Edmonton (Alta.) - 1985 - Queen Mary Park area redevelopment plan and implementation document... by Edmonton Tower Resource Centre Online Library

1985

QUEEN MARY PARK AREA REDEVELOPMENT PLAN

/ JD/WNAZ-

Manning and Ciivoopnt

LIBRARY The Â°Ay a( Edmonton

ADDENDUM

QUEEN MARY PARK AREA REDEVELOPMENT PLAN AND IMPLEMENTATION DOCUMENT

On Tuesday, May 14, 1985, City Council gave third Reading to Bylaws 7601, 7602, and 7821 in order to implement the Queen Mary Park Plan. The following amendments, to the Area Redevelopment Plan and to the accompanying Implementation Document, thereby are intended to reflect Bylaws 7601 (as amended), 7602 (as amended) and 7821 as approved by City Council on May 14, 1985.

QUEEN MARY PARK AREA REDEVELOPMENT PLAN

p. 3, 5th paragraph 1st sentence now reads

"Amendments to the City's Land Use Bylaw is required prior to final approval of this Plan."

and should read

"Amendments to the City's Land Use Bylaw are required prior to final approval of this Plan."

p. 4, 2nd paragraph insert after 2nd sentence now reads

"2.

The maximum density shall be 175 dwellings/hectare (70 dwellings per acre)."

and should read

"2.

The maximum density shall be 175 dwellings/hectare (70 dwellings per acre)."

The minimum site area shall be 800 square metres (8,611.1 sq. ft.)

The maximum height shall not exceed 14 metres (45.9 ft.) nor 4 storeys.

Separation Space shall be provided in accordance with Section 58 of the Land Use Bylaw."

p. 17,

Policy 7

now reads

"New commercial development will be restricted to 107 Avenue to a lot depth of 45.72 metres (150 ft.) with orientation of business frontage limited to 107 Avenue. New commercial development will be restricted to 109 Street, south of 107 Avenue to a lot depth of the back lane, with orientation of business frontage limited to 109 Street."

and should read

"New commercial development will be restricted to 107 Avenue to a lot depth of 45.72 metres (150 ft.), with orientation of business frontage being encouraged towards 107 Avenue. New commercial development will be restricted to 109 Street, south of 107 Avenue to a lot depth of the back lane, with orientation of business frontage being encouraged towards 109 Street."

p. 18, Policy 8 now reads

"The Waterloo Mercury Motors site will be redistricted from CSC (Commercial Shopping Centre District) to CBI (Low Intensity Business District) on 107 Avenue (between 114 and 115 Streets) to a depth of 45.72 metres (150 feet) from 107 Avenue. The remainder of the site will be redistricted to RA7 (Low Rise Apartment District).

Discussion to provide for commercial development along 107 Avenue, in accordance with Policy 7, in order to minimize conflicts between commercial and residential uses. â&#x20AC;˘

meets Objectives 4 and 6 of this Plan.

â&#x20AC;˘

see Maps 2, 3, and 6 of this Plan. This policy would provide for the rationalization of commercial development on the site in accordance with Policy 7. The present Waterloo Mercury Motors site is fully developed, occupying a full city block and it is the site of an automotive vehicle sales operation. The present use is in non-conformity with the City's Land Use Bylaw. The proposed redistricting would not change this non-conforming status nor would it substantially affect the present use which is fully developed on the site."

Policy 8 Waterloo Mercury Motors Site and should read

"City Council will redistrict the Waterloo Mercury Motors site, between 107 and 108 Avenues, and 114 and 115 Streets, from CSC (Commercial Shopping Centre District) to DC5 (Site Specific Development control District. This DC5 District will recognize the existing commercial uses on the site at the time of the adoption of this Plan. In the event of the redevelopment of the site to other uses, this DC5 District will provide for low intensity business uses on the first 60.96 metres (200 ft.) back from 107 Avenue and for low rise medium density residential development on the remainder of the site. Discussion: to recognize the existing commercial development on the Waterloo Mercury Motors site and to provide for future development in accordance with Policy 7 of the Plan, in order to minimize conflicts between commercial and residential uses. meets Objectives 4 and 6 of the Plan. See Maps 2, 3 and 7 of this Plan. This policy would correct a situation of non-conformity of use with the City's Land Use Bylaw, arising out of a translation of land use districts. It would recognize the present automotive vehicle sales/rental operation which occupies the entire block. The policy also provides for future development in accordance with Policy 7 and other relevant policies of this Plan."

p. 24,

Policy 15 1st sentence

now reads

"In the development of the 116/117 Street couplet system between 105 and 108 Avenues, the Planning Department, in conjunction with other relevant civic departments, will determine the most appropriate land use and districting for the block which is the iste of a new roadway facility, between 105 and 106 Avenues, and 116 and 117 Streets.

and should read

"In the development of the 116/117 Street couplet system between 105 and 106 Avenues, the Planning Department, in conjunction with other relevant civic departments, will determine the most appropriate land use and districting for the block which is the site of a new roadway facility, between 105 and 106 Avenues, and 116 and 117 Streets."

p. 25, Policy 15, 1st sentence now reads

The Transportation Department will review the traffic concerns as generally shown on Map 4B and if required, will prepare a Traffic Management Scheme... "

and should read

"The Transportation Department will review the traffic concerns as generally shown on Map 4B and will prepare a Traffic Management Scheme."

p. 30, 6th paragraph 4th sentence now reads

"Relief sewer construction is proposed within the Plan Area in three stages, 1985 to 1987, 1983 and 1998."

and should read

"Relief sewer construction is proposed within the Plan Area in three stages, 1985 to 1987, 1990 and 1998."

p. 34, insert after 4.1.2 now reads

"4.1.2

US - Urban Services District"

and should read

"4.1.2

US - Urban Services District

4.1.3

DC5- Site Specific Development Control District

Area of Application The area between 107 and and 108 Avenues, and 114 115 Streets, designated CSC in Bylaw 7601, amending the Land Use Bylaw.

Rationale To provide a district to recognize the existing commercial uses on the site at the time of the adoption of this Plan. In addition in the event of the redevelopment of the site to other uses, to provide for a district for low intensity business uses, on the first 45.72 metres (150 ft.) back from 107 Avenue and for low rise, medium density residential uses on the remainder of the site.

now reads

MAP 7

QUEEN MARY PARK LAND USE DISTRICTS AREA REDEVELOPMENT PLAN 1,4,

AS OF OCTOBER. 1984.

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II ""q4J JIli RF1-SINGLE DETACHED RESIDENTIAL DISTRICT RF4-SEMI-DETACHED RESIDENTIAL DISTRICT RA7-LOW RISE APARTMENT DISTRICT RA8-MEDIUM RISE APARTMENT DISTRICT CNC-NEIGHBOURHOOD CONVENIENCE COMMERCIAL DISTRICT CB1-LOW INTENSITY BUSINESS DISTRICT CSC-SHOPPING CENTRE DISTRICT IB -INDUSTRIAL BUSINESS DISTRICT IM -MEDIUM INDUSTRIAL DISTRICT IH -HEAVY INDUSTRIAL DISTRICT US -URBAN SERVICE DISTRICT AP -PUBLIC PARKS DISTRICT DC5-SITE SPECIFIC DEVELOPMENT CONTROL (For the uses and regulations, please refer to Bylaw establishing District on the site) PU -PUBLIC UTILITY DISTRICT

NOTES: 1. SEE PART III OF THE EDMONTON LAND USE BYLAW FOR THE MOST CURRENT DISTRICTING. 2. LAND USE DISTRICTS ARE EXPLAINED IN SECTION 4 OF THIS PLAN. SCALE 1:10 000

-35-

and should read

MAP

QUEEN MARY PARK AREA REDEVELOPMENT PLAN

LAND USE DISTRICTS AS OF MAY,1985

111111111111111=

.mmmisimw

111[1111) j

HMI

NOTES: 1. SEE PART III OF THE EDMONTON LAND USE BYLAW FOR THE MOST CURRENT DISTRICTING. 2. LAND USE DISTRICTS ARE EXPLAINED IN SECTION 4 OF THIS PLAN. SCALE 1:10 000 -35-

Queen Mary Park Implementation Document 2. IMPLEMENTATION OF COMMERCIAL LAND USE POLICIES

Policy Statement

Implementation Action to be Taken

Responsible Department/ Agency

Start-Up Timing

Authority Required

Budget Category* 1. Capital 2. Operating 3. Administrative

CrossReference

p. 2, Policy 7 now reads "Policy 7 - To restrict new commercial development to only those businesses which have business frontage limited to arterial roadways in order to minimize the impacts on surrounding residential areas.

Review development applications to ensure policy is enforced.

individual Property Owner Ongoing .Planning

Approval by Council required.

Review development applications to ensure policy is enforced.

individual Property Owner Ongoing .Planning

Approval by Council required.

Redistricting of site from CSC (Commercial Shopping Centre District) to CBI (Low Intensity Business District) and RA7 (Low Rise Apartment District).

.Planning

Approval of redistricting by Council required.

