Edmonton Construction 11 (November 2011) - Page 127

240glt · #**2521** Posted **Apr 17, 2012, 3:40 PM**

Quote:

Originally Posted by Coldrsx

I respect the desire to retain the character of the neighbourhood, but the idea that duplex or row is in anyway inferior or going to in fact change the feel is questionable at best. If anything it might allow these areas to retain more schools, neighbourhood retail and better distribute the real cost of transit. You simply have to look to the City of Vancouver proper to see how well single family and duplex can co-exist.

Why not look closer to home ? About half of the redevelopment of RF3 zoned properties in the Alberta Ave overlay that are under construction right now are duplexes, the other half are SFH. We currently have about 10 RF3 lots being infilled in Parkdale right now, and half are duplexes. Most of the people I speak with about the variances required for a side-by-side duplex are not that concerned about them.. and most are happy to see a run down old shack replaced with two new dwellings that will ultimately sell for +/- $275 per side.

Although some people really get freaky when you talk about duplex/row houses. They view it as a step down. In our area, for the most part they are a step up.

Coldrsx · #**2522** Posted **Apr 17, 2012, 3:46 PM**

^well said and yes, there is a good amount taking place 'closer to home', but we really need to look to the duplex in many other neighbourhoods to keep them self-sustaining.

240glt · #**2523** Posted **Apr 17, 2012, 4:50 PM**

^ I'm quite suprised at the opposition in JP... it is a neighborhood with a lot of older housing and a lot at the end of its' lifespan... they should be looking for ways not exclusive to SFH infill to regenerate their housing stock.

Other neighborhoods will be tougher... IE Goldbar, where the lots are wider (Ideal for duplex/triplex redevelopment) but the housing stock is still in good shape so there is less of an appetite for infill, plus a lot of original residents there still that will try to maintain the status quo.

IMO, before a neighborhood reaches a point where houses are at the end of their lifespans and the properties are prime for redevelopment (such as Ab Ave/ Parkdale, Strathcona, Glenora, QMP, etc etc) changes need to be made to facilitate "the next stage" if you will, which transitions the neighborhood from SFH to higher density/ better use for central properties. This seems to be happening for the most part, but there still seems to be a lot of opposition

Channing · #**2524** Posted **Apr 17, 2012, 4:56 PM**

Quote:

Originally Posted by CanadianCentaur

Does the that "latest" redendering look better or worse? Or the same?

Way taller. All "modern" no heritage in the podium. Was still a work in progress and needed lots of work for some of the details.

I think better, but not great.

Kevin_foster · #**2525** Posted **Apr 17, 2012, 5:05 PM**

Edmontonian is BCM right?

CMD UW · #**2526** Posted **Apr 17, 2012, 5:10 PM**

Quote:

Originally Posted by Coldrsx

^well said and yes, there is a good amount taking place 'closer to home', but we really need to look to the duplex in many other neighbourhoods to keep them self-sustaining.

Absolutely. More semi-detached and row housing in our mature communities are FUNDAMENTAL in attracting new residents in order to support the existing infrastructure and services in these neighbourhoods. In my opinion single detached, semi-detached, duplex and row housing (3-5 unit) are 'family-oriented' housing that are compatible with each other.

I can understand the residents concerns if there were higher density developments proposed in various locations throughout the community, but in this case it's just a semi-detached zoning. I do support the need for a plan to help direct higher density intensification, but to postpone approving the rezoning for a semi-detached until a plan is completed, simply ridiculous.

Xelebes · #**2527** Posted **Apr 17, 2012, 5:13 PM**

I don't know the specifics in the community, but I have to wonder if they are seeing new money in that community or if it is still approaching bottom. The view of higher density might be that because the money is still clearing out, that the already strained neighbourhood might be viewing this development as, what 240 had just said, another step down. I'll see if I can talk to anybody there - I live on the opposite end of Jasper Park.

rapid_business · #**2528** Posted **Apr 17, 2012, 5:17 PM**

Quote:

Originally Posted by Channing

Way taller. All "modern" no heritage in the podium. Was still a work in progress and needed lots of work for some of the details.

I think better, but not great.

Which is quite ridiculous. It's a C+ site they got for a bargain price, and are trying to design a building set for a A+ location. Unless filled with 'entry level' suites, I can't see it moving quickly anytime soon.

If the idea is up zone and sell, as assumed, then it I feel no remorse for the sucker who buys it.

