Holyrood Rezoning: Urban Design Brief

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Infinity Capital Developments

Urban Design Brief DC2 Rezoning in Holyrood

Stantec Consulting Ltd. 10-24-2017

Urban Design Brief (Draft)

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1. Overview Infinity Capital Developments intends to rezone the lands located at 9412, 9418, 9424, and 9430 83 Street, within the Holyrood neighbourhood. The 0.275 ha site is bound by 83 Street to the east, a rear lane to the west, and RF4 low density housing to the north and south. The development concept consists of a 5-storey apartment building with street oriented units facing 83 Street.

Currently, the site consists of four single detached dwellings. The site is within 400 m of the planned Valley Line LRT Holyrood Stop on 85 Street.

The purpose of this urban design brief is two-fold. First, to provide an overview of the existing development and the surrounding area extending approximately 400 m from the site (i.e. study area). Second, to provide the overarching design vision that will aid in the preparation and implementation of more detailed design plans in the next phases of development.1

2. Context Analysis Land Use and Character The site is located within the Holyrood neighbourhood, southeast of Edmonton’s downtown. Other neighbourhoods within proximity to this site are Strathearn, Bonnie Doon, and Idylwylde. All these neighbourhoods were primarily developed during the 1950s as single or semi-detached 1-2 storey homes. As shown in Figure 2.1, the area is predominantly low density residential, with

1 Information contained within this document is conceptual and subject to revisions and modifications. This document’s purpose is to illustrate the intended design for the site.

institutional, convenience commercial, and medium density residential uses interspersed throughout. A significant higher density rezoning is proposed for the site along 85 Street

Figure 2.1: Existing Land Uses

Urban Design Brief (Draft)

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immediately west of this development. The commercial hub of this area is the Bonnie Doon Mall which is located south of the site. There are also several civic/institutional parcels in the surrounding area, including an Edmonton Public Library, 3 schools, and the University of Alberta’s Campus Saint-Jean.

Accessibility and Connectivity Figure 2.2 (Street Network and Accessibility) shows the street network in the vicinity of the site. These streets provide adequate vehicular access out of the community and throughout the city as follows:

• Connected to downtown via 85 Street north

• Access to Whyte Avenue via 85 Street south

• Access east via 95 Avenue to industrial area and connections to 75 Street and 50 Street for access north

The green lines on Figure 2.2 illustrate that sidewalks are a major form of access within this area. The modified grid network of streets provides a reasonable degree of walkability, apart from some uncharacteristically-long blocks along the arterial roadways. The large traffic circle to the south is proposed for realignment as part of the construction of the Valley LRT line, to improve pedestrian access to the Bonnie Doon Shopping Centre.

The existing on-street bike route on 79 Street connects to river valley trails, access to Downtown, and 76 Avenue east west bike route to University of Alberta.

The planned Valley Line LRT Holyrood stop will improve access to public transit, with convenient connection to Downtown’s major employment centre. The Holyrood stop will be located at the intersection of 93 Avenue and 85 Street.

Figure 2.2: Street Network and Accessibility

Urban Design Brief (Draft)

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Urban Pattern

Figure 2.3 (Figure-Ground Study) illustrates the modified grid built pattern of this area. The relationship between built areas and open space is typical of post-war suburban neighbourhoods that are largely single use, low density and interspersed with larger non-residential buildings.

Figure 2.3: Figure-Ground

Built Form

Figure 2.4 (3D Massing Model) builds on the figure-ground study and illustrates the built form of the study area as predominantly 1-2 storeys. A few sites have a slightly higher density with 2-4 storey apartments. Located immediately west of the site is an existing 5 storey apartment development.

Figure 2.4: 3D Massing Model

Holyrood Rezoning: Urban Design Brief

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Visual Quality and Legibility Figure 2.5 Urban Design Framework was prepared to understand the legibility of the study area based on the five elements identified by Kevin Lynch (1960) – paths, districts, edges, landmarks, and nodes.