Section 3.3 of ARP."

and should read "Policy 7 - To restrict new commercial development to low intensity business uses in which business frontage is encouraged towards arterial roadways in order to minimize the impacts on surrounding residential areas.

Section 3.3 of ARP."

p. 2 Policy 8 now reads 'Policy 8 - On the Waterloo Mercury Motors site, to promote low intensity business uses fronting on 107 Avenue in accordance with Policies 6 & 7 and to support residential uses on the remaining portion of the site.

-1-

1984

Section 3.3 of ARP."

Policy Statement

Implementation Action to be Taken

Responsible Department/ Agency

Start-Up Timing

Authority Required

Budget Category* I. Capital 2. Operating 3. Administrative

CrossReference

and should read "Policy 8 - On the Waterloo Mercury Motors site, to recognize the existing uses at the time of the adoption of this Plan and to provide a district also for low intensity business uses on the first 45.72 metres (150 ft.) back from 107 Avenue and for low rise medium density residential on the remainder of the site.

Redistricting of site from CSC (Commercial Shopping Centre District) to DC5 (Site Specific Development Control District).

.Planning

1984

Approval by Council required.

Section 3.3 of ARP."

MUNICIPAL PLANNING COMMISSION ACTION: Supported: October 13, 1984

APPROVED As to Form City Solicitor

As to cont en Dept. Head As to Principle City Manager BYLAW NO. 7602 (AS AMENDED)

-nal

Queen Mary Park Area Redevelopment Plan Byleetanning and Develop

LIBRARY

The City of Edmonkr. A Bylaw to designate Queen Mary Park as a Redevelopment Area, and to adopt the Queen Mary Park Area Redevelopment Plan, WHEREAS The Queen Mary Park Area is a changing area within the City of Edmonton; and WHEREAS it is deemed in the public interest to pass a Redevelopment Plan Bylaw for the Queen Mary Park Area, pursuant to Section 65 of the Planning Act, R.S.A. 1980, c.P-9, as amended; and

NOW THEREFORE the Municipal Council of the City of Edmonton, after due compliance with the provisions of the Planning Act and duly assembled, hereby enacts as follows: 1.

The Queen Mary Park Area as shown on the map annexed hereto as Schedule "A", is hereby designated as a,redevelopment area (hereinafter referred to as "the Redevelopment Area"), pursuant to Section 65(a) of the Planning Act, for the purposes defined therein.

The Queen Mary Park Area Redevelopment Plan annexed hereto as Schedule "B" is hereby adopted as the Queen Mary Park Area Redevelopment Plan, pursuant to Section 65(h) of the Planning Act. /3-4 READ a first time this day of READ a second time this 44 1 _â&#x20AC;&#x17E;day of READ a third time and duly passed this/44(day of

t14614424 A.D. 1984. A.D. 1984. A.D. 1984.5"

257, 102.,,,,,44 77,7414

Ca'elots04di THE CITY OF EDMONTO

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QUEEN MARY PARK AREA REDEVELOPMENT PLAN

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ENCLOSURE I

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QUEEN MARY PARK AREA REDEVELOPMENT PLAN

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SCALE 1:10 000

_.///

QUEEN MARY PARK AREA REDEVELOPMENT PLAN TABLE OF CONTENTS SCHEDULE B TO BYLAW NO. 7602

PAGE

SECTION 1 - INTRODUCTION 1.1 Boundaries 1.2 Authority for the Plan 1.3 Plan Format 1.4 Interpreting the Plan 1.5 Conformity with Superior Legislation

1 1 1 1 3

SECTION 2 - NEIGHBOURHOOD DEVELOPMENT 2.1 2.2 2.3

Neighbourhood Context and Issues Neighbourhood Objectives Neighbourhood Development Concept

4 5 8

SECTION 3 - PLAN POLICIES 3.1 Introduction 3.2 Residential Land Use 3.3 Commercial Land Use 3.4 Industrial and Mixed Land Use 3.5 TransportationlBikeways and Pedestrian Circulation 3.6 Recreation, Open Space and Community Facilities 3.7 Utilities Services

11 11 16 19 22 28 30

SECTION 4 - LAND USE REGULATIONS AND REDEVELOPMENT GUIDELINES 4.1 Land Use Regulations 4.1.1 CBI - Low Intensity Business District Area of Application Rationale RA7 - Low Rise Apartment District 4.1.2 Area of Application Rationale

31 31

4.2 Redevelopment Guidelines Redevelopment Guideline No 1 4.2.1 Area of Application Rationale 4.2.2 Redevelopment Guideline No 2 Area of Application Rationale

33 33

LIST OF MAPS PAGE Map 1 Map 2 Map 3 Map 4A Map 4B Map 5 Map 6 Map 7

Plan Area Boundaries Neighbourhood Development Concept Future Land Use Roads and Circulation Traffic Management Public Development Land Use Districts Redevelopment Guideline Areas

2 9 12 23 26 29 32 34

PLAN POLICIES The reader is referred to Section 3 of this Plan for the elaboration of these policies. POLICY 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20

Low Density Residential Character Housing Rehabilitation in the Low Density Residential Area Medium Density Residential Development Alternative Medium Density Residential Development: Redevelopment Guideline No. 1 Multiple Family and Low and Medium Rise Apartment Development: DC5 (Site Specific Development Control District) Existing Commercial Strip Development Future Commercial Strip Development Waterloo Mercury Motors Site Residential Development Abutting Commercial Strips Neighbourhood Convenience Commercial Medium Industrial/Industrial Business Long Term Redevelopment Potential: Redevelopment Guideline No. 2 Arterial Roadways and Truck Routes Future Transportation Improvements and Proposals Road Construction and Property Requirements Traffic Management Scheme Bikeways and Pedestrian Circulation Proposed Park on the Municipal Airport's Clear Zone Heritage Conservation of the Queen Mary Park Community League Hall Utility Services

PAGE 11 13 13 14 16 16 17 18 18 19 19 20 22 22 24 25 27 28 28 30

SECTION 1 - INTRODUCTION 1.1 Boundaries

The boundaries of the Queen Mary Park Area Redevelopment Plan (ARP), as shown on Map 1, are described in a clockwise manner, as the following: starting at 111 Avenue and the Canadian National Railway right-of-way, east along 111 Avenue, south along 109 Street, east along 105 Avenue, south along 108 Street, west along the northern edge of the Canadian National Railway property and north along the Canadian National Railway line to 111 Avenue. Where the boundary line follows streets and rights-of-way it shall be deemed to follow the centre line thereof. The Study Area is bounded on the east by the Central McDougall Area Redevelopment Plan (ARP), on the south by the proposed CN Area Redevelopment Plan (ARP) and on the west by the proposed West-Ingle Area Redevelopment Plan (ARP).

1.2 Authority for the Plan

On 1982 10 12, City Council, in accordance with recommendations of the Planning Department's Neighbourhood Assessment Report, authorized the preparation of an Area Redevelopment Plan for Queen Mary Park.

1.3 Plan Format

The Plan is comprised of four sections. Section one provides a brief introduction to the Plan. Section two describes the neighbourhood context and issues. It also identifies primary neighbourhood objectives and an overall neighbourhood development concept which outline the expected future outcome of the policies. Section three contains policies which provide direct guidance for development activity in the area. Plan policies deal with the topics of residential, commercial, industrial and mixed land uses; transportation and pedestrian circulation; recreation, open space and community facilities; and utility services. The final section of the Plan is comprised of land use regulations and redevelopment guidelines. The Plan is, in addition, accompanied by Bylaw No. 7601, which amends the City's Land Use Bylaw, an Implementation Document and a Background Study. Amendments are required to the City's Land Use Bylaw No. 5996 in order to facilitate this Plan. The Implementation Document outlines specific actions required to implement the policies of the Plan, the responsible department or group, and some indication of timing, budgeting and the approval process required. There is a cross-referencing system between the Plan and Implementation Document. The Background Study presents information on the neighbourhood, policy development, issues and opportunities, and public participation.

1.4 Interpreting the Plan

Statements following the title "Policy" shall be deemed the policy of Council with all matters relating to the Queen Mary Park Plan Area. 1

QUEEN MARY PARK AREA REDEVELOPMEIN7 PLAN

BOUNDARY OF QUEEN MARY PARK

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QUEEN MAR PARK ELE-M SCHOOL

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-2-

Statements following the title "Discussion" are interpretations of the previously mentioned policies and are to assist Council or any of its delegated approving authorities or officers in rendering a decision on matters arising from the implementation or enforcement of the policies.

