LDA19-0074 Urban Design Brief - Edmontonrossdale urban design brief i table of contents 1.0 project overview 1 1.1 introduction 2 1.2 site description 3 1.3 site information 4 1.4

Parkwood - Rossdale Rezoning INFORMAL PRESENTATION TO EDC & URBAN DESIGN BRIEF

Submitted to: Submitted by: Consulting Team:

ROSSDALE URBAN DESIGN BRIEFii

ROSSDALE URBAN DESIGN BRIEF i

TABLE OF CONTENTS1.0 PROJECT OVERVIEW 1

1.1 INTRODUCTION 21.2 SITE DESCRIPTION 31.3 SITE INFORMATION 41.4 PLANNING FRAMEWORK 41.5 DESIGN OVERVIEW 5

2.0 CONTEXT ANALYSIS 72.1 SITE IMAGES 82.2 LAND USE, FUNCTION, AND CHARACTER 102.3 ACCESSIBILITY AND CONNECTIVITY 122.4 URBAN PATTERN 142.5 BUILT FORM 152.6 VISUAL QUALITY AND LEGIBILITY 162.7 HISTORIC RESOURCES AND LANDMARKS 172.8 SUN SHADOW STUDY 18

3.0 PROPOSED DESIGN 213.1 PROPOSED DESIGN 233.2 SITE PLAN 243.3 BUILDING USES 263.4 ELEVATIONS 28

4.0 DESIGN INTENT & RESPONSE TO URBAN DESIGN PRINCIPLES 335.0 DRAFT DC2 PROVISION 41

ROSSDALE URBAN DESIGN BRIEFii

Ownership

Parkwood Master Builder (www.parkwoodmasterbuilder.com) is a local development group that has operated within the Edmonton area. Specializing in well-designed homes that are both functional and elegant for over 29 years, Parkwood has built an ever-growing reputation on quality of materials, workmanship, integrity, patience and service to the New Home purchaser. Parkwood is committed to excellence in making each home project an exciting and enjoyable experience, one that will last for years to come.

Consulting Team

ParioPlan is an Edmonton-based community planning and design consulting firm. Established in 1996, ParioPlan has led numerous projects through the complex rezoning and plan amendment processes. Through site specific development controls, ParioPlan ensured projects adhered to a high standard of design and function as well as addressed the needs of the surrounding community.

Dub Architects Ltd. was established in Edmonton in 1975 and has extensive experience in commercial, residential, and institutional projects. Dub Architects believes that each project presents a unique set of challenges, and provides appropriate design procedures that foster high quality architecture. The firm aspires to provide distinctive designs that are derived from the specific needs of each client and the specific qualities of the setting.

Page 1

ROSSDALE URBAN DESIGN BRIEF 1

1.0 PROJECT OVERVIEW

ROSSDALE URBAN DESIGN BRIEF2

We are pleased to provide our Informal Submission to the Edmonton Design Committee (EDC) for the (DC2) Site Specific Development Control Provision for the Parkwood Master Builders site at the corner of 101 Street and 98 Avenue (the Site).

This package has been created as a joint submission as the EDC Informal Information Package and as the Urban Design Brief for the City of Edmonton rezoning application. The comprehensive information package contains, in five (5) sections, the site information, existing context and conditions, an overview of the proposed design, responses to the City’s Urban Design Principles, and a draft of the DC2 Provisions, outlined as follows:

Section 1: Project OverviewSection 2: Context AnalysisSection 3: Proposed DesignSection 4: Design Intent & Response to Urban Design PrinciplesSection 5: Draft DC2 Provisions

1.1 INTRODUCTION


LocationThe Site is composed of (11) eleven lots totaling 0.39 hectares (0.96 acres). The Site is located on the southeast corner of 101 Street and 98 Avenue in the Rossdale neighbourhood of Edmonton. Currently, the site contains (4) four single family homes fronting onto 101 Street, while the remainder of the site is vacant.

