The developer behind a contentious duplex housing development in Erin Ridge North is refusing to come to the table with residents who are concerned about how vehicles will access the development.
C2 Homes – run by the Cosimo Pisani family – said in an Aug. 29 statement its role as developer is in working with city planning officials to “meet requirements and to abide by the regulation and law.”
C2 Homes is behind a 59-unit duplex-style development on a 5.68-acre parcel of land just east of Costco, nestled in behind a residential area abutting Lois E. Hole School.
Residents in the area have organized to protest the planned access point for the development, which will be through the end of two streets that are currently cul-de-sacs: Edinburgh Court and Elise Place. Those two streets empty out onto Everitt Drive, immediately in front of the elementary school.
Parents of children in the area say the increased traffic to an already busy area, both from construction vehicles in the immediate future and eventual permanent traffic from the duplex’s future residents, will cause a safety hazard for their children.
The city has insisted up-to-date traffic impact assessments account for traffic from Lois E. Hole School and the duplexes.
Kari McKnight, who has been leading the residents’ efforts, said they have been attempting through various avenues to contact C2 Homes and have a sit-down discussion about their concerns, but with no success.
Rather than using the residential area for access to the housing development, McKnight said residents would rather it empty out north of the duplex onto the future extension of Neil Ross Road.
However, C2 Homes said in its statement that is not a decision the developer can make.
“Again, the City of St Albert is the authority here and they will not allow additional access points on a future arterial roadway,” the statement reads.
McKnight said that is not the impression residents got through discussions and a public feedback session, and it seems the city and developer are “pointing fingers” at each other.
"The problem is that the Pisanis are saying the city has the authority. The city is saying the only person that can fix this is the developer. You’ve got two sides pointing fingers at the other side, and nothing is getting done, nothing is getting answered," she said.
“We’re stuck – no one wants to come to the table with us.”
During city council’s Aug. 12 governance, priorities and finance committee meeting, residents had an opportunity to give feedback on the proposed subdivision of the 5.68-acre parcel into units. City administration prepared a presentation in response to residents’ concerns, and chief administrative officer Kevin Scoble presented reasons why Neil Ross Road could not be used as an alternative access point.
Among those reasons, Scoble said the developer would have to “redesign at additional cost and would lose a construction season.” He was referring to the need for the developer to submit an amendment to the Erin Ridge North Area Structure Plan (ASP) to the city, if they wanted to make any changes to the development's access point.
St. Albert released a statement last week about the issue, saying “there will be no permanent access to Neil Ross Road at the completion of this project.”
Paula Power, communication services manager for St. Albert Public Schools, said in an email they understand and share the concerns of residents.
"We do have a concern with the increased traffic congestion and the possible impacts on student safety that could result from this development," she stated, noting the area in front of Lois E. Hole is busy during school hours.
Subdivision of the land parcel was “conditionally approved” Aug. 26, according to St. Albert corporate communications manager Cory Sinclair. Conditions include payment of outstanding taxes, the developer servicing the lots at their own cost and all sections of the Land Use Bylaw being followed.
While neighbouring homeowners had the chance to give feedback on the proposed subdivision after receiving “courtesy notices,” opportunity for public engagement on approval of the development itself has long passed. In 2015, the parcel of land was rezoned from medium density – which would have allowed for over 200 units – to low density.
Most of the surrounding neighbourhood was empty at the time, and McKnight noted many of the current residents would not have had a chance to submit feedback.
“It becomes a game of yes, you’ve ticked all the boxes and yes, you’ve done everything you’re required, but the spirit of this whole process has been tainted,” she said. “Public engagement is supposed to actually engage public. If you don’t have any public living there, how you can have public engagement?”
C2 Homes said in its statement information about its development has been a matter of public record and was available to prospective buyers on Elise Place and Edinburgh Court.
McKnight and fellow residents are planning to canvass parents dropping off their kids at Lois E. Hole School during the first week of school and hand out flyers with information about the development. She added residents will be organizing an information session for parents to attend.
The development company said in its statement “the consistent goal for C2, is to responsibly begin, work through and complete the project, in the most safe and orderly manner.” To that end the developer will construct a “temporary pathway” along the future extension of Neil Ross Road for all “deep servicing and surface work.”