1.5

Conformity with Superior Legislation

The Queen Mary Park Area Redevelopment Plan must meet the requirements of the Planning Act by conforming with superior legislation, including applicable Regional Plans, The General Municipal Plan and the City's Land Use Bylaw. Conformity to the Edmonton Regional Plan is required prior to final approval of the Area Redevelopment Plan. No amendments to the Regional Plan are required. This Plan conforms with the applicable General Municipal Plan policies, which include: 1.

promotion of variety in housing types and tenures (in accordance with General Municipal Plan Policy 5.B.2 and Policy 13.A.6);

actions to improve the quality of the residential environment including traffic and parking management and park development (in accordance with General Municipal Plan Objective 8.D, Policy 8.13.1 and Policy 10.A.2);

improvement of 107 Avenue and 109 Street commercial strips (in accordance with General Municipal Plan Objective 6.G and Policy 6.G.3);

upgrading of industrial areas (in accordance with General Municipal Plan Objective 7.B);

minimizing the impact of transportation on inner city communities (in accordance with General Municipal Plan Objective 8.D, Policies 8.D.2 and 8.113); and

accommodating cross-town vehicular travel demands on arterial routes which do not penetrate the Downtown (in accordance with General Municipal Plan Objective 8.E).

Amendments to the City's Land Use Bylaw is required prior to final approval of this Plan. Amending Bylaw No. 7601 amends the Land Use Bylaw to ensure that the policies of the Plan conform with districting in place within the Plan Area.

of 109 Avenue generally. There is presently little encouragement of a variety of different building designs in the walk-up apartment areas. New building designs should promote an increase in amenity space, the number of two or more bedroom units and private access at grade while reducing the sharing of a common access. Maintaining Existing Commercial Strips and Nodes

There is currently some inappropriate commercial districting along 107 Avenue. Guidelines for future development along the 107 Avenue and 109 Street commercial strips are also absent, in respect to avoiding major conflicts with adjacent residential areas. The local convenience commercial area north of 109 Avenue, between 111 and 113 Streets, may be in decline. Dealing with the Influence and Effect of Existing and Proposed Transportation Facilities.

Transportation proposals have recently (1983/1984) been made regarding the 107 Avenue corridor as well as on the 119/121 Street corridor. Other local traffic concerns are arising such as shortcutting on Streets which connect with 111 Avenue, pedestrian crossing safety, speeding traffic and truck traffic on local streets. There is no convenient bikeway system or pedestrian route linking community and park and open space facilities. Meeting Community Requirements for Recreation, Park and Open Space, and other Improvements to the Physical Environment.

Although the neighbourhood has a sufficient quantity of open space for recreation based on existing guidelines of the Parks and Recreation Department, it is poorly distributed. The residents of some areas, particularly south of 107 Avenue do not have good access to park space because of major arterial roadways. The community, in addition, wishes to see improvements made to the Municipal Airport's clear zone south of 107 Avenue, for usable recreation space. Back lane lighting is also something which community residents are prepared to support.

2.2 Neighbourhood Objectives

The following objectives outline the expected outcome of the future policies which are to provide direct guidance for development activity within the area.

Residential Objectives 1.

To maintain stable portions of Queen Mary Park for low density residential use. 5

SECTION 2- NEIGHBOURHOOD DEVELOPMENT 2.1 Neighbourhood Context and Issues

Queen Mary Park is an older inner city neighbourhood, developed largely after World War II. Proximity to the Downtown and to major transportation facilities, including CN and CP railways, the Municipal Airport and several arterial roadways has contributed to a mixed-use (residential, commercial, industrial) development pattern. Historically, the neighbourhood was part of the larger Hudson's Bay Reserve which was auctioned by the Hudson's Bay Company in 1912. By 1930, much of Queen Mary Park, south of 108 Avenue was developed for industrial and residential purposes. Queen Mary Park was the periphery of a growing city. The area north of 108 Avenue, between 108 and 113 Avenue, was developed as the Prince Rupert Golf Course. This golf course was in operation between 1930 and 1950, after which it was developed for single family housing. The area generally between 106 and 109 Avenues experienced redevelopment in the form of low and some medium rise apartments between 1960 and 1980. Commercial strip development has also occurred along 107 Avenue and to some extent, along 109 Street, south of 107 Avenue. Finally, the industrial areas south of 106 Avenue and east of 119 Street are in transition, with the declining significance of the railways and the introduction of commercial office, service and retail uses. Today, Queen Mary Park is one of 62 older inner city neighbourhoods in the City. It is also home for many new immigrants to the City. The community offers residents convenient proximity to the Downtown; three schools, parks and other community facilities; localized shopping and industrial employment opportunities; and support services such as the English as a Second Language Course at the St. Catherine Elementary Junior High School. Queen Mary Park has diverse needs, problems and advantages. The Plan addresses issues facing the area which include:

â&#x20AC;˘

Maintaining Low Density Family Housing Areas There is a significant number of single detached and a few semi-detached dwellings, north of 109 Avenue, which are generally in good condition. However, much of this housing stock is aging (24-34 years old) and may be in need of minor rehabilitation.

â&#x2013;Ş

Expanding the Variety of Alternative Built Forms to

Walk-up Apartments There is a monotony and lack of variety of different building designs in areas of walk-up apartments, south

-4-

13.

To promote the conservation of community facilities which are of architectural or historic interest.

Urban Design and Built Form Objectives 14.

To ensure that redevelopment south of 106 Avenue is compatible with that proposed on the adjacent CN lands and provides transition in density, height and mass.

15.

To encourage developers to design new buildings so that they are functionally integrated with surrounding land uses which may be expected to remain in the long term, and which conform to the other policies of this Plan.

16.

To encourage developers to design buildings to maximize usable open space at-grade and other amenities and facilities, for the benefit of the residents, in accordance with Land Use Bylaw No. 5996.

17.

To encourage the retention and development of mature vegetation, particularly as a natural buffer between residential areas, arterial roadways and other, nonresidential land uses.

18.

To encourage developers to design buildings to reduce the harmful environmental impacts of abutting arterial roadways and other conflicting land uses.

Transportation and Pedestrian Circulation Objectives 19.

To achieve City-wide transportation objectives as set out in the General Municipal Plan and the City Transportation Bylaw while attempting to mitigate potential impacts on the community and on existing and future development.

20.

To provide adequate traffic management measures, upon the review of traffic concerns, in order to limit through traffic to the major arterial roadways and to deal with shortcutting and other local traffic concerns.

21.

To provide for a safe and convenient bikeway and pedestrian system in Queen Mary Park that will allow for the continued use of the community facilities.

Utilities and Other Municipal Services Objectives

22.

To provide an acceptable level of service for utilities, water, fire and police protection, public transit and other municipal services.

23.

To mitigate any problems which may impair an acceptable level of service from any particular municipal service and to ensure economical servicing for existing and future development.

To provide housing accommodation for a variety of income levels and household sizes including family and non-family households.

To ensure that there is opportunity for more innovative housing design so as to allow for greater variety and mix of low to medium density development.

Commercial Objectives 4.

To maintain and improve the commercial strip along 107 Avenue and along 109 Street, south of 107 Avenue, for low intensity business uses which promote local shopping areas.

To maintain and improve the existing local convenience neighbourhood commercial area on 109 Avenue between 111 and 113 Streets, if possible, to serve the local consumer.

To protect existing and future residential neighbourhoods from conflict with commercial uses.

To promote the type of commercial development that will take advantage of the economic potential resulting from the area's proximity to the Downtown.

Industrial Objectives 8.

To protect existing and future residential neighbourhoods from conflict with industrial uses.

To promote the type of industrial development that will take advantage of the economic potential resulting from the area's proximity to the Downtown and from the local major transportation facilities and services.

10.

To ensure that the long term redevelopment potential of the area south of 106 Avenue, to mixed residential and commercial uses is adequately addressed in future planning.

Community Facilities, Parks, Recreation and Open Space Objectives 11.

To retain existing community facilities, such as community halls, community oriented recreation facilities and schools, and to meet the needs of any increased population resulting from redevelopment.

12.

To ensure that adequate park, open space and recreational facilities are developed for the present and future residents of Queen Mary Park.

MAP 2

QUEEN MARY PARK AREA REDEVELORME% 7

NEIGHBOURHOOD DEVELOPMENT CONCEPT This concept contains the three elements of transition, land use and long term redevelopment potential. Transition involves a decrease in density, height and mass northwards from the proposed medium/high density residential development on the CN lands to the single family housing north of 109 Avenue. Commercial strip development along 107 Avenue and 109 Street, and a local convenience commercial area on 109 Avenue are identified. Medium industrial and industrial business uses are to be maintained west of 119 Street. The area generally south of 106 Avenue is to provide for transitional mixed uses. In the short term, this includes public utilities, medium and heavy industrial uses, industrial business and commercial office uses. In the long term, the redevelopment potential for residential and commercial uses is recognized.

NI IM.I11 111 AVE

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SCALE 1:10 000 9

2.3

Neighbourhood Development Concept

The purpose of the neighbourhood development concept is to focus on the primary neighbourhood objectives, describe major Plan components and identify a basic strategy for guiding development activity within the area. Map 2 depicts a generalized neighbourhood development concept. The overall development strategy is to provide a gradient of density, height and mass northwards from the Downtown and CN lands. Proposed land uses and public developments are also outlined generally. Other major policy components are described. Proposed redevelopment guidelines are provided in order to accommodate uncertainty about long term transportation and land use changes, provide flexibility in dealing with transition in land use changes and support a greater variety and tenure of housing.