City of Edmonton

1.2 SITE DESCRIPTION

DEVELOPMENT SITE

Location Map

Rossdale Brewery

Diamond Park

Ortona Armoury

RE/MAX Field


1.3 SITE INFORMATIONNeighbourhoodRossdale

Legal DescriptionPlan Q; Block 5; Lots 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, and 20

Site Area0.39 hectares (0.96 acres)

Plans in EffectRossdale Area Redevelopment Plan

Current Zoning(RF5) Row Housing Zone (DC1 (16544)) Direct Development Control Provision

Community StakeholdersRossdale Community League

1.4 PLANNING FRAMEWORKIn 1986 the Rossdale Area Redevelopment Plan (ARP) was adopted to assist in the rehabilitation of South Rossdale and to encourage redevelopment in North and West Rossdale, recognizing their location in the River Valley and proximity to downtown Edmonton. Under the Rossdale ARP, the site falls within North Rossdale (Sub-Area 1). The ARP objective in North Rossdale is to “introduce primarily medium density housing forms which allow for a variety of types and designs” (Section 2.4 6.). It also “encourage(s) new retail and office commercial development which serves the needs of the existing and future population” (Section 2.4 8.).

DEVELOPMENT SITE


Parkwood’s Rossdale project consists of eleven townhousesfronting onto 101 Street and a 33 meter mixed-use midriseapartment building with a mix of below and above gradeparking in a central parkade.

• The 11 row houses will be 3-bedroom, family suitable unitswith parking provided in attached garages.

• The 33 metre midrise building will contain up to 105 resi-dential units located along 98 Avenue across from Dia-mond Park. On the ground floor several commercial units will provide retail or food and beverage spaces. Depend-ing on market conditions these spaces could be built as live/ work units.

Construction will occur in two phases. Phase 1 will consist of theconstruction and occupation of the row houses while Phase2 will see the construction and occupation of the midriseapartment building.

The project is designed to complement the surroundingneighbourhood by using high quality materials, acomplementary architectural style, and by providing a heighttransition from the row housing on the west side of 101 Street tothe proposed apartment building located on the east side ofthe project site. The increased density is managed in a way thatwill not overwhelm the site or neighbourhood transportationnetwork, and will contribute to the continued vibrancy of theRossdale neighbourhood. Thoughtful commercial, residential-related, and residential uses are proposed to provide additionalhousing types and potential amenities for the neighbourhood,by having the following uses as part of the project:

• Apartment Housing

• Convenience Retail Stores

• Live Work Units

• Row Housing

• Specialty Food Services

1.5 DESIGN OVERVIEW


Page 7


2.0 CONTEXT ANALYSIS


BC

FD

AE

2.1 SITE IMAGES


101 Street Looking North Site Looking Southwest 98 Avenue Looking West

Site Looking SouthLaneway Looking North98 Avenue Looking East

A B C

D E F


2.2 LAND USE, FUNCTION, AND CHARACTERZoningUnder the Edmonton Zoning Bylaw 12800, the site is currently zoned (RF5) Row Housing Zone and (DC1) Direct Development Control Provision. According to the Zoning Bylaw, the purpose of the RF5 Zone is to “provide for relatively low to medium density housing” and the DC1 Zone is to “provide a district for a mix of residential, parks, commercial, entertainment, cultural and educational uses appropriate to its relationship to the downtown and the river edge and to the River Valley lands.”

Current Zoning

DEVELOPMENT SITE

400 m BUFFER

(RF5) Row Housing Zone

(DC1) Direct Development Control Provision

Max FAR 40% lot coverage N/A

Max Height 10 metres 15 meters nor 3.5 storeys

Max Density

42 dwellings / hectare 155 dwellings / hectare

Surrounding ZonesA - Metropolitan Recreation ZoneAP - Public Parks ZoneCCA - Core Commercial Arts ZoneDC1 - Direct Development Control ProvisionDC2 - Site Specific Development Control ProvisionHDR - High Density Residential Zone PU - Public Utility ZoneRA7 - Low Rise Apartment ZoneRF3 - Small Scale Infill Development ZoneRF5 - Row Housing ZoneRMU - Residential Mixed Use ZoneUS – Urban Services Zone


Land UseAs seen in Figure 4: Current Land Use, the majority of the land in the surrounding area is developed as single family and apartment housing, parks and open spaces, with a mix of surface parking, office, schools, and undeveloped land. Additional land uses include hotels and motels, legal services, membership organizations, and utility right of ways. The proposed development complements the residential character of the area. The proposed development will add neighbourhood level services, amenities, and housing options for residents of all ages and stages of life.

