ONTROSE SANTA ROS Community Plan
Planning Department The
LIBRARY ity of Edmonton
The City of Ethrontol
PLANNING DEPARTMENT
RAFT COPY FOR DISCUSSION ONLY
WORKING PAPER
July 1981
eiiiionton
TABLE OF CONTENTS 1. INTRODUCTION
2.
1.1 purpose of the report
1
1.2 initiation of the community plan
1
1.3 . review of the process
1
BACKGROUND
2.1 description of the community
3
2.2 issues
6
2.3 goals
8
3.
OVERALL DEVELOPMENT CONCEPT
I.
PLAN COMPONENTS
5.
PAGE
10
4.1 Land Uses
12
4.2 Traffic Circulation
28
4.3 Parking
29
4.4 Pedestrian Circulation
31
4.5 Infrastructure
33
4.6 Schools, Parks and Open Space
35
4.7 Community Services
37
REQUESTED ADMINISTRATION INPUT
39
Appendix Built Form Objectives
43
MAPS AND CHARTS
Map 1 - Location of Montrose/Santa Rosa Map 2 - Existing Land Use (General) Map 3 - Montrose/Santa Rosa Issues Map 4 - Montrose/Santa Rosa Overall Development Concept Map 5 - Montrose/Santa Rosa Sub-Areas Map 6 - Existing Montrose/Santa Rosa Land Use Districts
Map 7 - Proposed Montrose/Santa Rosa Land Use Districts Map 8 - Montrose/Santa Rosa Circulation Problem Areas Map 9 - Montrose/Santa Rosa Parking Problem Areas
Map 10 - Montrose/Santa Rosa Pedestrian Circulation Recommendations
Chart 1 Explanation of Proposed Montrose/Santa Rosa Land Use Districts
1.
INTRODUCTION
1.1 Purpose of the Report The purpose of this report is to present the major proposals and strategies of the Montrose/Santa Rosa Area Redevelopment Plan. The strategies have been formulated by the Montrose/Santa Rosa Planning Team in consultation with the Montrose Active Citizens (MAC). This working paper is intended to initiate discussion between the Montrose/Santa Rosa Planning Team and other planning sections, civic departments, the public, businessmen and any other interested groups. Following the review and discussion of this working paper, a draft community plan will be prepared. 1.2 Initiation of the Community Plan In 1980 02 the Provincial Government selected Montrose/Santa Rosa to receive neighbourhood improvement assistance under the Community Services Program (CSP). Montrose/Santa Rosa was designated as a CSP area because it was considered a potentially stable neighbourhood that was encountering land use incompatibilities, redevelopment pressures and had a moderate need for environmental improvement. Through CSP Montrose/Santa Rosa received $139,000.00 to upgrade two parks-Montrose Community League Park and Santa Rosa Arena Park. In conjunction with the Neighbourhood Improvement Assistance, City Council directed the Planning Department to prepare a Community Plan. The Community Plan will establish policies and priorities to direct both future redevelopment activities and the upgrading of municipal services. Planning Department
1.3 Review of the Process
LIBRARY FE
There are twelve general phases involved in the Montrose/Santa Rosa community plan process. Eight of the twelve phases have either been completed or are in progress; they are:
1) The preparation of a Community Profile Report 2) Organizing a citizen planning committee (MAC) 3) Issue identification with MAC 4) Conducting various questionnaires 5) Conducting public workshops 6) Preparing an Issue Report to City Council 7) Defining planning objectives and developing alternative strategies 8) Selection of strategies and drafting a Working Paper The last four phases will be dealt with subsequent to the circulation of this working paper; they are: 1) Preparing the draft Community Plan 2) Review by the City Administration and outside agencies 3) Adoption of the Community Plan by City Council including review by the Municipal Planning Commission. 4) Implementation of the Community Plan.
2. BACKGROUND INFORMATION 2.1 Description of the Community Montrose/Santa Rosa is located in the northeast sector of Edmonton. It is bounded on the east by 58 Street, on the west by the LRT/CNR tracks, on the south by 118 Avenue and on the north by the Yellowhead Trail (refer to Map 1). Montrose/Santa Rosa had a population of 3,336 in 197 9 living in 1,290 households. This represents an average household size of 2.58 persons. The total population of the neighbourhood has been declining slowly but steadily over the last ten years from 4,542 in 1969 to 3,336 in 1979. This represents an average decline rate of 2.7% per year. In terms of age composition of the overall population, like most inner-city communities, Montrose/Santa Rosa has a high percentrage of senior citizens (13%) and a low percentage of people under 20 years of age (26%). Montrose/Santa Rosa comprises approximately 223 acres with a variety of land uses (refer to Map 2). The residential component only accounts for 50% of the area and is primarily composed of older single detached family housing. Industrial land uses are the second major •type of land use occupying 18% of the community. The industries are located in the northwest sector of the neighbourhood in heavy and medium industrial districts. Commercial land uses range from highway oriented commercial to neighbourhood convenience stores. Most of the commercial establishments are located near the Northlands Coliseum and along 118 Avenue. There area number of external impacts that affect the community. The improvements to the Yellowhead Trail may increase traffic congestion and noise pollution; the expansion of the Northlands Exhibition Grounds may cause traffic and parking problems; and a number of major industrial plants are located in close vicinity (such as the 450,000 square foot Swift Plant and the 5,000 square foot Atomic Transfer Plant) which create traffic problems and noxious odours. 3
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2.2 Issues Based on the community questionnaires, community workshops, and the analysis of statistical data, five major issues confronting Montrose/Santa Rosa were identified. Briefly stated, these issues are: redevelopment pressures and land use incompatibilities, transportation conflicts, declining school enrollment, 118 Avenue commercial strip and community security (refer to Map 3). 1. Land Use - The Montrose/Santa Rosa industrial area is perceived by community residents and the Planning Department as an incompatible land use. This incompatibility stems from the fact that many of the industries generate traffic problems and are poorly maintained with unsightly storage areas. Also, under the land use issue, there is redevelopment potential for the vacant Burns site and the commercial area adjacent to the Northlands Coliseum because of their proximity to the Coliseum Light Rail Transit station and the Northlands Coliseum. There is also development potential for the vacant land along the Yellowhead Trail. However, concern has been expressed by community residents that Montrose/Santa Rosa should be maintained as a low density residential area. 2.
