The City has compiled a summary of responses to inquiries received by the Twin Brooks community in the summer of 2015. On June 2, 2015, the City shared this summary of responses in a letter to the community league executive, along with additional details about the timelines and process.
Environmental Site Assessment (ESA) & Soil Testing
As part of the implementation program, soil tests are conducted on all First Place sites to ensure suitability for development. The Environmental Site Assessment (ESA) and soil testing on the Twin Brooks site was completed in 2015 and confirms the approved building site is suitable for the development of townhomes.
The new townhomes will only be developed on the 0.8 ha of land that was previously set aside for the Catholic elementary school building. The remaining 6.57 ha of open space surrounding the housing development will be retained by the City and continue to serve sports, recreation and community uses as identified in the original neighbourhood structure plan.
Sports Field Changes
Following an extensive review of the entire school park site in 2008-2011, which included input from both the Community League and School Board, adjustments were made to the original proposed location for the First Place townhomes. The final, approved First Place building site accommodates the Community League’s request to relocate the league facility adjacent to the existing school, and reconfigure the sports’ fields to meet the current community need for more rectangular soccer fields for small children.
When the school park site was first created, sewer capacity along 12th Avenue was provided to meet the needs of two future schools. Only one school was constructed, leaving unused drainage capacity available for the First Place townhome development. City drainage experts have also advised that, currently, there are no dry ponds proposed for any of the First Place building sites, including Twin Brooks, as part of the approved Flood Mitigation Capital program.
Some residents have expressed concerns about the impact new housing may have on the property values of adjacent homes.
To address these concerns, City Assessment staff created specific study areas for each First Place building sites in 2013. Assessment staff monitor these sites each year to determine if the market value of properties located directly next to First Place sites respond differently than properties located next to undeveloped surplus school sites in other neighbourhoods.
To date, assessment staff have found no distinguishable assessment change between properties located next to First Place building sites and those located next to undeveloped surplus school sites in other neighbourhoods. The City will continue to monitor these areas annually.
Please visit the First Place FAQ for more information regarding property values.