1
362
11110 UI ii I II
,
D050/4771/1974 GUIDELINES FOR THE DEVELOPMENT EDMONTON.-PLANNING
15
28
2
Castle Downs St. Albert
16
16
Sherwood Park
West Jasper Place
14
6 Riverbend Terwillegar Heights
Kaskitayo
.44P
0
NI ilea
3
IT it.. 0 Planned RaiitnarShopping Centre
0 Planned Distria..6hopping Centres
1
2178a .E3 :L447 1974
MILLBOURNE COMMUNITY SHOPPING CENTRE
Guidelines for the Development of the Millbourne Community Shopping Centre
Prepared by: Mill Woods Project
April 1974
TABLE OF CONTENTS
INTRODUCTION
I. COMMERCIAL SITES IN MILL WOODS A. Proposed Distribution of Commercial Facilities in Mill Woods B. Assumptions and Requirements C. Staging of Commercial Site Development
2. MILLBOURNE COMMUNITY SHOPPING CENTRE A. Scope B. Population Forecast C. Floor Space and Content Requirements D. Parking Requirements E. Landscaping F. Design Factors G. Building Design Parameters
3. ADJUDICATION PROCEDURE APPENDICES Appendix I Explanatory Notes on Rating of Submissions Appendix II C-2 Commercial District Zoning Bylaw
LIST OF MAPS , TABLES AND DIAGRAMS
Diagram 1.1
Geographical Distribution of Commercial Facilities in Mill Woods
Figure 1.2
Catchment of Selected Establishments for the Exchange of Goods and Services in Mill Woods
Diagram 1.3
Staging and Catchment Areas of Commercial Centres in Mill Woods
Diagram 2.1
Millbourne Community Centre Site Location
Diagram 2.2
Catchment Area of Millbourne Community Shopping Centre
Table 2.3
Mill Woods Project Population Projection 1973 - 1979
Map 2.4
Legal Map
Map 2.5
Physical Features
Map 2.6
Land Use Map of Millbourne Community Centre Catchment Area
Ideogram 2.7 An Alternative Arrangement for the Development of the Site Figure 2.8
Score Sheet
INTRODUCTION
The intent of this report is to provide guidelines and background information for an orderly and economic development of the Millbourne Community Shopping Centre in Mill Woods. Mill Woods is a new urban community located in the southeast sector of the city of Edmonton. This project will contain almost 6,000 acres of 1 land, housing over 100,000 people by 1990. By the end of 1973, after two years since the development start, some 2,200 single family lots and 40 acres of multiple housing sites had been sold which represents an approximate population of 9,000 people. An additional 1,600 single family housing lots together with multiple housing sites have been planned for sale during 1974. Indications are that the rapid pace of development in Mill Woods will continue in the near future, accommodating an approximate forecast population of 45,000 people by the end of 1977. Development of the central and commercial facilities in Mill Woods is expected to progress in a harmonious sequence with the staging of the overall
Mill Woods Project Concept Report, 1971.
development and the population growth. Thus, the first phase in the development of the shopping centres is planned to follow the current residential development in the northwesterly quadrant of the project area. The Millbourne Community Shopping Centre is one of the four community centres which are expected to serve the four quadrants of Mill Woods as a whole. It is anticipated that the phased growth of the town centre in Mill Woods will have to be balanced against and co-ordinated with the timing and the development of commercial centres elsewhere in Mill Woods. As a result, work has already begun on the preparation of guidelines for the development of the town centre, a location which may accommodate the second community level shopping centre by the end of 1977.
COMMERCIAL SITES IN 1,77 •L VO
A.
PROPOSED DISTRIBUTION OF COMMERCIAL FACILITIES IN MILL WOODS 1.1
Market analysis indicates that the commercial
system required in Mill Woods should primarily meet the direct needs of the people residing within its boundaries. Very little external trade is forecast during the development period of the Mill Woods area due to its geographic location and the lack of meaningful population densities to the south and east. 1.2
The proposed allocation of commercial space
is designed to provide appropriate levels of service and opportunity for economic ventures on four levels consistent with the overall Mill Woods structure. These levels of service are of a neighborhood, community, supplementary and town centre classification. Diagram No. 1.1 shows the geographical distribution of the commercial centres in Mill Woods.
Town Centre
1.3
The major commercial element will be part of
the town centre and will contain approximately 1,000,000 square feet of commercial and service floor space. This commercial element will be the key to the vitality and strength of the central core area around which major cultural, institutional and residential elements of the community can be functionally grouped. It is anticipated that a facility of this nature will attract national department stores as the prime tenants supported by
Co
COMMUNITY CENTRE /
Mill Woods Road
r
Outer Ring Freeway
Commercial Sites Neighbourhood Centres Supplementary Commercial Land Uses
Geographical Distribution of Commercial Facilities 1°1
specialty shops and service functions. Convenient comparison shopping at par with other Edmonton centres will be readily available to all Mill Woods residents once the centre has been developed.
Community Centres
1.4
In accordance with retail marketing trends
emphasizing consumer convenience and comparison shopping, the Development Concept recommends that the second or community level of shopping facilities in Mill Woods consist of four commercial centres sited on between 5 to 20 acres. This size of site allows opportunity for comparison shopping facilities to be provided, meeting the needs of the residents located in close proximity to their homes. These four centres would be located in the northwest, northeast, southeast and southwest quadrants of the planning area at sites where the secondary road system provides an optimum level of access to the sites. Comprehensive design analysis of each site will incorporate commercial, services, recreational and institutional uses so that the maximum benefit of interrelated uses of adjacent sites and utilization of the circulation system can be achieved. 1.5
It is important to note that this report
deals with 17.59 acres of land zoned for commercial development in Millbourne community. This shopping centre will serve the residents of northwest quadrant and provide comparison shopping facilities to all residents of Mill Woods in the interim period prior to the development of the first phase of shopping facilities in the town centre. The size and relative importance of the remaining three community level
shopping centres will be adjusted so that the economic health of the town centre would be suitably controlled.