-8-

MAJOR PLAN COMPONENTS Redevelopment Guideline Areas:

•

(1)

Alternative building designs to the walk-up apartment.

(2)

Special Planning Study, upon approval of final land use districts and development rights on the C.N. lands, to provide for the long term redevelopment potential to a mix of residential and commercial uses.

Residential Land Use: 1.

Maintain RF1 (Semi-Detached Residential District) and pursue housing rehabilitation north of 109 Avenue, to maintain the area's stability.

Maintain RA7 (Low Rise Apartment) and RA8 (Medium Rise Apartment) Districts and establish redevelopment guidelines (see Redevelopment Guideline No. 1) to encourage alternative building designs.

Commercial Land Use: 1.

Redistrictings from CSC (Commercial Shopping Centre District) to CBI (i.ow Intensity Business District) to maintain and improve the existing commercial strips.

Rationalize future commercial strip development in terms of lot depth, access and orientation of business frontage.

Retain CNC (Local Convenience Commercial District) north of 109 Avenue but support residential redevelopment, if the commercial uses are no longer economically viable.

Industrial and Mixed Uses:

•

Maintain medium industrial and industrial uses generally west of 119 Street and south of 106 Avenue (except for the cemeteries, public utilities, Dominion Bridge Ltd. and a DC5 Site Specific Development Control District).

Establish redevelopment guidelines (see Redevelopment Guideline No. 2) to ensure that the long term redevelopment of the area south of 106 Avenue is adequately addressed in future planning.

Transportation and Public Development: 1. 2. • ere •

Promote traffic measures through a traffic management scheme, if required, to alleviate local traffic concerns. Public Development: w

tee, • ale.. w •

---

Existing Park s School CL Community League C Cemetery

Proposed Open Space Development of Municipal Airport's Clear Zone (or portion thereof) •••••

..........

Bikeway System Future Pedestrian Connection (only one connection proposed here)

SECTION 3- PLAN POLICIES 3.1

Introduction

This section describes the Plan policies within the Queen Mary Park boundaries. Policies are given topic headings and numbered sequentially. A small insert map may also be included, under the policy heading, in order to identify generally, the policy's area of application. A discussion follows each policy which includes appertaining objectives, any necessary explanation and background information. Policies may also include references to specific maps of this Plan.

GENERAL POLICY AREA

POLICIES

MAP

IMPLEMENTATION DOCUMENT

3.2

Residential Land Use

1 to 5

2, 3, 6, 7

Section 1

3.3

Commercial Land Use

6 to 10

2, 3, 6, 7

Section 2

3.4

Industrial and Mixed Land Use

11 to 12

2, 3, 6, 7

Section 3

3.5 Transportation, Bikeways and Pedestrian Circulation

13 to 18

4A, 4B, 5

Section 4

3.6

Recreation, Open Space and Community Facilities

19 to 21

Section 5

3.7

Utilities

3.2

Section 6

Residential Land Use Policy 1 Low Density Residential Character

The low density residential area north of 109 Avenue will be maintained by retaining the existing RF1 (Single Detached Residential) and RF4 (Semi-Detached Residential) Districts.

Discussion: •

to maintain stable portions of Queen Mary Park for low density residential use.

•

meets Objectives 1 and 2 of this Plan.

•

see Maps 2 and 3 of this Plan. approximately 87 percent of the single and semidetached housing stock, north of 109 Avenue was built in the 1950 period. Prior to 1950, the area north of 108 Avenue, within the neighbourhood, was a part of the Prince Rupert Golf Course.

- Z -

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Policy 2 Housing Rehabilitation in the Low Density Residential Area

The Planning Department will pursue the designation of the low density residential area, north of 109 Avenue, in any provincial or federal program leading to the upgrading and rehabilitation of the housing stock.

Discussion: to maintain and rehabilitate stable portions of Queen Mary Park for low density residential uses. meets Objectives 1 and 2 of this Plan. 1J8

{â&#x20AC;&#x17E;

I:â&#x20AC;˘

106 /.0t.

Policy 3 Medium Density Residential Development

Avi

Planning surveys have shown that while the housing condition in the low density residential areas is described as 'good', minor rehabilitation is required for more than half the housing stock. Government programs such as the Residential Rehabilitation Assistance Program (R.R.A.P.) are available, under appropriate conditions, for the upgrading and rehabilitation of housing stock. The existing RA7 (Low Rise Apartment) and RA8 (Medium Rise Apartment) Districts, between 106 and 109A Avenues will be retained.

Discussion: to provide housing accommodation for a variety of income levels and household sizes as well as for family and non-family households (Objective 2 of this Plan). see Maps 2 and 3 of this Plan. much of the residential area north of 106 Avenue, excluding the single and semi-detached housing north of 109 Avenue is a predominantly low rise (walk-up) apartment area with some medium rise apartment buildings and single detached housing. Approximately 63 percent of the apartment buildings were constructed in the 1960 to 1969 period; another 34 percent were built since 1969. isolated and other parcels of single family housing which are interspersed amongst the walk-up apartments will retain the current RA7 (Low Rise Apartment) or RA8 (Medium Rise Apartment) Districts. This allows for the continuation of present uses, future lot consolidation or infill housing under the RF3 (Low Density Redevelopment) and RF4 (Semi-Detached Residential) Districts. Commercial development of these same parcels according to the present commercial districts of the Land Use Bylaw No. 5996, would be inappropriate because of potential parking and land use conflicts. -13-

Policy 4 Alternative Medium Residential Development: Redevelopment Guideline No. 1

City Council will encourage alternative building designs to the walk-up apartment primarily for adult-oriented accommodation. City Council will encourage any redistricting from either the RA7 (Low Rise Apartment) or RA8 (Medium Rise Apartment) Districts to a DC5 (Site Specific Development Control) District in accordance with the following: Redevelopment Guideline No. 1

- 111 AvE -

1. The development does not front on any arterial roadway.

111 AVE)

•

The maximum density shall be 175 dwellings/hectare (70 dwellings/acre).

•

The minimum front yard may be reduced to 3m (9.84 ft.) at the discretion of the Development Officer, where Separation Space is provided in accordance with Section 58 of the Land Use Bylaw, and where the windows and amenity areas within the first storey of the front wall have been located, designed and/or screened appropriately to prevent overlooking by pedestrians into the dwelling.

009 108:

107 AYE

10 7 J An

8081 not

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1071 880 .

•.

The minimum rear yard may be reduced to 1.2m (3.94 ft.) at the discretion of the Development Officer, where Separation Space is provided in accordance with Section 58 of the Land Use Bylaw, and where the windows and amenity areas within the first storey of the rear wall have been located, or designed or screened so as to prevent overlooking by pedestrians into the dwelling.

The minimum side yard may be reduced to 1.2m (3-94 ft.) at the discretion of the Development Officer, where Separation Space is provided in accordance with Section 58 of the Land Use Bylaw, and where it can be determined by a sight-line analysis that windows and amenity areas have been located, designed and/or screened to prevent overlooking by occupants of the site and adjacent properties. This reduction does not apply to those sites which flank a public roadway, other than a lane.

Minimum Private Outdoor Amenity Areas shall be provided in accordance with the following:

ii) 7.

15m2 for those dwelling units with private access at grade. 7.5m2 for all other units.

A minimum of 25% of all dwelling units shall have private access at grade.

- 14 -

8. 9.

A minimum of 25% of all dwelling units shall have two or more bedrooms. No more than 6 dwelling units shall share a common access.

â&#x20AC;¢ ALTERNATIVE BUILDING DESIGNS MODEL 1

INTERIOR PRIVATE COURT YARO

OUTDOOR PRIVATE AMENITY AREA

OVTDCOR PRIVATE AMENITY AREA

TO THE WALK-UP APARTMENT. REDEVELOPMENT GUIDELINE NO.1

MAISONETTE

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SURFACE RILRIONG

OUTDOOR PRARTE AMENITY AREA

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LOFT AFT

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100

Discussion:

to ensure that there is opportunity for innovative housing design (i.e. amenity space, private access at grade, number of bedroom units, sharing of a common access) so as to allow for greater variety and mix of low to medium density residential development. meets Objectives 2 and 3 of this Plan. see Maps 2 and 7 of this Plan. there is a monotony and lack of variety of different building designs in areas of walk-up apartments, south of 109 Avenue generally. Redevelopment Guideline Number 1 provides an opportunity, through potential future redistrictings, for more interesting building designs and a greater variety of lifestyles and tenure. It would increase amenity space private access at grade and the number of two or more bedroom units while reducing the sharing of a common access. There would be an increase in density over that of the traditional walk-up apartment.

- 15 -

Residential development on the site north of 109 Avenue and between 113 Street and the lane to the east of 115 Street will be recognized in the form of multiple family housing and low and medium rise apartment housing, through a DC5 (Site Specific Development Control) District This District will control the height, density and location of the buildings within the site so as to ensure compatibility between this development and the surrounding low density residential development.

