Q    How do your plans fit in with the Ramsay Area Redevelopment Plan (ARP)?

A    The 1994 Ramsay ARP addresses several development issues affecting the stability of the Ramsay community with respect to adjacent industry and land use, traffic, environmental issues and the preservation of the historic residential nature of the area. The ARP “encourages the conservation of the community’s heritage resources through sensitive renovation and adaptive reuse” and identifies the Dominion Bridge as a site in which adaptive reuse is encouraged. The ARP also suggests that there is potential for assembling large contiguous parcels for redevelopment ensuring that traffic and other impacts do not adversely affect nearby residential areas. Residential and residential/industrial mixed-uses are considered appropriate for the site and supported in principle although no implementation was suggested at the time the ARP was adopted. With the submission of the Ramsay Exchange Outline Plan and Land Use Redesignation applications, the opportunity now exists to review the Ramsay ARP as it applies to the development proposed for the site. For more information on the Ramsay ARP see Section 4.2 of the Outline Plan.

Q    Will Ramsay Exchange be an environmentally sustainable project?

A    We at Torode understand that the environment is a vital aspect to the quality of life not only to immediate residents, but also to surrounding communities and that they are intrinsically linked. Torode is committed to enhancing the quality of life in the community and adopting environmentally sensitive practices that will benefit all involved.

Q    What type of atmosphere will be created at Ramsay Exchange?

A    Ramsay Exchange will be a truly mixed-use urban community, appealing to a wide variety of demographics and interests. There will be a variety of restaurants, cafes, retail venues, office space and public meeting spaces for the community to utilize. Dominion Square is intended to hold small outdoor functions and feature local performers and artists and community oriented events.

Q    We think it is important to offer complete communities. How do you plan to do this?

A    By offering a variety of housing types at different price points, we will appeal to a wide demographic from singles to families and seniors. However, this unique development also offers opportunities for work and play as well, with all your daily needs right outside your doorstep, from locally run shops to space allocated for a grocery store. Ramsay Exchange strives to balance the needs of a diverse community.

Q    Do you have any plans for affordable housing in the Ramsay Exchange project?

A    Ramsay Exchange will offer a variety of housing types including live/work units, town homes, lofts and condominiums that are targeted at various price points to attract a diverse group of people. We are currently looking into successful housing programs in different cities across North America that we could potentially model some of our residential units after.

Q    I am concerned with privacy, what measures have been taken to ensure the existing community retains their privacy?

A    Torode is committed to maximizing individual privacy of both existing community members and of future residents of Ramsay Exchange in the design of all our buildings. Adjacent to existing residences, low rise townhouses will line Spiller Road and 24th Avenue, creating an interface between the Ramsay Exchange project and current Ramsay community. Condominium towers are located towards the centre of the site and oriented so that the occupants’ views are not focused down or onto the private outdoor areas of existing residences.

Q    Will there be large box stores in the Ramsay project that detract from the small-town character of Ramsay?

A    One of the key values of our project is to maintain and preserve the character of the neighbourhood while incorporating innovation and progress. Varied retail will occur primarily on the ground floor of buildings along pedestrian oriented sidewalks and fronting plazas and public park areas. Although there will be opportunities for new retail tenants to locate at Ramsay Exchange, the emphasis will be on local retailers, we are not advocating large format, box stores. For more information on the type of retailers we are encouraging to become a part of Ramsay Exchange please see Section 6.6 of the Outline Plan.

Q    What will the construction impacts be on the existing community? How will this be managed?

A    We recognize that minimizing the construction impacts, such as noise, dust and truck traffic on the community is important. Although it is too early at this stage of development to clearly identify all construction impacts, appropriate actions will be taken to minimize any negative impacts on the surrounding community.

Q    Will there be anything environmentally innovative about the design of Ramsay Exchange?

A    Torode is dedicated to making Ramsay Exchange a project to be proud of, one that exceeds all expectations. We are currently researching our options on environmentally innovative design features, but at this stage in the process it is too early to formally commit to specific design elements.

Q    Do you intend for the Ramsay Exchange project to be LEED™ certified?

A    LEED™ accreditation is not mandatory, however, we are incorporating many elements of LEED™ into our project design that align with the principles of smart growth, transit oriented development, the triple bottom line framework and the Melbourne Principles of Sustainability that The City of Calgary formally adopted. Although we will not be an accredited LEED™ project, we intend Ramsay Exchange to mirror that of a LEED™ Bronze development. For more information on Ramsay Exchange’s alignment with sustainable design principles, please refer to Sections 4.3 through 4.8 in the Outline Plan.

Q    What are the effects of the Ramsay Exchange project on sunlight and shadows?

A    Torode and the design team have strategically sized and positioned all buildings on site in order to maximize sunlight not only within the development itself, but also within the existing community of Ramsay. A Shadow Study has been conducted over the longest days from July to September, and through those studies appropriate steps have been taken to minimize the affect of shadowing on adjacent properties. For the complete Shadow Study, please refer to Section 6.6 of the Outline Plan.

Q    What are the plans for The ‘Blue Whale’ Building?