Transportation Conflicts - Non-resident parking and traffic congestion related to the Coliseum are identified as major transportation problems. This is particularly evident to the area west of 66 Street. Traffic short-cutting through the residential areas on 119 Avenue, 121 Avenue, 122 Avenue and 59 Street was raised by residents. Another transportation issue is the need to address the problem of dangerous roadways and intersections caused by inadequate traffic signs and speeding motorists.
3.
Declining School Enrollments - Over the last ten years, school enrollment in Montrose/Santa Rosa has declined steadily. As a result, both schools in the neighbourhod are currently operating
6
itrukTirrbinhiNewr,
COMMUNITY PLAN ISSUES
Map 3 FUTURE RESIDEIGIAI) VELOAILN1'
INDUSTRIES •
- poor truck access - land use conflicts - need for a landscape buffer 1
LCOMMUNIFIY SLCURITY - petty crimes and vandalism throughout the neighbourhood •
BURNS SI IL potential tot comprehensive I edevelopment
- existing vacant land along the Yeliowhead Trail
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OEDEVELOPMENT PRESSURES prestiores tor higher densit residential development existing community character threatened by redevelopment
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111611WAY COMMERCIAL - impact of Capilano Freeway Coliseum related commercial development
I
118 AVENUE COMMERCIAL S7R1P visually unattractive parking problems roadway safety
City of Edmonton July/8I Community Planning Branch 4/
well below their capacities. If this trend continues, it may force the closure of one or both of the schools. Community residents and the Planning Department feel that the two schools are assets to the neighbourhood. The closure of one or both of the schools would negatively affect the community because Montrose/Santa Rosa might be less attractive to potential home buyers with school age children. 4.
118 Avenue Commercial Strip - The 118 Avenue commercial strip adjacent to Montrose/Santa Rosa is visually unattractive, underutilized and declining in its role as the local shopping area. In addition, parking facilities are deficient in most of the existing commercial establishments and pedestrian safety along 118 Avenue is a major problem.
5.
Community Security - In comparison to the City as a whole, Montrose/Santa Rosa has a relatively higher crime rate in breakins, theft and willful damage. Residents in the neighbourhood have indicated petty crimes and vandalism as common problems throughout the area.
2.3 Goals The plan goals are based on the issues and potentials of the Montrose/Santa Rosa Community; they are: 1. To maintain Montrose/Santa Rosa as a stable family oriented residential neighbourhood. 2.
To preserve the low density residential character of the neighbourhood while accommodating redevelopment activities related to the Coliseum L.R.T. station and Capilano Freeway.*
*In this working paper, low density residential uses are referred to RF2, RF3, RF4 and RPL Districts; medium density residential uses are referred to RF5, RF6, RA7 and RMX Districts; high density residential uses are referred to RMX and GMX-2 Districts. A more detailed description of these Land Use Districts is outlined in Chart I. 3
3.
To provide higher density housing development or redevelopment in the vicinity of the Coliseum Station thus greater facilitate usage of the L.R.T.
4.
To minimize incompatibility of various types of land uses within and around the neighbourhood.
5.
To provide a variety of housing accommodation in different forms and tenures with a strong emphasis on family housing.
6.
To manage traffic and parking in the community particularly those generated by the Northlands Coliseum, Exhibition Grounds and non-residents.
7.
To improve and consolidate commercial development along 118 Avenue in order to better serve the surrounding neighbourhoods.
8.
To recognize the uniqueness and interdependence of the areas east and west of 66 Street.
9.
To ensure the safety and security of the neighbourhood.
10. To maintain a sufficient level of social and municipal services. 11. To ensure an adequate supply of parks and recreation space in the community. 12. To serve as a means of providing detailed direction to the implementation of policies of the General Municipal Plan pertaining to Montrose/Santa Rosa.