This site is located in one of Edmonton’s oldest neighbourhoods, Rossdale, on the edge of the North Saskatchewan River. Rossdale has a long history in Edmonton serving as a supply point for the Klondike Gold Rush, Edmonton’s first exhibition grounds, and as a residential neighbourhood. Currently, the immediate area contains mostly row housing and low rise residential dwellings with a contingent of small businesses and organizations along 97 Avenue.

The site is also within approximately 150 meters of two historic buildings: the Donald Ross School and the Rossdale Brewery. Both buildings are currently vacant but lend to the historical character of the neighbourhood. At present, the Rossdale Brewery is surrounded by greenspace; however, a rezoning approved under Bylaw 16544 permits development that could contain a mix of residential, parks, commercial, entertainment, cultural and educational uses on the vacant lands. The zoning also accommodates commercial uses within the Rossdale Brewery building.

The area is interspersed with pockets of open space and public parks. Diamond Park, which in the past has served as a venue for sporting events in Edmonton and is currently a community baseball field, is located immediately north of the Site. The RE/MAX Field is located approximately 300 meters southwest of the site.

Current Land Use


The Development Site sits at the corner of 101 Street and 98 Avenue and immediately north of 97 Avenue, a main arterial from the east side of Edmonton into the downtown area. The Site is within easy walking and biking distance to the North Saskatchewan River Valley trails, as well as conveniently located near a number of bus stops connecting to Edmonton’s public transit system.

Vehicular traffic is accommodated in the grid pattern of streets and avenues surrounding the Development Site. Connors Road, 97th Avenue, and 103rd Street are all major arterials that connect the downtown area to the rest of the city and are located just a few blocks away. Vehicular routes in the area are well connected to downtown via McDougall Hill, Belamy Hill, and 97th Avenue. Connections to the east side of the City and Sherwood Park are accessible from 97th Avenue, a main arterial. Connors Road also provides a route across the river to the southside of Edmonton.

Cyclists in the area have excellent access and connection to the River Valley Trail system. A River Valley trail located immediately to the east of the Site connects to Louise McKinney Park to the north and to the River Valley trail system to the west. A designated bike route runs just south of the Site along 97th Avenue connecting to south Rossdale and the River Valley trail network along River Valley Road to the west.

2.3 ACCESSIBILITY AND CONNECTIVITYTransportation

DEVELOPMENT SITE


Destinations / Nodes

Diamond ParkLocated adjacent to the River Valley, this park covers an area of approximately two hectares and supports a baseball diamond and plenty of open space. In the past, it has served as a venue for Edmonton’s sporting events such as baseball, soccer, and football.

Rossdale Burial SiteThe historical burial grounds are identified with a monument that commemorates the Indigenous Peoples and others who lived at Fort Edmonton and the surrounding area, and were buried in this location. The memorial reflects the values and heritage of those buried at the site.

REMAX FieldThe RE/MAX Field first opened in 1935. It is the second largest minor league ball park in Canada housing up to 9,200 spectators, and regularly hosts minor league games and community events. At present, it is home to the Edmonton Prospects, a baseball team established in 1931.

Rossdale Touch the Water PromenadeRossdale Park is currently undergoing the City led “Touch the Water Promenade” project that will create a waterfront public space to connect existing River Valley trails and the new Walterdale Bridge, and allow for greater access to the river.

Rossdale BreweryAlthough currently unoccupied, the Rossdale Brewery was rezoned to be re-purposed. Among the many uses that are planned to be included in the building are commercial, retail, and recreational uses. Once developed, this area will serve as a community hub for the surrounding neighborhood.

