Edmonton (Alta.) - 1978 - Jasper East design study by Edmonton Tower Resource Centre Online Library

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prepared by: Trevor Boddy

for the Rehabilitation and Redevelopment 1 11 11111 1

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Branch Edmonton City Planning Department

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supervision by: Fred Young

additional graphics by: Diana Chance

historical photos by: The Ernest Brown Collection Provincial Archives of Alberta

The McDermid Collection The Glenbow Foundation

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Table of Contents *****************

page

item

one

Table of Contents

two

Study Boundaries

three

Introduction

five

Problems and Prospects for Jasper East

ten

Historical Sketch

eighteen

The Plan

twenty-four thirty

. Design Criteria Summary and Conclusions

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Study Boundaries

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Introduction

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The study boundaries are 95 Street on the East, 98 Street on the West, the top of the riverbank on the south, and 101A

In this City and Province so endowed with physical resources it

Avenue on the north. The name 'Jasper East' was applied at the

seems ironic that we should choose, through negligence and

turn of the century when Jasper Avenue terminated near the

haste in other matters, to mis-use our equally valuable and

northerly end of Cameron Avenue. Attention in the study is

irresplaceable architectual, cultural, and-human resources. -) This is what is occurring presently in the -East Jasper Avenue

directed to the two western most blocks and is partially included in the Southeast Civic Centre Plan area. The block west of

Areas between 95 - 98 StreetshĂŠ'e2some of the City's finest

97 Street along Jasper will be referred to as the Alberta Hotel

older buildings house neglected pensioners, whereig-round floor

Block, the block east of 97 Street along Jasper will be referred

shops are used for furniture storagerWe'prime urban core _ land houses auto part dealers alkd where-fine river valley view

to as the Flat Iron Bldg. Block. Most present uses here are of a lower order commercial nature, ranging from auto body and

points serve as parking lots and gas bars.

radiator works to some of the best_Chinese restaurants and stores in the City.

The area contains numerous apartments/

The Jasper East Design Study is a brief outline of what use

rooming houses which serve as homes for elderly pensioners and

could be made of these neglected resources through co-ordinated

is the southernmost edge of the Boyle Street Area. This area

private and public action. The study consists of both a survey

has the greatest concentration of senior citizens in the City

of the increasingly threatened qualities of a small portion of

with 36% over 55 years and 23% over 65, according to the

the southeast downtown area, and on 'imaging' of its potential

Canada Census 1971. What exists here is a unique case of two V underatilized resources - senior noused

for both rehabilitation and redevelopment within the framework

without amenities inside deteriorating yet valuable and

of human scale urban design. Limitations in time, resources, pien10 dd. and personnel A,exhaustilie examination of architectual, economic,

beautiful old structures. An objective of this study is to

and social aspects in this study. Rather, the Jasper East

determine a means by which the older buildings can be retained

Design Study is put forward as a focus for detailed studies and

with minimum impact on the low income residents in the area.

as such it can serve as terms of reference for a more thorough

Comprehensive redevelopment of the area as proposed would

study by qualified consultants. In the interim it is suitable

provide for the upgrading of the existing worthwhile older

as a guideline for reviewing any development proposals within

buildings to modern standards, and for such amenities as

the study area.

benches, landscaping, and meeting places for the old timers,

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who presently have few locations to socialize aside from the

In Chapter 10, Central Area, 6c(iv) ilppearance and Symbolic

numerous area pubs.

Values in reference to "gateway" areas to the downtown such are to be obtained by:

(iv) Providing attractive public or semi-public buildings at entrance areas. Historic or The City of Edmonton, General Plan makes

symbolic landmark structures could likewise be

specific reference to historical and cultural pres4ation in a

located here to serve as focal points of each

number of instances;

activity centre.

In Chapter XVI Urban Design:

As indicated elsewhere in the report, several of the buildings

Linking the Past to Present and to the Future

in this area are of unquestioned historical and cultural

a. Structures of historic and architectural dis-

significance and it would be within both the spirit and speci-

tinction should be preserved and restored to

fications of the City's major planning document to perserve

reflect OUP taste and culture of different

them. Furthermore, a small urban park is proposed for a river-

periods, to provide continuity with the past

bank site in the area which serves to commemorate the contri-

and to the individual character of Edmonton...

bution of this city's ethnic pioneers, a group not suitably

uses should be found for the buildings so that

honored in the City at this time.

the buildings can remain an integral and active part of life in the City.

In addition, this study proposes a number of options and scheduling patterns for rehabilitation with varying public and private responsibilities and costs.