A    Torode is committed to the adaptive reuse of historical buildings including The ‘Blue Whale’ Building and the Dominion Bridge Building. By preserving both of these structures, the unique history of the site will remain visible in the neighbourhood, enhancing the historical character of the project. Part of sustainable design is utilizing as much as possible on the existing site in order to avoid using new materials, which is less demanding on the environment. Plains Fabrication and Supply is currently using The ‘Blue Whale’ Building for their operations, but will vacate the space by the end of 2008.

Q    How do you plan on recreating the historical block structure?

A    Currently the 21.18 acre site is an industrial super-block. By creating roadways and pathways through the site modeled after the adjacent Ramsay community, we are increasing the permeability of the site. We are dedicated to creating a quality pedestrian environment that promotes walkable blocks with a strong pedestrian interface including wide sidewalks.

Q    What are the plans for CPR Right-of-Way (ROW) along 25th Avenue SE?

A    The boundary of our development site is directly to the north of the CPR ROW. In effect, the CPR ROW is within the lands now allocated to the Calgary Exhibition & Stampede as part of their expansion plans. As illustrated in Figures 7.2 & 7.3 of our Outline Plan we have designed the development to provide a landscaped, pathway along this edge that is accessible to the public and provides a direct, pedestrian link between the Elbow River pathway and the east edge of the Ramsay Exchange site.

Q    Will the development of Ramsay Exchange be phased?

A    The development of Ramsay Exchange will be phased, with appropriate on-site and off-site utility connections and transportation access provided in conjunction with each phase. Phasing will most likely begin in the northeastern corner and generally move in the southwest direction. At this point in time, it is too early to project the number of residential units in each phase; however, the entire development provides for a variety of housing types numbering approximately 2,000 residential units. Please see Section 10.0 of the Outline Plan for more information on the phasing of the project and associated timelines.

Q    How are you going to respond to market changes?

A    Torode realizes that the market can fluctuate, and with a projected build out of ten years, there is the potential to change in that time. In order to adapt to potential market shifts, we have kept the land use as flexible as possible while still maintaining a degree of certainty in the allowable uses.

Q    What will the flow of traffic look like? What are the hot spots?

A    The Ramsay Exchange development is designed to make pedestrian travel simple and safe. For vehicle traffic that will access the area, however, a combination of exterior public and interior private roads will create an efficient circulation system. Appropriate handling of traffic capacities through road and intersection design, as well as the introduction of traffic calming measures ensures that most traffic entering the development will not need to pass through the existing community of Ramsay. There are five access points to Ramsay Exchange; the road hierarchy is planned to ensure that the primary access point occurs from the south of Spiller Road onto Exchange Road, which functions as the main arterial road through the development. The City of Calgary is currently assessing the traffic situation at the intersection of Blackfoot Trail and 25th Avenue SE. See Figure 8.5 in the Outline Plan for a layout of the Road Network and traffic flow.

Q    Ramsay has the potential to draw many people to the area, what is the parking strategy going to be?

A    Although Ramsay Exchange is designed to be a pedestrian-oriented community which focuses on walkability, we recognize that not all commuters or visitors will take public transit. In order to accommodate the additional vehicles into the area, Ramsay Exchange employs a park-once strategy in order to minimize driving through the community. Adequate interconnected underground and podium parking is allotted to the site in order to accommodate traffic to the community. For more information please refer to Figure 8.6 in the Outline Plan.

Q    Traffic is already an issue in the area, how is this going to be managed?

A    Ramsay Exchange uses a Transportation Demand Management (TDM), a strategy for making more efficient use of the existing transportation infrastructure by reducing demand and/or modifying travel behaviour. Ramsay Exchange uses a TDM strategy to overcome traffic trips to and from the site by reducing the demand for roadway space. The strategy ensures all aspects of the project (design, development, sales and leasing) encourage more walking, cycling, public transit use, car-pooling and telecommuting in order to achieve success. For more information on our TDM strategy, please refer to Section 8.3 of the Outline Plan.

Q    Will there be additional transportation options for residents to get to the LRT stations?

A    We are currently exploring the possibility of providing a community shuttle service or other bus routing to key LRT stations in the area to minimize the need of private vehicles.

Q    Are there any traces of contamination on the site?

A    The Ramsay Exchange site has been used for industrial purposes since the 1920’s. Through Torode’s due diligence in planning for redevelopment, extensive environmental assessments have been conducted and determined there to be only minor traces of metals in the upper levels of soil. The clean up of this is straight forward and will be dealt with appropriately during the construction phase of development.

Q    Does Torode have a crisis plan in the event of a disaster such as a fire or railway disaster or spill?

A    Torode is committed to upholding the highest safety standards within Ramsay Exchange; however, disaster and crisis management ultimately falls in the jurisdiction of the appropriate municipal department. Fire and rescue crews are prepared in the event of an emergency.

Q    When will the next community meeting be held?

A    The City of Calgary and stakeholder groups are currently reviewing the Outline Plan and Land Use Re-designation Application. After these groups have reviewed The Plan, an additional community meeting will be held. We will notify you of the date and time this meeting occur through our website under the “What’s Happening” section as well as through the Ramsay Community Association.