Jasper Place Area Redevelopment Plan
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Jasper Place Area Redevelopment Plan Office Consolidation March 2020 Prepared by: City of Edmonton Bylaw 17260 was adopted by City Council in August 2015. In March 2020, this document was consolidated by virtue of the incorporation of the following bylaws which were amendments to the original Bylaw 17260. Bylaw 17260 Approved August 24, 2015 (to adopt the Jasper Place Area Redevelopment Plan) Bylaw 18356 Approved April 9, 2018 (Replace Figures 12 and 16) Bylaw 18410 Approved May 28, 2018 (Replace Figure 8) Bylaw 18809 Approved April 29, 2019 (Replace Figures 6, 12 and 16) Bylaw 19067 Approved November 25, 2019 (Replace Figures 6 and 12) Bylaw 19184 Approved March 10, 2020 (Text amendment to SPR4 Supported Built Forms) Editor’s Note: This is an office consolidation edition of the Jasper Place Area Redevelopment Plan, Bylaw 17260, as approved by City Council on August 24, 2015. This edition contains all amendments and additions to Bylaw 17260. All reasonable attempts were made to accurately reflect the original Bylaws. All text changes are noted in the right margin and are italicized where applicable. This office consolidation is intended for convenience only. In case of uncertainty, the reader is advised to consult the original Bylaws, available at the office of the City Clerk. JASPER PLACE Area Redevelopment Plan Readers Executive Summary Achieving the vision of the ARP depends on a wide variety of Jasper Place is an established community where people live, work and stakeholders, and each stakeholder needs different types of play. The Jasper Place Area Redevelopment Plan (ARP) provides a tool information from the ARP to contribute to the success of the plan. to help guide growth and change over the next 15 to 20 years. The Find out what sections may be most relevant to you. ARP supports a safe, livable, and resilient community by providing guidance designed to make the most of the exciting opportunities in Current and future residents The Plan Vision provides an overall the area. vision and guiding principles for Jasper Place. The Objectives and Policies set out specific guidance on the type of buildings, parks and Jasper Place is defined as the neighbourhoods of Britannia infrastructure that are envisioned for the area. Youngstown, Canora, Glenwood, West Jasper Place, and a portion of the Stony Plain Road commercial corridor. The ARP highlights Homeowners, property owners and businesses The Objectives and redevelopment opportunities in Jasper Place, and provides guidance Policies land use chapter sets out what opportunities may be on future land use and City investment decisions in the area. It sets available on your property. It provides direction for redeveloping your out land use policies in each of the four neighbourhoods, with property under existing zoning and opportunities for rezoning. The additional policies for a Stony Plain Road focus area. It also sets out civic infrastructure chapter also highlights potential infrastructure civic infrastructure policies to guide investment decisions on parks upgrades that may be needed to support redevelopment. and open space, mobility, and utilities infrastructure. The ARP is intended to help make Jasper Place more livable for existing residents City staff reviewing rezoning or development applications The and businesses, and to ensure new community members are Objectives and Policies land use chapter provides guidance for welcomed and accommodated in the area to support vibrant rezoning and discretionary development decisions. It also includes neighbourhoods, schools and businesses. civic infrastructure policies that provide guidance on mobility or utility infrastructure requirements that may exist for individual How to read this plan applications. 3.2 Section structure provides important information for The Introduction provides an overview of the ARP process and the interpreting the policies and the process for plan amendments is existing policy framework. It also summarizes the community input provided in the Amendments + Monitoring section. and technical studies that informed the ARP. City staff responsible for capital projects The Objectives and Policies The Plan Vision sets out the overall vision for Jasper Place and shows civic infrastructure chapter sets out priority projects and guidelines to how the City policy framework, community input and technical be considered in any related capital projects, subject to Council studies have come together to form a set of guiding principles. prioritization and approval of funding. 