Page 5 of 33

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Problems and Prospects

Prospects

Building recycling

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Land Consolidation

The energy crisis of the past several years has initiated a rethinking of past precepts and practices with regard to

A recent Rehabilitation & Redevelopment Branch survey of

extending the useful lives of older buildings passed a

land consolidation in the downtown area has revealed that

certain age. If the present zoning C-5 remains, only

there is no significant land speculation by developers in

structures of similar height and bulk to those proposed for retention could be built. It would seem ill-advised

the Jasper East study area. This is a highly unusual and undoubtedly short-term situation, as several of the blocks

to remove sound older buildings of some architectural and

to the north and west of the study area have been at least

historical merit in order to erect buildings of basically

partially consolidated by developers and trust companies.

the same size. Furthermore, in many ways these old build-

This situation means that land can be assembled for reha-

ings are better built than those being erected today. The

bilitation and redevelopment purposes at less expense

thick walls, small windows, light wells, and ventilation

relative to costs even a few blocks closer to the Peak

systems of the older structures are all more energy-

Value Intersection near 101 Street and Jasper Avenue. The

efficient than many of the glass 'walled buildings being

largest consolidation in the study area is that owned by

constructed today. Buildings must be recycled as surely

the City of Edmonton on the Alberta Hotel Block which was

as any other scarce and precious resource. In addition,

purchased for possible future roadway widening.

building recycling and renovation has proven a profitable venture for increasing numbers of private developers in the past few years. An advantage of building recycling to a developer is the relatively rapid turnover time for his investment. Renovation of a building such as the Gibson Block would probably only take one to three months requiring less capital being tied up during the long construction period which, for large projects, can often reach three to ft,

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asper eas

&-', 4 In general the eastern edge of the civic centre is emerg-

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Cultural and Convention Centre

ing as a cultural zone for the City, containing the Edmonton

Should the Edmonton Cultural and Convention Centre be

Art Gallery, Centennial Library, •Citadel Theatre and the

constructed at the proposed 98th Street and Jasper Avenue

proposed Cultural and Convention Centre. However, if

location, it will favourably change the character of this

towers on plazas, or an overly monolithic federal govern-

part of downtown Edmonton. The Convention Centre will be

ment centre are allowed as the predominant uses in the

a meeting place for cultural and ethnic groups as well as

area,—th-errthe—seniidary entertainment and service uses

serving local and visiting businessmen. Jasper Avenue

necessary for a vibrant cultural zone such as restuarants,

sidewalks, will be heavily used by convention delegates

coffee houses, nightclubs, book shops, record stores,

and theatre patrons at all times of the day. Given the

private art galleries and the like will have little chance

present visual image of the area, the Cultural and Conven-

to develop.

tion Centre users and Citadel Theatre patrons will unhesitatingly head west for entertainment and food because of

Ethnic Diversity

the unsightly rundown buildings of the area to the east.

The study area and the blocks immediately to its north

The Jasper East area offers the opportunity to present a

along 97th Street have the greatest sen‘e of ethnic iden-

unique and memorable image to convention visitors. If

tity and diversity br this province. This identity and

present trends in the area continue, the visitor may be

diversity expressed as it is through restaurants, shops,

greeted with a wall of office towers similar to those of

clubs and faces on the street, is very much worth preserv-

any other North American city leaving him no distinct

ing. The cultural element of the Convention Centre will,

impression of Edmonton. However if such structures as the

if anything, increase the ethnic character of the area.

Alberta Hotel are retained, along with other significant

The park in the following section, is proposed as a phys-

older structures, and should adjacent parcels be developed

ical tribute to this city's many ethnic groups. Should

at a reasonably high density with commercial/retail/resid-

the cultural element be eliminated from the Cultural and

ential usages employing low-rise massing and sympathetic

Convention Centre, or if the Centre does not go ahead in (. r

facade treatment then an entirely different and more

any form, it is suggested that some aspects of the cultural

humanly scaled impression of Edmonton will be seen by the

elements of the building be incorporated in refurbished

Page 7 of 33

I design study 2.

Problems

97th Street Widening

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Jasper Avenue Widening

One of the immediate threats to Jasper East comes from the

Another City program which endangers the substance and

City's own plans for the area. The 97th Street widening,

character of the area is a projected widening of Jasper

for which land has long been assembled, would mean the

Avenue, on the North side, by 15 feet. Limited by the

loss of the Rothesay Apartments, a valuable older building

riverbank to the south, the proposed widening would result

and, more importantly, Chinatown - such as it still exists

in the loss of all historic buildings in Jasper East and

in Edmonton.

render the remaining blocks of limited value because of reduction in their size. Clearly, this would be a very

One of the Jasper East vicinity's most predominant ethnic

expensive and unnecessary choice since the tentative

groups is, the Chinese community. Should the 97th Street

Ailampg,plans for the area retain on-street parking along

widening be undertaken the Chinese business community

Jasper Avenue. It is advised that this on-street parking

would require relo4tion to some other area. The rationale

be eliminated rather than destroy the area's historic

for widening 97 Street on the west side by 19 feet is not

buildings and, if widening is required that it utilize

clear and with rapid transit an imminent reality for

land on the south side of Jasper Avenue rather than the

Northeast Edmonton there may be a less critical need for

north. t

so destructive a swath.