Speaking of which, anyone hear anything recently about the upzoned 'Oliver' condo (112th I think) that was for sale as a DC-2 approved package as of 2008 or so? I know they were asking too much to start, but has it floated around at all still?

Xelebes · #**2529** Posted **Apr 17, 2012, 5:22 PM**

To explore that issue, the connections at Jasper Place TC suck. And I mean suck. If you live southeast of JP, the only bus you can hope to get is the 109 extension and that only runs on rush hour. The connections to the NW Industrial suck. Basically, all JP seem to serve is Stony Plain Road, West Edmonton Mall and Downtown. The people SE of JP pretty much have to connect at West Edmonton Mall to get to the NW Industrial. It's annoying and for many people, it actually prevents people from getting ready access to the jobs there - and I'm sure the warehouse owners would like access to JP TC.

MrOilers · #**2530** Posted **Apr 17, 2012, 5:42 PM**

Quote:

Originally Posted by Xelebes

To explore that issue, the connections at Jasper Place TC suck. And I mean suck.

Our bus system is still based around the map reworking that happened in 1995. Every new route since then has just been tagged onto it. But our city has grown and changed a lot in the 17 years since then. People live and work in different places than in 1995. We also have new LRT connections and have eliminated the trolley paths that needed to be followed by certain buses.

The entire ETS city-wide route map needs an overhaul.

JAH · #**2531** Posted **Apr 17, 2012, 8:39 PM**

Looks like some site work is finally starting today on Glenora Skyline project. A hoe is there knocking down trees as we speak.

Coldrsx · #**2532** Posted **Apr 17, 2012, 8:41 PM**

'Speaking of which, anyone hear anything recently about the upzoned 'Oliver' condo (112th I think) that was for sale as a DC-2 approved package as of 2008 or so? I know they were asking too much to start, but has it floated around at all still?'

Silent. Decent looking and great location... very surprised it didnt go. Flip and sell prob.

110st between 100-101ave

Jasper and one o nin · #**2533** Posted **Apr 17, 2012, 9:57 PM**

Anything interesting come out of the EEDC luncheon?

Coldrsx · #**2534** Posted **Apr 17, 2012, 10:42 PM**

^Edmonton is poised to do big things so long as we can get some labour into this province, raise productivity and keep the quality of life in Edmonton and the region high by investing in Arenas, Museums, our river valley, good air connections and the like.

Overall a great outlook.

May have heard a bit on Manu 2 as well... in that it sounds promising but timing is everything.

s211 · #**2535** Posted **Apr 17, 2012, 11:33 PM**

Quote:

Originally Posted by Coldrsx

^Edmonton is poised to do big things so long as we can get some labour into this province, raise productivity and keep the quality of life in Edmonton and the region high by investing in Arenas, Museums, our river valley, good air connections and the like.

Overall a great outlook.

Sounds like Wildrose wasn't the speaker. Thank God.

rapid_business · #**2536** Posted **Apr 18, 2012, 2:21 AM**

Quote:

Originally Posted by Coldrsx

Silent. Decent looking and great location... very surprised it didnt go. Flip and sell prob.

110st between 100-101ave

Oh I know they were trying to flip and sell. Just seeing if that got any traction and if anyone bought it? Guess not.

angelvs · #**2537** Posted **Apr 18, 2012, 4:13 PM**

Lots of demo work happening on the Canada Post lot in McCauley for the new Distribution Centre. Electrical has all been pulled and looked like they were starting to tear up asphalt this morning. Any plans or renderings kicking around for the final product here?

Hallsy's Toupee · #**2538** Posted **Apr 18, 2012, 4:43 PM**

courtesy of GreenSPACE @ C2E:

Job No 123363801-001: To demolish a General Retail Store Building.

10744 - JASPER AVENUE NW
Plan NB Blk 7 Lot 91
RICHARD ZUKIWSKI

Google Maps - http://g.co/maps/wtd7j

I always thought Oil City had expansion plans into that building.

Channing · #**2539** Posted **Apr 18, 2012, 4:47 PM**

Quote:

Originally Posted by angelvs

Lots of demo work happening on the Canada Post lot in McCauley for the new Distribution Centre. Electrical has all been pulled and looked like they were starting to tear up asphalt this morning. Any plans or renderings kicking around for the final product here?

Goes to EDC in 2 weeks. Don't expect anything nice or urban friendly. Parking lot in front with fence, building pushed way back.

angelvs · #**2540** Posted **Apr 18, 2012, 4:55 PM**

Have you seen plans for it, or is this just an assumption?