Urban Design Brief and Rationale for Amending the Garneau Area Redevelopment Plan
Altairus Residential Development 10742 - 86 Avenue NW, Edmonton Issued for DC2 Rezoning ALTAIRUSNovember RESIDENTIAL 20, 2020 DEVELOPMENT i GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance GSA GSA GSA GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET INTRANET GSA GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance Green Space Alliance CONTENTS PROJECT OVERVIEW 1 URBAN DESIGN RESPONSE 23 DEVELOPER GARNEAU NEIGHBOURHOOD RENEWAL PROJECT TEAM EMERGING CONTEXT INTRODUCTION URBAN DESIGN PRINCIPLES SITE DESCRIPTION AMENDMENT TO THE GARNEAU ARP PLANNING POLICY REVIEW 7 DESIGN NARRATIVE SITE PLAN OVERVIEW AND PLANNING FRAMEWORK SUN SHADOW CITY PLAN MASSING EXPLORATION GARNEAU AREA REDEVELOPMENT PLAN CONCEPTUAL ELEVATION URBAN DESIGN ANALYSIS 13 CONCEPTUAL LANDSCAPE PLAN NEIGHBOURHOOD CHARACTERISTICS EXISTING SITE CHARACTERISTICS LAND USE AND CHARACTER ZONING MAP ACCESSIBILITY AND CONNECTIVITY URBAN PATTERN BUILT FORM VISUAL QUALITY AND LEGIBILITY
ii ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance PROJECT OVERVIEW
Legend
Garneau Neighbourhood Boundary Development Site ALTAIRUS RESIDENTIAL DEVELOPMENT 1 GSA GSAGreenPark Space AllianceBoundaryGSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance DEVELOPER
We have been operating in the Edmonton Area since 2003. Our focus has always been to rent high quality, well maintained properties to great people in premiere neighbourhoods.
2 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance PROJECT TEAM
Engineering Planning and Urban Design Architecture
GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSAAdvisor GSA GSA Transportation Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance
ALTAIRUS RESIDENTIAL DEVELOPMENT 3 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance INTRODUCTION
In mid-2020, Pinto Properties started a conversation with the Garneau community about rezoning the subject properties. The initial rezoning application would accommodate the development of a 23 metre (approximately six-storeys) residential mid-rise development fronting both 86 Avenue and 108 Street.
Following the completion of the formal pre-application notification in June and July, 2020, GSA Consulting Inc. and Pinto Properties Inc. are pleased to submit to the City of Edmonton this Urban Design Brief and Area Redevelopment Plan (ARP) Amendment Rationale to support the rezoning application.
4 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance SITE DESCRIPTION 109 ST.
110 ST.
Location The Site consists of one lot totaling 0.16 hectares located at 10742 - 86 FORT HILL RD.
Avenue NW in the Garneau Neighbourhood. The site is located within Sub WALTERDALE HILL RD. Area 2 of the Garneau Area Redevelopment Plan (ARP), the University-
Garneau Major Node (D) and the Scona District of the draft City Plan, which SASKATCHEWAN DR. form the primary planning framework for the site.
SASKATCHEWAN DR.
N
STURGEON COUNTY
Fort Saskatchewan 106A ST.
106 ST. 110 ST. 108A ST. 108 ST. 107 ST. 109 ST. 87 AVE. CFB Edmonton
St. Albert
86 AVE. Big Lake
STRATHCONA COUNTY 85 AVE. 85 AVE. PARKLAND COUNTY
106 ST. 110 ST. 109 ST. 108 ST. 107 ST.
Enoch Cree Nation
84 AVE. 84 AVE.
83 AVE. 83 AVE.
Devon Beaumont
6 LEDUC COUNTY Development Site City Plan - Concept Map WHYTE (82) AVE. WHYTEFigure (82) AVE. 1: Location Map
ALTAIRUS RESIDENTIAL DEVELOPMENT 5 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance 6 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance PLANNING POLICY REVIEW
Legend
Garneau Neighbourhood Boundary Development Site ALTAIRUS RESIDENTIAL DEVELOPMENT 7 GSA GSAGreenPark Space AllianceBoundaryGSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance OVERVIEW AND PLANNING FRAMEWORK
Overview Neighbourhood Garneau
Legal Description Lot 10, Block 188, Plan 1922223
Site Area 0.161 hectares
Plans in Effect Garneau ARP, Sub-Area 2 adopted in 1982
Current Zoning Low Rise Apartment Zone (RA7)
Community Stakeholders Garneau Community League
Planning Framework This Urban Design Brief is focused primarily on lands within 400m of the site. This includes lands within four area plans in Edmonton’s core: The Garneau ARP, Strathcona ARP, 109 Street Corridor ARP and the North Saskatchewan River Valley ARP.
The Strathcona and 109 Street Corridor ARPs were adopted in 1998 and 2013 respectively. These commercial ARPs provide policy guidance for development and land use along both of these important pedestrian- oriented commercial corridors. It is also relevant to note that the combined intention of these ARPs and the Garneau ARP are to maintain those corridors as the main commercial areas and limit commercial intrusion into the residential areas of Garneau. The rezoning application complies with this policy by ensuring future development on this site will be strictly residential.
Legend
Garneau Neighbourhood Boundary Development Site Park Boundary
Figure 2: Garneau Neighbourhood
8 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance CITY PLAN
The City Plan will replace the Ways documents and serve as the city’s combined Municipal Development Plan and Transportation Master Plan. The Major Node City Plan envisions Edmonton as it moves towards being an Urban, Healthy, Climate Resilient and Prosperous city of two million over the coming decades.