9
3. OVERALL DEVELOPMENT CONCEPT The overall development concept for Montrose/Santa Rosa (refer to Map 4) is based upon the existing land use pattern, transportation system, city policies, development trends and general planning principles. The concept is to focus higher intensity development near the Coliseum L.R.T. Station and arterial roads, while preserving and rehabilitating the remainder of the neighbourhood for low density residential land uses. The intensity of development would decrease eastward from the Coliseum L.R.T. Station. A transition zone will provide a change of land use densities from high to low. The industrial sector in Montrose/Santa Rosa would be maintained and upgraded to minimize conflict with the residential area of the neighbourhood. Commercial developments will be consolidated to form three major commercial nodes. The area adjacent to 73 Street and 72 Street will provide business offices and commercial establishments that cater to Northlands Coliseum. The area around the 66 Street/Yellowhead intersection will be designated for commercial development relating to Yellowhead Trail and the industrial districts. The 118 Avenue commercial strip will be maintained and upgrade for local shopping needs. The development strategy for traffic circulation is to develop a traffic management scheme that would keep industry-generated and city wide traffic to arterial roads, while discouraging traffic short-cutting on local roads. As well, the existing roadway system in Montrose/Santa Rosa will be evaluated with the purpose of minimizing the number of arterial roads. For parking, the development strategy is to implement a parking control plan around Northlands Coliseum and provide additional parking facilities at various commercial areas in the neighbourhood. The pedestrian circulation strategy is to improve pedestrian movement and safety by developing pedestrian zones and access trails linking major pedestrian generating and destination points, such as the Coliseum L.R.T. Station, schools and parks.
10
cMiNTROE RO Overall Land Use Concept
map 4 Area for Preservation and Rehabilitation
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July/8I
City of FAmonton Community Planning Branch
I.
PLAN COMPONENT INTRODUCTION This section presents plan recomendations that deal with: land use, traffic circulation, parking, pedestrian circulation, infrastructure, schools, parks and open space, and community services. For the land use recommendations the plan area has been divided into five sub-areas for convenience in planning analysis (refer to Map 5). The sub-areas were defined by predominant land use existing in the area. For the other plan components the recommendations which are presented apply to the entire plan area.
4.1 Land Use In each of the five sub-areas an overview, the issues, objectives and land use recommendations will be presented.
12
cYVIONTROS SAN1A ROS SUB- AREAS
map 5
WAD TRAIL
r"."
II
July/8I
City of Edmonton Community Planning Branch
SUB-AREA 1 Overview The vacant Burns site, Northlands Coliseum and an industrial/commercial area adjacent to Northlands Coliseum comprise this sub-area. With the vacant Burns site in the vicinity of the Coliseum L.R.T. station it is suitable for redevelopment. The industrial area adjacent to Northlands Coliseum is gradually changing from industrial land uses to commercial land uses. Commercial land uses, such as hotels and restaurants are locating here to cater to people who attend Northland Coliseum events. The proposed Capilano Freeway extension will create considerable impact on this sub-area. Issues Redevelopment of Burns site. -
Impact of the extension of Capilano Freeway.
-
Traffic and parking problems generated by Northlands Coliseum. Redevelopment pressure caused by the proximity of the Coliseum L.R.T. station and the Northlands Coliseum.
-
L.R.T./C.N.R. track impact
Objectives The overall development objective for this sub-area is to provide a relatively high density residential component along with a mixture of commercial developments that compliment the Coliseum L.R.T. Station and Northlands Coliseum. 14
-
To provide a mixture of residential accommodations that would offer a wide variety of housing styles and tenures at medium and high density.
-
To consolidate and define the commercial area adjacent to Northlands Coliseum.
-
To upgrade the existing commercial area adjacent to Northlands Coliseum in terms of parking, streetscape, storage and landscaping.
-
To promote commercial establishments along 72 Street and 73 Street that compliment Northlands Coliseum and the proposed Capilano Freeway extension.
-
To minimize conflicts with the neighbouring land uses.
-
To improve pedestrian linkage to the Coliseum L.R.T. station.
-
To investigate and address the need for any industrial uses in this sub-area.
Land Use Recommendations (Refer to Maps 6 and 7, and Chart 1)
-
Redistrict the area between 73 Street and 72 Street from medium industrial (IM) to a mixture of commercial uses (CMX-1).
-
Redistrict the area east of 72 Street to the lane from medium industrial (IM) to a mixture of commercial and residential uses (CMX-2)
-
Change the area immediately west of 71 Street from low density residential (RF3) to medium density residential (RF6).
-
Redistrict the former Burns site from heavy industrial (IH) to a comprehensively designed development of high/medium density residential uses (RMX/DC1).
-
Developments adjacent to the C.N.R./L.R.T. right-of-way should provide a landscape buffer along the track edge.
-
Create a landscape buffer along the eastern edge of the former Burns site to separate the industrial area from future redevelopment.
15
OVIONTROSP, SANTA ROS
EXISTING LAND USE DISTRICTS
RF3 RA7 CNC CB1 CB2 IM IR AP US DC3 -
LOW DENSITY REDEVELOPMENT DISTRICT LOW RISE APARTMENT DISTRICT NEIGHBOURHOOD CONVENIENCE COMMERCIAL DISTRICT LOW INTENSITY BUSINESS DISTRICT GENERAL BUSINESS DISTRICT MEDIUM INDUSTRIAL DISTRICT HEAVY INDUSTRIAL DISTRICT PUBLIC PARKS DISTRICT URBAN SERVICES DISTRICT TEMPORARY HOLDING DISTRICT
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17
CHART 1 MONTROSE/SANTA ROSA LAND USE DISTRICTS DISTRICT
FORM TO BE ACHIEVED
DENSITY RANGE/MAX. HEIGHT
RESIDENTIAL RF2
Primarily for single detached housing, while permitting infill at a slightly higher density (eg. semi-detached housing).