Jasper East looking east 1976

Page 8 of 33

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A more distant threat to the area is the 95th Street

bridge which will require access from 101st Avenue, Jasper Avenue and 95th Streets. However, this bridge appears to be a remote possibility with no status other than being included in the original M.E.T.S. Report.

Federal Centre The Southeast Civic Centre is one possible location for a

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consolidation of Federal offices in Edmonton. Proposals have been advanced showing as much as 1,000,000 sq.ft. of offices in the area - larger by 150,000 sq.ft. than the Provincial Alberta Centre: The Federal Centre, depending on how it is developed could be the doom or boon of the East Jasper Avenue area. If an old-style urban renewal approach is taken, with clearance and construction of single-use office towers, a very sterile environment could result. However, if smaller scale' multi-use type buildings are incorporated into the north of the study area, it could add necessary daytime population to the area and,

indeed, enhance and make more viable the building recycling, and proposed uses for the study area.

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II. Historical Sketch

The Jasper East area g the cradle of commercial develop-

Through the 1:30's and into the first decade of the Twentieth

ment in the post-fort era of Edmonton's history. Because

Century, Jasper East was the location of many early hotels,

of its proximity to land trade routes, and due to the

hardware and grocery stores, and later offices, banks and

westward restriction to the City of Edmonton of the Hudson's

apartment blocks. As the Hudson's Bay Company holdings

Bay Company holdings, the top of the bank area between

opened up west of downtown, and with the development of

97th and 101st Streets was the site of many late-19th

the legislature on the former Fort Edmonton site on the

century businesses. Jasper House, like many hotels in the

major public and commercial functions began moving west-

area, was a way-station and stopping place. This building

ward from Jasper East. This resulted in more specialized

was built in 1882 and is today, under the name of Hub

and permanent uses taking hold in the 3-block Jasper East

Hotel, Edmonton's longest continually operated business.

area. It became the major entertainment centre for the

Another stopping place was Columbia House, a hotel and

City, with its numerous fine hotels (Alberta, Pendennis,

stopping place situated near the river bank of 96th Street

Jasper House), dance halls (such as the top floor of the

,and Jasper Avenue. This building was home of the first

Rothesay Apartments) and movie theatres (the original tent

post-Fort liquor store, R.C.M.P. office, and, most import-

version of the Dreamland perched on the river bank, and

antly, an Immigration Hall. It was through here that

the Gem Theatre, the City's first permanent cinema).

thousands of immigrants to Northern Alberta passed during

The existing structures which are of interest between 1903

the land boom of the 1890's. While Columbia House was

to 1917, Edmonton's early boom period.

destroyed in the 1940's, and there were other immigration halls in Edmonton's early history, this site would seem a logical one to honour the contributions of the immigrant to the growth of our city. In addition, this area is still home to many of the aging immigrant pioneers who built much of this City.

east

Page 11 of 33

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The following is an outline of the character, construction and condition of some of these buildings.

Flat Iron Building (Gibson Block) One of the City's, and this Province's, architectural gems, the Flat Iron Building is one of perhaps a dozen such buildings built on triangular lots in North America before World War I. At one time planned for six storeys, (four storeys built) which would make it more comparable to its antecedents, the Gooderham Building in Toronto and the Allied Chemical Building in Times Square, New York City this structure does have an austere prairie charm all of its own. The brick work is of very high quality with enameled highlights and vertical raised brick coursings. The interior has an open panelled stairwell, originally intended as a location for an elevator, The interior bannister, panelling and entrance surrounds are of solid oak, sadly neglected of late. The building has extremely high ceilings and is of solid sound construction; it, like most of the other buildings, was constructed late enough to benefit from cast iron and cast concrete structural the Flat Iron Building renamed the 'Schubert-Wenzel Bloc

systems which are not subject to the dry rot and degradation mid-1920's

of earlier wood buildings. The Flat Iron Building was designed in 1914 by A. W. Cowley for a Mr. Gibson for use as an office building but was soon converted to apartments.