The City Plan also contains a wide range of policy directions that are intended to guide planning and development in the City and which were considered as this design was created.
1.3.1.3 Encourage diverse design and development in all neighbourhoods so communities can continue to evolve over time. 2.2.1 Promote compact, mixed use development within districts that supports equitable access to employment, education and amenities. 2.2.1.6 Enable ongoing residential infill to occur at a variety of scales, densities and designs within all parts of the residential area. 2.3.1.2 Encourage residential and non-residential redevelopment that contributes to the livability and adaptability of districts. 4.4.1.1 Encourage a shift to transit and active transportation options.
Primary Corridor
The City Plan also identifies a growth concept centered on major nodes These figures, extracted from The City Plan indicate the general size of and corridors. This site is located at the intersection of two major major nodes and primary corridors as well as high-level expectations about redevelopment areas in The City Plan: the University of Alberta (Major their desired density, typical massing and building form. In both areas, The Node) and Whyte Avenue (Primary Corridor). As such, the site and City Plan identifies that mid-rise and high-rise buildings are anticipated as surrounding area may expect a greater degree of redevelopment and re- the typical built form. The site is located in an area that the City expects to see the development of investment over the coming decades. between 1,000 to 2,500 dwelling units as the population grows to 1.25M.
ALTAIRUS RESIDENTIAL DEVELOPMENT 9 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance 16 Area Redevelopment Plan Office Consolidation October 2019
Policy Number: G.4 Plan Component: Land Use – Residential
It is the Policy of Council that: NEW DEVELOPMENT MUST NOT EFFECT AN ABRUPT CHANGE IN HEIGHT BETWEEN ADJACENT LAND USE DISTRICTS OF DIFFERENT DENSITIES. Objectives: To provide a transition in height and built form between high rise and low rise developments. Summary of Action: . The ADMINISTRATION and COUNCIL will have regard for this policy when reviewing development applications and/or redistricting applications. GARNEAU AREA REDEVELOPMENTExplanation: PLAN This policy supports policies 5.B.2 and 5.B.10 of the Edmonton General Municipal Plan relating to the transition of residential density in inner-city areas. The negative impacts of high rise development such as overview and shadowing will not be severe with transition from high to medium to low rise forms. As well a transition in height will be more pleasing visually by avoiding extreme differences in scale. In 1982, the Garneau ARP was adopted to establish policies to direct new During the design of this development, there were two specific policies In the immediate vicinity of this development site, the Caledon building at development to support and build on the existing residential characterThis ofpolicy willwithin help the ensure Garneau that redevelopment ARP that are ofis consistentparticular with importance the streetscape to this and is 10810 - 86 Avenue NW was developed with a fifth story at certain points as the community, protect historic buildings, encourage and control highermore compatibledevelopment’s with low rise design. residential areas. pictured below. The Caledon development straddles the line between low- density in portions of the plan area and strengthen the area’s appeal as a scale and mid-rise developments while using mature trees, landscaping and pedestrian-oriented neighbourhood. Policy G.4 New development must not affect an abrupt change in height articulation to integrate the building into the surrounding context. between adjacent land use districts of different densities. The site is located in the northeast portion of the Garneau neighbourhood, Sub-Area 2 of the Garneau ARP. Sub-Area 2 of the Garneau ARP includes the lands north of the Whyte Avenue Commercial Area and east of the 109 Street Corridor ARP. It begins along the lane north of Whyte Avenue and includes 83 Avenue through 86 Avenue between 106 Street and the boundary of the 109 St Corridor ARP (109 Street). It also includes 106A, 107, and 108 Streets between the lane north of Whyte Avenue and Saskatchewan Drive. Housing in Sub-Area 2 is a mix of single-detached and low to mid-rise developments.
Supportive illustration associated with Policy G.4 in the Garneau ARP.
Policy G.4 indicates that development in the immediate area should continue to support the transition between the high-rise buildings overlooking the North Saskatchewan River Valley and the mix of walk- up apartments and single-detached houses to the south and west. This The policies in the ARP set an expectation about a spatial transition development is intended to support that transition by being designed at between the high-rise developments and the low-rise/low-density a scale that fits with the four- and five-storey surrounding developments residential forms. This development has been designed to meet those compared to the much taller buildings to the north with larger setbacks and policies by continuing the existing transition between the high-scale forms less ground-oriented designs. to the north and the lower-scale forms in the interior of the neighbourhood as well as its proximity to other existing developments that straddle the Policy 2.1 Future residential development in Sub-Area 2 will involve a mix line between low- and medium-scale development in a similar manner to of housing types including: existing adjacent developments. i) Walk-up apartments, limited to four stories, except that: a. The height may be increased to five (5) stories on sites adjacent to an existing building of five or more stories, when a Direct Control District is used to minimize the perception of height and mass, and promote innovative design; and ii) Stacked Row Housing
Policy 2.1 is intended to limit the height of new buildings compared to the lower-scale developments in the area.
10 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance Transition
ALTAIRUS RESIDENTIAL DEVELOPMENT 11 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance 12 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance URBAN DESIGN ANALYSIS
Legend
Garneau Neighbourhood Boundary Development Site ALTAIRUS RESIDENTIAL DEVELOPMENT 13 GSA GSAGreenPark Space Alliance BoundaryGSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance NEIGHBOURHOOD CHARACTERISTICS
109 ST.
110 ST.
FORT HILL RD.
