LDA20-0378 Windsor Terrace Mixed-Use Tower

Consultation has concluded

A colour rendering of the proposed building.

***The discussion has concluded and we have written a "What We Heard" document that will be shared with Council when they make their decision at Public Hearing.***

Thank you for participating in engagement activities for this rezoning application.

The application is expected to go to City Council Public Hearing for a decision, with the exact date still to be determined. For more information, please visit these FAQs for Council meetings.

***The discussion has concluded and we have written a "What We Heard" document that will be shared with Council when they make their decision at Public Hearing.***

Thank you for participating in engagement activities for this rezoning application.

The application is expected to go to City Council Public Hearing for a decision, with the exact date still to be determined. For more information, please visit these FAQs for Council meetings.

Tell us what you think of the application

Please let us know what you like and what could be better about this application. What should Council know as they decide whether or not to approve the rezoning? Other people that visit this part of the site will be able to see your comments.

Consultation has concluded
CLOSED: This discussion has concluded.

Density is great but we need to make sure this project considers the future of our community. This project should be emissions neutral or passive house certified. Plans should include solar installations on the roof and south facade. In order to encourage walkable Cities it the commercial space should have outdoor seating on the sidewalk for community members to come and gather, hopefully the commercial is designed to allow for some local restaurant or cafe or similar gathering space. There should also be ample bike parking for commercial patrons in addition to tenants. The parking should include electric vehicle infrastructure. I would be proud to have something that meets this description in my neighbourhood.

AndreaL about 3 years ago

I think that it is wonderful that we have someone to develop multifamily housing in Windsor park. It is very difficult to do such a large project. I think that you would need to ensure that there is enough parking for the residents along with their possible visitors. Each unit should have no less than 2 parking stalls allocated. Commercial is excellent idea to bring in more revenue, however again parking will be the key. Many projects talk a big game about sustainability and they get caught with not enough parking. Without parking the business that lease will ultimately fail, that is why so many business prefer to be in the suburbs.

I love it that there is an attempt to make it the maximum possible height, however there is no mention of how large the units will be. I would love to see units with 3-5 bedrooms. In that way average families sizes can live in a premium condo. We have watched in our big cities that most condo units are mainly 1 bedroom and that is so sad that we can't have a family live their lifecycle in the condo unit.

The city of Edmonton talks a big games about environmental focus. We should be trying to densify the center of Edmonton and prevent urban sprawl which consume tons of carbon products. This project should be focused on trying to make it affordable and sustainable for families to live and enjoy. The city of Edmonton has to do a better job of making it affordable for developers to make family sized condos, and make it affordable for families to actually live in the condos. And to boot put the family sized condos where we can reduce carbon footprint, in the city center.

B W about 3 years ago

13 stories is too tall for this area, it should be near the Bentley height. Make it beautiful and welcoming with lots of green and space and set back. Ground retail is a good idea for this area, but must be quality. I would love a local coffee roaster and restaurant and would hate a cannabis retailer.

Local resident about 3 years ago

We live in a desirable, central area and should expect to see increased density as time goes on. The key to keeping the neighbourhood good for everyone is to make the area even more beautiful, interesting and functional despite the density. Take Yaletown in Vancouver for example. The area is incredibly dense yet the effort that has been put into preserving and creating gorgeous and enjoyable public spaces around the buildings is unbelievable. The buildings themselves are mostly lovely and, at street level, filled with cafes, local grocers, and interesting shops with patios/flowers/trees. It does not have to be a concrete jungle. If the City of Edmonton wants to increase density in central areas, it behooves them to require developers such as Pagnotta to be required to create beautiful buildings with outstanding public spaces around them and to allow the community to contribute to this process. This is the only way that density can go hand in hand with sustaining healthy, vibrant and attractive neighbourhoods.
To this end:
- it would be great to see a patio area in front of the retail zone with trees/plants/planters/benches/art installation/bike racks. I believe that any structure with visual interest and beauty at street level will fit in and could become a welcome part of the community.
-would prefer something between 8 and 13 storeys.
-building would look much better with much larger windows.
-building occupancy should not exceed underground parking capacity as parking is already somewhat stressed in this area.
Erin

Erin Thompson about 3 years ago

I am shocked to see that the new developer is requesting "A maximum height of 40 metres (approximately 13 storeys)" in order to maximize returns at our expense on what might be an imprudent investment.