Rossdale Water Treatment Plant / Power PlantThe Rossdale Water Treatment Plant has been in operation in Edmonton since 1903. The current plant was built in 1947. The Rossdale Power Plant was built in 1931 and decommissioned in 2012.

Irene Parlby ParkNamed after Mary Irene Parlby, one of the Famous Five, an activist and politician, this park is located adjacent to the bank of the North Saskatchewan River and provides direct access to the river. Heavily treed with well maintained trails and bike paths, this park often attracts community members, tourists, dog walkers, and recreational users.

Rossdale Community HallThe Rossdale Community Hall (historic Little Flower School) is available for public bookings, community events, and local gatherings. It offer a perfect location in the heart of Edmonton’s River Valley for the residents of Rossdale to meet and participate in community events.

DEVELOPMENT SITE

1

12

2

5

5

6

6

7

78

8

3

34

4


Figure Ground Study Edmonton’s urban pattern surrounding the Development Site is composed of a grid pattern of streets and avenues. A mix of residential development is interspersed with large open spaces and undeveloped land that includes several parks and the North Saskatchewan River Valley, as well as a number of surface parking lots. Blocks in this location are approximately 110 metres by 65 metres which is a break from the usual grid pattern found in Edmonton.

Immediately to the north of the Site lies Diamond Park containing a simple ball diamond and an open field while to the south is 97th Avenue and a residential neighbourhood. East of the Site is a single-family house and open area leading to the River Valley and Irene Parlby Park. To the west is a row housing development spanning two blocks.

Many of the open spaces seen on Figure 7: Figure Ground Study that are not classified as Parks and Open Space, are surface parking lots serving multi-storey residential dwellings and undeveloped open space found between the roadways that crisscross the area. Much of this space is not easily accessed due to the traffic on the adjacent roadways.

PARKS/OPEN SPACES

DEVELOPMENT SITEBUILDING FOOTPRINTS

400m BUFFER

Figure Ground Study2.4 URBAN PATTERN


Built form within 400 metres of the site is comprised mainly of one to seven storey buildings. A number of taller buildings ranging from fourteen to forty-five storeys are found north of 98th Avenue with the tallest located closer to the downtown area. Buildings in the one to seven storey range, with the majority being under three storeys, exist to the west and the south of the Site.

Height transitions between areas with buildings with heights above twenty storeys and those with heights below fourteen storeys is quite sharp. The height of taller buildings to the north quickly drops off as you move south across Rossdale Road and Bellamy Hill.

There is a large degree of variance in the setbacks and stepbacks for buildings in the area that coincides with the building form. Smaller, single detached houses have larger front yard and rear yard setbacks than the medium and high rise buildings. Stepbacks are nearly non-existent as most larger buildings do not have a podium or are built on top of parking structures.

2.5 BUILT FORMBuilding Heights


Paths, Edges, and DistrictsPedestrian routes and paths in this neighbourhood are composed of the sidewalks along streets and avenues and the lanes. Lanes are present in most blocks and in Rossdale, run north / south from avenue to avenue. There is very little opportunity for mid-block paths or pedestrian walkways that allow east / west access across blocks and enable people to get from street to street as residential houses are constructed with no mid-block pathways or public walkways in between.

Edges in the vicinity of the site range from non-existent to very active residential spaces. Currently there are very few commercial edges and those that do exist along 97th Avenue are mostly professional and service commercial. The spaces that lack edges are the undeveloped sites and surface parking lots. These spaces have no interaction with public space, do not have active uses such as residential or commercial frontage, and do not contribute to a quality public realm or streetscape.

Active edges in the area are those residential units that provide places for people to sit out front, allow for views to the street, and provide a pleasant environment in which to spend time. Additional active edges include parks, greenspaces, and the North Saskatchewan River Valley parks and trail system.

Notable districts in the area include the Downtown, North Rossdale, South Rossdale, and the River Valley.