WALTERDALE HILL RD. 1 2
SASKATCHEWAN DR.
SASKATCHEWAN DR.
6
106A ST.
106 ST. 110 ST. 108A ST. 108 ST. 107 ST. 109 ST. 87 AVE.
5
86 AVE. 4 3 4
85 AVE. 85 AVE.
106 ST. 110 ST. 109 ST. 108 ST. 107 ST.
84 AVE. 3 84 AVE.
83 AVE. 2 83 AVE.
1
Development Site 5 6 WHYTE (82) AVE. WHYTE (82) AVE.
14 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance 109 ST.
110 ST.
EXISTING SITE CHARACTERISTICS FORT HILL RD.
WALTERDALE HILL RD.
SASKATCHEWAN DR. 1 2 SASKATCHEWAN DR.
106A ST.
106 ST. 110 ST. 108A ST. 108 ST. 107 ST. 109 ST. 87 AVE.
1 4
86 AVE. 2 3 3
85 AVE. 85 AVE.
106 ST. 110 ST. 108 ST. 107 ST. 109 ST. 4 Figure 3: Existing Site Characteristics
ALTAIRUS RESIDENTIAL DEVELOPMENT 15 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance 84 AVE. 84 AVE.
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
83 AVE. 83 AVE. GSA GSA Green Space Alliance Green Space Alliance
Development Site WHYTE (82) AVE. WHYTE (82) AVE. LAND USE AND CHARACTER
109 ST.
110 ST.
The Garneau neighbourhood attracted a significant amount of multifamily development between 1960 and 1980 due to its close proximity to downtown Edmonton and the University of Alberta. Development FORT HILL RD. slowed during the 1980s along with the province’s economy. Incremental WALTERDALE HILL RD. redevelopment occurred during the 1990s and 2000s. Due to these Sugarbowl development trends, the scale, architectural style, and building materiality can be easily identified throughout the neighbourhood, reflecting the SASKATCHEWAN DR. developments decade of construction.
The site is located in the northeast portion of the Garneau neighbourhood, Garneau Sub-Area 2 of the Garneau. Development in the area transitions between Cinema SASKATCHEWAN DR. the high-rise buildings overlooking the North Saskatchewan River Valley along Saskatchewan Drive and the lower-scale mix of walk-up apartments and single-detached houses to the south.
106A ST.
106 ST. 110 ST. 108A ST. 108 ST. 107 ST. 109 ST. 87 AVE. Garneau To the immediate east and north, the site is surrounded by low-rise, walk- School Granite up apartment buildings between three- and four- storeys. At the east end Curling of 86 Avenue is the Granite Club. Founded in 1920, the monolithic, three- Club storey curling club hosts daily curling events and seasonal tournaments for 86 AVE. MCE members and the public and has been used as an informal fitness space Strathcona Rail Mosque in the summer months. Across 86 Avenue to the south are a collection Community Garden of mostly single-detached homes as well as low-rise apartments and the Muslim Community of Edmonton Mosque.
To the west across 108 Street, there is a 5-storey apartment building. This 85 AVE. 85 AVE. corner lot development provides a strong presence at the intersection of Antique Treasure House
106 ST. 110 ST. 108 ST. 107 ST. 108 Street and 86 Avenue, leading the way to connect with the Historic Farrow 109 ST. Radial Rail Line at the north end of the street. Sandwiches
The site is also a short walk of Whyte Avenue and Old Strathcona, Edmonton’s busiest pedestrian-oriented shopping and entertainment areas. 84 AVE. 84 AVE. Just two blocks to the west is the 109 Street commercial corridor. This evolving corridor is already home to a number of staples in Edmonton’s culinary scene including Farrow Sandwiches, Sugarbowl, the High Level Development Site Green Space Dinner, Transcend Coffee and the Upper Crust Cafe. The site is also within Low-Rise Residential walking distance of grocery stores including No Frills and Safeway and also 83 AVE. 83 AVE. upscale markets like Blush Lane and the Strathcona Farmers Market. Mid-Rise Residential
Further west is the University of Alberta and University Hospital that serve High-Rise Residential as major employment and residential draws for residents choosing to live in the neighbourhood. Finally, directly to the North is Edmonton’s River Valley Institutional St. Joseph’s which provides a wide range of formal and informal recreation and leisure Hospital Commercial opportunities including the Kinsmen Sports Centre, ÎNÎW River Lot 11∞ WHYTE (82) AVE. WHYTE (82) AVE. Indigenous Art Park and River Valley viewpoints. Figure 4: Land Use and Character
16 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance ZONING MAP A
109 ST.
110 ST.
Residential Districting Districting in the bulk of the Garneau neighbourhood is primarily RA7 - Low Rise Apartment. North of the Historic Radial Rail Line, districting allows for FORT HILL RD. high-rise buildings overlooking the River Valley through the RA9 - High Rise WALTERDALE HILL RD. Apartment Zone. Sugarbowl
SASKATCHEWAN DR. PU In addition, DC2s Provisions have recently been approved in the area, for instance DC2 (1021). The DC2 framework has been used to support mixed- use residential redevelopments taller than the height limit established in DC2 (528) (A) the 109 Street Corridor ARP, creating an east-west transition between the Garneau DC2 (128) (1) RA9 SASKATCHEWAN DR. corridor and the interior of the neighbourhood. RA7 Cinema DC2 (528) (B) DC1 Commercial Districting Commercial districts in the area are applied to the two commercial streets. AJ
106A ST.