Neighbourhood Centres
1.6
As the third level of shopping facility,
the Development Concept proposes small convenience centres. The neighborhood centre parallels the corner store function providing basic daily necessities to neighborhood residents. In most instances, these shops will be sited on one or two acre parcels of land providing services for two neighborhood units, located on bus routes and roadway intersections. A number of convenience centres appear warranted according to the economic analysis of commercial centres for the ultimate project population. The specific distribution of these centres would be identified as a result of detailed planning on a community basis, supported by necessary population projections.
Supplementary Commercial
1.7
There will be supplementary services and
retail establishments which, due to specific locational requirements and operational problems, might be difficult to incorporate into conventional shopping centres and therefore, a provision for a fourth type of retail site is foreseen. This would accommodate supplementary commercial land uses, and so meet the needs of the residents in the area. Such needs will be analyzed at the detailed planning stages and the necessary provisions will be incorporated in the subdivision plans.
B.
ASSUMPTIONS AND REQUIREMENTS 1.8
The changing relationship amongst social,
economic, physical and environmental factors in Mill Woods, intensified by a growing population, requires a programming which will best meet the social and economic needs of its residents at each stage of the development from the earliest possible moment. To this end, Figure No. 1.2 is designed to convey the main lines of thought influencing the variety and staging of non-residential land use development in Mill Woods as a whole. 1.9
This Figure shows the relationship between
the needs for goods and services on a daily, weekly, monthly, seasonal and annual basis, and the growing population size that would justify a facility or establishment to locate in Mill Woods. Land uses which are likely to cater to the needs of approximately 100,000 people are tabulated under three broad headings of primary retail, primary service, and supplementary commercial land uses. While locational criteria applicable to the primary retail and service land uses are almost similar, criteria dictating locations for the supplementary commercial and service land uses are of a different nature. 1.10
Land uses foreseen at the community level,
as shown in Figure 1.2 incorporate the land uses expected at the neighborhood level. This is based on the assumption that goods and services of a lower order are usually repeated at centres offering a higher order of goods and services. The same applies to the land uses foreseen at the community level which are expected to be repeated in the town centre. This principal is not readily
CATCHMENT OF SELECTED ESTABLISHMENTS FOR THE EXCHANGE OF GOODS AND SERVICES RETAIL TRADE - PERSONAL, RECREATIONAL, AND COMMUNAL SERVICES
A PRIMARY COMMERCIAL USES
PRIMARY SERVICE USES
SUPPLEMENTARY COMMERCIAL & SERVICE USES
Food Store (Supermarket)
Post Office
Drug Store /Cosmetics
Public Health Clinic
Bank or Financial Outlet
Doctork or Dentists Office
Family Restaurant (Cafe or Ice Cream Parlor)
Public Service Office
Coin Laundry and/or Dry Cleaning Outlet Bakeshop Barber Shop and/or Hairdresser Loco/ Pub
3000-5000 PEOPLE
Service Station
DAILY NEEDS FOR GOODS AND SERVICES
Large Supermarket
Fire Station
Deportment Store
Sub Police Station
Day Core Center/Ploy School/Nursery School
COMMUNITY CEN TRE
Hardware Store and Sport Goods
GOODS AND SERVICES
Insurance Legal Aid, Accounting and any other Professional Services
Fabric and/or Dressmakers Shop
WEEKLY NEEDS FOR
Pea/ Estate and other Persona/ Service such as:
Flower Shop
Poo/ Hall
Photographer
Curling Rink and/or Shen Arena
Drycleaners
Assembly Noll/Community Hall
Restaurant
Clinic
Optometrist
Branch Library
Stationary and/or Book Shop
Cinema
TV and other Appliances, Repair and Sales
Lumber Yard and Building Materials
Carry Out or Drive /n Food Catering
Housewares /Carpets /Lamps /Furniture etc.
Shoe Repair Shop
Equipment Sales/Rentals and Services
Liquor Store
Health Clinic
15000-20000 PEOPLE
Electrical Shop/TV Repair and So/es Plumbing Heating and Gasfitting So/es and Service
National Department Stores Market Square Hardware, Home Furnishing and Appliances Furniture, Office Furniture and Lamps Home Improvement Centre
MONTHLY NEEDS FOR
Paint, Wallpaper, Floor Coverings and inferior Decor
GOODS AND SERVICES
Children and Teen's Apparel Women's Apparel Men's Apparel Family Wear Shoes Draperies, Fabrics and Sewing Goods Sporting Goods Variety Store Stationery and Art Supplies
SEASONAL NEEDS FOR GOODS AND SERVICES
Showroom and Car Sales Recreational Vehicle Soles and Service Service Centre/Gas Station/Auto Centre Automobile Body Shop Muffler Shop Tire Shop Carwash Drive /n Food Catering Beverage Mole/ Bottle Pick - Up Landscaping Garden Shop/Bedding Plants Seed Centre Veterinary Clime Funeral Home
Musk Studio and Dance Studio Cabaret and/or Night Club Live Theatre Art Centre Regional Library Regional Health Clinic Office Space for Personal and Professional Service such as: Doctors,Dentists,Legol Aid, Accounting, Architect,Real Estate Contractors, Employment Agency, Welfare Organizations, Re/igious Institutions, Educational Institutions, Cultural and Recreational Clubs and Service Clubs Municipal Government Offices (Regional) Hotel, Convention and Banquet Facilities Branch Post Office
Book Shop
Swimming Pool, Skating Rink, Bowling Alley, Etc.
