The plans for a slim, dramatic 80-storey tower next to the Shaw Conference Centre, on the lip of the river valley, look so enticing.
The hypothetical tower, proposed by Alldritt Land Corp., would be a way to jump-start development in the Quarters, Edmonton’s languishing inner-city renewal project. Let’s face it: apart from Prem Singhmar’s beautiful boutique Hyatt hotel and a lot of pretty city brickwork, the Quarters redevelopment has largely stalled. Adding a huge condo, with a pedestal of shops and restaurants and landscaping the surrounding areas, could bring hundreds to the Quarters and inspire other development.
The plan would solve a potentially expensive expropriation quandary for the city. Alldritt currently owns an ugly bit of blight just east of the convention centre, with two derelict apartment blocks. The city had planned to expropriate that land, tear down buildings and make a park and look-out point, a so-called “urban balcony.” The expropriation process was underway when Alldritt filed a last-minute development application to build a tower on that site. But building there would have blocked the Hyatt’s view and spoiled plans for a signature park and look-out in the Quarters.
Two long-derelict apartment blocks sit on the Alldritt property the city tried to expropriate for its “urban balcony.” As part of the proposed tower deal with the city, Alldritt would be required to tear down the structures and landscape the area.
What city planners are proposing now is to sell Alldritt a parcel of existing city parkland instead as a building site. Alldritt, in turn, would agree to tear down its derelict apartments, seed the land and create a park-like space there. Alldritt would still own the land, but the city would have an easement, allowing the public to access the area.
I understand the attraction: the downtown skyline would gain a striking new landmark, the Quarters would gain a major economic infusion, and the city would get its urban balcony, more or less, without the expense of expropriation.
The executive committee of city council will meet behind closed doors this Tuesday to discuss the sale of the property to Alldritt. You wouldn’t guess that from the super-secretive executive committee agenda, which simply refers to ” Sale of Land – Further Negotiations” and cites provincial Freedom of Information and Protection of Privacy rules to keep all reports on the matter private. The matter will come back to council for a public hearing Feb. 6.
So sure. It’s a cool tower. But we protect our parkland in this city for good reason. Selling off a parcel of the downtown river valley, a piece with a stunning view, sets an uncomfortable precedent.
Yes, the Alldritt group is holding the land the city has been trying to expropriate as a bargaining chip. But if the city says Yes to Alldritt now, because the developer has council over a barrel, what do they say to the next applicant with a shiny dream project who wants to buy an attractive park parcel? Of course, we can monetize our parks to spur development. But there are consequences to that choice.
And what if the city sells the land to Alldritt, rezones it for development, and Alldritt alters its plans, or can’t get financing, or sells the property for a tidy profit? Where are the city’s guarantees? Indeed, what guarantee does the city have that Alldritt will actually knock down its long-abandoned buildings and build parkland?
City planners are talking about adding a sunset clause to the deal, which would require Alldritt to build within eight or 10 years or lose its zoning. But that’s a long time to wait.
Then there’s the issue of scale. This part of Jasper Avenue East is Edmonton’s most striking heritage streetfront. The proposed tower would dwarf everything around it. Despite the architect’s assurance that the lower levels of the building would be transparent, the building would still mar the view of the valley for people along Jasper — and obstruct the view of the heritage streetscape for those across the river. It’s the antithesis of the careful Quarters plan.
Alldritt is proposing a thin 80-storey tower at the edge of the river valley on Jasper Avenue west of 96 Street. But this artist’s rendering utterly erases the unique heritage character of the area.
The other challenge is geotechnical. We’re talking about building a huge tower on the narrow edge of a very steep hill, with a huge underground parking garage built into the slope. If the city sells and zones the land, does it run the risk of a future lawsuit if the building fails or slides?
Until and unless the city can get an agreement with enough legal teeth to ensure the development really would go ahead precisely as agreed, we shouldn’t let talk of airy towers go to our heads. Before we sell off any chunk of our valley, let’s be very sure we understand all the risks — and all the costs.