• Paths: Two Primary Paths were identified within the study area in of the site: 85 Street and 95 Avenue. Other smaller collector and local streets have been identified as Secondary Paths.

• Nodes: Major and minor nodes are identified within the surrounding community as areas of decision making and interaction. These include the future Holyrood LRT stop, school sites, key intersections, and a small commercial area.

• Landmarks: The study area has several landmark buildings, which are Strathearn United Church, SEESA Activity Centre, and a prominent 5-storey apartment building located at a node.

• Districts: The scale of this study area is within one clear district of the city, characterized by low-density post-war housing with treed boulevards and a modified grid network.

• Edges: no significant edges were evident within the study area.

Figure 2.5: Urban Design Framework

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3. Design Vision and Guiding Principles The vision for redevelopment of this Holyrood site focuses on creating a medium density site that supports the future Holyrood LRT stop through additional transit ridership and integrates well with the existing neighbourhood and adjacent uses. The design vision for the subject site will contribute to:

• A compact, walkable, and livable community; • Mid-rise apartment housing that addresses the “missing

middle”; and • The public realm and provide new amenities.

The proposed redevelopment of the current semi-detached housing provides an opportunity for new apartment units in proximity to an LRT stop within an established neighbourhood. This urban design brief aligns with the proposed concept for this site.

Create a compact, walkable and livable community Increased density around a transit station is a key principle to improving mobility, increasing ridership, and increasing walkability throughout a community. The proposed development will also allow more families to live in the neighbourhood, through the inclusion of townhouse units and family oriented housing, who in turn will support the Holyrood school.

Mid-rise apartment housing that addresses the “missing middle” With a maximum height of 18 metres, the proposed concept provides sensitive medium density mid-rise housing within a mature neighbourhood that will provide housing options that are limited in this context in Edmonton.

Enhance the public realm and provide new amenities The adjacent City ROW is proposed to be landscaped as a pedestrian pathway as part of the community contribution for this site. In addition, common/public amenity space adjacent to the pathway will provide a gathering area for the community and residents.

Figure 3.1 Site Plan

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4. Design Intent Land Use and Built Form The proposed residential development will provide up to 50 dwelling units, within a 5-storey apartment structure. Street oriented town house units will be provided facing 83 Street to activate the public realm, with private outdoor amenity space fronting the street. Articulation of the façade breaks up the massing, along with variable stepbacks at the 3rd and 5th storeys and projecting balconies, as shown in Figure 4.1 3D Massing Model.

Figure 4.1 3D Massing Model

Vehicular Access and Circulation Vehicular access to the site is maintained via the rear lane to the west of the site. The majority of parking will be provided in an underground parkade, which is accessed from the rear lane as illustrated in Figure 3.1. In addition to the underground parking, 12 visitor parking spaces will be provided as surface parking for convenient and barrier free access.

Urban Pattern Figure 4.2 shows the articulated footprint of the proposed building in the context of the existing pattern. The building is

oriented to the public roadway to frame them with an active residential interface. This also illustrates how the design of the building utilizes the unique site shape to reduce the visual impact of the building for adjacent residential uses.

Figure 4.2 Figure Ground

Public Realm Contributions As part of the community contribution for this site, the adjacent City ROW is proposed to be landscaped as a pedestrian pathway. This includes a minimum 1.8 m hardsurfaced unobstructed walkway as well as soft landscaping and lighting. This landscaped area will provide an additional buffer to the south as well as being an amenity for the community as a midblock access to connect to the LRT stop. Adjacent to the City ROW and 83 Street there is a proposed public amenity space intended to serve as a gathering area for residents and the community as they move adjacent to this space.

Built Form and Transition As illustrated in Figure 4.1 3D Massing Model, immediately to the west of this site is a 5-storey apartment building that allows for a seamless transition from this site. To the north, east, and south are semi-detached dwellings, which provide for a gradual transition to single detached dwellings further on.