But long-term construction access will be through Edinburgh Court, the city's statement said.
Construction recently began with surface improvements to be completed by the end of the year, and duplex construction is set to begin by the end of 2019 or early 2020.
There are already 14 pre-sale clients who have invested in the development.
Full statement from C2 Homes:
As home builders and developers, C2 Homes has enjoyed numerous opportunities and partnerships constructing homes within Edmonton, St Albert, Sturgeon County, and surrounding areas. We highly value the close working relationships established with our client families, as well as strong business associations with the City of St Albert and the City of Edmonton. The C2 Partners all have roots in the community of St. Albert, we are proud and excited to continue to be part of the city's growth, progress, and culture. St. Albert is an incredible community.
With great anticipation, we are ready to begin a Duplex Condominium Development in the flourishing area of Erin Ridge North. The new neighborhoods in this area are situated in one of the most up-and-coming parts of St Albert. The area boasts much of St. Albert's new commercial, retail, residential construction within the city. Local neighboring communities benefit from having a vast commercial presence such as a theatre, restaurants, services, and recreational spaces. The community is surrounded by amenities.
Our new Duplex Condo Project located at 50 Edinburgh Court is situated on a fully enclosed and contained 5.68-acre parcel. Unlike other apartment style, condominium structures in the neighborhood, 50 Edinburgh Court is a 59-unit, duplex style development, comprised of 2 story homes, averaging 1550 square feet, all having double car garages, with full length driveways. The development will house 4 guest parking stalls and small green space areas throughout. This site plan has been attractive to young couples, empty nesters, and growing families alike. As has been well documented, affordable and varied housing options are a need and concern for most cities. St. Albert is not exempt from this issue. C2 Homes is happy to help provide some diversity and choice in constructing different housing options. Our 14 pre-sale clients are already excited to make St. Albert home, and look to enjoy the comforts, features, and conveniences of Erin Ridge North.
Some residents of Elise and Edinburgh have expressed concerns, sighting traffic and safety. These residents were provided an additional opportunity to voice concerns with St. Albert city council on August 12, 2019. As was clearly outlined during that presentation, the Erin Ridge North Area Structure Plan (ASP) was adopted in 2010, and clearly designated our property as a Medium Density parcel (allowing over for 200 units) with access points along Elise and Edinborgh Court. In 2015, the zoning on this parcel was moved to Low Density (allowing for our 59 unit project). The City of St Albert has listened and responded accordingly. This information is and has been a matter of public record and was available to any prospective buyer on Elise and Edinborgh Court as part of the broader zoning and land purpose for the neighborhood. The city is the authority here. In working partnership with city planning officials, as developers, our role is to meet requirements and to abide by the regulation and law. A Traffic Impact Assessment was completed in 2019 and accounted for both the population of Lois E. Hole School, traffic volume travelling to new businesses in the area as well as a possible 200 plus unit residence at 50 Edinburgh Court. Our project is only 59 units, meaning there will be less traffic than was factored in as part of the TIA. The discussion of redirecting our access points to the future Neil Ross road is not a developer decision. Again, the City of St Albert is the authority here and they will not allow additional access points on a future arterial roadway.
Our project is well underway, the land purchase is complete, engineering and permitting are complete allowing construction on 50 Edinburgh Court to proceed. Our commitment is to abide by all City laws, while we work to create the community for our new home owners. As with any undertaking, the consistent goal for C2, is to responsibly begin, work through and complete the project, in the most safe and orderly manner. Working toward this end, our ownership group will voluntarily construct a temporary pathway through the raw land just north of our property (future Neil Ross Road) for all deep servicing and surface work. This action will allow the new school year to kick off without interruption. We have also voluntarily added flag people to the project to ensure safe and orderly delivery of materials to site. These added safety measures are being assumed at our cost and have been taken on voluntarily with the community top of mind. Working in conjunction with City officials we have taken all reasonable measures to reassure the community that safety is our priority.
We feel fortunate to be a part of such a vibrant city, contributing to the positive energy, and experiencing great things in the future.