106 ST. 110 ST. 108A ST. 108 ST. 107 ST. 109 ST. 87 AVE. 109 Street is designated primarily as CB1 - Low Intensity Business Zone AP GarneauUS with a recent trend towards DC2s for major mixed-use redevelopment sites. School Granite RF5 Curling Districting along the Whyte Avenue corridor is primarily through the CB2 - DC2 (423) General Business Zone that allows for a higher intensity of commercial uses. Club AP Similar to 109 Street, recent redevelopment along the corridor has shifted 86 AVE. CB1 MCE towards more DC1s and DC2s for more intense mixed-use developments. RA8 Strathcona Rail Mosque CommunityAP Garden
RF6 RF4
85 AVE. 85 AVE. Antique Treasure RF5 RF5 RF5 House
106 ST. 110 ST. 108 ST. 107 ST. Farrow 109 ST. RA7 DC1 Sandwiches DC1 RA7 RF5
84 AVE. 84 AVE.
US
AP
DC2 (1021) (3)
83 AVE. 83 AVE.
RA9 DC1 (19022) DC2 (403)
Development Site St. Joseph’s DC1 CB2 US CB2 RA8 Hospital Zoning Boundary WHYTE (82) AVE. WHYTE (82) AVE.
RA9 RA9 RA8 US CB2 US Figure 5: Zoning Map
ALTAIRUS RESIDENTIAL DEVELOPMENT 17 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance ACCESSIBILITY AND CONNECTIVITY 109 ST.
110 ST.
Transit Connectivity The site is 200m from 109 Street, a high frequency Transit Avenue and home to the number 9 bus which provides direct access to Downtown FORT HILL RD. Edmonton. To the south, Whyte Avenue is also classified as a high WALTERDALE HILL RD. frequency Transit Avenue that serves as a major east-transit corridor Sugarbowl providing connectivity to a wide range of destinations. Slightly farther afield, SASKATCHEWAN DR. the University LRT station connects the area to the rest of the city and to Edmonton’s evolving LRT network.
Active Modes Connectivity Garneau The site is also connected by quiet local roads to cycling routes at 83 Cinema SASKATCHEWAN DR. Avenue, Saskatchewan Drive and 106 Street that provide safe and efficient connections throughout Edmonton’s growing protected cycling network.
106A ST.
106 ST. 110 ST. 108A ST. 108 ST. 107 ST. 109 ST. 87 AVE. There are also shared-use paths along the High Level Bridge, Dudley B Garneau Menzies LRT Bridge and Walterdale Bridge to north. The south slope of the School Granite River Valley is also criss-crossed with paved and single-track trails that link Curling to Edmonton’s extensive River Valley trails network. Club 86 AVE.
MCE Vehicle Connectivity Strathcona Rail Mosque The grid pattern of streets in the area provides many mobility options for Community Garden local residents and visitors. Vehicle access from Saskatchewan Drive is limited by the Edmonton Radial Rail Line but pedestrian access continues to be provided by informal trails crossing the line. 85 AVE. 85 AVE. This network and mix of street-oriented uses provides an extremely high Antique Treasure House
106 ST. 110 ST. 108 ST. 107 ST. degree of walkability in the city with short, consistent blocks and direct Farrow 109 ST. access to alternate modes of transportation. Sandwiches
84 AVE. 84 AVE.
Development Site
Existing Bike Network
83 AVE. 83 AVE. Major Transit Route
Multi-use Pathway
Proposed Rail Trail St. Joseph’s Hospital
Transit Avenue WHYTE (82) AVE. WHYTE (82) AVE.
Figure 6: Accessibility and Connectivity
18 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance URBAN PATTERN
109 ST.
110 ST.
Figure-ground plans reveal the development pattern of the neighbourhood through building footprints and unbuilt voids. It also shows the clear break along the Radial Rail Line and the setbacks along the right-of-way. FORT HILL RD.
The development pattern consists of small-scale residential in the interior WALTERDALE HILL RD. of the neighbourhood and larger building footprints along defined transportation corridors such as Saskatchewan Drive, 109 Street and Whyte SASKATCHEWAN DR. Avenue.
Within the immediate vicinity of the subject site, building footprints start to increase, notably north of 86 Avenue and on both side of 108 Street. SASKATCHEWAN DR.
Even on corner lots, buildings are primarily oriented along the avenues with side frontages along the streets. Some recent corner developments
106A ST. have adhered to the urban design principle that encourages buildings to be 110 ST. 109 ST. 108A ST. 108 ST. 107 ST. 87 AVE. 106 ST. oriented to both the avenue and street. The proposed development intends to follow this urban design principle.
The figure-ground plan also illustrates the longer frontages along 109 86 AVE. Street and Whyte Avenue as well as the concentration of small/medium- scale residential apartments along 83 Avenue, hence further away from the Saskatchewan Drive precinct. The majority of these larger-scale buildings provide parking from the lane to local residents.
85 AVE. 85 AVE.
110 ST. 109 ST. 108 ST. 107 ST. 106 ST.
84 AVE. 84 AVE.
Development Site
Building Footprints
83 AVE. 83 AVE. Green Space
WHYTE (82) AVE. WHYTE (82) AVE. Figure 7: Urban Pattern
ALTAIRUS RESIDENTIAL DEVELOPMENT 19 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance BUILT FORM
109 ST.
110 ST.
The built form within 400m of the site is comprised mainly of one- to three- storey buildings. Along Saskatchewan Drive there are a number of higher-
scale buildings overlooking the North Saskatchewan River Valley. These FORT HILL RD. high-rise buildings are residential in nature with many of them having been developed and expanded over the last decades. WALTERDALE HILL RD.