The land that was paid for did not have that kind of a value/zoning attached to it, and there is no way a developer should expect to wring that kind of a profit out of the land at the expense of so many of us, including the children who play in our parks and in our schoolyard. Our own housing values in Windsor Park will suffer significantly, as will our enjoyment of the neighbourhood, as this building on the southernmost street of North Windsor Park will block sunlight falling into south-facing yards for at least 6 months of the year to a substantial number of our neighbours' homes, and, given our already-short growing season, it will wreak havoc on our gardens and lawns with the loss of spring sunlight. The shadow caused by the newest engineering building on 116th street is already considerable throughout the winter, and this proposed structure, due south of so many homes and southeast of the Windsor Park School yard, will steal precious light with no compensation.

Concessions for the good of the many and sacrifices by the neighbourhood were already built into the old plan. If it is not cost-effective to build as permitted, let the site lay fallow until better economic times return, but do not cast away the charms of this neighbourhood for someone else's profit. Please notice how many houses have 'for sale' signs on them on 118th Street close to this proposed development-- the uncertainty about that construction has already driven many away, and houses are not selling well in what will be its shadow. Enough, already. We are a cold, northern city with the sun arcing low across our southern skies for much of the year. To close our neighbourhood off to so much of that sunlight with an overheight building towering over us is to rob us of what we cherish about this place.

A North Windsor Park resident about 3 years ago

The site needs to be rescued and developed. Uncertain from presentation if these are to be condos or rental apartments? I would welcome appropriate retail and hospitality on the ground street level. I also feel 13 stories is too high and will dwarf the Bentley and surrounding residential homes. Thank you.

JDK about 3 years ago

I agree with so many others - 13 stories is insanely high and totally inappropriate for our neighbourhood. It will put multiple homes to the north in permanent shade. I sttrongly suggest that 8 stories was already just barely acceptable - 13 stories? No lNo No

arnold about 3 years ago

City density is better than city sprawl, so I am good with a taller building. Just make sure it is all beautiful and that green space and park space in the greater area are protected. I really like the green plants and trees on the sidewalk. Could that be even more? A setback with plants, benches, artwork, etc, and a wide sidewalk (maybe a bike path?) so the property contributes to the neighborhood. We have a beautiful location here in Windsor Park, and it is only fair to welcome more people here. I like the look of the building. A quality cafe/restaurant with a patio that we could walk to sure would be lovely. Have all car parking be underground/on-site, not at all on the street. Insist on attractive bike parking for retail visitors. Have secure bike parking for building occupants to promote bike use and keep traffic down. I am a resident and homeowner in Windsor Park.

Erin Thompson about 3 years ago

Simply put, it is too tall. 13 stories, even staggered, is far too tall for the area. The height of the neighbouring building is fine (i.e., The Bentley) and this structure, as I have said all along, should conform to that height or nearly so. I was against the original plan as it was too tall, and this is only worse. I am for densification, redevelopment, skinny homes, and low rise in residential areas but this proposed development is far too tall. The added density across from a school and daycare is unwise at best. The traffic to this location is far too much given its proximity to an elementary school. I know this location well and walk by it often. The school morning and afternoon traffic is high. I find it challenging to understand why such a tall building would be put into a mature neighbourhood when other sites nearby (e.g., closer to the LRT) would be much more suited to such a development.