Policy 5 Multiple Family and Low and Medium Rise Apartment Development: DC5 (Site Specific Development Control District)

Discussion: to accommodate residential development in the form of multiple family and low and medium rise apartment housing on a site north of 109 Avenue and between 113 Street and the lane east of 115 Street, which is compatible with surrounding low density residential development. AV

lOt AWL

loTZT1 ^AA

▪

meets Objectives 2 and 3 of this Plan.

•

see Maps 2, 3 and 6 of this Plan.

...

On 1983 08 16, Council approved a redistricting, from RA7 (Low Rise Apartment District) to DOS (Site Specific Development Control District). The DC5 District would allow development of 178 units in six separate buildings and includes one six-storey apartment building with 65 units, in the southeast corner of the site; the retention of an existing apartment building with 27 units, in the central portion of the site; two four-storey stacked row housing buildings, each with 24 units, located along the southern portion of the site; one four-storey stacked row housing building with 24 units directly west of the existing RA7 site; and one two-storey row housing development with 14 units on the western boundary of the site. The existing five lots have been consolidated into two lots in order to ensure effective regulation of development on the site. 3.3

Commercial Land Use Policy 6 Existing Commercial Strip Development

City Council will redistrict, according to Map 6, properties from the CSC (Commercial Shopping Centre) District to the CBI (Low Intensity Business) District, along the 107 Avenue commercial strip.

Discussion: •

to maintain 107 Avenue and 109 Avenue (south of 107 Avenue) for low intensity commercial retail, office and service uses located along arterial roadways that

- 16 -

border border residential areas (otherwise known as low intensity business uses). meets Objectives 4 and 6 of this Plan. see Maps 2, 3 and 6 of this Plan. The CBI (Low Intensity Business) District is an appropriate districting for a commercial strip. Further, the redistricting would bring into conformity with the Land Use Bylaw, a number of low intensity business uses which are presently non-conforming under the CSC (Commercial Shopping Centre) District. Policy 7 Future Commercial Strip Development

New commercial development will be restricted to 107 Avenue to a lot depth of 45.72 metres (150 feet), with orientation of business frontage limited to 107 Avenue. New commercial development will be restricted to 109 Street, south of 107 Avenue, to a lot depth of the back lane, with orientation of business frontage limited to 109 Street. COMMERCIAL STRIP DEVELOPMENT

107 AVENUE 45 72 meters (150 ft.)

Low Intensity Business

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Discussion: to rationalize rationalize future commercial strip development along 107 Avenue and 109 Street (south of 107 Avenue) in order to minimize potential land use conflicts between commercial and residential uses and to permit some orderly, commercial expansion. meets Objectives 4 and 6 of this Plan. 1 oe W.1.1

106

see Maps 2 and 3 of this Plan.

- 17 -

Policy 8 Waterloo Mercury Motors Site

The Waterloo Mercury Motors site will be redistricted from CSC (Commercial Shopping Centre District) to CBI (Low Intensity Business District) on 107 Avenue (between 114 and 115 Streets) to a depth of 45.72 metres (150 feet) from 107 Avenue. The remainder of the site will be redistricted to RA7 (Low Rise Apartment District).

Discussion: to provide for commercial development along 107 Avenue, in accordance with Policy 7, in order to minimize conflicts between commercial and residential uses. •

meets Objectives 4 and 6 of this Plan.

▪

see Maps 2, 3 and 6 of this Plan.

106

Policy 9 Residential Development Abutting Commercial Strips

This policy would provide for the rationalization of commercial development on the site in accordance with Policy 7. The present Waterloo Mercury Motors site is fully developed, occupying a full city block and it is the site of an automotive vehicle sales operation. The present use is in non-conformity with the City's Land Use Bylaw. The proposed redistricting would not change this non-conforming status nor would it substantially affect the present use which is fully developed on the site. The existing RA7 (Low Rise Apartment) and RA8 (Medium Rise Apartment) Districts will be retained along the 107 Avenue and 109 Street (south of 107 Avenue) commercial City Council however, will encourage any strips. redistricting to CBI (Low Intensity Business District) in accordance with Policies 7 and 8 of this Plan.

Discussion: •

to recognize existing residential development along commercial strips but to support more appropriate commercial uses in the future.

•

meets Objectives 4 and 6 of this Plan.

•

see Maps 2 and 3 of this Plan. there is scattered residential development along both 107 Avenue and 109 Street commercial strips. This Policy (#9) would deal with any pressures for commercial redevelopment and would support commercial expansion, where appropriate.

- 18 -

Policy 10 Neighbourhood Convenience Commercial

The existing CNC (Neighbourhood Convenience Commercial) District north of 109 Avenue will be retained. In the event that commercial uses are no longer economically viable, City Council will encourage redistricting to medium density residential uses, in accordance with Policies 3 and 4 of this Plan. Discussion: to maintain and improve the existing local convenience commercial area, on 109 Avenue, between 111 and 113 Street, if possible, to serve the local consumer (Objective 5 of this Plan); to provide for alternative, residential uses in the event that such commercial uses are not economically viable.

â&#x20AC;&#x17E;.

2.1

108

20 7

see Maps 2, 3 and 6 of this Plan.

ALL

10: 071

A small convenience neighbourhood commercial area exists on 109 Avenue between 111 and 113 Streets, located beside the Queen Mary Park Elementary School. A small service road serves this commercial node, thereby eliminating some parking and traffic concerns which are generated by such uses. This commercial area is conveniently located to serve the residential community north of 107 Avenue. The commercial uses are however located in some older structures which may be in need of repair or redevelopment.

10,8 AVLI

3.4

Industrial and Mixed Land Use Policy 11 Medium Industrial/ Industrial Business

Medium industrial and industrial business uses will be supported south of 106 Avenue and west of 119 Street, with the exception of the following Districts and sites which are to be retained: 0

the DC5 (Site Specific Development Control District) site between 109 and 116 Streets, and 105 and 106 Avenues,

ii)

the PU (Public Utility District) site,

2 105 A

IMI

the Dominion Bridge IH (Heavy Industrial District) site and

107 04.;

207 A

10S- AVL iV) 10'

the Edmonton and St. Joachim cemeteries.

Further, City Council will encourage future redistrictings from IM (Medium Industrial District) to I ES (Business Industrial District) or from IH (Heavy Industrial District) to IM or IB Districts in order to extend the land use or the building use.

- 19 -

Discussion: to support medium industrial and industrial business uses generally, south of 106 Avenue and west of 119 Street (Objective 9 of this Plan). see Maps 2, 3 and 6 of this Plan. Within Queen Mary Park, there is an older inner city industrial area in transition. There has been a decline in the use of the railway. Commercial uses have also been introduced in this area. On 1982 10 06, City Council approved a major redistricting to a large area south of 106 Avenue, between 109 and 116 Streets, from IM (Medium Industrial District) to DC5 (Site Specific Direct Control District). This DC5 District permits a mix of commercial office and industrial business uses with restrictions of a Floor Area Ratio of 3:1 and a building height of no more than six storeys. Dominion Bridge Ltd., a heavy industrial use and Northwestern Utilities, a public utility, have indicated no specific long term plans for relocating their present operations. The proposal to support future redistrictings to IB (Industrial Business District) from IM (Medium Industrial District) and to IM (Medium Industrial) or IB (Industrial Business) from IH (Heavy Industrial) Districts would provide the option of extending either the land use or building uses of properties which may be in non-conformity with the City's Land Use Bylaw No. 5996. This would reinforce the medium industrial and industrial business uses in the area.

Policy 12 Long Term Redevelopment Potential: Redevelopment Guideline No. 2

Upon the approval of final land use districts and development rights on the CN lands, the Planning Department will undertake a Special Planning Study within the transitional industrial areas south of 106 and 107 Avenues. The purpose of this Study will be to accommodate, under appropriate conditions, the long term redevelopment of this area, to a mix of residential and commercial Land uses, in accordance with Redevelopment Guideline No. 2.

Redevelopment Guideline No. 2 110 7 AV-

/N ....

109 AYE

1091 A80

In undertaking a Special Planning Study, the Planning Department, in conjunction with the other relevant civic departments will have regards to the following: i)

108

101 *8

IOfl A.

Map 2 and all other relevant policies of this Plan; land uses which are complementary to those on the CN lands;

- 20 -

iii)

the provision of park and open space, and bikeways and pedestrian routes in accordance with Policy 17 of this Plan;

iv)

the potential for relocating adjacent heavy industrial uses;

the adequacy of municipal water and sewer services and in accordance with Policy 20 of this Plan; and

vi)

the adequacy of the internal road network in accordance with Policies 13, 14 and 15 of this Plan.

Discussion: to ensure that the long term redevelopment potential of the area generally south of 106 Avenue, to mixed residential and commercial uses is adequately addressed in future planning. â&#x20AC;˘

meets Objectives 8 and 10 of this Plan. see Maps 2 and 7 of this Plan. the present mix of land uses and development conditions would largely discourage the introduction of a substantial residential component, south of 107 and A number of conditions presently 106 Avenues. constrain or could influence this long term redevelopment potential, including: i)

current economic conditions which have resulted in a decrease in redevelopment;

ii)

the uncertainty created by proposed or potential major land use and transportation changes, including: -

Redevelopment of the CN lands, with a major housing component. The removal of the ON and CP trackage. The influence, impact and future operations of the Edmonton Municipal Airport. Proximity to the Downtown, influencing major land use proposals and changes. The future and implications of the proposed 106/107 Avenue couplet system. Civic policies which would encourage the relocation or upgrading of the older, obsolete or noxious heavy industrial uses in the older, inner city.