SASKATCHEWAN DR. The interior of the neighbourhood has seen significant residential intensification since it was first developed in the early part of the 20th century. The area saw significant low-rise residential development in the 1970s with the majority of 83 Avenue and significant portions of 84 Avenue and 85 Avenue having been redeveloped. SASKATCHEWAN DR.
Lands west of 108 Street are still primarily low-density, single-detached dwellings having seen only some redevelopment mostly along 83 Avenue
106A ST.
110 ST. 109 ST. 108A ST. 108 ST. 107 ST. 87 AVE. 106 ST. and the south side of 86 Avenue. This trend continues in the residential area west of 109 Street which has remained as primarily low-rise single-detached buildings having been protected by a DC1 provision in the Garneau ARP.
The site is surrounded by low-rise, walk-up apartment buildings between 86 AVE. three- and four-storeys. Non-residential uses in the immediate vicinity include the Muslim Community of Edmonton Mosque and the Granite Curling Club which are two- and three-storeys tall respectively.
85 AVE. 85 AVE.
110 ST. 109 ST. 108 ST. 107 ST. 106 ST.
84 AVE. 84 AVE.
Development Site
1-3 Storeys
83 AVE. 83 AVE. 4-8 Storeys
9+ Storeys
WHYTE (82) AVE. WHYTE (82) AVE.
Figure 8: Built Form
20 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance VISUAL QUALITY AND LEGIBILITY 109 ST.
110 ST.
PATHS, NODES, LANDMARKS, DISTRICTS
AND EDGES FORT HILL RD. WALTERDALE HILL RD. Sugarbowl Paths: Whyte Avenue and 109 Street are the main commercial streets SASKATCHEWAN DR. and thoroughfares on the south side of the North Saskatchewan River. Saskatchewan Drive, Walterdale Road, Gateway Boulevard/Calgary Trail and Queen Elizabeth Park Road are major transportation corridors given their connections to the city’s larger transportation network. Garneau Historic Radial Rail Line Cinema SASKATCHEWAN DR. Nodes: Nodes are areas of interaction and decision-making. The proposed Rail Trail Park along the Historic Radial Rail Line near the development site
will act as a future community developed. 106A ST.
110 ST. 108A ST. 108 ST. 106 ST. 109 ST. 87 AVE. Garneau Proposed
School 107 ST. Landmarks: The study area has a number of noteworthy buildings, including Rail Trail Park the Garneau School, Garneau Cinema, St. Joseph’s Hospital, and the Granite Margaret Martin and Bard Residences. Curling 86 AVE. Club Strathcona Rail Districts: The Garneau neighbourhood is composed of a number of districts. MCE Community Garden This site is located in East Garneau which is east of 109 Street and south of Mosque Saskatchewan Drive. West Garneau is located west of 109 Street between Whyte Avenue, the University of Alberta and Saskatchewan Drive. East 85 AVE. of the neighborhood is the Old Strathcona provincial historical area. To 85 AVE. the south is Whyte Avenue, the premier pedestrian commercial street in Antique Treasure Edmonton. House
106 ST. 110 ST. 109 ST. 108 ST. 107 ST.
Edges: There are clearly defined edges around the site.The Historic Radial Rail Line and the proposed rail trail act as a defined edge north of the 84 AVE. proposed development site. 109 Street and Whyte Avenue are permeable 84 AVE. barriers between east-west Garneau and the surrounding neighbourhoods, while 106 Street is the administrative boundary between Garneau and Scona School Strathcona. Beyond Saskatchewan Drive, a natural edge is formed by the Development Site North Saskatchewan River Valley top of bank. Whyte Avenue Corridor
83 AVE. 83 AVE. 109 Street Corridor
Community Nodes
Landmarks St. Joseph’s Hospital Pathways WHYTE (82) AVE. WHYTE (82) AVE. Proposed Rail Trail
Figure 9: Paths, Nodes, Landmarks, Districts and Edges
ALTAIRUS RESIDENTIAL DEVELOPMENT 21 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance 22 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance URBAN DESIGN RESPONSE
ALTAIRUSGARNEAU RESIDENTIAL RESIDENTIAL DEVELOPMENT DEVELOPMENT 23 GSAGSA GSAGreenGSAGreen Space Space Alliance Alliance GSAGreenGSAGreen Space Space Alliance Alliance GreenGreen Space Space Alliance Alliance
GSAGSA GSAGSA GSAGSA GreenGreen Space Space Alliance Alliance GreenGreen Space Space Alliance Alliance GreenGreen Space Space Alliance Alliance
GSAGreenGSAGreen Space Space Alliance Alliance GSAGreenGSAGreen Space Space Alliance Alliance GSAGSA INTRANETINTRANET
GSAGSA GSAGSA GreenGreen Space Space Alliance Alliance GreenGreen Space Space Alliance Alliance Building Great Neighbourhoods – GARNEAU 3
GARNEAU NEIGHBOURHOOD RENEWALWalking Network
Garneau is currently in the midst of a major renewal of its physical infrastructure through the City’s Building Great Neighbourhoods Program.
The area is set to see major changes to its multi-modal transportation network. These enhancements include new bike paths, sidewalks and potential changes to the existing park spaces in the neighbourhood. Overall, the implementation of these changes and investment by the City will continue to maintain Garneau as one of the most desirable neighbourhoods in Edmonton.
Missing Sidewalk Connections: Adjacent to the proposed development site, the design plan proposes to address missing links in the sidewalk network by constructing new sidewalks along the north side of 86 Avenue where they are currently missing.