21/2 Storeys
RPL
Primarily for single detached housing that provides greater flexibility of site design on a planned basis, with some provision for semi-detached and row housing.
17 u/a - 21/2 Storeys
RF3
Primarily for single detached and semi-detached housing allowing for some infill redevelopment up to fourplexes.
21/2 Storeys
RF4
Primarily for semi-detached and duplex housing.
21/2 Storeys
RF5
Primarily for low to medium density multiple family housing, generally as row housing.
17 u/a - 21/2 Storeys
RF6
Primarily for medium density multiple family housing, generally stacked row housing.
30/40 u/a - 4 Storeys
RA7
Primarily for low rise apartments.
App. 50 u/a - 4 Storeys
RMX/DC1
To establish a special character medium intensity residential/ commercial district allowing detailed, sensitive control of development, sitting and design of buildings.
4 - 6 Storeys
CNC
Primarily for convenience commercial and personal service uses which are intended to serve the day-to-day needs of local residents (eg. grocery stores).
21/2 Storeys F.A.R. 1.0
CB1
Primarily for low intenstiy commercial, office and services uses (eg. resturants, gas bars).
3 - 4 Storeys F.A.R. 2.0
CMX -1
Primarily for high intensity developments involving a mixture of commercial uses classes (eg. personal service shops, motels).
6 - 8 Storeys
707:4144.
COMMERCIAL
CMX-2
Primarily for developments involving a mixture of commercial uses classes and residential use classes (eg. convenience retail stores, apartment housing).
4 - 6 Storeys
CMX-3
Primarily for low intensity developments involving a mixture of commercial use classes (hardware stores, realtors).
3 - 4 Storeys F.A.R. 2.0
1B
Primarily for industrial businesses which carry out their operations such that no nuisance factor is created or apparent outside an enclosed building (eg. office support services, equipment rentals).
3 - 4 Storeys F.A.R. 1.2
1M
Primarily for medium intensity industries such as manufacturing, processing, assembly, distribution, service and repair uses which carry out a portion of their operation outdoors or require outdoor storage areas (eg. contractor services).
4 - 6 Storeys F.A.R. 2.0
INDUSTRIAL
MISCELLANEOUS US
Primarily for public and privately owned facilities of an institutional or community service nature (eg. daycare centre, library).
AP
This district permits the use of public land for active and passive recreational uses and landscaped buffers.
SUB-AREA 2 Overview Industries predominate in this subarea with pockets of commercial uses and a few single detached homes. Most of the land in this district is classified as Heavy Industrial (IH). The industries are part of Edmonton's northeast industrial sector. Many of the industries are poorly maintained with unsightly storage areas. There is also a problem of truck traffic generating environmental as well as traffic related problems. The improvements to the Yellowhead Trail will undoubtedly effect this district by changing land values and encouraging redevelopment. Issues Existing industrial sites in poor condition. -
Scale and intensity of some industries need to be reduced.
-
Potential conflict with future redevelopment at Burns site and residential area to the south.
-
Truck traffic: access and control.
-
Impact of the Yellowhead Trail.
Objectives This sub-area will be maintained as a predominantly medium intensity industrial area with the overall condition of the industrial activities being upgraded. 20
-
To maintain the industrial activities in the area.
-
To reduce the scale and intensity of certain industrial activities which create significant adverse impact on Montrose/Santa Rosa.
-
To accommodate Yellowhead Trail related commercial development.
-
To develop rationalized truck access and egress routes.
-
To minimize conflict with other neighbouring land uses.
-
To upgrade the condition of industrial sites.
Land Use Recommendations (Refer to Maps 6 and 7, and Chart 1) -
Change the present industrial area bounded by the Yellowhead Trail, 67 Street, 121 Avenue and the former Burn's site from heavy to medium intensity industrial uses (IM).
-
Change the present industrial character in the area immediately east of 67 Street from heavy to light industrial (IB).
-
Create a low intensity commercial node at the eastern portion of the sub-area adjacent to 66 Street and Yellowhead Trail (CB1).
21
SUB-AREA 3 Overview This sub-area is primarily composed of older single detached homes. There is some small scale redevelopment with single detached homes being replaced by duplexes and fourplexes. This residential area is impacted by the industrial uses to north and by commercial uses and the Northlands Coliseum to the west. The industries produce visual and noise pollution while the commercial uses and the Northlands Coliseum cause traffic and parking problems. As with sub-area 1, part of this sub-area is facing redevelopment pressures because of its close proximity to the Coliseum L.R.T. station and the vacant Burns site. The presence of 120 Avenue as an arterial road divides the residential area into two sections. Issues -
Better utilization of the Santa Rosa Arena park site which is being improved under the Community Services Program.
-
Relation to the industrial land use to the north, vacant Burns site to the northwest, and the higher intensity land uses to the west.
-
Impact of 120 Avenue and 66 Street because of their arterial road status.
-
Need to preserve single family housing in good condition in the interior of this sub-area.
22
Objectives
The overall development objective of this sub-area is to preserve and strangthen its low density residential character, while creating a transition zone buffering it from the higher intensity development in subarea 1. -
To maintain the sub-area as a low/medium density residential area. To provide a variety of family oriented housing accommodation. To provide a transition zone between the higher intensity development and the low density residential area east of 66 Street. To provide a mixture of residential accommodations that would offer a wide variety of housing styles and tenures.
