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Agenda
1.Project Background
2.Role of Joint Shoora Committee & Joint
Planning Group
3.Terms of Reference high level review
4.Project Overview/Findings
5.Recommendations
6.Question & Answer Session
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Project Background Information:
 Executive meeting held in July 2011(Joint Shoora Committee) nominating
Board representatives (formation of Joint Planning Group).
 Joint Shoora Committee agrees to Terms of Reference.
Role of Joint Planning Group (JPG):
 Scope
 Document the feasibility of developing and establishing a single,
jointly-owned, well-integrated facility within relatively easy reach of
south side catchment areas.
 Mandate/Deliverables
 To develop a needs-based feasibility study and some viable options for
a single well-integrated facility.
 Accountability
 JPG decisions are reached by consensus and accountable to Joint
Shoora Committee.
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Terms of Reference Background Information:
 Key deliverable: A documented report which will provide a comprehensive
but high level assessment and options in relation to at least the following major
components:
• Needs-based assessments and priorities
• Potential locations, size options and acquisition costs
• High-level building cost estimates of major components
• Potential funding requirements and options
• Recommended priorities and phases
• Requested action from the sponsoring organizations.
 The acceptance of the final report and the ultimate decision to proceed with
the project will be the responsibility of the three sponsoring boards, taking into
account the findings and recommendations of the JPG and consensus reached
through the Joint Shoora Committee.
 Note: The final report is this presentation.
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Joint Planning Group:
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Chair - Dr. Ahmed Hammami (SMCC)
Secretary - Sabeeh Farooqui (MISE)
Farukh Haque (WISE)
Mahbub Choudhury (SMCC)
Mohammad Nawaz Moughel (MISE)
Ghulam Nabi Chaudhary (MISE)
Dr. Omar Farooq (Community Rep)
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Project Outline:
1. Findings of Committees
• Needs Assessment/Demographics
• Land/Location
• Financing Options
2. Overview of Options
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Needs Assessment/Demographics:
Long-term Vision:
1.
2.
3.
4.
5.
6.
7.
8.
A Masjid to accommodate daily and Friday prayers
Educational facilities to provide Islamic education and public schooling to
children
Provision for a seniors apartment complex, with potential linkage to
supporting facilities and access to health care services
Attached library and Da’wah facilities, supported by on-site administrative
staff
Youth recreation facilities
A hub for some basic shopping and certain types of professional services
(ie health)
A funeral preparation and transportation facility for deaths within the
community
Suitable parking facilities
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Needs Assessment/Demographics - Continued:
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In Sept/October 2011 a comprehensive ‘Edmonton
Southside Muslim Demographic Survey’ was completed
online and in paper.
Survey requested household size, contact info, and
postal code/address.
Address/postal code information allowed us to focus on
Southside respondents only, and develop an idea of
where majority of Muslims reside.
Total of 1253 respondents.
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Needs Assessment/Demographics - Continued:
Population By Postal Code
Population Count
346
350
300
250
196
200
176
157
150
135
100
66
100
61
50
8
5
2
1
T4R
T6M
T5T
T6E
0
T6R
T6K
T6J
T6H
T6L
T6W
T6X
T6T
Postal Code Prefix
Millwoods & SouthEast
634
Riverbend/Windermere (SouthWest)
603
Other (Non-South)
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Total Respondents
1253
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Needs Assessment/Demographics - Continued:
Conclusions:
• Confirms a balanced population between
SouthEast & SouthWest with significant
growth in the SouthWest.
• Points towards the importance of having a
site within reach for both communities.
• Quantifies the necessity of an appropriate
expansion plan.
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Land/Location:
Completed:
• Met with City of Edmonton (COE),
Developers, Real Estate representatives,
Educational institutions.
• Responded to a COE Expression of Interest
for School Surplus Land at the Keheewin Site
(premise on a Seniors housing plan & Masjid)
• Determined a site requirement of minimum
6 acres to satisfy services desired and long
term feasibility.
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Land/Location continued:
Options identified:
1. Grant MacEwan Millwoods
Campus (7319 29 Avenue)
2. Land (Ellerslie Road and 34th
Street) – 40 acres
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Grant MacEwan Location
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Ellerslie Land Location
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Grant MacEwan Details (7319 – 29 Avenue):
Pros
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Built in 1976, facility completely redeveloped in
2004
10.09 Acre Site
Approximately 195,000 Square Feet which is 4.5
acres of developed space.