Multi-Use Rail Trail: The plans for the area also include the extension of a multi-use trail connection along the existing Historic Radial Rail Line north of the proposed development site. This additional route will continue to strengthen the area’s connections to local destinations like Old Strathcona, the Strathcona Farmer’s Market, the University of Alberta and the High Level Bridge as the most bicycle-friendly connection over the North Saskatchewan River.
107 Street 3 Space: Finally, the park space behind the Granite Curling club is proposed to be redeveloped with a sodded outdoor space as well as paved connections to the existing playground. In addition other projects contemplated in the design include an improved streetcar stop, a communal long-table area or enhancements to the park space.
Recognizing that these other neighbourhood amenities are not currently funded through the City’s Neighbourhood Renewal Program, the project team is considering how this project’s neighbourhood amenity contribution could be diverted to support those projects in the neighbourhood.
24 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA Walking Main Page INTRANET
GSA GSA Green Space Alliance Green Space Alliance Building Great Neighbourhoods – GARNEAU 12
PLAYING - PARKS AND OPEN SPACES Park Space at 107 Street / 86 Avenue
Proposed changes: Building Great Neighbourhoods – GARNEAU 13 EMERGINGIncreasing the available CONTEXT green space will allow for additional amenities Building Great Neighbourhoods – GARNEAU 13 and recreation opportunities. A new pedestrian path will provide improved access to the existing playground. Park Space at 107 Street
COMMUNITY GATHERING AREA
Building Great Neighbourhoods – GARNEAU 12
PLAYING - PARKS AND OPEN SPACES MULTI-SPORT SURFACE Park Space at 107 Street / 86 Avenue
Proposed changes: Increasing the available green space will allow for additional amenities (continued on next page) and recreation opportunities. A new pedestrian path will provide improved access to the existing playground.
Playing Main Page
Excerpts from Building Great Neighbourhoods Draft Designs from the City of Edmonton website. Please note designs are not final and new draft designs will be released in October 2020.
LONG COMMUNAL TABLES Draft Design Input Opportunity ALTAIRUS RESIDENTIAL DEVELOPMENT 25 GSA (continued on next page) Please review the plans GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance for parks and open spaces Playing Main Page on the following pages GSA GSA GSA and tell us what you think Green Space Alliance Green Space Alliance Green Space Alliance using the online survey.
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Playing Main Page Green Space Alliance Green Space Alliance URBAN DESIGN PRINCIPLES
PRINCIPLE A - URBANISM Developing this site with amenities and cohesive design will add continuity PRINCIPLE B - DESIGN EXCELLENCE to the streetscape along 86 Avenue which is currently being improved A1 Creating and Enhancing the City through the City’s Neighbourhood Renewal Program, enhancing the B1 Sustainability is an Integral Component of the Design pedestrian and community member experience. The mid-rise design The site is located on a niche residential typology between the Historic connects the high-rises along Saskatchewan Drive to the consolidated The development introduces a variety of unit type sizes in order to attract Radial Rail Line, 107 and 109 Streets, and 85 Avenue. These residences inventory of low-rise buildings within the neighborhood. The building a variety of demographics to the community. In addition, all units are enjoy the seclusion from the high-rise developments along Saskatchewan heights respect the existing and emerging context in the community. designed on the principles of barrier-free access. As a result, economic Drive, the mobility opportunities such as nearby bike lanes, and the easy Human scale is respected by the design of the ground level. and social opportunities within the site’s vicinity will increase. It will access to 109 Street commercial corridor. The proposed development builds provide amenities to foster community and human interaction within the on these features to provide the residents a range of multi-modal options of building. The core of each storey will include a variety of communal areas, transportation connecting them seamlessly to the other parts of the City. culminating with an outdoor rooftop amenity area and an amenity area specifically designed for children. The support for a healthy living will be A2 Creating and Enhancing the Neighbourhood, District + Corridor complemented through the provision of enhanced bicycle parking for all units and a car-share program on site. The residential development ties deeply into the history of the Historic Radial Rail Line interacting directly with a revigorated park space that is B2 Integration and Encouragement of Public Arts and Culture emerging kitty-corner northeast of the site. 108 Street terminates in a cul-de-sac which is unusual in mature neighbourhoods with a street grid The development embraces contemporary architecture within its design. pattern. The cul-de-sac provides an opportunity to create a gateway to Unique articulations have been designed into the ground level, particularly the new Rail Trail. Development on this corner will act as a beacon to the using horizontal and vertical elements integrated into the design of the community directing them to this gateway. Its main entrance wrapping structure. In addition, special attention is given to the rear of the building the architecture around the corner of 108 Street and 86 Avenue makes a (north façade) as the City expects the alley to become the primary access statement on the 108 Street, while the ground-oriented units activates the to the redesigned park space abutting the new Rail Trail. The proposed street enhancing the public realm. Animated landscaping will delineate a development will support the vision of Garneau Neighbourhood Renewal clear connection from the intersection 108 Street and 86 Avenue to the end Program as it transforms a vacant site into a vibrant node within the of 108 Street transitioning to the new Rail Trail and the river valley. community.