2.6 VISUAL QUALITY AND LEGIBILITYDistricts

DEVELOPMENT SITE

400 m BUFFER


1. Low Level Bridge2. 9638 103 Street3. John Stocks Residence4. Ortona Armoury5. 9610 - 103 Street6. Donald Ross School7. Rosary Hall8. 9604 103 Street9. Diamond Park10. Oliver Building11. 9645 104 Street12. J.C McDougall Residence13. 9620 103 Street14. 9616 103 Street15. Masonic Temple

Historic Resources and Landmarks

DEVELOPMENT SITE

400 m BUFFER

2.7 HISTORIC RESOURCES AND LANDMARKS


2.8 SUN SHADOW STUDY De

cem

ber

9:00 AM 12:00 PM 3:00 PM CombinedJu

ne


Mar

ch a

nd S

epte

mbe

r9:00 AM 12:00 PM 3:00 PM Combined


Page 21


3.0 PROPOSED DESIGN



3.1 PROPOSED DESIGNParkwood Master Builder’s proposed design consists of a row of eleven (11) townhouses fronting onto 101 Street and a mixed-use 33 metre midrise building separated by a private roadway. This configuration ensures a harmonious interface with the existing townhouses to the west while providing housing choice in a mass and scale that not only fits the project location but ad-dresses the “missing middle” midrise development.

Located on the ground floor of the midrise building are live work units fronting onto 98 Avenue wrapping around onto 100A Street and podium townhouses. A private roadway will connect 98Avenue and 101 Street through the site providing access to townhouse garages, parkade, as well as trash and loading areas.


3.2 SITE PLAN

0m

IMPROVEDLANE ACCESS

NEW

LA

NE

PHASE 2PHASE 1

WASTEDISPOSAL

TRANSFORMER

VISITORPARKING

PRO

PERT

Y LI

NE

101

STRE

ET

100A

STR

EET

97 AVENUE (JAMES MCDONALD BRIDGE)

PROPERTY LINE

PRO

PERT

Y LI

NE

PROPERTY LINE

PARK

AD

EEN

TRA

NC

E 1

APA

RTM

ENT

BUIL

DIN

GEN

TRA

NC

E

PARK

AD

EEN

TRA

NC

E 2

NEW

SID

EWA

LK

PROPERTY LINE

PRO

PERT

Y LI

NE

VISITORPARKING

98 AVENUE

2m

LEGEND

PROPERTY BOUNDARY

APARTMENT BUILDING

ROW HOUSING

COMMERCIAL / RESIDENTIAL /

LIVE WORK UNIT

1.5m

4m


PHASE 2 MAX HEIGHT: 33M


98 AVE. 97 AVE.

Appendix II: East Elevation


3.3 BUILDING USES

LIVE WORK UNITS / RESIDENTIAL / COMMERCIAL

TOWNHOUSES

RESIDENTIAL

PODIUM TOWNHOUSES

PARKING

101 STREET NW

98 AVENUE NW

JAM

ES M

ACD

ON

ALD

BRI

DG

E / 9

7 AV

ENU

E N

W


RESIDENTIAL

AMENITY

PARKING

LIVE WORK UNITS / RESIDENTIAL / COMMERCIAL

TOWNHOUSES

PODIUMTOWNHOUSES

98 AVENUE NW

101 STREET NW

97 A

VEN

UE

NW

/ JA

MES

MAC

DO

NALD

BRI

DGE


3.4 ELEVATIONS



PHASE 2 MAX HEIGHT: 33 M


PRO

PERT

Y LI

NE

97 AVE.NEW LANE

1.5M

4M

101 ST.100a ST.

SETBACK



PHASE 1 MAX HEIGHT: 14MPHASE 1

MAX HEIGHT: 14M

PROPERTY LIN

E

101 ST.

98 AVE.97 AVE.

2M

4.2M @ level 3-6

6.3M @ level 7

SETBACK

STEPBACK

SETBACK

0M

21M @ level 9

11M @ level 8

31.2M @ level 10


Lane Closure Prior to the rezoning application, Parkwood was successful in a north south portion of the lane that runs through the development site. In tandem with the rezoning application, Parkwood is submitting an application to close the remainder of the lane.