379 Parking Stalls
Turnkey operation including fully functional, state
of the art Educational facilities (27 classrooms, 5
computer labs, 11 specialized labs)
Non-profit status would apply, therefore no
property tax implications
Rental of additional new building built in 2002 for
professional/office space
Major transportation hub (Lakewood Bus
Terminal directly in front)
Site has substantial recreation and parks
surrounding
Zoned as Urban Services (Religious assembly,
public/private education, child care, cemetary,
government services)
Replacement Cost : $55 Million
Cons
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Appraisal value at $26 Million
Annual operating costs of $1.1 Million
(includes Grant Macewan Staff)
Reduced privacy (in a very public area)
Cost for renovating floorplan for Masjid
(no estimate).
No land for cemetary
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Grant MacEwan Campus Details
School
Zone
Masjid
School
Zone
Commercial
Gym
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Grant MacEwan Details (7319 – 29 Avenue):
Financing
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Appraisal Cost: $26 Million
Actual Replacement Cost : $55 Million ($7M land + $48M facility)
Earliest to move in would be Fall 2013 – can delay until 2015.
3 options proposed:
1. Installment purchase, flat rate of installments over a 3-5 year period (no profit
component, based purely on appraisal value)
•
3 years/5 years (Bi-annual payments of $4.3 Million/$2.6 Million)
2. Profit Valuation (Shariah Compliant)
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$1 Million deposit
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30 year term, profit component based on ACFA rate (3.4%)
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Annual payments of $670,000 (Total $40.1 Million)
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Operating Cost of $1.1 Million
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60-70% operating cost for Private School funded by EPSB
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Shortfall can be covered through Professional Building rentals
3. Capital Lease
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Agreed upon lease rate and term (combined operating cost + capital cost)
•
Would need to provide assurances of end of term purchase
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Note, on any arrangement, we can negotiate partial purchase/lease of the facility.
Grant Macewan is very flexible in financing arrangements
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Land (Ellerslie Road and 34th Street) Details:
Pros
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40 Acres
Total cost of $2.7 Million ($67,500/acre)
Allows for a staged development
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Masjid
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Gym / Community Centre
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School
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Senior Housing
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Commercial Outlets
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Private lots
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Islamic Cemetery
Architectural design flexibility
Can be used as investment property as City
has development plans in adjoining area
Can generate profit for future plans
Cons
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Development constraints, servicing is > 5
years away
Cost of servicing approx. $250,000/acre ($10
Million)
Cannot subdivide and sell land until serviced
Longer term 7-10 year project
Will need a dedicated development team
Location may be a constraint for SouthWest
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Land (Ellerslie Road and 34th Street) Details:
Financing
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Land Cost: $2.7 Million + 100k Purchasing Costs = $2.8 Million
4 Options proposed (6 acres set aside for Masjid):
1.
Whole Community Ownership (Charity)
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1000 shares of 34 acres @ $2800 per share
2.
Part Community Share Ownership (Profit)
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1000 shares of 34 acres @ $2800 per share ($82,350/acre)
3.
Land Ownership - Two Acre Lots (Profit)
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Allocate 17 two acre lots @ $164,706 per lot ($665k/lot including services)
4.
Land Ownership – Quarter Acre Lots (Profit)
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Allocate 68 quarter acre lots @ $41,176 per lot ($104k/lot including services)

Can be used exclusively as a SouthSide Islamic Cemetery.
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800 Plots/Acre, $2000 per family membership – significant profit opportunity
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Conclusions:
Grant MacEwan
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Turnkey operation – majority of needs satisfied.
Location is ideal for the Community.
Opportunity to begin an Educational Institution.
Seller willing to work with us on any financing arrangements.
Sustainable Financing is the only concern.
Land
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Longer term development plan (7-10 years).
Costs can be managed through phases.
Enough land to satisfy all our identified needs.
Can be utilized as an investment opportunity.
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Conclusions:
The options to consider:
 Pursue Grant MacEwan if funding can be arranged.
 Pursue Land as an investment for community (no
development planned).
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Question & Answer
Session
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