Page 12 of 33 ION OOOOOO WO* • • • NI • • •-•• ••• IVO 0.0

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Removal of the party walls between suites, upgrading of

The Ernest Brown Block (Brighton Block)

heating, lighting and plumbing systems, redecorating and

The Brown Block was built in two parts the first in 1911

a cleaning of the exterior could render the Flat Iron

and the second in 1912, and served as studios for the

Building one of the finest older office buildings in this

famous prairie pioneer photographer, Ernest Brown. The

City. The narrow floor plan, the large ratio of window

subject of several books and a Nati(Aal Film Board film,

area to floor area, and its aesthetic value makes this

Ernest Brown created one of the finest photographic records

building particularly well-suited to conversion.

of pioneer life. The building he constructed to house his studios is made from brick and Calgary sandstone, a com-

Pendennis Hotel (Kenmo Lodge)

bination utilized by most of Edmonton's pre-World War I buildings, a combination which makes for a delicate and

Tie Pendennis Hotel, one of the City's finest pre-prohibitiol

;mall hotels, was built in 1912. Like most of the other older structures, it is graced with very fine detailing, especially in its use of moldings and linteling. As with the other buildings in this block, it has one of Edmonton's most spectacular river valley views a view which will remain since the south side of Jasper Avenue is to be designated as parkland.

Among the recommendations which follow are suggestions that Alberta Housing Corporation and C.M.H.C. programs be utilized for the upgrading of this building which, in terms of current residents is serving as a Senior Citizens' home.

contrastful balance between function and beauty.

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Page 13 of 33

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The facade of the Brown Block is being considered by Parks

Gem Theatre

and Recreation as a candidate for reconstruction at Fort

Believed to be this City's first permanent purpose-design-

Edmonton. This dislocation of the building is of question-

ed theatre, the Gem Theatre will be this City's only

able value, particularly considering its present condition

remaining example of pre-World War I theatre Baroque

and the social role it fulfills in housing low-income

interior decoration if the Strand Theatre is destroyed.

people, at low cost. Presently, the main floor is vacant;

While not on the same scale of grandeur as the Strand, the

a condition similar to that of the area's other older

Gem Theatre does boast interior ornate wood carving and

buildings. In its day one of the finest apartment build-

goldleaf decoration. The highly unusual facade with its

ings in the City, as is evident from the interior cori6thign

recessed portico and modernistic decoration is unique in

columns middle and old-age low income residents.

the City. The interior is believed to be in fairly poor

repair now because of its use in the past few years as a The issue of the provision of suitable housing for senior

dancehall. No accurate estimate can be made of the reno-

citizens has been a contentious and significant one through-

vation costs at this time.

out the 1970's. With the scale and impersonality of

senior citizens high-rises increasingly under attack from

Li 11

architectural programmers and sociologists, attempts are q t„, being made to find economical high-density housing alternatives for older people. In the U.S., and more recently Canada, the older rooming house and traditional apartment building forms are being seen as easy, economical and humane housing forms. Conversion offers the advantage of

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continuity, as it can progress while most residents still live in the building. New construction requires two to three years of capital investment before the first resident can be admitted.

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Page 15 of 33

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Should subsequent studies show the Gem Theatre worth of

House was advertised, and is believed to be, the first

renovation, it would make an ideal home for the City's

brick hotel in Canada west of Winnipeg. The building has

growing repertory cinema groups currently using temporary

had several subsecient additions, one of which was a wood

facilities. If the Cultural and Convention centre project

frame addition considered unsuitable for future retention.

were cancelled or the cultural element were eliminated

This building is proposed for retention basically in its

from the building the Gem Theatre would make an excellent

present form and function.

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multiethnic cinema, a facility which this City presently F.

lacks.

Goodridge Block (W.W. Arcade Block) This building was designed in 1911 by R.A. Barnes, the

Hub Hotel (Jasper House

architect of several prominent early Edmonton buildings,

As mentioned above, the Hub Hotel is Edmonton's largest

for a Mr. Goodridge. The building is in very good condition

continuing use private business, operating out of the same

and is recommended for retention with coninuation of its

structure. With portions of it built in 1882, the Jasper

present uses, (hardware dealers on the bottom two floors and small rooms above) with possible future conversion of the rooms to office space should the market warrant it.