The intent is to acquire the land from the City of Edmonton and develop a new private road through the site to provide access.

As part of this undertaking, there will be discussions with the City engineering department, transportation department, and franchise servicing providers to ensure servicing and adequate access is maintained or rerouted as necessary.

101

Stre

et

98 Avenue

DEVELOPMENT SITE

LANE CLOSED AND ACQUIRED

LANE CLOSURE APPLICATION AREA


INSPIRATION





101 ST.101 ST. NEW LANE

Appendix II: North Elevation


4.0 DESIGN INTENT & RESPONSE TO URBAN DESIGN PRINCIPLES



URBAN DESIGN PRINCIPLES

DESIGN INTENT

A1 Creating + Enhancing the City A2 Creating + Enhancing the Neighbourhood, District, + Corridor

Land Use, Function, and CharacterUrban Pattern

Land Use, Function, and CharacterBuilt Form

Visual Quality and Legibility

Paths: The proposed development will enhance several existing paths as well as create new connections. The river valley pedestrian and bike trails to the east will

Edges: The active commercial, live work, and residential uses along the west, north and east sides of the development will introduce active frontages along these streets. Townhouses along the west side will further enhance the residential feel of 101 Street while the commercial spaces along the north edge will provide meeting spaces and excellent views into Diamond Park to the north.

Landmarks: This project will provide a distinct and recognizable landmark in Rossdale. Views of the development can be seen from downtown and especially from 97 Avenue and the James MacDonald Bridge.

Nodes: A new residential and commercial node will be created in Rossdale through this project. It will provide a range of housing options and typologies to expand the offering in the neighbourhood. The commercial space will provide neighbourhood scale retail and food/beverage options in an area that has very little currently.

Alternative Transportation Strategies

Parkwood’s project is located a block away from the pedestrian and bike trails in the North Saskatchewan River Valley. These provide active transportation links to the river valley and Edmonton’s trail network. There are also a number of bus routes to the south and west that are access points to Edmonton’s public transit network. These trail and public transit connection points create opportunities for alternative transportation options for those who want to use them.



DESIGN INTENT

A3 Creating + Enhancing the Block, Street, + Building

Visual Quality and LegibilityPublic Realm Design

Parkwood’s project in Rossdale will greatly contribute to the neighbourhood through providing alternative housing types, introducing needed commercial and retail space, and creating a new activity node for residents and nearby users of the river valley trail system.

Housing type is an important factor in creating a robust and inclusive city. This project includes several housing typologies ranging from townhouses with attached garages to larger family oriented apartment units, to studio and one bedroom apartment units. In addition to the unit typologies, the massing and scale of the building fits within the “missing middle” that encourages more efficient use of infrastructure and density by placing a midrise building in a location where the massing and unit count contribute the neighbourhood.

The commercial space along the north edge of the project will enhance the street and Diamond Park to the north as well as create a destination for river valley trail users. With little to no commercial space in the surrounding neighbourhood, the included space will create a mixed-use project that will serve the neighbourhood by creating opportunities for daily living activities and a destination to meet with friends and neighbours.

B1 Sustainability is an Integral Component of the Design

Sustainability

SustainabilityThe development will incorporate energy efficient building systems and appliances in the residential units. These will be confirmed by energy modeling. The tall south face of the mid-rise building has been designed with abundant glazing to capitalize on solar energy during the colder winter months. This coupled with a high efficiency building envelope addresses the need for energy conservation considerations in Edmonton’s winter climate.



DESIGN INTENT

B2 Integration and Encouragement of Public Arts and Culture

B3 Celebrate the Winter City + Edmonton’s Climate

Public Realm Design Public Realm Design

Parkwood is working the City of Edmonton to explore opportunities to develop a small park or landscaped outdoor space at the southeast corner of the site. This area is designated as a Road Right of Way. Parkwood believes landscaping or providing a park would be a great way to improve the river valley and provide high quality space for residents and the neighbourhood.