-21 -

3.5

Transportation, Bikeways and Pedestrian Circulation Policy 13 Arterial Roadways and Truck Routes

The arterial roads and truck routes shown on Map 4A will continue to provide these functions through the Plan Area.

Discussion: to ensure that the proposed transportation systems in the Plan Area achieve City-wide transportation objectives while attempting to mitigate potential impacts on the community and on existing and future development (Objective 19 of this Plan).

see Map 4A of this Plan. The roads that are designated as arterial roads in the Queen Mary Park Plan Area are 109 Street, 106 Avenue, 107 Avenue, portions of 116 and 117 Streets south of 108 Avenue, and 108 Avenue between 116 and 117 Streets. All other roads are local roadways. The following roads in or bounding on the Plan Area are designated as truck routes: 24 hour:

106 Avenue, Ill Avenue, 107 Avenue, 116/117 Streets 119 Street, 109 Street, between 106 and 108 Avenues, 108 Avenue between 116 arid 117 Streets.

No new truck routes are proposed in Queen Mary Park. Policy 14 Future Transportation Improvements and Proposals

Future transportation proposals will be presented to Council as an amendment to the Queen Mary Park Area Redevelopment Plan Bylaw in accordance with the following: 0

the Planning Department will be responsible for reviewing the amendment application, ensuring all requirements of this Plan are met along with other requirements specified in the Land Use Bylaw for Plan Bylaw Amendments, and making recommendation to Council.

- 22 -

MAP 4A

QUEEN MARY PARK AE P. REDE:EM= D -

ROAD$ AND CIRCULATION

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r#i SCALE 1:10 000 - 23 -

Discussion: to ensure that future transportation improvements occur subject to transportation objectives as set out in the General Municipal Plan, the City's Transportation Bylaw and all other relevant policies of this Plan. meets Objective 19 of this Plan. Facility Planning Studies have been prepared for both the 107 Avenue and 119/121 Street corridors, by the Transportation Department in 1983 and 1984. A series of alternatives have been evaluated and preferred plans The preferred plans, have been produced. recommended in both Studies have undergone changes due to public discussions, budgetary constraints and further administrative review. The 107 Avenue Corridor Study had recommended a five-year plan, with a couplet system on 116/1 17 Streets between 106 and 108 Avenues, and another on 106/107 Avenues between 97 and 117 Streets. The current proposal is to implement only the 116/117 Street improvements between 104 Avenue and 108 Avenue and to install traffic signals at strategic locations along 106 Avenue, 116 and 117 Streets north of 108 Avenue in Queen Mary Park to determine if modifications are required to alleviate shortcutting problems. The 106/107 Avenue couplet will only be implemented as a demonstrated need for it arises. The 119/121 Street Study had recommended a ten-year plan to bring truck traffic down from the Yellowhead Trail to the Downtown. Various alternatives were studied and the recommended plan would not have a direct impact on Queen Mary Park. The plan would provide a new four lane divided facility from Kingsway Avenue, skirting the west and north sides of the Airport and tie into the existing Bush Pilot Road/Yellowhead Trail intersection. Policy 15 Road Construction and Property Requirements 11;

751

11.

In the event of the development of the 116/117 Street couplet system between 105 and 108 Avenues, the Planning Department, in conjunction with other relevant civic departments will conduct a study to determine the most appropriate land use and districting for the block which would be the site of the construction of a new roadway facility between 105 and 106 Avenues, and 116 and 117 Streets.

Discussion:

109

10E Avi

â&#x20AC;˘

meets Objective 19 of this Plan.

106

- 24 -

Property acquisition by the City has occurred on the block between 105 and 106 Avenues and 116 and 117 Streets, to enable a new arterial roadway facility to be constructed. Closure of 117 Street south of 106 Avenue, thereby changing the road into a cul-de-sac, is to occur in conjunction with the development of the 116/117 Street couplet system between 106 and 108 Avenues.

Policy 16 The Transportation Department will review the traffic Traffic Management concerns as generally shown on Map 4B and if required, will Scheme prepare a Traffic Management Scheme. Among the primary traffic concerns to be addressed are: i)

shortcutting on 113, 116, 117 and 119 Streets;

speeding on 109 Avenue and other streets in the vicinity of the three schools in the community;

iii)

truck traffic on local streets such as 116 Street;

iv)

pedestrian crossing and safety, on 109 Street near the elementary school and secondly, near the high school; along 106 and 107 Avenues; and along 108 Avenue between 116 and 117 Streets; and

the abundance of on-street parking in residential areas south of 109 Avenue.

Such a Traffic Management Scheme may incorporate traffic measures beyond the Plan Area and may employ such measures as forced turns, barriers, traffic control signals and signs, traffic enforcement, road closures, parking restrictions and programs, and other measures. Discussion: to ensure, where feasible, that traffic measures are implemented should concerns arise in Queen Mary Park regarding traffic movement and access, and pedestrian movement (Objective 19 of this Plan). Queen Mary Park is located close to the Downtown; is bordered by and divided by major arterials; and supports a variety of residential, institutional, commercial and industrial land uses. These factors contribute to a number of local traffic concerns within the community, which significantly impact the quality of life. Traffic Management Schemes have been employed in several other communities where similar concerns were expressed by the affected residents. Map 4B depicts generally, concerns which have arisen in Queen Mary Park.

- 25 -

MAP 4B

QUEEN MARY PARK AREA REDEVELOPMENT PLAN

TRAFFIC MANAGEMENT

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SCALE 1:10 000

NOTE: THIS MAP IS NOT INTENDED TO IDENTIFY ALL THE SPECIFIC SITE CONCERNS BUT TO INDICATE THEIR GENERAL LOCATION OR CONTEXT (I.E. ABUNDANCE OF ON-STREET PARKING BETWEEN 105 AND 109 AVENUES).

-26-

3.6 Recreation, Open Space and Community Facilities Policy 18 Proposed Park on -alp Municipal Airpoet's Clear Zone

City Council will support community-initiated development of all or a portion of the Municipal Airport's clear zone for usable open space, as shown on Map 5. In the event that this proposal is achieved, City Council will further redistrict the new parkland from RF1 (Single Detached Residential) RF4 (Semi-Detached Residential) and/or US (Urban Service) Districts to AP (Public Parks District).

Discussion: to facilitate the development of all or a portion of the Municipal Airport's clear zone in Queen Mary Park, for usable open space. â&#x20AC;˘

meets Objective 12 of this Plan.

â&#x20AC;˘

see Maps 2, 3 and 5 of this Plan. There is presently a community proposal to utilize all or a portion of the Municipal Airport's clear zone, within the sub-area, for usable park area. Discussions are ongoing between the Queen Mary Park Community League, the Municipal Airport authority and the Departments of Planning, Real Estate and Supply Services and Utilities and Parks and Recreation. The Parks and Recreation Department will determine installation and maintenance costs and the applicability of the Neighbourhood Park Development Program. Essential utility services are presently located, within the clear zone, south of 109A Avenue.

Policy 19 Heritage Conservation of the Queen Mary Park Community League Hall

City Council will support community-initiated heritage conservation of the Queen Mary Park Community League Hall on 117 Street. Upon successful designation of the Community League Hall as either a Provincial Historic Resource or a Registered Historic Resource, City Council will redistrict the the building site only site from AP (Public Parks District) to DC1 (Direct Control District).

Discussion: to promote the conservation of historic resources which are of architectural or historic interest (Objective 13 of this Plan). The Queen Mary Park Community League is presently investigating the feasibility of designating the community league hall on 117 Street, as either a Provincial Historic Resource or a Registered Historic Resource. A DC1 (Direct Control District) provides a direct control district for detailed, sensitive control of

- 28 -

An overall assessment of identified traffic concerns is undertaken and alternative traffic management measures are investigated. Based on the assessment, specific measures, if required, are proposed. Traffic bulletins are then circulated to adjacent residents to obtain any comments and concerns for the proposed If the proposals are supported by the measures. community, the traffic management measures are implemented.

Policy 17 Bikeways and Pedestrian Circulation

A bikeway system and pedestrian route will be developed, as scheduled through the Five Year Bikeway Plan and as shown on Map 5. Such a bicycle system and pedestrian route shall further be integrated, where possible, with other existing parks, community facilities and open space as well as with the proposed bikeways and pedestrian circulation systems of adjoining communities (i.e., CN Lands, West-Ingle). Discussion: to provide for a safe and convenient bikeway and pedestrian circulation system that will allow for the continued use of community facilities (Objective 21 of this Plan). see Maps 2 and 5 of this Plan. Many of the communities adjoining the Downtown are without convenient and designated bikeways and pedestrian routes. Bikeways are being proposed in West-Ingle, along 111 Avenue and on the CN lands. Pedestrian crossings to adjoining communities are also being proposed on the CN lands. The proposed bikeway and pedestrian route in Queen Mary Park would further use the existing pedestrian actuated signal at 107 Avenue and would provide a link between existing park and open space and community facilities, and proposed C.N. development.