Specialty Food such as: Meat, Poultry and Fish,
Sports Centre, Health Spa and Regional Sport Facilities
Delicatessen, Candy and Nuts, Donuts,
Ambulance Service
Sandwich Shop, Cheese Shop, Dairy Products
Taxi Service Porkade and Parking
Ladies Specially Shops such as: Maternity Shop, Bridal Shop, Hosiery Shop, Millinery, Sewing Machines and Sewing Centre Specialty Shops such as: Tobacconist, Newspapers, Hobby Shop, Toy Shop, Pet Shop, Key Shop Jewellery and Watch Sales and Repairs Gifts and Imports Chino and Glassware
ANNUAL NEEDS FOR GOODS AND SERVICES
Cameros Cosmetics
Satellite Po/ice Station Regional Fire Hal/ Telephone Exchange Power Sub Station
E DMONTON
Tailor Specialty Boutiques Savings, Loons, Finance Companies and Brokerage Travel Agent Music and Records Auto Service Centre Auto Showroom (if indoors)
Auchoneering Establishments Troller Sales and Rentals
Government Offices
Credit Jewellery, Furs, Fashion Boutiques, Etc.
Bulk OP Sole
Highly Specialized Persona/ and Consulting Services
Greenhouse
Reference Library
ED MON TON
Highly Specialized Shops such as:
SPECIALIZED NEEDS FOR GOODS AND SERVICES
80000-100000 PEOPLE
Warehouse and Storage
Commercial Art Galleries
Law Courts
Printing Establishments
Museums
Cold Storage Plants
Sport Stadium
Boat Supplies
Exhibition Grounds
1- 2
Automobile Rentals Metal Works and Welding Shops Furniture Moving Freight Companies Machinery Soles
Prepared by: MILL WOODS PROJECT
October/I973
applicable to the supplementary commercial and service land uses. Special consideration will be needed as to the location of supplementary commercial and service land uses. 1.11
It is anticipated that the town centre
should include a variety of all land uses indicated in Figure 1.2, with the possible exception of those land uses listed under Column B and land uses catering for the highly specialized needs of the residents shown at the bottom of the Figure.
C. STAGING OF COMMERCIAL SITE DEVELOPMENT 1.12
Development of shopping facilities, as
illustrated on Diagram 1.3, is expected to progress in concert with residential development in Mill Woods. Thus, the first phase of commercial site development is planned to serve the needs generated by the current residential development in the northwesterly quadrant of the Mill Woods area. This includes four neighborhood centres, one of which is already underway, a community centre and a supplementary commercial site. 1.13
It is anticipated that phased growth of the
town centre will have to be balanced against and co-ordinated with the timing and development of commercial centres elsewhere in the area. As a result, the size, content and timing for development of the remaining three community shopping centre sites will be reviewed in relationship to the economic health of the town centre.
........................... ...
a,
FreewcY
Mill Woods .ad • • • • •
28 Avenue
2 Avenue
Outer Ring Freewo
Catchment Area of The Town Centre Catchment Area of The Community Centre Area of The Supplementary Commercial Centre
Staging and Catchment Areas of Commercial Centres in Mill Woods
1.3
411ii
Ili
a
• ; 4)
o in
PI
E in (c) a) w pil,e(pUd
a
Free vi 11
Site Location Mill Woods Road
34 Avenue
28 Avenue
23 Avenue
(
Outer Ring Freeway 0
I/4 el
I /Sal
3/1n!
I
1
#
Millbourne Community Shopping Centre 2.1
MILLBOURNE SHOPPING CENTRE
A.
SCOPE 2.1
Millbourne Community Centre is planned to
provide appropriate levels of commercial, recreational and service facilities of a medium order for the people residing in the northwesterly quadrant of Mill Woods. The immediate catchment area of this centre, as shown on Diagram No. 2.2 includes eight neighbourhood units. Three of these neighbourhood units will partially lie in the catchment areas of the community centres catering to the needs of those residing in the northeasterly quadrant and the central area of Mill Woods.
B.
POPULATION FORECAST 2.2
Table 2.3 shows the population forecast of
the Mill Woods Area by neighbourhood units during the 1973 - 1979 period. The projection is based on the premise of an average 3.5 people per single family dwelling and 3 people per multiple housing unit. The ultimate settled population in the immediate catchment area of the Millbourne Community Centre would be 23,310 people. (see Diagram 2.2) This figure includes the total potential population in the neighbourhood units of Richfield, Lee Ridge, Tweddle Place, Michaels Park and Tipaskan together with one-half of the population foreseen to reside in the neighbourhood unit of Kameyosek and the community of Woodvale.