Artist's conception of refurbished Goodridge Block (letft) and Hub Hotel

(right)

Page 16 of 33

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Rothesay Apartment A superbly detailed building, the Rothesay Apartment is a

the Alberta Hotel site. While the Provincial Heritage

small and unusual architectural gem for this city. Designed

Sites Branch has investigated saving this building; it is

by the prominent early Edmonton firm of Magoon and McDonald

important that it be designated as a "Classified Historic

in 1914, the Rothesay boasts fine Italian marble in the

Site" rather than as a "Registered Historic Site" in order

lobby and diaper brick detailing in the facade. The top

to provide adequate protection under the Historical

floor of the building was designed as a gallery and later

Resources Act.

served as a dance hall. The large clear span of this room makes it well suited for conversion into a private art

The Alberta Hotel is a highly eclectic and successful

galley or studios. Office conversion or retail useage are

blending of various Canadian architectural trends; there

suggested on the second and main floors. Arches could

is fine red Ontario-style brick, with simply detailed

likely be cut through the main floor of the Rothesay

rounded arches and lintels, highlighted by rough-hewn

Building to allow for interconnection of infill develop-

Calgary sandstone, with a round metal cupola and hammered

ment to the south with development on the rest of the

metal cornice which are unusual in the western frontier.

block.

Alberta Hotel An architectural delight, which any city would be proud to possess, the Alberta HoteCiEWfdliRfe'60gIreYt-N-0(r, served, the most historic, the most commercially viable, and the most threatened building in the study area. Designed by

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for decades the City's premier hostelry, eating place and public house. If the Convention Centre goes ahead across the street, there will be immense pressure to redevelop

1976

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Page 17 of 33

Page 18 of 33

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III. The Plan

Cultural/Social/Economic Criteria

Furthermore, design criteria related to facade finishes will further increase construction costs, and density

Building Density

variations from the present norm are a menthod by which

The present coverage for buildings on these two blocks is

City policy can help offset increased costs to the developer

a Floor Area Ratio between 3: and 4:1 which is considered

of harmonizing with the existing grouping of historic

medium density. Such density is not new to the Jasper

buildings. High density is also justified, indeed almost

East area, with most older Jasper Avenue frontage build-

necessitated, considering the location of this land so

ings being at least 40 feet high and having complete lot

near the City's urban core.

line to lot line coverage. Present development economics dictate relatively high density redevelopment for the

Mixed Use

Jasper East area due to present construction, financing,

The Jasper East area of Edmonton has a history of extreme

and most importantly, land costs. A floor area ratio of

mixtures of income level, racial and ethnic types, and

5:1 4acceptable where theAproposa14 meets the design

land uses. A 1911 Insurance Company map shows 'Chinese

criteria for height2 light, amenities and layout as out-

workers shacks' beside the luxurious Rothesay Apartments,

lined elsewhere in the report.

a miners' tent city across from the prestigious Gibson Block, and the largest blacksmith and forge in the City

Another reason for high density is the inherently greater

beside the Alberta Hotel, This eclectic mixture is a

per construction costs involved in infill buildings on

characteristic of Edmonton as a whole, with its lack of

urban lots of irregular shape and size urban lots, such as

distinguishable ethnic ghettos despite a large ethnic

the Alberta Hotel and Flat Iron Building Blocks. Infill

population, as well as its areas of comparitively high

is the process of adapting buildings to remnant parcels of

density (for a prairie city) contrasting with larc blocks

underutilized urban land and the harmonious incorporation

of open parkland, There is a healthy and useful place in

of existing buildings. Such developments as Henriquez

the City for such juxtapositions and wide variance in the

and Todd's Gaslight Square in Vancouver and, more impor-

composition of an area's residents and building usages.

tantly, Barton Myers' Yorkville Square and Hazelton Place-

Upgrading of pensioners' rooms is therefore proposed

in Toronto are the primary Canadian examples of infill

literally next door to the site of possibly Edmonton's

developments.

Page 19 of 33

sign study

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The infill housing proposed for the study area would help

A unified area approach is required for street furniture,

boost Edmonton's downtown residential population and is

landscaping, land consolidation, parking accomodation and

one of few areas where such development would be suitable.

design criteria. Fully exploiting the potentials of a

The area is well located with regard to social, cultural

grouping of buildings can only be accomplished through a

and employment facilities. The mixture of entertainment,

unified approach, as much for what it prevents as for what

retail, office and residential uses proposed is necessary

it allows.

if cultural continuity, social responsiveness, and economic viability are to be maintained in the downtown.

Historic Preservation The Jasper East project differs from that envisioned for

Comprehensive Redevelopment

the Old Strathcona area. Jasper East is much smaller in

The key to human scale redevelopment in this area is the

area and the type of infill proposed is a reflection of

preparation of a realistic plan and its consistent imple-

the dictates of a central city location. Due to its

mentation. There is no greater threat to the positive

higher density and proximity to the downtown core the

qualities of this area than a piecemeal development without

Jasper East area must be more fully developed than is

a design framework. For example, single redevelopment of

either desirable or possible within the Old Strathcona

any of the six lots between the Flat Iron Building and the

Heritage Conservation Area. With the loss of the City's

Pendennis Hotel would preclude large-scale development of

older downtown public institutions such as the Library,

the rest of the block. This is due to the small and

Post Office, Fire Hall, and Court House, the physical

irregular nature of the remaining lots. Without further

reminders of our past in the central city must now be

study of this area, followed by implementation procedures

sustained by older commercial buildings, of which the

similar to those outlined in the next section of this

Jasper East area boasts the best constructed; most pleasing-

report, varying incongruous uses could be established in

ly sited and grouped structures in the downtown.

the midst, or even on the site, of downtown Edmonton's most significant cluster of older buildings.