Land Use Recommendations (Refer to Maps 6 and 7, and Chart 1)
-
Change the area immediately east of 71 Street to the lane from low density residential (RF3) to medium density residential (RF6). This forms part of the transition zone between the higher intensity land
-
uses in the vicinity of the Coliseum L.R.T. station and the low density residential areas in the interior of sub-area 3. Change the area along 70 Street between 118 Avenue and 120 Avenue from low density residential (RF3) to a semi-detached residential district (RF4).
-
Maintain the area along 66 Street as a medium density residential district (RA7). Redistrict the medium industrial area (IM) adjacent to the former Burns site to a medium density residential district (RF5).
-
Maintain the remaining area as a low density residential district (RF3/RF2).
23
SUB-AREA 4 Overview This sub-area is predominantely composed of single family homes with a scattering of duplexes and fourplexes. Majority of the residences were constructed in the late 1940's and early 1950's. Most of them are typical wartime houses: relatively small and utilitarian. The condition of the homes are from fair to good. Located within this district are two neighbourhood schools - Montrose Elementary School and St. Claire School - and the Montrose Community League Park. As well, a large piece of vacant city owned land is located in the northern section of the area along the Yellowhead Trail. Issues -
Declining school enrollment.
-
Pressure to redevelop single detached houses to duplexes and fourplexes.
-
Future development of vacant land along the Yellowhead Trail.
Objectives This sub-area will continue to be a stable low density residential area. Some redevelopment will be allowed in existing vacant land and will take the form of low to medium density residential dwellings.
24
-
To maintain the character of this sub-area as a stable low density residential area.
-
To maintain the operation of the two neighbourhood schools.
-
To allow some residential redevelopment that blends with the present character of the area.
-
To promote family-oriented housing.
Land Use Recommendations (Maps 6 and 7, and Chart 1) -
Create a low intensity commercial node at the western portion of the sub-area adjacent to 66 Street and Yellowhead Trail (CB1).
-
Remaining portion of 66 Street will be designated for medium density residnetial uses (RA7).
-
Designate the land along the Yellowhead Trail for family oriented uses at low/medium densities (RPL).
-
Reduce the size of the existing neighbourhood commercial area near
-
the Montrose Community League Park (CNC). Maintain the remaining portion of the sub-area for low density residential uses (RF2/RF3).
-
Create a linear park along the Yellowhead Trail.
25
SUB-AREA 5 Overview The commercial strip in this subarea is characterized by a mixture of commercial businesses and walkup apartments. Interspered within these land uses are single family homes and vacant properties. The commercial properties are mainly low intensity commercial and service uses, such as restaurants, realtors and supermarkets. The commercial strip is underutilized, visually unattractive and declining in its role as a local shopping area, with vacant land and buildings. Issues -
Economic viability of the commercial strip.
-
Visual attractiveness of the strip.
-
Underutilized properties.
-
Traffic, safety and parking problems.
Objectives The overall objective of this sub-area is to maintain the commercial strip as a strong local shopping district while minimizing the negative effects of strip developments through consolidation. -
To reduce parking deficiencies.
-
To improve pedestrian movement and safety.
-
To encourage revitalization of the commercial strip.
26
-
To minimize commercial and residential conflicts.
-
To encourage low intensity commercial businesses in the commercial strip.
-
To improve traffic circulation along 118 Avenue.
-
To discourage auto-related commercial development along 118 Avenue.
Land Use Recommendations (Refer to Maps 6 and 7, and Chart 1)
-
Consolidate commercial uses of a low intensity nature around 118 Avenue/66 Street and 118 Avenue/59 Street (CMX-3/CB1).
-
Designate the residual area of 118 Avenue for medium density residential uses (RA7).
27
4.2 Traffic Circulation Overview Montrose/Santa Rosa is bordered by major arterials on the north (Yellowhead Trail) and south (118 Avenue). The neighbourhood contains additional arterial roads, 66 Street, 120 Avenue west of 66 Street and 72/73 Streets from 118 Avenue to 120 Avenue. 66 Street and 120 Avenue are two major roadways penetrating the neighbourhood bringing both industry-generated and city-wide traffic through the neighbourhood. All the arterial roadways are designated as truck routes, with the portions of 66 Street south of 120 Avenue, and 118 Avenue east of 72 Street being restricted to day time (0700 to 2300) use, while the remainder are 24 hour routes. Issues -
Traffic shortcutting on residential streets.
-
Traffic congestion during Northland Coliseum events.
-
Truck related problems from the industrial area and along 118 Avenue.
-
Dangerous intersections.
-
120 Avenue acts as a barrier to the Santa Rosa Arena Park.
Objectives -
To develop a rationalized truck route to and from the Montrose/Santa Rosa industrial area.
-
To eliminate truck traffic on 118 Avenue.
-
To resolve traffic problems: shortcutting and dangerous intersections within the residential areas.
-
To manage traffic related to the Northlands Coliseum events and the Coliseum L.R.T. station.
28
Traffic Circulation Recommendation -
The day-time truck route status of 118 Avenue be removed when the improvements to the Yellowhead Trail are completed.