Mill Woods Road
Outer Ring Freeway
Interim Catchment Area 1974 -1976 Ultimate Catchment Area 1977- Beyond
Catchment Area of Millbourne Community Centre
22
POPULAT ION
U NIT S
‘4 POPULATION "
U N IT S
,S)
co POPULATION
UN ITS
POPULATION
UN ITS
as POPULATION
U N IT S
POPULAT ION
UN ITS
TYPE
POPULAT ION
HOUSING
UN IT S
NEIGHBORHOOD
UN IT S
COMMUNITY &
POPULAT ION
,c)
MILL WOODS PROJECT POPULATION PROJECTION 1973 — 1979
Millbourne Richfield
Lee Ridge
Michaels Park
Tweddle Place
478 717 1195
1675 2150 3825
527 756 1283
1845 2268 4113
768 768
460 481 941
1610 1443 3053
127 127
381 381
527 594 1121
1845 1781 3626
4540
14617
315 EE2 577
1103 1987 3090
427 517 944
1456 1531 3047
Single F. Multiple Total
371 267 638
1300 800 2100
107 358 465
375 1074 1449
92 92
276 276
Single F. Multiple Total
214
750
214
750
313 258 571
1095 775 1870
342 342
1025 1025
156 156
468 468
Single F. Multiple Total
50
175
350
1225
50
175
350
1225
60 133 193
210 400 610
92 92
275 275
256 256
Single F. Multiple Total
100
350
1495 300 1795
117 117
350 350
250 250
750 750
100
350
427 100 527
1002
3375
1913
6339
744
2261
498
1493
383
1149
50
175
265 117 382
928 350 1278
175 175
525 525
133 133
400 400
133 133
400 400
Single F. Multiple Total
71
250
71
250
250 142 392
875 426 1301
106 267 373
371 801 1172
108 108
324 324
Single F. Multiple Total
300 300 600
1050 900 1950
100 100 200
350 300 650
50 100 150
175 300 475
100 100
300 300
280 280
840 840
450 8E0 1330
1575 2640 4215
1053
3478
767
2476
656
2047
341
1024
384
1152
I 3251
10352
Millbourne Total Lakewood Kameyosek
Tipaskan
Meyonohk
Lakewood Total
Single F. Multiple Total
50
50
175
175
104 104
312 312
2.3
op
t.o
UNIT S
PO PULAT ION
POPULAT ION
450
229 100 329
800 300 1100
150 150
450 450
779 333 1112
2725 1000 3725
371 150 521
1300 450 1750
129 75 204
450 225 675
75 75
225 225
629 300 929
2200 900 3100
150
525
1400 201. 1600
150 83 233
525 250 775
167 167
500 500
700 317 1017
2450 950 3400
UN ITS
129
1400 250 1650
POPULAT ION
Single F. Multiple Total
400 83 483
UN ITS
525
g4
POPULAT ION
150
TYPE
E., 6
UN ITS
525
LI)
I POPULAT ION
NEIGHBORHOOD
HOUSING
UN ITS
COMMUNITY &
F-.
LJ
150
0 H
POPULAT I ON
POPULATI ON
Single F. Multiple Total
z
UN IT S
UN ITS
1973
Knot twood Satoo
Ekota
Menisa
129
450
Single F. Multiple Total 279
Knottwood Total
975
150
525
400 67 467
1154
3925
1000
3375
458
1450
167
500
3058
10225
175
612
350 135 485
1225 405 1630
175 270 445
613 810 1423
145 145
435 435
700 550 1250
2450 1650 4100
200
700
1400 330 1730
200 225 425
700 675 1375
115 115
345 345
800 450 1250
2800 1350 4150
115
345
2500
8250
852 306 1158
2982 918 3900
Millhurst Neighbourhood #1
Neighbourhood #2
Single F. Multiple Total
175
612
Single F. Multiple Total
Millhurst Total
200
700
400 110 510
175
612
685
2330
955
3153
570
1810
213
745
426 76 502
1429 228 1720
213 153 366
745 459 1204
77 77
231 231
198
693
1386 381 1767
198 256 454
693 768 1461
127 127
381 381
792 510 1302
2772 1530 4302
Wocdvale Neighbourhood #1
Neighbourhood #2
Single F. Multiple Total
213
745
Single F. Multiple Total
Woodvale Total
198
693
396 127 523
213
745
700
2413
889
2971
531
1692
127
381
2460
8202
15809
51646
GRAND TOTAL
1052
3550
3245
10792
3053
10019
3539
11658
3026
9747
1652
5104
242
726
CUMULATIVE
1052
3550
4297
14342
7350
24361
10889
36019
13915
45766
15567
50920
15809
51646
Prepared by Mill Woods Project December, 1973
2.3
2.3
It is important to note that the catchment
area of the centre will adjust over time as population distribution patterns change. (see Diagram 2.2)
During the early years of its
existence the shopping centre will draw customers as far south as Knottwood and Millhurst communities. This is due to (1) the development of single family housing prior to the development of multiple housing in general and (2) the development of policies and programs influencing the future development of shopping facilities at the community level elsewhere in the area. 2.4
As shown on Table 2.3, the population by
1974 in the catchment area of the Millbourne Community Centre will amount to 14,342 people, primarily residing in single family housing. As multiple housing sites gradually develop and the density of population around this community centre approaches its ultimate level, the supporting population should increase to 24,361 people in 1975, and to 36,000 people in 1976. It is at this point in development that a prerequisite threshold population of 30,000 residents to justify a second community level shopping centre is to be attained. 2.5
A second site for another community level
shopping facility, would be made available at that time, either in the town centre or Knottwood Community and could be assumed to be open by 1978 at which time the population for the whole area will have reached 50,000. From 1977 onward the Millbourne Community Shopping Centre is expected to supply its immediate catchment area population of 24,000 inhabitants.
C.
FLOOR SPACE AND CONTENT REQUIREMENTS 2.6
In accordance with retail marketing trends
in recent years, the Mill Woods Development Concept Report recommends a floor space of 270,000 square feet in building area for the community level 1 central facilities. This size of shopping centre will allow opportunity for comparison shopping facilities to be provided, meeting the needs of residents in close proximity to their homes. Included in this provision are retail floor spaces, personal and community services, office spaces, and indoor recreational facilities. 2.7
It is important to guarantee the strength
of the centre through a number of draw stores which act as the anchors for the shopping centre. Key elements of these stores will be an intermediate size national department store and a large food supermarket. 2.8
Sufficient office space is required to
accommodate medical and professional practices which will be needed to satisfy demand from the inhabitants of the northwesterly quadrant of the Mill Woods Area. Included in the office space requirements are: a medical clinic, offices for doctors and dentists, offices for contractors and mail order businesses, and office space for personal services such as insurance, legal aid,
'Mill Woods Concept Report, 1971
accounting and any other professional services which are foreseen to be located in this centre. 2.9
A professional and medical building may
be needed to accommodate the office space requirements. This building should be designed together with the overall complex, either as a part of the principal building mass or may be separated therefrom on its own site. 2.10
Special consideration needs to be given to
the provisions of suitable location and space in the building complex for an Alberta Liquor store, a small public library or a bookmobile stall, a post office, and a day care centre or play school. 2.11
Indoor recreational uses such as cinema,
assembly hall, pool hall and health spa may prove to be viable commercial entities which would help enrich the variety of services offered and strengthen this shopping centre as a strong focal point in the community it serves. 2.12
A thorough study of Figure 1.2.a may aid
the prospective developer to determine the relative importance of Millbourne Shopping Centre against the other community centres and the town centre in Mill Woods, so that the uses outlined under Column A and C at the community level would be viewed in an overall perspective of the commercial development in the Mill Woods Area as a whole.