Page 20 of 33 47 4

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Jasper East at Queen's Avenue lookinc Inauguration Day Sept. 1, Prime Minister Sir Wilfred Laurier stayed at the Aibe -te whlle in F-irinnr,-,

Page 21 of 33

dosWI study

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A new and healthy phenomena of the 1970's has been the

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Minimum Negative Impact on Low Income Housing

increasing commercial viability of building recycling.

There are numerous moral and social concerns related to

This is because of the short turn-around time and because

large-scale destruction of low-income housing in order to

of the possibility of phasing; new office/residential

allow for office, retail and high income residential

suites can be on display in a recycled building even while

development. Yorkville, in Toronto, was rehabilitated at

the new construction phase is in progress. Financing can

the cost of displacing virtually all of its low- and

be arranged for a whole mixed recycling-new construction

middle-income residents. The Jasper East Design Study

development and the recycled portions can generate rents

proposes minimal reduction to existing low-income housing, nes ter,

and hence provide a return on capital investment, even while the rest of the complex is partially complete.

.while allowing for gqvjoiliny utilization of the remaining land for development purposes. Only the Rothesay Apartments and the Flat Iron Building are suggested for conversion

An example of a successful mixed recycling-new construc-

from housing to offices. This is due to their unusual

tion development is Calgary's Lancaster Building/Oxford

shapes which are impractical for residential suites. It

Square development, where show suites in the older build-

is suggested that the Hub Hotel, Pendennis, Goodridge and

ing as well rents from the older portion did much to make

Brown Blocks undergo upgrading as necessary but continue

the project a success. This type of mixed development is

as low-income housing.

possible, even desirable, in the study area. Amenities in the form of a landscaped area at the second

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1\11-(1:-;17i 1 11 '"

Even more important, well planned building recycling

storey level behind the Pendennis, Hub Hotel, and Brown

greatly increases city tax revenues. A recent conversion

Block, for use by the residents could be provided. It

of a warehouse district 3-storey structure into offices

could serve as part of the open space provision for the

doubled direct city property taxes on the property over a

infill housing developments, as well as make possible a

3-year period There are, of course, many indirect benefits

mid-block above grade crossing. In addition, there would

of downtown rehabilitation such as increased business

be the provision of a a much-needed top of the bank park

taxes, decreased need for health and fire inspector surveil-

for the area's residents.

lance, and so on.

Page 22 of 33

as p c r

Inauguration Day decorations on Columb House an early Edmonton Immigration Ha and stopping place. Columbia House was demolished in the 19/10's' and there is a gas bar on this riverbank site today.

Page 23 of 33 ia do r•G•4rr

WM.O. tt.I

design study

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Immigrant's Square Urban Park -urban pocket park on the site of 'Columbia House' -turn of the century hub for immigrants coming to northern Alberta -ethnic theme sucgested for park plaques and statuary -ideal location for viewpoint and top of the bank link to Capital City Recreation Park -easterly 'entrance' to the downtown

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Page 24 of 33

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artist's conception of

rn i qrant t s Square Urban Park and infill development Jasper Avenue at 97 St. looking east

Page 25 of 33

desio study

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Design Criteria

Low Rise

So as not to block sun penetration and river views for

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future taller developments to the north.

The Jasper East Design Study area is the only location i the downtown where a low-rise riverbank profile is still possible.

Downtown plan preliminary studies have recommended low'tt.,At( 110v5h,1,5

rise maximum (45 feet) in this area.

cevâ&#x20AC;&#x2DC;ctrc4-rt:t

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Exceptions to height limitations should only be allowed along the northern edge of the block, and then only to Ack

conform with view and sun angles as shown on the accom-

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panying diagram.

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Compatible Scale and Massing

Building massing and scale of components should harmoni.

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and not overpower existing older buildings.

Use of smaller and varying modules and refined detailing

Cont-14:0

should be encouraged so as to emphasize human scale and avoid dehumanizing large-scale replication. View of the Alberta Hotel Block illustrating possible sympathetic massing and surface treatment for adjacent infill development.