- 27 -

MAP 5

QUEEN MARY PARK P-AN

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-011( FUTURE PEDESTRIAN CONNECTION (only one connection proposed here)

SCALE 1:10 000

- 29 -

the use development, siting and design of buildings and disturbance of land where this is necessary to establish, preserve or enhance: (b) areas or sites of specific historic, cultural, paleontological, archaeological, prehistoric, natural, scientific or aesthetic interest as designated under the Alberta Historical Resources Act (1973). 3.7 Utility Services Policy 20 Utilities Services

The Planning Department will require any applicant for new development to arrange for the supply of utility services on the advice of the Utilities Services Department and in accordance with the City's Servicing Standards Manual.

Discussion: to ensure that redevelopment shall meet site-specific storm and sanitary servicing requirements to the satisfaction of the Utilities Services and Engineering Departments. meets Objectives 22 and 23 of this Plan. the Plan Area is serviced by combined storm and sanitary sewers. These sewers are currently operating at or below required capacities and are subject to backup conditions which create basement and road flooding during periods of heavy rainfall. The Water and Sanitation Department intends to upgrade sewer capacities to the 5-year design storm level for existing land use conditions under the ongoing 22-year combined sewer relief program. Relief sewer construction is proposed within the Plan Area in three stages, from This construction 1985 to 1987, 1983 and 1998. The schedule is subject to Council approval. implementation of the schedule depends on the availability of funds through the storm sewer charge levied on redeveloping properties within the combined sewer district. the applicable storm runoff control techniques for minimizing the adverse impact of redevelopment may require some form of stormwater management. This dictates that the sites should be self-contained and may include underground storage tanks to achieve zero increased in runoff discharge. the major impact of redevelopment will be to increase storm runoff rates and volumes which may overtax utility services. further, the land use policies of this Plan will provide some guidelines with which to estimate population and potential dwelling units based on maximum densities. - 30 -

SECTION 4- LAND USE REGULATIONS AND REDEVELOPMENT GUIDELINES 4.1

Land Use Regulations â&#x20AC;˘

Area Redevelopment Plans (ARPs) are not empowered by the Planning Act to propose changes to land use districting within the Plan Area. Land use districting can only be applied through the City's Land Use Bylaw No. 5996. In the Queen Mary Park ARP, new districts similar to standard districts are proposed, and no RMX or CMX districts are recommended. Bylaw No. 7601, amending the Land Use Bylaw, shows districting which has been updated to ensure that the policies proposed within this Plan are in conformity with the Land Use Bylaw. This is required through Section 67(a) of the Planning Act. The reader is advised to always refer to the City of Edmonton Land Use Bylaw No. 5996, as amended to obtain information concerning the districting of land within. the Plan Area. It is possible that some districting amendments could be made to the Land Use Bylaw from time to time which would not necessitate an amendment to this ARP. As a result, up-to-date districting information should be obtained from the Land Use Bylaw. The following is a list of districts which will be introduced in the Queen Mary Park Area through an amendment to the Land Use Bylaw No. 5996.

4.1.1 CBI - Low Intensity Business District (Section 330, Land Use Bylaw)

Area of Application Portions of the area, between 111 and 117 Streets, designated CBI in Bylaw 7601, amending the Land Use Bylaw. Rationale To provide a district primarily for low intensity commercial office and service uses located along arterial roadways that border residential areas in order to achieve the intent of Section 3.3 of this Plan.

4.1.2 RA7 - Low Rise Apartment District

Area of Application A portion of the area, between 114 and 115 Streets, designated RA7 in Bylaw 7601, amending the Land Use Bylaw. Rationale To provide a district primarily for low rise apartments abutting commercial strip in order to achieve the intent of Section 3.2 and 3.3 of this Plan.

- 31 -

MAP 6

QUEEN MARY PARK LAND USE DISTRICTS \

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RF1-SINGLE DETACHED RESIDENTIAL DISTRICT RF4-SEMI-DETACHED RESIDENTIAL DISTRICT RA7-LOW RISE APARTMENT DISTRICT RA8-MEDIUM RISE APARTMENT DISTRICT CNC-NEIGHBOURHOOD CONVENIENCE COMMERCIAL DISTRICT CB1-LOW INTENSITY BUSINESS DISTRICT CSC-SHOPPING CENTRE DISTRICT Hi -INDUSTRIAL BUSINESS DISTRICT IM -MEDIUM INDUSTRIAL DISTRICT IH -HEAVY INDUSTRIAL DISTRICT US -URBAN SERVICE DISTRICT AP -PUBLIC PARKS DISTRICT DC-SITE SPECIFIC DEVELOPMENT CONTROL (For the uses and regulations, please refer to Bylaw establishing District on the site) PU -PUBLIC UTILITY DISTRICT THIS MAP IS NOT PART OF THE AREA REDEVELOPMENT PLAN BYLAW BUT INCLUDED WITH THE DOCUMENT TO PROVIDE THE READER WITH A REFERENCE WITH WHICH TO FOLLOW THE SECTIONS OF THE AREA REDEVELOPMENT PLAN BYLAW DEALING WITH LAND USE DISTRICTS. NOTE: THE DISTRICTS INDICATED ON THE MAP ARE THOSE PROPOSED AT THE TIME OF ADOPTION OF THE AREA REDEVELOPMENT PLAN BYLAW AND THE MAP WILL NOT BE UPDATED. THE READER IS DIRECTED TO PART III OF THE LAND USE BYLAW FOR SPECIFIC INFORMATION ON LAND USE DISTRICTS FOP SPECIFIC PARCELS.

- 32 -

SCALE 1:10 000

4.2 Redevelopment Guidelines

Areas affected by redevelopment guidelines are shown on Map 7. The guidelines are intended to be used by the Development Officer in considering any redistricting applications in those areas. Redevelopment guidelines are provided where:

4.2.1 Redevelopment Guideline No. 1

Long term uncertainty exists in terms of major land use and transportation changes and proposals;

Upon redevelopment, major housing opportunities would exist, particularly that of an alternative built form to the walk-up apartment, which is more interesting and promotes a greater variety of lifestyles and tenure; and

Sites may be shortly reaching their economic or remaining building life and where some flexibility is desirable in order to consider similar or other land uses which are compatible with surrounding uses.

Area of Application Portions of the area, between 111 and 115 Streets, north of 109 Avenue and between 109 and 117 Street, designated RA7 (low-rise apartment district) and RA8 (medium rise apartment district) in the Land Use Bylaw.

Rationale The guidelines provide an alternative, adult-oriented built form to the walk-up apartment in order to promote a variety of lifestyles and tenure, in accordance with Policy 4 of this Plan. These guidelines would be adopted through any future redistricting to DC5 (site Specific Development Control District).

4.2.2 Redevelopment Guideline No. 2

Area of Application Portion of the area, between 108 Street and the CPR railway right-of-way, designated IM (medium industrial district), IH (heavy industrial district) and DC5 (Site Specific Development Control District) in the Land Use Bylaw.

Rationale The guidelines provide for the long term potential for a mix of residential and commercial uses, where conditions are warranted in accordance with Policy 12 of this Plan. Major constraints to this long term potential are discussed in Section 3.4 of this Plan. They deal basically with the uncertainty of major land use and transportation changes within and abutting this area. According to this guideline, the Planning Department will prepare a special Planning Study upon the approval of final land use districts and development rights on the CN lands. - 33 -

c AREA ' 'EDEVELOPMENT GUIDELINE k

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Queen Mary Park Area Redevelopment Plan A Project Of The District Planning Program

elitionton â&#x20AC;&#x17E;ANN. OCTOBER 1984

ENCLOSURE II QUEEN MARY PARK IMPLEMENTATION DOCUMENT ?tanning and Development:

LIFIRARy INTRODUCTION The Queen Mary Park Area Redevelopment Plan sets out a number of policies and objectives which will guide both private and public initiatives in the area over a number of years. Accompanying these policies and objectives are action statements which refer to various administrative agencies designed to implement the Plan. This Implementation Document represents a refinement and expansion of these action statements. The Implementation Document recognizes that, over time, there will be a number of similar ways and means of achieving the Plan, policies and objectives. For this reason, the Implementation Document in some instances offers a range of actions. However, the Implementation Document is specific enough to ensure that action of some form is taken. Action which conforms to the policies and objectives of the Plan will be interpreted as consistent with the Plan. Any administrative proposals that differ from the approved policies and objectives will require an amendment to the Area Redevelopment Plan Bylaw. QUEEN MARY PARK ACTION PROGRAM The following Action Program has been prepared in order to: 1) 2)

identify policies which require short and long term implementation or require a process of monitoring/review on an ongoing/as required basis; and assign some priority to the various policies and proposals for implementation.