A3 Creating and enhancing the block, street + building B3 Celebrate the Winter City + Edmonton’s Climate
The development is located in the University of Alberta – Garneau node, This project will embrace the multi seasonal nature of living in Edmonton. one of the six Primary Nodes identified in The City Plan. Its proximity to the All units will have access to an outdoor rooftop amenity space to enjoy University of Alberta, the river valley, and 109 Street – also identified in The Edmonton’s climate in addition to public outdoor amenities provided in the City Plan as a Secondary Corridor, is an invitation to strategically approach vicinity of the development. The colours of distinct elements on the facades building design on this corner. As such, the proposed development has been will make the building standout in all seasons, while careful use of exterior designed to create a positive interface with 108 Street NW and 86 Avenue lighting will be used to enhance the façade and provide visual interest and NW. The height and density compliment the high-rise apartment to the appeal during Edmonton’s dark and cold months. north along Saskatchewan Drive. The building will be stepped back from the ground level on the west façade to mitigate the effects of the northwest winds, which are typically strong in Edmonton. The other façades will include varied elements to relieve its massing and mitigate winter conditions at the ground level.
26 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance URBAN DESIGN PRINCIPLES
B4 Durable, Permanent, and Timeless Materials PRINCIPLE C - SCALE, CONNECTIONS, + CONTEXT The proposed development will establish a high-quality design within the neighbourhood. Architectural materials are carefully selected to C1 Exemplify the Neighbourliness: Celebrate, Engage, and Enhance the complement the existing urban built form without creating a sense of faux Unique Context of Location architecture. The project proposes to use a variety of materials which will be arranged in a manner to create a clean, contemporary, and simple exterior. The proposed development provides an anchor to the area while The overall colour scheme is intended to complement the simplicity of maintaining the character of the community. The main resident entrances materials. These materials will be of a durable high-quality nature which are located facing the key intersection of 108 Street and 86 Avenue. Its will contribute to the overall architectural aesthetic. Additionally, these pedestrian orientation and scale are all integrated into the community. The materials will create longevity of the project and will respond to the varied improved pedestrian connections around the site are complemented by climate of Edmonton. both visitor and resident bicycle parking to support residents and visitors’ mobility choices. Proximity to bike lanes and public transit, in the form of B5 Appropriate Use of Innovation bus routes, further adds to the existing mobility choices.
There is an emphasis on the design of corners transitioning building massing C2 Celebrate and Respect Heritage to complement human scale and context. Visual permeability of the façades will provide interaction with the streets and facilitate enhanced safety. This This development further supports the evolving history of Garneau by will also contribute to the concept of eyes on the alley and animate this supporting the Neighourhood Renewal Program, as outlined in the DC2 public corridor to the new park space. Provision, by contributing to the revitalization efforts of the Historic Radial Rail Line north of the proposed development site. The scale, massing, and The proposed height of the development provides a north-south transition location of the development will not impact the existing historic character to the interior of the neighbourhood given the surrounding built forms of the neighbourhood, but will improve the public realm, social activity, and its location on a niche portion the neighbourhood. While mid-rise and strengthen neighbourhood presence. The use of masonry and more development may seem a departure of the built form envisioned for Sub- contemporary materials will blur the boundary between the past and the Area 2 of the 1982 Garneau ARP, it fits within the vision of the 2020 The present. City Plan for the University of Alberta – Garneau Major Node. C3 Enhance and preserve connections This development will be a zero-parking environment. Vehicular parking will be limited to parking spaces for visitors and car-share and will be The site is approachable from 107 and 109 Streets and the new Rail accommodated in a surface parking area located at the rear of the site. Trail, which will be the natural connection to Old Strathcona for active Bicycle parking will be accommodated within secure indoor rooms located transportation modes. The site benefits from the existing mobility on each storey. network by having access from all sides. For more conventional modes of transportation, the site is highly accessible being in close proximity to primary roads such as 109 Street and Saskatchewan Drive.
ALTAIRUS RESIDENTIAL DEVELOPMENT 27 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance AMENDMENT TO THE GARNEAU ARP
Proposed Amendments to the Garneau ARP: Current Policy 2.1 Proposed Amendment to Policy 2.1