CATCHMENT OF SELECTED ESTABLISHMENTS FOR THE EXCHANGE OF GOODS AND SERVICES RETAIL TRADE - PERSONAL, RECREATIONAL, AND COMMUNAL SERVICES
A PRIMARY COMMERCIAL USES
r
I = = = I M I I I IMI MN MO IMI = Mi MO ON I= 1.1. IN . Food Store (Supermarket ' Drug Store /Cosmetics Family Restaurant (Cafe or /ce Cream Parlor)
I
Bakeshop
I
Barber Shop and/or Hairdresser
" Public Service Office
I
Service Station
I
'Public Health
I
Loco/ Pub
DAILY NEEDS FOR GOODS AND SERVICES
L
Large Supermarket
'Deportment Store
I Poo/ Hall
'
'Curling Rink and/or Shell Arena
Photographer
1". Drycleaners
•
▪ Restaurant
• Clinic
'Optometrist
'Branch Library
Stationary and/or Book Shop • • TV and other Appliances, Repair and Sales
Lumber Yard and Budding Materials
I Corry Out or Drive in Food Catering
Housewares/Carpets/Lamps/Furniture etc
'Shoe Repair Shop
Equipment Sales /Rentals and Services
'
a
MO
Electrical Shop/ T V Repair and So/es Plumbing Heating and Gas fitting Sales and Service Showroom and Car Soles
National Department Stores
Recreational Vehicle So/es and Service
Market Square Hardware, Home Furnishing and Appliances Furniture, Office Furniture and Lamps
Service Centre/Gas Station/Auto Centre Automobile Body Shop Muffler Shop
Home Improvement Centre Point, Wallpaper, Floor Coverings and Interior Decor Children's. and Teen's Apparel -
Tire Shop Corwash Drive in Food Catering
Women's Apparel
Beverage Mote/
Mtn) Apparel
Bottle Pick - Lip
Family Wear
Landscaping
Shoes
Gorden Shop/Bedding Plants
Draperies, Fabrics and Sewing Goods
Seed Centre
Sporting Goods
Veterinary Clinic
Variety Store
Funeral Home
Stationery and Art Supplies Book Shop Specially Food such as Meat, Poultry nod
1
Insurance Legal Aid. Accounting and any
I Flower Shop
• Liquor Store
SEASONAL NEEDS FOR GOODS AND SERVICES
Real Estate and other Personal Service such as
other Professional Services 11=======1.0==n1===1 I Day Care Center/Ploy School/Nursery School
1• Hardware Store and Sport Goods
MONTHLY NEEDS FOR GOODS AND SERVICES
I 3000-5000 PEOPLE
Fire Station Sub Police Station
• Fabric and/or Dressmakers Shop
WEEKLY NEEDS FOR GOODS AND SERVICES
III I I I I
1Doctor) or Dentist) Office
I
Coin Laundry and/or Dry Cleaning Outlet
=MIMI
Post Office
I
Bonk or Financial Outlet
PRIMARY SERVICE USES
SUPPLEMENTARY COMMERCIAL EA SERVICE USES
Assembly Hall/Community Hall
Cinema Health Clinic
Lm........======....1! 15000-20000 PEOPLE Music Studio and Dance Studio Cabaret and/or Night Club Live Theatre Art Centre Regional Library Regional Health Clinic Office Space for Personal and Professional Service such as Doctors, Dentists, Legal Aid, Accounting, Architect, Real Estate Contractors, Employment Agency, We/fore Organizations, Religious Institutions, Educational Institutions, Cultural and Recreational Clubs and Service Clubs Municipal Government Offices (Regional) Hotel, Convention and Banquet Facilities Branch Post Office Swimming Pool, Skating Rink, Bowling Alley, Etc Sports Centre, Health Spa and Regional Sport Facilities
Fish,
Delicatessen, Candy and Nuts, Donuts,
Ambulance Service
Sandwich Shop, Cheese Shop, Dairy Products
Taxi Service
Ladies Specialty Shops such as Maternity Shop,
Parkade and Parking
Bridal Shop, Hosiery Shop, Millinery, Sewing Machines and Sewing Centre Specialty Shops such as Tobacconist, Newspapers, Hobby Shop, Toy Shop, Pet Shop, Key Shop Jewellery, and Watch Soles and Renoir , Gifts and Imports Chino and Glassware
ANNUAL NEEDS FOR GOODS AND SERVICES
Cameras Cosmetics
Satellite Police Station Regional Fire Hall Telephone Exchange Power Sub Station
ED MONTON
Tailor Specialty Boutiques Savings, Loans, Finance Companies and Brokerage Trove/ Agent Music and Records Auto Service Centre Auto Showroom (if indoors)
EDMON TON
Highly Specialized Shops such as
SPECIALIZED NEEDS FOR GOODS AND SERVICES
80000-100000 PEOPLE
Warehouse and Storage
Auctioneering Establishments Troller Soles and Rentals
Government Offices
Credit Jewellery, Furs, Fashion Boutiques, Etc
Bulk Oil Sole
Highly Specialized Persona/ and Consulting Services
Greenhouse
Reference Library
Commercial Art Galleries
Law Courts
Printing Establishments
Museums
Cold Storage Plants
Sport Stadium
Boat Supplies
Exhibition Grounds
Automobile Rentals
1.2a
Metal Works and Welding Shops Furniture Moving Freight Companies Machinery Soles
Prepared by: MILL WOODS PROJECT
October/I973
D.