Page 26 of 33

Where possible, the cornice lines, window heights and

Massing, where possible, should be kept from corners and

patterns of the older buildings should be continued in new

located in the middle of blocks to allow sun penetration

construction. This should not, however, restrict positive

into pedestrian areas.

design innovation in new buildings. 4. 6.

The three-storey facade profile along Jasper Avenue should

Setbacks from 97th Street or Jasper Avenue in new construc-

be maintained and extended in new construction. These

tion should not be encouraged. Open space requirements

portions of new developments more than 3 or 4 stories in

should be met by gaps between new construction and old, by

height should be located at the north end of the blocks so

provision of above grade amenities and/or by monetary

as not to be too visible from Jasper Avenue.

contribution to the adjacent Immigrants Square urban park.

nay-tiN cvâ&#x20AC;˘.:A or-r block IYâ&#x20AC;&#x2DC;f ;II

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Elevation along 98 St. north of Jasper Avenue 0 ncc;k12

i,fTli rIpvpl,nment.

Page 27 of 33

design study

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Compatibility or Building Materials

Signage Co-ordination and Upgradira

Facade materials should be of high quality and harmonize

Existing signage, in poor repair or of the projecting

with existing materials. Stated simply, the prime external

format, should be phased out.

building material should be red or brown brick. 2. 2.

Projecting signs of any kind should be prohibited in order

Horizontality in new construction is to be avoided - for

to improve Jasper Avenue views and to improve visibility

example, horizontal poured concrete slabs should have

of buildings.

careful brick detailing to break the horizontal monotony. 3. 3.

Warmly colored (sandstone shade) concrete should be encour-

Wooden extenally illuninated facia should be encouraged (incandescent illumination).

aged as highlights and contrasts to the predominant brick. This is an allusion to the sandstone which was used to

highlight the large brick historic buildings in the area.

Rough, warm-colored aggregate pre-cast panels and components

as predominant background color.

Illumination for back lit signs should be 'warm as opposed to 'cool' flourescent tubing.

should be allowed only for variation and contrast and not as a predominant facade material.

Back illuminated plastic sheet signs should not have white

, 6.

Facia type neon signs of all types should be encouraged.

Empty (non-windowed) sides of buildings could be used for

Extensive glazing should not be allowed due to both energy (heat loss) and design (small window to wall ratios of

compatible supergraphics and original, high quality design

older buildings) considerations.

painted signs. For example, the western face of the Flat 6.

Iron Block could be covered with a supergraphic possibly

Bay sizes should be kept to 25 feet or less if practical.

including a historicizing serif-style type face bearing the name of the building.

Channel-lume, (individually lettered internally illumin-

â&#x20AC;˘ ated signs) should be encouraged as the predominant sign form.

Page 28 of 33

Street Furniture

A specialized street furniture program should be imple-

mented for Jasper East.

If sidewalk improvements or widenings take place, they should incorporate brick pavers as highlights.

Street furniture such as benches, poles, light standards, litter receptacles, bus shelters, and so on should be constructed primarily of wrought iron, wood and brick to compliment the buildings. Plastic, concrete or sheet metal materials should be avoided where possible.

kovsivlb re-tkxl t'Amvet P104f.'

Street furniture should express historicality in design yet remain functional and serviceable.

3V4r 41

Color of street furniture should be dark brown or green, warm grey, red, gold, or other 'earth tones' in color.

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Bright hlues, oranges, purples, yellows and white colors should be avoided.

The specialized street furniture should begin at 100th Street in order to provide a transition :into this area,

City originated visual clutter in the form of single head traffic meters, poles, parking signs, etc., should be kept

re-CyrloislIvr-ot, k.sfor,scal 6on.okiiNs,5

to a minimum. *-(Slcvei come.vai-y 7.

If shown to be compatible with City Engineering Department

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- block

needs, brick pavers or colored concrete crosswalks should be laid across Jasper in order to allow for safer and more disâ&#x20AC;&#x201D;

shable pedestrian crossings.

View of compatible high high density development located

Page 29 of 33

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Page 30 of 33

IV. SUMMARY AND CONCLUSIONS

The decisions (or lack thereof) which will seal the fate of the Jasper East Area will be made within the very near future - the next year or two in all likelihood. This report has attempted to point, in necessarily brief fashion, to the unique and valuable physical, cultural and social resources found in this until now forgotten corner of the downtown. Historical commercial buildings, the only remaining grouping of significance in the downtown; human scale low income housing; spectacular river valley viewpoints; a strongly ethnic shopping street, are all present in the area now, but are unlikely to remain in a viable form unless a firm policy direction is evolved for the district. While there are many other decision makers influencing this area, the Civic Administration has the primary responsibility for charting direction for the area. This can be accomplished by evolving meaningful policies and by co-ordination of private and senior government activities in the area. In this regard the following recommendations are put forward to assist the Civic Administration in the compilation of information and preparation of policies which will affect the Jasper East Area:

Preservation Encouragement

The City, primarily through the Zoning Branch, should utilize its existing web of contacts in the development and architectural industries to make known the redevelopment potential of the Jasper East area and the trends which make many of the buildings prime candidates for conservation and conversion. Both the Gibson Block

Page 31 of 33

design study

-1111111!W

and the Alberta Hotel are now, or will soon be, for sale. The

Inner City Rooming House Study

City's efforts would be in informing and attracting sympathetic In preparation of the housing component of the Downtown Plan, or

private developers to examine the feasibility of recycling one or

in future community plans for Boyle Street and McCauley areas

both of these architectural gems. The City's resources in the form

demographic and interview information about the Inner City's pre-

of maps, photographs and copies of this report could be made widely

dominently elderly Rooming House population should be collected.

available, particularly to developers specializing in rehabilitation

In co-operation with the City Health and Fire Departments a de-

of older buildings. These developers are generally based esewhere

tailed survey could be made of the physical condition of these

in North America.

aging and sometimes dangerous buildings with a vieW to how they could be refurbished. 2.

Immigrant's Square Urban Park

Central Mortgage and Housing Corporation and Alberta Housing Corporation funding programs could be investigated with regards to

In preparation of the Dowtown Plan parks component by the Re-

finding means of upgrading and conserving these often historic

habilitation and Redevelopment Branch, or in upcoming downtown

buildings as low income inner city housing. The study should

and community parks studies by the Parks and Recreation Department,

involve the expertise of design and architectural conservation

the cost and feasibility of a top-of-the-bank park on the site of

professionals, and would be unique in examining both the social and

the Gulf Gas Bar on Jasper East at 96 Street should be investigated.

the physical aspects and potentials of an merging urban problem -

This report has recommended a Street closure of 101 A Avenue between

the demise of the inner city rooming house to large scale develop-

Jasper and 96 Street, and has proposed a tribute to the area's

ment and the resultant paucity of low income inner city housing.

multi-ethnic pioneers, but other alternatives for the site can be optioned. After preliminary design and costing of the park has been done, charitable groups such as the Devonian Foundation, and area ethnic and special interest groups (such as the Convention

Ad Hoc Urban Design Study

Centre, Chinese Businessmen's Association, Federal Government, etc.) should be canvassed as to possible planning and cost-sharing involvement in the creation of a river valley viewpoint at this major downtown entrance.

While funds and personnel for a major urban design study for the Jasper East Area are unlikely to appear, the City could undertake a stop-gap measure by having design planners from the Rehabilitation

Page 32 of 33

jasper

and Redevelopment and Zoning Branches get together for as few as

The Jasper East Area, despite its rather shoddy and decrepit

three or four half day sessions to study the urban design issues

present appearance, offers great potential for retaining the

for Jasper East as part of Downtown Plan preparation. This brief

smaller scale 'human element' in the downtown.

study could investigate design issues such as the format of future infill and/or new development, building massing and height, facade treatment, grade level uses, and so on. This would provide some urban design terms of reference for City negotiations when redevelopment applications begin to be made for the Jasper East and adjacent areas.

This report has put forward such ideas as mixing rehabilitat rooming houses with high quality condominium infill; of reg'.1, building height along the riverbank and of creating a bank s': tribute to Northern Albert's ethnic pioneers in the hope of serving the character of this area as well as allowing it to pond to mounting development pressure. If businessmen, pla--

Great cities grow by means of an almost organic process of adaptation, appreciation, modification and criticism. Due to the recent pace of urban development in Edmonton, we have been unable to afford the luxury of these reflective processes which have in the past coalesced to create urbanity. While Edmonton may not aspire to being a great world scale city on a par with Paris or San Francisco, it does have some unique areas such as Old Strathcona, Jasper East, or the emerging river valley recreation system which give it a distinctive character. This unique character, indeed human scale development of any sort, is sadly lacking from downtown Edmonton. Indicative of this trend, the mid and late sixties saw the loss of the on downtown historic institutional building after another; the Library, Post Office, Fire Station/First City Hall and the Provincial Court Huse were all demolished in order to make way for large scale redevelopment.

developers, architects, and governmental agencies work toge:

. -' Jasper East has the potential to become a vibrant and meanir, part of the urban fabric. However, unless an energetic reso: soon taken, the unique character and rare buildings of this a will be lost, or perhaps even worse, Jasper East will rema'. dusty and forgotten corner of Edmonton where, at the turn c= this century, a new City glowed and then faded.

Page 33 of 33

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