-
That a study be undertaken to develop a rationalized truck route to and from the Montrose/Santa Rosa indus-
-
trial area. Remove the arterial road status from 120 Avenue when the Capilano Highway extension is completed.
-
That a study be undertaken to provide a traffic management scheme that would discourage traffic shortcutting, reduce traffic congestion during Northlands Coliseum events and improve intersection safety (which would take into consideration trouble spots that have been mentioned by community residents as shown in Map 8).
4.3 Parking Overview With parking restrictions along 118 Avenue, 72 Street and
73 Street and with very limited on site parking at the commercial establishments along these roadways, there are parking deficiency problems. There is also a problem in the area bounded by 118 Avenue, 71 Street, 121 Avenue and
66 Street with non-resident parking during Northland Coliseum events. Issues -
Insufficient parking facilities along the 118 Avenue commercial areas, the commercial area adjacent to the Northlands Coliseum and at the Montrose Community League Park.
-
Parking congestion along residential streets.
29
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Objectives -
To manage parking problems during Northland Coliseum events.
-
To resolve parking deficiencies in the two commercial areas and at the Montrose Community League Park.
-
To reduce parking congestion along residential streets.
Parking Recommendation (refer to Map 9) -
The parking control scheme for the area bounded by 118 Avenue, 73 Street, 121 Avenue and 68 Street proposed by the Engineering Department will be reviewed with the Montrose/Santa Rosa planning team.
-
That a parking facilities study be done to determine feasible alternatives to reduce parking deficiencies at the commercial nodes along 118 Avenue and the commercial area adjacent to the Northlands Coliseum.
-
Parking restrictions for any new development will be enforced.
D.
Pedestrian Circulation Issues -
Safe pedestrian access to schools and parks.
-
Pedestrian safety and accessibility problems along and across 118 Avenue.
-
Poor pedestrian accessibility to the Coliseum L.R.T. station.
Objectives -
To improve pedestrian safety and accessibility along and across 118 Avenue.
-
To ease pedestrian movement to and from parks and schools.
31
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To facilitate pedestrian linkages to the Coliseum L.R.T. station.
Pedestrian Circulation Recommendations (Refer to Map 10) -
A pedestrian zone within 2,000 feet of the Coliseum L.R.T. station will be established. Within a pedestrian zone a pedestrian network integratng public and private properties will be developed. This pedestrian network will include sidewalk improvements, tree and shrub planting, benches and other needed improvements.
-
A pedestrian zone along 66 Street/118 Avenue commercial node will also be established to improve pedestrian safety and accessibility. This pedestrian zone will include sidewalk improvements, tree and shrub planting, benches and other needed improvements.
-
Public access trails to the berm along Yellowhead Trail will be provided.
-
A pedestrian corridor along 119 Avenue will be established to improve pedestrian safety and accessibility for people using the St. Claire School, Montrose School and Montrose Community League Park. This will include sidewalk improvements, street lighting, benches and other needed improvements.
-
A pedestrian corridor along the 121 Avenue/61 Street bus corridor will be provided.
4.5 Infrastructure Issues -
A number of roads, lanes and sidewalks need improvements.
-
Further redevelopment may cause an overloading of the storm and sanitary sewer system as well as watermains. 33
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-
Deficient street and lane lighting in some areas.
Objectives
-
To do the necessary road, lane and sidewalk improvements.
-
To maintain a sufficient sewer system and water supply.
-
To improve street and lane lighting in a deficient location in the community.
Infrastructure Recommendations
-
That improvements be made to roadways which are rated 6-10 under the Roadway Condition Survey.
-
That improvements be made to curbs and walks which are rated 4-5 under the Curbs/Walks Condition Survey.
-
That an assessment be done to determine if the proposed increased development will cause an overloading of the sewer system and watermains.
-
That a condition survey of street and lane lighting be undertaken that would show a priority rating for the necessary improvements. The priority rating should focus on pedestrian zones and pedestrian corridors.
4.6 Schools, Parks and Open Space Overview
There are two schools in Montrose/Santa Rosa - Montrose Elementary School and St. Claire School. Over the last ten years, school enrollment has declined. Montrose Elementary School enrollment declined from 326 in 1970 to 162 in 1979, while St. Claire School enrollment decreased from 343 in 1971 to 285 in 1979. As a result, both schools are currently operating well below their capacities.
35
Montrose Community League Park and Santa Rosa Arena Park are the two parks in the neighbourhood. The Montrose Community League Park has an area of 2.49 acres. The Santa Rosa Arena Park comprises 3.31 acres. Issues -
Declining school enrollments.
-
Maintaining the two neighbourhood schools.
-
Preserving mature vegetation.
Objectives -
To implement measures that would ensure continued operation of the two neighbourhood schools.
-
To preserve existing mature vegetation throughout
-
the neighbourhood. To maintain an adequate supply of parks and recreation space.
Schools, Parks and Open Space Recommendations -
Existing vegetation and mature street trees will be preserved and maintained subject to specified development regulations. A redevelopment levy will be imposed on future developments to purchase land for park and open space recreation facilities. Any large scale development must provide some family oriented accommodations.
36
4.7 Community Services Overview Montrose/Santa Rosa is within the Social Service Department's Beverly Delivery District. Existing social programs available to residents of Montrose/Santa Rosa are preventative counselling, family aide services, day care, juvenile probation and home services for seniors. There are two senior citizen homes in the community. The Parks and Recreation Department sponsors a number of recreational activities (e.g. baseball, soccer) for Montrose/Santa Rosa residents. Issues -
High crime rate.
