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