PARKING REQUIREMENTS 2.13
The location of Millbourne Commercial
Centre in the Project Area and the City of Edmonton, in relationship to the public transportation system, the provisions of rapid transit line, and the road network, is such that the private automobile is the most feasible, efficient and flexible means of access to the centre. 2.14
Thus it is recommended that a parking
standard of 5.5 spaces per 1,000 square feet of gross floor area in the building shall be required, unless the prospective developer can demonstrate that the total amount of parking is not necessary by reason of there being a substantial portion of the gross floor area of the development that is public space, in landscaping or mall area. Multiple uses of the site generating different peak periods of parking demand at different times of day has been taken into consideration in arriving at the above standard. Although this parking standard may not handle the maximum potential parking demand on some of the busiest days of the year, it is estimated that this requirement will meet the demand of 85 to 90% of the maximum potential parking needs. 2.15
The above parking standard is in keeping
with the two newest shopping centres in the City of Edmonton. Both Londonderry Mall and Southgate shopping centres have provided 5.5 parking spaces per 1,000 square feet of gross floor area in the building.1
1 Parking Study, Planning Department, City of Edmonton, 1973.
2.16
In order to comply with the above parking
requirements in the Millbourne Community Centre, 1,500 parking spaces need to be provided for the recommended gross leaseable area of 270,000 square feet of commercial, recreational, and service floor space. This will amount to 10.33 acres of land on the mean basis of 300 square feet per parking stall. With the necessary provisions for bicycle stands, motorcycle parking areas and loading and unloading facilities a total of 10.5 acres of land will have to be allocated for parking purposes on this site.
E.
LANDSCAPING 2.17
It is to be considered that the quality of
physical environment and the space about buildings in the Millbourne Community Centre will greatly depend upon the quality of landscaping of the site in general and the parking areas in particular. Thus the proposed development must accommodate all vehicles without destroying the potential for a visually pleasing environment. 2.18
Some of the design elements contributing
to the required quality in landscaping are: 1. Segregation of pedestrian-vehicular movements on the site as an extension of the pedestrian-vehicular separation in the Millbourne community as a whole. 2. Provisions for children's play area both in summer and winter time. 3. Use of fencing, berms and buffer zones for screening purposes or as decorative elements in the overall design.
4.
Peripheral landscaping with additional emphasis on entrance locations-
5. Landscaped amenity areas immediately adjacent to buildings. 6. Clusters of trees to break monotony of large hardsurfaced areas.
F.
DESIGN FACTORS 2.19
It is prudent to assume that the eventual
design solution for the development of Millbourne Community Centre would effectively deal with the special opportunities and constraints present on the site. To this end, the following maps and ideograms are produced to help explain some of the factors influencing the physical design of this community centre. 1. Map No. 2.4 shows the legal description, zoning and the total land area of the site. 2. Map No. 2.5 outlines the physical features, street network, pedestrian walkways, utility connection points in and around the site. 3. The land use Map.No. 2.6 depicts the movement generators together with the major roadways in the immediate vicinity of the site. 4. Ideogram No. 2.7 indicates an alternative arrangement for the development of the site in which the pedestrian vehicular movements are segregated as an extension of the pedestrian vehicular separation in the Millbourne community.
R=I911.40' ST=729 65' A=410 47'41"
Mil!bourne Community Cent/re Lot 17 Block 18 Plan 254/4TR 17.59 Ac.
N Legal Map
SCALE 200'
400'
600'
800
1000'
2.4
290.78 289.16 ' 4 28 ; 4 91 9 3
N Physical Features
SCALE 200'
400'
600
800
1000'
2-5
Land Use Plan IN ••••••1 •••••• •••••• e•••••
IP •
•
IV • • • •
ED Public Elementary School
CI
Neighborhood Commercial
C2
Millbourne Community Shopping Centre
Separate Elementary School
C2
Park- Highway Commercial Centre
Public Junior High School
RI
Single Family Housing
Separate Junior High School
R2
Two Family Housing
Public Park
RMH2 Mobile Home Subdivision
•
R2A
Multiple Family ( Row Housing)
R3
Multiple Family (Apartments)
PI
School or Municipal Uses
P2
Institutional
Bus Stop Walkway System
North
200' P3
600
1000'
Community Housing
Catchment Area of Millbourne Community Shopping Centre Prepared by:MILL WOODS PROJECT
January/74
2.6
1 10/s
iNtap
38 AVENUE
Plan SCALE Prepared by : MILL WOODS PROJECT
Jan.I974
10
2•7
G.
BUILDING DESIGN PARAMETERS 2.20
The proposed development must comply with
the National Building Code of Canada and the provisions of the Zoning Bylaw of the City of Edmonton. In addition, the following building design parameters should be given serious consideration. 1. Design of a unified building complex which would be visually compatible with the suburban character of the community and functionally fulfil the social and economic needs of the residents it serves. 2. Design of a completely integrated pedestrian environment both inside and outside the building complex. 3. Provisions for use of the building complex as a focal point of social interactions at the community level. This may be fulfilled through provisions of an open cafe on the pedestrian mall, use of water display and plants together with benches for passive recreation, as well as using the mall for community displays of artifacts, handicrafts etc. 4. Design of a flexible and modular approach to building structure which would allow modifications to be made to parts of the building(s) without prejudicing the whole. 5. Use of durable and relatively maintenance free building material.
