Field School: Day 1: Windermere

This mornings excursion took us to the suburban development of Windermere to see The Currents shopping complex and the residential development of Langdale. I couldn't even remember the last time I went on a field trip so it was certainly an adventure.

The Currents

I use to live in Windermere/Ambelside so seeing The Currents was nothing new. What was new though, was all the background information about the shopping complex that I had never considered and answers to all the burning questions I've wondered about throughout the two years I lived across the road. What on earth is that building going to be? Apparently a medical centre. Why are there 3 liquor stores, two being the exact same chain within walking distance? Well, because liquor stores only need to be 500 meters away from each other and a wealthy businessman decided he wanted to monopolize liquor in the area. And why are we stuck with crappy franchise restaurants like Swiss Chalet, Montanas, and Chilis? We can thank the banks for that.

Stuart's tour guide of The Currents was interesting and really did help to answer the confusion I had about certain aspects of the shopping centre. Here are some of the new key points that I learned today:

• The shopping centre as an auto-centric development. They aren't promoting walkability between stores. South Edmonton Common, which is also owned by Cameron Developments works from a business point of view, but not a planning perspective because of poor road design. 
• "Lifestyle centre": This is the first time I've heard of this term and I found it to be really interesting. I had never even considered this type of development for a shopping area. I like the idea of mix-use in urban design, but never extended that concept to big box retail centres. I can only imagine what sticking a couple condo towers in The Currents is going to do for traffic and congestion in the area, but the concept makes sense and is great for building density, which this city is in desperate need of.
• Anchor tenants: They are the heart of these type of shopping centres. Without them they will fail. I also didn't realize how powerful these tenants are. 
• Parking: I didn't know that parking requirements existed and were related to the size of the business.
• According to Stuart, stores can build restricted covenants into their contracts with the developer. I found that pretty crazy because it means that the developer could loose out on ever converting that site into whatever the covenant restricts...even though they own it. 

Langdale

Despite having lived in a condo in the area, I had never previously ventured into the residential area deep into Windermere.  What I saw surprised me quite a bit. I had no idea just how far south the residential development has expanded. The Langdale development was, like many in suburban Edmonton, a cookie-cutter house type of residential community. Rather blah in my mind, but as the developer told us, it serves its purpose as an affordable simple starter home. True enough. 

The most interesting thing I learned about Langdale and other suburban developments such as this was in regards to the roles and relationship between developer and builder. Firstly, I didn't know the difference between the two and assumed they were one in the same. Second interesting thing I learned was about were the controls the developer could make on the builders so that the homes fit the "theme" of the residential development. I had always wondered why SO MANY houses look the same. I knew they were often built by the same companies, but I didn't know the specifics. I also now know about the lot selling process between the developer and builders.

A common struggle among both commercial and residential developers, as discussed by Stuart and, I forgot his name, was the tension between them and The City of Edmonton. In summary, it seems like the City has a lot of competing policies and objectives that make it really hard for development to proceed. Not only are developers faced with lots of roadblocks, by according to them even different city departments have agendas and policies that are counter-productive. I find it pretty ironic, especially with a city administration that is obsessed with sprawl.