Andrew about 3 years ago

Thank you for sharing the plan with community members. I am writing to provide my feedback specifically re: the proposed increased height of the building. Please note that I am in favor of increasing density. What I am not comfortable with is the continued increases in height for this building. I do not support increasing the height to 13 floors. I think it is extremely important to consider urban design, integration of the design into the community, community flow, and building heights that have been approved in other communities. For example, in a visit to Windermere recently I noted that apartment/condo buildings directly facing single family homes were only allowed to be four storeys which allows them to feel connected and integrated into the community.

As someone who lives directly across from this building I will be facing this imposing structure. The originally proposed building provided multiple terraced levels which have now been eliminated from 87 avenue. This building is imposing and doesn't facilitate a feeling of community. The previous designers had specifically considered making the building less imposing from the street and worked to integrate with current buildings.

It is easy for those who don't live in the community to focus on increasing density at the cost of everything else but I would like to point out that the University area has many apartment buildings, including one currently being built on University avenue, which eliminated two streets of single family homes.

As someone who built a new home in Windsor Park, I was faced with strict rules re: the setback of my house. I do not understand how a new building of this size does not have to consider setback and can be placed right against the sidewalk. For example, we were required to maintain a significant side yard as per design guidelines. I would ask that the same restrictions and rigor that are faced by single family homes also be considered for buildings that will significantly change the feeling of our community.

My feedback is to keep the building at 10 or fewer storeys and to require setbacks.

I understand that the City will look at traffic patterns but I would also suggest looking at traffic safety. Many children walk across 87 avenue to get to and from school and there are already numerous cars speeding past and many cars which ignore the pedestrian crosswalk. The speeding cameras set up weekly in front of my home and I witness constant flashing of lights as cars speed by.

Thank you for considering my feedback.

sdw about 3 years ago

I don’t believe that this level of density is appropriate across from a school and in a residential area. The original plan was ammendable as it has less stories and was overall smaller in size. This is unacceptable to include this level of density in a residential area I am concerned with the level of traffic in the area especially next to an elementary school. I support that something closer to the original rendering should be approved. It seems that this is a bait and switch and the new developers are just trying to increase profits based on the dwelling size. This original plan had it been submitted would have not been approved by the residents of Windsor park so why now should we approve it.

Taizeel Adatia about 3 years ago

I like the ground floor retail as the area is lacking in amenities and is not really walkable. The 13 stories is insanely high and not in keeping with the residential area. Yes, there are tall buildings blocks away but they should be kept there only. Look how Garneau district is essentially ruined with overcrowding, lack of parking, compromised sunlight. The existing condos like the Bentley and the one across the street from there are a humanistic height....

Helen about 3 years ago

No compelling reason was given to go from 8 stories to 13 stories.
As a pedestrian, I don't really like the no set backs.
You won't listen to us anyway - whatever the developer wants - they get (I have seen this before since mid 1990's). What does it cost the taxpayers to do this and what percentage of input actually make a change?

kv about 3 years ago

Should be mandatory:
Not more than 8 floors
Commercial units at street level
Mix of larger and smaller units

Isobel Grundy about 3 years ago

Thirteen floors is too many, both aesthetically and practically (shadow cast, wind generated) from outside, for density in elevators and vehicles at rush hour (LRT a bit far), and for integration in local community.(Not many will walk to LRT: too far.)
Parking allocation sounds ok. Commercial uses at street level: yes please! Mix of unit sizes highly desirable, some large some small.

Isobel Grundy about 3 years ago

The building looks monstrous. Pity those who bought expensive homes in the Bentley on the east side of this building. Are these 60 dwellings for sale or rent or a combination? Is there enough parking for everyone. The neighborhood already looks like a used car lot. Apparently someone wants 3 bedroom apartments. I can't imagine why a family would ever want to live in this building on this busy avenue. Are the apartments going to be affordable? The Skinny buildings are not selling in Windsor Park. Old people with a million dollars can's climb all those stairs and the young don't have a million dollars and don't want the kids several floors away from them.

Marjorie about 3 years ago