1.3.3 Observations and technical studies highlights important information for capital projects. Objectives and Policies set out land use and civic infrastructure maps and policies to help guide future land use decisions and City Institutional partners including school boards, emergency services, investment in Jasper Place. and utilities companies can find information about the future vision of the area in the Plan Vision and Objectives and Policies sections. Amendments + Monitoring provides a long-term plan for the ARP to ensure it remains up to date and is successfully implemented. Mayor and Council The Plan Vision sets out the intent behind the ARP The Glossary provides definitions of key terms used in the ARP. policies and the guiding principles these policies were based on. 2 Table of contents Figures Executive Summary…………………………………………………. 2 Figure 1: Plan area………………………………………………………………………………………. 4 1. Introduction……..…………………………..……..…………….. 5 Figure 2: Zoning in Jasper Place (June 2015)……………………………………………….. 11 1.1 Plan area……………………………………………………… 5 Figure 3: Geographic scales…………………………………………………………………………. 21 1.2 Plan purpose……………………………………………….. 5 Figure 4: Graphic guide……………………………………………………………………………….. 24 1.3 Plan Framework………..…………………………..……. 9 Figure 5: Jasper Place existing land use……………………………………………………….. 27 1.3.1 Existing policies………..…………………..……. 9 Figure 6: Jasper Place proposed land use……………………………………………………. 29 1.3.2 Community input.……….……..……..………. 13 Figure 7: Britannia Youngstown existing land use……………………………………….. 31 1.3.3 Observations and technical studies……. 15 Figure 8: Britannia Youngstown proposed land use…………………………………….. 33 2. Plan Vision…………………..………………………………………. 18 Figure 9: Canora existing land use………………………………………………………………. 39 2.1 Vision…………………………………………………………… 18 Figure 10: Canora proposed land use……….…………………………………………………. 41 2.2 Guiding Principles………………………………………… 19 Figure 11: Glenwood existing land use………………………………………………………… 47 3. Objectives and policies……………………….……………….. 20 Figure 12: Glenwood proposed land use…………………………………………………….. 49 3.1 Strategic approach………………………………………. 20 Figure 13: West Jasper Place existing land use……………………………………………. 55 3.2 Section structure…………………………………………. 21 Figure 14: West Jasper Place proposed land use…………………………………………. 57 Land use chapter…………………………………..……………… 25 Figure 15: Stony Plain Road focus area existing land use…………………………….. 63 Jasper Place………………………………………………………. 26 Figure 16: Stony Plain Road focus area proposed land use………………………….. 65 Britannia Youngstown……………………………………….. 30 Figure 17: Jasper Place existing civic infrastructure…………………………………….. 73 Canora……………………………………………………………….. 38 Figure 18: Jasper Place proposed civic infrastructure………………………………….. 75 Glenwood………………………………………………………….. 46 Figure 19: Britannia Youngstown existing civic infrastructure……………………… 77 West Jasper Place………………………………………………. 54 Figure 20: Britannia Youngstown proposed civic infrastructure………………….. 79 Stony Plain Road focus area………………………………. 62 Figure 21: Canora existing civic infrastructure…………………………………………….. 81 Civic infrastructure chapter…………………………………… 71 Figure 22: Canora proposed civic infrastructure………………………………………….. 83 Jasper Place……………………………………………………….. 72 Figure 23: Glenwood existing civic infrastructure………………………………………… 85 Britannia Youngstown……………………………………….. 76 Figure 24: Glenwood proposed civic infrastructure…………………………………….. 87 Canora……………………………………………………………….. 80 Figure 25: West Jasper Place existing civic infrastructure……………………………. 89 Glenwood…………………………………………………………… 84 Figure 26: West Jasper Place proposed civic infrastructure…………………………. 91 West Jasper Place………………………………………………. 88 Figure 27: Stony Plain Road focus area existing civic infrastructure…………….. 93 Stony Plain Road focus area……………………………….. 92 Figure 28: Stony Plain Road focus area proposed civic infrastructure…………. 95 Civic infrastructure policy tables………………………… 96 Figure 29: Measuring linear transparency…………………………………………………… 106 4. Amendments and monitoring………….…………………… 103 5. Glossary………………………………………….…………………….. 105 Appendix 1: Jasper Place History…………………………………………………………………. 107 3 Jasper Place is a common name for a number of neighbourhoods in Edmonton’s west end. For the purpose of this ARP, Jasper Place is defined as the four neighbourhoods of Britannia Youngstown, Canora, Glenwood and West Jasper Place, and includes portions of the Stony Plain Road commercial corridor. The boundaries of the plan area are 107 Avenue to the north, 149 Street to the east, 95 Avenue to the south and 170 Street/Mayfield Road to the west. Figure 1: Plan area 4 1. Introduction 1.2 Plan purpose Jasper Place is an established community where people live, work The Jasper Place ARP is a forward-looking document that provides a and play. The Jasper Place Area Redevelopment Plan (ARP) provides clear vision of how the area is expected to change and grow over a tool to help guide growth and change over the next 15 to 20 years. the next 15 to 20 years. The ARP provides current and future