All Season UseThe tall south face of the mid-rise building takes advantage of the south winter sun for solar energy and natural light. All units will feature abundant glazing to allow for the natural light penetration into the buildings - this is critical to comfort and well being during the cold and darker winter months.

The proximity to the North Saskatchewan River Valley trail system promotes walkability and the development serves as a node of activity along the trail system. Live work units and the commercial spaces provide potential amenity and community space for residents in the neighbourhood and users of the adjacent trail system. In the winter, these spaces can serve as a welcome place to stop and warm up during winter activities in the river valley.


B4 Durable, Permanent, and Timeless Materials B5 Appropriate Use of Innovation

Public Realm DesignArchitectural Design

Public Realm DesignSite Design

Visual Impact of SiteMassing of the project has been carefully considered to ensure the scales are appropriate for the area. Row housing along 101 Street was designed to presever the pedestrian scale of the treed boulevard and provide an appropriate transition from the row housing to the west.

The taller mid-rise located on the east half of the site has a massing that is carefully broken down to address the different urban edges. It features distinctive terracing with the building height descending down towards the neighbouring pack to the north. These tiered stepbacks will minimize shadowing while providing unique occupied roof decks over many levels. A unique profile will be achieved on the skyline because of these terraces.


DESIGN INTENT

MaterialsTaking cues from Rossdale’s heritage buildings that establish a legacy of masonry construction. The lower levels of the mid-rise building and the row housing could feature brick and stone materials to tie into this masonry legacy and feel. These materials may also be used as accent materials on higher areas to continue the masonry look and feel throughout the project and ensure a visually consistent materiality throughout.



DESIGN INTENT

C1 Exemplify Neighbourliness

Site DesignPublic Realm Design

Visual Impact

With this project being in a highly visible location it was important to Parkwood that it contribute positively to the visual landscape in Rossdale and the surrounding City. Special attention was given to the massing of the building. Stepbacks and a terracing of higher floors were introduced to ensure that when viewed from 97 Avenue and the James MacDonald bridge the massing presented a structure with visual interest that was sensitive to the surrounding context. Similarly, townhouses are proposed along the western edge of the development to ensure a compatible interface with the existing townhouses along 101 Street to provide a continuation of the human scale and residential feel of that street.

Active Pedestrian Realm

The addition of commercial space, townhouses, and additional residential units will transform the site, creating a vibrant and active public and pedestrian realm. The commercial and residential uses will provide a destination in Rossdale and promote the usage of the nearby Diamond Park. Users of Edmonton’s nearby river valley train system could also use the commercial space as a meeting point or destination along their travels.

C3 Enhance + Preserve Connections

Access and ConnectivityVisual Quality and Legibility

Access & Connectivity

This development site is well located to access a variety of transportation options with connections to the surrounding neighbourhood, trail system, and Edmonton’s transit system. The North Saskatchewan River Valley trail system is within walking distance being one block to the east of the site. It connects to a huge network of paved trails and pathways throughout the city. The street network surrounding the site connects vehicular traffic to the downtown area and the east side of Edmonton using 97 Avenue. There are several nearby bus stops connecting to Edmonton’s transit system that serves the entire city. Access, Parking and Servicing

Access to the development will be from 98 Avenue. A private roadway is planned to run between the townhouses and the midrise building to create an access route for the townhouse garages and parkade ramps for the midrise building. Parking for the townhouses will be in the attached garages located at the rear of each unit while the midrise building has a three level parkade partially underground and partially above ground wrapped with active residential and commercial uses.

Servicing, loading, and trash disposal will be located along the new private roadway at the rear of each building. The private roadway will allow for easy access without disrupting traffic flow on the public roadways adjacent to the site.



5.0 DRAFT DC2 PROVISION


DRAFT

115


DRAFT


III

DRAFT


Documents

LDA19-0074 Urban Design Brief - Edmontonrossdale urban design brief i table of contents 1.0 project overview 1 1.1 introduction 2 1.2 site description 3 1.3 site information 4 1.4