-
Need for more day care services.
-
Insufficient publicity of existing recreation and social service programs.
Objectives -
To promote community awareness of available crime prevention programs.
-
To encourage innovative housing design that incorporates principles of crime prevention.
-
To ensure an adequate level of day care services.
-
To promote involvement and participation in community recreational and social programs by all age groups.
Community Services Recommendations -
That a promotional campaign be undertaken to inform the residents of Montrose/Santa Rosa of available crime prevention programs. 37
-
Any large scale development proposal should include principles of crime prevention in the building design.
-
That a study be done to determine if there is a need for more day care services in Montrose/Santa Rosa.
38
5.
REQUESTED ADMINISTRATION INPUT The purpose of this Section is to identify the type of input and/or assistance needed from various civic departments in order to finalize plan recommendations into a draft plan. The following outline indicates the requested information and/or assistance which the Montrose/Santa Rosa Plan Team understands falls under the mandate of specific civic departments. It should not preclude any Departments from commenting on other plan recommendations not explicitly referred to them. From the Planning Department, please: i) Comment on the feasibility of using the proposed Land Use Districts; ii) Comment on the Built Form Objectives and provide assistance in developing regulations for the appropriate district; iii)Advise on the use of the Redevelopment Levy for the open space and recreation uses; and iv) Comment on the feasibility of developing a pedestrian zone within 2000 ft. of the Coliseum L.R.T. Station that incorporates both public and private properties. From the Engineering Department, please: i) Investigate and develop with the Montrose/Santa Rosa planning team guidelines to implement a rationalized truck route to and from the Montrose/Santa Rosa industrial area; ii) Investigate and develop with Montrose/Santa Rosa planning team guidelines to implement a traffic management scheme for Montrose/Santa Rosa that would discourage traffic shortcutting on local roads, reduce traffic congestion during Northlands Coliseum events and improve pedestrian safety on dangerous roadways as outlined in Map 8; iii)Comment on the recommended roadway, curb and walk improvements with respect to departmental budget and work program;
39
iv) Comment on the feasibility of providing a condition survey of street and lane lighting in Montrose/Santa Rosa that would show a priority rating for the necessray improvements; v)
Investigate and develop with the Montrose/Santa Rosa planning team guidelines to reduce parking deficiencies in Montrose/Santa Rosa at the commercial nodes along 118 Avenue and the commercial area adjacent to the Northlands Coliseum; and
vi) Review with the Montrose/Santa Rosa planning team the proposed parking control scheme that encompasses the area of Montrose/Santa Rosa bounded by 118 Avenue, 73 Street, 121 Avenue and 68 Street. From the Transportation Systems Design Department, please:
0
Comment on the feasibility of removing the day-time truck route status of 118 Avenue when the improvements to the Yellowhead Trail are completed; and
ii) Comment on the feasibility of changing the road designation of 120 Avenue from an arterial road to a local road when the Capilano Freeway extension is completed. From the Parks and Recreation Department, please: i)
Comment on the feasibility of providing pedestrian amenities (e.g. benches, trees) along pedestrian corridors, pedestrian zones and buffer areas;
ii) Provide information to help project parks and open space requirements due to potential redevelopment; and iii)Provide information to help develop regulations to preserve existing mature vegetation.
From the Real Estate and Housing Department: i) Provide information outlining which civic departments own land in Montrose/Santa Rosa; and ii) Comment on the feasibility of the proposed land uses on City owned land.
40
From the Water and Sanitation Department, please: i)
Comment on the capacity of the existing sewer and watermain systems in Montrose/Santa Rosa to absorb proposed redevelopment.
From the Police Department, please: i)
Comment on the feasibility of a promotional campaign to inform residents of Montrose/Santa Rosa of available crime prevention programs; and
ii) Investigate and propose any other actions that would help to ameliorate community security. From the Social Services Department, please: i)
Assess the need for appropriate community services (especially day care) in conjunction with the proposed redevelopment; and
ii) Comment on the feasibility of a promotional campaign to inform residents of Montrose/Santa Rosa of the available community services offered by your department. From Edmonton Transit, please: i)
Comment on the feasibility of having a 2,000 foot pedestrian zone from the Coliseum L.R.T. station.
ii) Review the need for more transit services based on the proposed redevelopment.
41
APPEND IX
42
Built Form Objectives/Guidelines Purpose: The purpose of this section is to establish the basis for specific land use regulations and policies in the plan that would be eventually incorporated in the Land Use Districts for Montrose/Santa Rosa.
I.
Built Form Objective:
To minimize the negative impacts of higher density developments on the community at large and promote appropriate level of amenities in these developments.
Area of Application:
See Map 7 - Proposed Land Use Districts, CMX-1, CMX-2 Districts.
Types of Regulations:
Regulations for maximum height, bulk and massing, amenity areas, open space, orientation and design features which would achieve the following:
1.
Minimize direct access onto Capilano Freeway (72 Street and
73 Street). 2.
Reduce negative micro-climatic impacts (winds, shadowing) on amenity areas and pedestrian movement on adjacent sidewalks.
3.
Building design should relate to each other to provide a cohesive commercial community.
4.