6. Distinctive and attractive use of outdoor lighting fixtures, identification signs, and street furniture.
ADJUDICATION PRO CEDURE
City Council will make the final decision on the site disposal and conditions governing the development of the Millbourne Community Centre upon receipt of the recommendation of the City's Economic Affairs Committee. However, prior to the Final recommendation, the development proposals for the site will be reviewed and evaluated in accordance with the following procedure. AL
Each submission must include: 1. The price offered for the serviced site. 2. The proposed building floor space and uses. 3. An estimate of the finished cost of the project. 4. Evidence of support from a financial institution. 5. The proposal for management and ownership of the centre, i.e. tenant participation etc. 6. Supporting plans which should include site development plans together with front, sides and rear elevations of the project to clearly show its final appearance. Particular attention should be paid to the illustration of the proposed car parking provisions, signs and landscaping. 7. A time schedule specifying construction
stages and opening date for various elements in the shopping complex. 8. A certified cheque payable to the City of Edmonton for ten per cent of the bid price, which will be applied to the purchase price for the successful bidder, and returned in all other cases.
B.
Although the price offered for the site will
be one of the decisive factors in the evaluation of proposals, the highest bid will not necessarily be accepted. There are a number of other factors which are essential in the development of this project. 1. Social and economic suitability of the proposal which includes the floor area of the building, the proposed content and the estimated cost of construction. 2. The circulation patterns for the safe and convenient movement of people, goods and automobiles on the site. Pedestrian vehicular segregation is an essential part of this consideration. 3. The overall design and the integration of the proposed building(s), car parking areas, landscaping, buffer zones, and circulation patterns will be the subject for consideration. 4. The architectural and aesthetic aspects of the proposed building(s). This includes an examination of the character and scale of the building(s) in relationship to the residential development in the community, the use of building materials, the treatment of signs and finally the degree of
flexibility of the proposed structure to accommodate future changes.
C.
To assess basic similarities and differ-
ences amongst development proposals a systematic evaluation will be used to bring to light the advantages and disadvantages of each proposed scheme against the other submissions. Figure No. 2.8 is designed to illustrate a summary of this system. Appendix I contains explanatory notes pertinent to the rating that will be used in the process of evaluation.
A Summary of Evaluation Process
Price Offe re d
'5 -2 -4 m ..o
-,aai
TEND EPEE
a ,
Rating Scale:
A
$
$
B
C
D
T 0, , , , .,0 M ,
Aspects Architec tura l
CC
..=
Overall Design
VARIABLES N
Land Use Con tent
E a,
P , = 0" 0
Building F loor Space
Est imatedCost of Building
m u
Circulation Pa tterns
(EXAMPLE ONLY)
E
ci -,
Rears
m u a
,
F
G
Order of Preference
Over Estimated
Diversified Uses
Well Planned
Well Integrated
Original
Flexible
First
Proposal IT
Adequate
Satisfactory
Inconvenient
Satisfactory
Contemporary
inflexible
Third
Proposal III
Under Estimated
Limited Uses
Convenient
NonConforming
Poor Design
Partially Flexible
Second
Proposal I
Proposal IV
Qualified
Not Qualified
RAT TG:
A
I)
(i
Qualified
Over Estiaated
Diversified Uses
Well Planned
Well Integrated
Original
Flexible
Not Qualified
Adequate
Satisfactory
Convenient
Satisfactory
Contemporary
Partially Flexible
Under Estimated
Limited Uses
Inconvenient
Unimaginative
Poor Design
Inflexible
Prepared by Will Woods Protect December, 1973
2.8
Appendices
APPENDIX I
EXPLANATORY NOTES ON RATING OF SUBMISSIONS A.
Compliance with Requirements for Submission:
Qualified - A Tender complying with the requirements of entry as set out in the adjudication section of this report. Not Qualified - A tender lacking the required materials as set out in the adjudication section of this report.
B.
Building Floor Space:
Over Estimated - The proposed building floor space is substantially greater than the recommended 270,000 square feet. Adequate - The proposed building floor space is in close proximity of the recommended 270,000 square feet. Under Estimated - The proposed building floor space is substantially smaller than the recommended 270,000 square feet.
C.
Land Use Content:
Diversified Uses - The proposed content conforms with the recommended uses set out in the content section of this report.
Satisfactory - The proposed uses do not fully comply with the recommended uses and lack some of the recreational and commercial services. However, the commercial component of the proposed uses conform to the high quality development expected on this site. Limited Uses - The proposed land uses do not comply with the recommended uses set out in this report and are not likely to fulfill the functional specialization expected of this community centre.
D.
Circulation Patterns:
Well Planned - Circulation patterns facilitate a safe and convenient movement of people, goods and automobiles on the site. Pedestrian vehicular movement are segregated as an extension of the pedestrian vehicular separation in Millbourne community. Convenient - Circulation patterns facilitate a convenient movement of goods and automobiles as in contemporary regional centres in the City of Edmonton. Inconvenient - Circulation patterns are not in conformity with the expected high quality set out in this report.
EL
Overall Design:
Well Integrated - The overall design and the integration of the proposed buildings, car parking areas, landscaping, buffer zones, and circulation patterns are of a high quality.
Satisfactory - The overall design is in conformity with the design parameters set out in this report but integration of the components are not imaginative. Nonconforming - The overall design is not in conformity with the design parameters set out in this report.
