similarly, the introduction of Chapters on Whyte killed off a number of local second hand shops. It seems like a lot of these “enhancements” have done nothing but ripped down character buildings and given us empty store fronts. The second time is the urban valleys. A stroll along the north side of Whyte avenue was great for the shops and just enjoying the sunshine from the south. The most recent development (on the south portion of the avenue east of 105 street) just shades out the avenue and drives you away.

I will say as an Edmontonian of 50 plus years, I find myself increasingly looking to other areas to go to. Whyte avenue is dying by success and I the process loosing all character and huge boxes rise on the north and south of the avenue. I really hope this will stop and stop with this distructive development.

Howdy Engaged Edmonton,

I want to express concern about this development. I have enjoyed going to Whyte Ave for decades but lately the changes have stunned me and have greatly taken away from the feeling of the space. My main concerns revolve around the loss of character and the creation of an urban valley on the avenue. In the case of the loss of character, I can recall the era where there were independent coffee shops along the avenue. Over time, the introduction of modern buildings with chain coffee shops drove them all away. Interestingly enough, these chains have now pulled up stakes and have left nothing but empty storefronts (this is not an improvement!). Similarly, the introduction of Chapters on Whyte killed off a number of local second hand shops. It seems like a lot of these “enhancements” have done nothing but ripped down character buildings and given us empty store fronts. The second time is the urban valleys. A stroll along the north side of Whyte avenue was great for the shops and just enjoying the sunshine from the south. The most recent development (on the south portion of the avenue east of 105 street) just shades out the avenue and drives you away.

I will say as an Edmontonian of 50 plus years, I find myself increasingly looking to other areas to go to. Whyte avenue is dying by success and I the process loosing all character and huge boxes rise on the north and south of the avenue. I really hope this will stop and stop with this distructive development.

Thank you,
Stu

The current building looks junky. The 1970's awning on the front of the building is nothing like the original building. A new building will certainly be an improvement. From what I see the new timber building will add it's own very distinct character to Whyte Ave. The timber construction will in it's self provide an old building feel.

If the building is not a historic sight then the City should not inter-fear with new development of this site. The City has to follow it's own guidelines and not hinder new development.

I would be interested in what the current vacancies are in the new residential that been added to whyte ave. I think the demand for more residential in the area is not high enough to add more towers on to older district of whyte Avenue. I would also we worried on making this area a wind tunnel that would affect walkers and patios.