1. Amend the General Land Uses map (Schedule C) from Walk up and FUTURE RESIDENTIAL DEVELOPMENT IN SUB-AREA 2 WILL INVOLVE A FUTURE RESIDENTIAL DEVELOPMENT IN SUB-AREA 2, OUTSIDE OF stacked row housing to Medium rise apartments for the rezoning MIX OF HOUSING TYPES INCLUDING: THE LANDS DESCRIBED IN POLICY 2.2a, WILL INVOLVE A MIX OF site. HOUSING TYPES INCLUDING: i. WALK-UP APARTMENTS, LIMITED TO FOUR STOREYS, EXCEPT 2. Amend the Detailed Land Use Sub-Area 2 map (Schedule J) from THAT: i. WALK-UP APARTMENTS, LIMITED TO FOUR STOREYS, EXCEPT Low Rise Apartment to Medium Rise Apartment for the rezoning THAT: site. a. THE HEIGHT MAY BE INCREASED TO FIVE STOREYS ON SITES ADJACENT TO AN EXISTING BUILDING OF FIVE OR a. THE HEIGHT MAY BE INCREASED TO FIVE STOREYS ON 3. Amend the Walk Up Apartments/Stacked Row Housing Map (Bylaw MORE STOREYS, WHEN A DIRECT CONTROL DISTRICT IS SITES ADJACENT TO AN EXISTING BUILDING OF FIVE OR 11535) associated with Policy 2.1 to remove the shading on the USED TO MINIMIZE THE PERCEPTION OF HEIGHT AND MORE STOREYS, WHEN A DIRECT CONTROL DISTRICT IS rezoning site. MASS, AND PROMOTE INNOVATIVE DESIGN; AND USED TO MINIMIZE THE PERCEPTION OF HEIGHT AND MASS, AND PROMOTE INNOVATIVE DESIGN; 4. Amend Policy 2.1 to replace the current opening sentence of the b. THE HEIGHT MAY BE INCREASED TO SIX STOREYS AT 10757 policy and add the proposed mid rise medium density residential - 83 AVENUE NW (LEGALLY DESCRIBED AS LOTS 19 & 20, b. THE HEIGHT MAY BE INCREASED TO SIX STOREYS AT 10757 land use for the rezoning site. BLOCK 132, PLAN RN4) PROVIDED THE DEVELOPMENT - 83 AVENUE NW (LEGALLY DESCRIBED AS LOTS 19 & 20, USES A (DC1) DIRECT DEVELOPMENT CONTROL PROVISION BLOCK 132, PLAN RN4) PROVIDED THE DEVELOPMENT AND IS ASSOCIATED WITH THE DESIGNATION OF THE USES A (DC1) DIRECT DEVELOPMENT CONTROL PROVISION EXISTING DOUGLAS MANOR AS A MUNICIPAL HISTORIC AND IS ASSOCIATED WITH THE DESIGNATION OF THE RESOURCE; AND EXISTING DOUGLAS MANOR AS A MUNICIPAL HISTORIC RESOURCE; AND ii. STACKED ROW HOUSING. c. THE HEIGHT MAY BE INCREASED TO SIX STOREYS AT 10742 - 86 AVENUE NW (LEGALLY DESCRIBED AS LOT 10, BLOCK 188, PLAN 1922223) PROVIDED THE DEVELOPMENT USES A (DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION; AND
ii. STACKED ROW HOUSING.
28 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance DESIGN NARRATIVE
Overview
The proposed six-storey multi-family development consists of 95 residential units with a diversity of unit types from studio to three-bedroom suites designed utilizing CPTED standards to ensure a safe and secure environment for its residents.
The building will be a positive addition to the Garneau neighbourhood by providing re-investment and additional density to the neighbourhood at an adequate built form and scale, and by enhancing the street interface that will contribute to the pedestrian environment.
Street Interface
The main entrance is located at the corner of 108 Street and 86 Avenue. Ground-oriented units with direct access to the street and avenue will enhance oversight and interaction with the streetscape. Ground-oriented units will have individual outdoor amenity spaces within the building setback to clearly define the private space from 86 Avenue and 108 Street.
Parking
The development will provide on-site parking limited for visitors, people with limited mobility, and loading and drop-off areas at the rear of the site. Secure bicycle parking is to be provided on each floor at a rate above the minimum Zoning Bylaw requirement.
Materiality
The building façade will feature high quality materials with varying features and colors in order to create a modern building and break up the building’s mass and volume to create greater human scale interaction at the street. Plentiful glazing treatments along the façade will create a high degree of transparency and overlook into the public realm.
Landscaping
The landscape features will be simple but well-designed in keeping with the form and architectural expression of the building. High-quality planting are planned to provide an attractive street interface offering additional natural elements to complement the overall streetscape.
ALTAIRUS RESIDENTIAL DEVELOPMENT 29 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance SITE PLAN
Zoning Rationale
In terms of other comparable mid-rise buildings designed under the standard City of Edmonton zoning regulations, this design is a combination of the (RA7) Low Rise Apartment Zone and the (RA8) Medium Rise Apartment Zone, with an increased Floor Area Ratio.
Setbacks at the ground level are maintained similar to the surrounding RA7 developments. This is to ensure a continuous setback along the streetscape.
The building is planned to be developed up to 23m in height which aligns with the (RA8) Zone .
30 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance SUN SHADOW
The site’s current zoning allows for a four-storey building to be developed, which will create some shadowing impacts on neighbouring properties. Of interest for the design of this building is the difference between the shadowing impacts between a four-storey and a six-storey building at key points during the year.
The following diagrams show the projected shadows from the building at different points throughout the year. The incremental difference between the shadows cast by a six-storey building compared to a four-storey building are shown in blue in each figure.
The following are some of the key differences noted in the shadowing study.
Spring/Fall - 9am The additional shadowing now impacts the east- facing units of the building at 8616 - 108 St NW.
Spring - 3pm The additional shadowing may impact the upper floors of the adjacent building to the east as opposed to just the lower storeys.
Winter - 1pm The additional shadowing is expected to overshadow the south facing units of 8631 - 108 St NW directly to the north of the building.
Overall, the additional shadowing is not significant when compared to the shadowing caused by a building developed to the currently allowed four- storeys.
ALTAIRUS RESIDENTIAL DEVELOPMENT 31 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance MASSING EXPLORATION
32 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance CONCEPTUAL ELEVATION
ALTAIRUS RESIDENTIAL DEVELOPMENT 33 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance CONCEPTUAL LANDSCAPE PLAN
34 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance Calgary Carpet Juniper
Planting Buffering - east, Swedish Aspen
Goldstar Potentilla Columnar Blue Colorado Spruce Goldspur Amur Cherry
ALTAIRUS RESIDENTIAL DEVELOPMENT 35 GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance 36 ALTAIRUS RESIDENTIAL DEVELOPMENT GSA GSAGreen Space Alliance GSAGreen Space Alliance Green Space Alliance
GSA GSA GSA Green Space Alliance Green Space Alliance Green Space Alliance
GSAGreen Space Alliance GSAGreen Space Alliance GSA INTRANET
GSA GSA Green Space Alliance Green Space Alliance