Facilitate pedestrian movement to the Coliseum/L.R.T. Station with minimal interuption to Capilano Freeway traffic flow.
43
II. Built Form Objectives:
To promote renovation of existing singlefamily homes and to ensure redevelopment of a compatible scale and character to existing houses in the lowest density residential areas.
Areas of Application:
See Map 7 - Proposed Land Use Districts, RF2/RF3 Districts.
Types of Regulations:
Regulations for building setbacks, yards, site area, coverage height, bulk and design character that would achieve the following:
1. Conform to the Minimum Standards Bylaw. 2.
Make single-lot redevelopment economically feasible (i.e. permit duplex housing that respects traditional small lot subdivision of inner city communities).
3. Promote the renovation and restoration of existing singlefamily housing stock. 4. Respect traditional building lines of the street. 5.
Respect traditional design features of existing single-family homes.
6. Restrict redevelopment to small scale (no more than two properties). 7.
Maintain existing trees and mature vegetation on redeveloped sites.
8. Maximize unit privacy while maintaining spaces that would facilitate community interaction.
44
III. Built Form Objective:
To facilitate greater innovation and flexibility in site and building design in a low to medium density comprehensively planned residential development.
Areas of Application:
See Map 7 - Proposed Land Use District, RPL District.
Types of Regulations:
Regulations for density, height, coverage, percentages of various types of dwellings, roadways, site area design, bulk and open space that would achieve the following:
1.
A family-oriented housing environment which is complementary with the existing physical, social and economic character of the residential neighbourhood (e.g. the berm along Yellowhead Trail and existing single family houses).
2.
A diversity of housing forms to create visual interest.
3.
Increased population density which is sensitive to the low density character of the residential neighbourhood to the south and east.
4.
Efficient and adequate allocation of services, roads, pedestrian routes, play and open space, unit groupings and landscaping.
5.
Provision of adequate on-site vehicular parking for residents and visitors.
45
IV. Built Form Objective:
To facilitate a comprehensive development providing a mixture of medium density residential use classes and forms on the vacant Burns site.
Area of Application:
See Map 7 - Proposed Land Use District, RMX/DC-1 District.
Types of Regulation:
Regulations for floor area ratio, density, height, roadways, site area design, percentages of various types of dwellings, open space and amenity area that would achieve the following:
1.
Gradual tapering down of building heights and densities from the area closest to 120 Avenue and Capilano Freeway.
2.
Buffer units from adverse effects of major roadways, L.R.T. track and industrial area. Provide a diversity of housing types to accommodate a variety of household types (e.g. adult and family-oriented), and create visual interest.
4.
Efficient and adequate allocation of services, roads, pedestrian routes, play and open space, unit groupings and landscaping.
5.
Provision of adequate on-site vehicular parking for residents and visitors.
6.
Provision for residential related commercial uses.
7.
Provide a diversity of housing forms to create visual interest.
46
V.
Built Form Objective:
To promote housing design that incorporates principles of crime prevention.
Areas of Application:
Throughout the community in the form of specific regulations or general policy.
Types of Regulations:
Regulations for amenity areas, open space, orientation, and design features which would achieve the following:
1. Provide a physical structure where the individual will be given opportunity and the means to extend the use and sphere of responsibility for the neighbourhood beyond his/her front door.
2.
Open space assigned to small groups for their own use and control.
3.
Easily defined open space in order that residents adopt proprietary attitudes toward it.
4.
Open spaces which can be surveyed from the dwelling interiors.
5.
Dwelling entries arranged along roadways in order that roadways are seen to be part of the residential environment.
47
VI. Built Form Objective:
To promote development siting and building design that incorporate principles of energy efficiency.
Areas of Application:
New developments in the neighbourhood.
Types of Regulations:
Regulations for maximum building height, bulk, massing, orientation, design features, and land use which would achieve the following:
1.
Where a mix of housing forms is allowed, encourage low-rise concentration of building forms to prevent over-shadowing.
2.
Site plan development to best utilize solar energy and energy conservation (e.g. orient buildings and particularly the windows southwards so they become efficient converters of solar energy in winter and reflections of solar energy in summer).
.
g Department
LIBRARY City of Edmonton
48
VII. Built Form Objective:
To improve appearance, attractiveness, pedestrian safety along the 118 Avenue area.
Area of Application:
118 Avenue right-of-way and all private areas one lot depth from 118 Avenue. Land Use Districts, RA7 and CB1/CMX-3.
Types of Regulations:
Regulations for store frontage, site areas, setbacks, heights, bulk and design features which would achieve the following:
1. Storefront variety and diversity (narrow frontage, small area stores). 2. Storefront continuity (discourage large parking areas fronting on 118 Avenue, discontinuous retail frontage, gas stations, etc.). 3. Safe access and egress of traffic for all developments along 118 Avenue.
49
VIII Built Form Objective:
To minimize conflict between commercial and residential uses.
Area of Application:
All areas where commercial and residential land uses interface.
Types of Regulations:
Regulations for type of commercial use and parking such that:
1. Future commercial uses which tend to have high nuisance value related to noise, odour, and vehicles should be discouraged.
2. Parking and loading areas are screened with appropriately high wall/fences and/or vegetation.
3. Sufficient on-site accessory parking is provided at the rear of the development with proper screening.
50
Planning Department
LIBRARY hn city of Edmonton