Architectural Aspects: Original - The design of the building(s) and use of building materials is visually compatible with the suburban character of the area and yet constituting a unique addition to Mill Woods in general and the Millbourne community in particular. Contemporary - The design of the building is similar to other regional shopping centres in the city. Poor Design - The design of the building(s) disregards examples of progressive architecture of shopping centres.
0.
Structural Suitability:
Flexible - Structural design of the building complex facilitates changes of use and varied space requirements through time. Partially Flexible - Structural design of the building complex partially facilitates changes of use and space requirements through time. Inflexible - Structure of the building cannot conveniently accommodate changes of use and space requirements through time.
APPENDIX II
USES PERMITTED AND REGULATIONS (1) Subject to all other provisions of this Bylaw, on any site, in any district defined, designated, or described in this Bylaw as a C-2 Commercial District, permits will be issued only for the following uses: (a)Retail stores (excepting that, for the purposes of this subsection (1) (a), retail stores shall not include buildings or yards used for the sale of new or used automobiles, trucks, or heavy agricultural or heavy industrial machinery or equipment). (b)Bakeshops. (c)Banks. (d)Barbers' shops. (e)Commercial libraries. (0 Dressmakers' shops. (g)Dry cleaning depots. (h)Dry cleaners' distributing stations. (i)Eating establishments including accessory catering (other than drive-in businesses or places where there is dancing or cabaret entertainment). (j)Ladies' hairdressing establishments. (k)Laundry shops. (kk) Music studios. (1) Offices. (m)One or more dwelling units located above the first storey of a C-2 building, subject to such dwelling units having direct access to the outside street level. (n)Photographers' shops.
(nn) Pool Rooms. (o)Post offices. (p)Clinics. (q)Public libraries. (r)Public Parks. (s)Service Stations. (0 Showrooms. (u) Shoe repair shops. (v) Vehicular parking areas. (w) Buildings and uses accessory to the above uses including a workshop accessory to a retail store, provided that: (i)The workshop is not located at the front of the store; (ii)Such use is restricted to the treatment of goods which would normally be done on the premises where the goods are sold; (iii)Goods for sale in other premises shall not be processed in such workshop. (x) Permitted signs which may be animated and illuminated but not flashing; (i)Signs permitted in C-1 districts; (ii)On any one shopping centre unit not more than one pole or ground identification sign (excluding lighted signs of the flashing or animated type) not exceeding 45 feet in overall height, no portion of which shall project over public property.
(y) The following additional signs when approved by the Director: (0 Directional signs (ii) Identification or local or general advertising wall signs on exposed side walls of buildings (iii) Additional pole or ground identification signs and all pole or ground identification signs exceeding 45 feet in overall height
(iv)Additional ground local or general advertising standard poster panels with a maximum advertising area of 250 square feet for each sign (v)Local or general advertising ground signs or bulletin board with a maximum advertising area of 450 square feet each (vi)One identification sign on a service station roof. (2) The Following Regulations Apply to Every Development in All C-2 Districts. (a)The design, siting, external finish, architectural appearance and landscaping generally of all buildings, including any accessory buildings or structures and signs, shall be to the satisfaction of the Director in order that there shall be general conformity in such matters with adjacent buildings and their accommodation above, if any, and that there may be adequate protection above, if any, and that there may be adequate protection afforded to the amenities of the adjacent residential properties. (b)Height. The height of a building shall not exceed 45 feet nor 3 storeys. (c)Site Coverage. The maximum area of each site which may be built upon shall be 30 per cent of the site area. (3) Uses which are Permitted Subject to the right of appeal to the Development Appeal Board. Notwithstanding the provisions of Subsection (1) of this Section and subject to compliance with all other provisions of this Bylaw, permits may also be issued for the following uses, subject in all cases to the right of appeal to the Development Appeal Board. In determining an appeal, the Development Appeal Board may confirm, reverse or vary thechcision appealed from and may impose such conditions or limitations as it deems proper and desirable in the circumstances.
(a) Establishments for the sale of new automobiles on sites of not less than one acre and subject to the following minimum requirements: (i)the development shall be restricted primarily to the sale of new automobiles; (ii)the sale of used automobiles and automobile servicing and repairs shall be permitted only as incidental to the development under (i) above; (iii)showroom and office facilities normally associated with the sale of new automobiles shall be provided; (iv)all automobile storage areas and parking lots shall be developed and maintained in accordance with the requirements of Section 13 hereof except that all such areas and lots shall be hardsurfaced concurrently with the rest of the development; (v)all automobile storage areas and parking lots shall be screened from any adjacent residential zone by a solid fence or wall not less than 5 feet high; (vi)no trucks, trailers, farm equipment or machinery shall be displayed or serviced, and (vii)automobiles being displayed, serviced or stored shall not be parked on streets, lanes, sidewalks or boulevards and wheel guards or bumper guards shall be provided and so located that no part of a vehicle will extend into such streets, lanes, sidewalks or boulevards. (b) Bowling alleys. (c) Catering establishments. (d) Cocktail lounges (e) Curling rinks (cc) Day nurseries, kindergartens, nursery schools and play schools. (f) Drive-in businesses
(g)Dry cleaning establishments (h)Fire stations (ha) Funeral homes (i)Hotels (j)Police stations (k)Public and quasi-public buildings (1) Public utility buildings and installations (m)Private clubs and lodges (n)Skating rinks (o)Theatres (p)Veterinary hospitals used exclusively for the treatment of dogs, cats and similar small animals or pets (q)Buildings and uses accessory to the above uses (0 Car washing establishments
CONTRIBUTING STAFF P. Ellwood, M.A. Saghati , E. Nozack , V. Jensen, E. Selevich , J. MacLachlan , Mrs. M. Huculak , Miss L. Zukowsky , Miss J. Insley