Implementation items are briefly summarized, listed in order of descending order of priority and cross-referenced to the Implementation Document itself. The purpose of this Action Program therefore is to provide direction for the decisions of Council and Administration in order to bring about a more healthy and vibrant Queen Mary Park community. A.

Short Term Action Program

IMPLEMENTATION ITEMS - IMPLEMENTATION DOCUMENT I.

Traffic Management Scheme, if required

SECTION POLICY 4

MAP 2

Public Developments and Programs a.

develop Municipal Airport's clear zone for usable recreation open space.

develop a bikeway and pedestrian circulation system.

pursue housing rehabilitation programs for the single family housing north of 109 Avenue.

6 of ARP

3 of ARP

Land Use Development a.

see item #1 under C. Monitoring/Review

ARP* redistrictings CSC (Commercial Shopping Centre District) to CBI (Low Intensity Business District). Waterloo Mercury Motors site, from CSC (Commercial Shopping Centre District) to CBI (Low Intensity Business District) and RA7 (Low Rise Apartment District).

potential redistrictings RF1 (Single Detached Residential), RF4 (Semi Detached Residential) and/or US (Urban Service) Districts to AP (Public Parks District) on all or a portion of the Municipal Airport's clear zone. IM (Medium Industrial District) to IB (Industrial Business District) or from IH (Heavy Industrial District) to either IM or IB Districts. RA7 (Low Rise Apartment) or RA8 (Medium Rise Apartment) Districts to CBI (Low Intensity Business District). AP (Public Parks District) to DC1 (Direct Development Control District) upon successful provincial historic designation of the Queen Mary Park community league hall. land use study of block (105/106 Avenues, 116/117 Streets) which is to be the site of a new roadway facility.

Long Term Action Program

IMPLEMENTATION ITEMS - IMPLEMENTATION DOCUMENT 1.

Redevelopment Guideline No. 2 - address long term redevelopment potential of area south of 106 Avenue.

Redevelopment apartments.

Monitoring Review

Guideline

No. 1

- alternative

building

IMPLEMENTATION ITEMS - IMPLEMENTATION DOCUMENT

designs

for

walk-up

SECTION

POLICY

MAP

7 of ARP

SECTION

POLICY

MAP

Maintain many of the existing land use districts.

1 2 3

1,3,5 6 11,12

6 of ARP

Review of future transportation proposals.

Adequate capacities for utilities services.

*ARP - Area Redevelopment Plan

I. IMPLEMENTATION OF RESIDENTIAL LAND USE POLICIES

Policy Statement

Implementation Action to be Taken

Responsible Department/ Agency

Start-Up 242iLg

Authority Required

Budget Category* I. Capital 2. Operating 3. Administrative

CrossReference

Section 3.2 of ARP.

Policy I - To maintain and reinforce the low density residential area.

Retain RF1 (Single Detached Residential District) and RF4 (SemiDetached Residential District).

•Planning

Ongoing

Policy 2 - To encourage housing rehabilitation in the low density residential area.

Pursue designation of the RF1 (Single Detached Residential) District as a Residential Rehabilitation Assistance Program (R.R.A.P.) area.

•Planning

1985/86

Policy 3 - To retain a district for low and medium-rise apartments.

Retain RA7 (Low Rise Apartment District) and RA8 (Medium Rise Apartment District).

.Planning

Ongoing

Policy 4 - To provide primarily for adultoriented accommodation which would encourage alternative building designs for the walk-up apartment.

Redevelopment guideline No. I established; redistricting by applicant.

•Individual Property Owner -Planning

Ongoing

Approval of redistricting by Council required.

Section 3.2 of ARP.

Policy 5 - To provide a district for multiple family and low and medium rise apartment development and to minimize the impacts on surrounding uses.

Retain DC5 (Site Specific Direct Control District).

•Planning

Ongoing

Approved by Council 1983 08 16.

Section 3.2 of ARP.

Approval by Federal Government required.

*NOTE: ARP - Queen Mary Park Area Redevelopment Plan. A "capital budget" item implies an ongoing expenditure for a facility or program. An "operating budget" item implies an ongoing expenditure for staff or maintenance. An "administrative budget" item means an expenditure required as part of the ongoing responsibilities of a particular City Department. - I -

2. IMPLEMENTATION OF COMMERCIAL LAND USE POLICIES

Policy Staten-tent

Implementation Action to be Taken

Responsible Department/ Agency

Start-Up

Timing 1984

Budget Category* I. Capital 2. Operating 3. Administrative

CrossReference

Approval of redistricting by Council required.

Section 3.3 of ARP.

Approval by Council required.

Section 3.3 of ARP.

Approval of redistricting by

Section 3.3 of ARP.

Authority Required

Policy 6 - To promote low intensity business uses along 107 Avenue and 109 Street (south of 107 Avenue).

Redistricting from CSC (Commercial Shopping Centre District) to CBI (Low Intensity Business District).

-Planning

Policy 7 - To restrict new commercial development to only those businesses which have business frontage limited to arterial roadways in order to minimize the impacts on surrounding residential areas.

Review development applications to ensure policy is enforced.

•Individual Property Owner Ongoing •Planning

Policy 8 - On the Waterloo Mercury Motors site, to promote low intensity business uses fronting on 107 Avenue in accordance with Policies 6 & 7 and to support residential uses on the remaining portion of the site.

Redistricting of site from CSC (Commercial Shopping Centre District) to CBI (Low Intensity Business District) and RA7 (Low Rise Apartment District).

•Planning

Policy 9 - To minimize land use conflicts along commercial strips.

Retain existing residential districting but support future development in accordance with Policies 6, 7 and 8.

-Individual Property Owner Ongoing •Planning

Approval of redistricting by Council required.

Section 3.3 of ARP.

Policy 10 - To retain a district for CNC (Neighbourhood Convenience Commercial District) and to support, if appropriate, residential development.

Retain CNC districting; Redevelopment guideline No. I established; Redistricting by applicant.

•Individual Property Owner As Required •Planning

Approval of redistricting by Council required.

Section 3.3 of ARP.

1984

Council required.

-2-

3. IMPLEMENTATION OF INDUSTRIAL AND MIXED LAND USE POLICIES

Policy Statement

Implementation Action to be Taken

Policy 11 - To reinforce medium industrial business uses; to recognize a DC5 (Site Specific Development Control District) site, a PU (Public Utility District) site, the Dominion Bridge IH (Heavy Industrial District) site, and the Edmonton and St. Joachim cemeteries.

Redistricting by applicant from IM (Medium Industrial District) to IB (Industrial Business District) or from IH (Heavy Industrial District) to either 1M or IR Districts in order to expand land uses.

Policy 12 - To recognize a transitional mix of industrial and commercial uses and to accommodate, under appropriate conditions, the long term redevelopment to a mix of residential and commercial uses.

Redevelopment guideline No. 2 established, with a Special Planning Study indicated upon approval of final land use districts and development rights on the CN lands.

Responsible Department/ Agency

Budget Category* 1. Capital 2. Operating 3. Administrative

CrossReference

Start-Up _y_1:1L Tir -t go

Authority Required

-Individual Property Owner â&#x20AC;˘Planning

As Required

Approval of redistricting by Council required.

Section 3.4 of ARP.

.Individual Property Owner -Planning

As Required

Approval of Special Planning Study by Council required.

Section 3.4 of ARP.

-3-

4. IMPLEMENTATION OF ROADWAYS„ BIKEWAYS AND PEDESTRIAN CIRCULATION POLICIES

Policy Statement

Implementation Action to be Taken

Responsible Department/ Agency

Start-Up Timir g

Authority Required

Budget Category* I. Capital 2. Operating 3. Administrative

CrossReference

Policy 13 - To recognize existing arterial roadways and truck routes.

Arterial roads and truck routes are shown on Map 4A of the ARP.

-Transportation

Ongoing

N/A

Section 3.5 of ARP. See Map I.

Policy 14 - To ensure proper review of future transportation proposals.

Facility Planning Study and ARP Bylaw amendments will be undertaken prior to approval.

-Transportation •Planning

As Required

Approval of Council required.

Section 3.5 of ARP.

Policy 15 - To consider the most appropriate land use and districting for the block (105/106 Avenues, 116/117 Streets) which is to be the site of a new roadway facility.

Property acquisition and a Special Planning Study; Closure of 117 Street, south of 106 Avenue creating a cul-de-sac.

-Transportation -Planning

As part of 107 Avenue corridor program.

Approval of Council required.

3 and 1

Section 3.5 of ARP.

Policy 16 - To address concerns regarding traffic movement, access and pedestrian circulation.

Preparation of a Traffic Management Scheme, if required.

•Transportation

1984-1985

Approval of Council required.

3 initially and then 1 and 2

Section 3.5 of ARP. See Map 2.

Policy 17 - To create a bikeway system and pedestrian routes between existing and proposed park and open space.

Design and construction in accordance with the Five Year Bikeway Plan.

-Planning Transportation •Parks and Recreation

1985

Approval of Council required.

3 initially and then 1 and 2

Section 3.5 of ARP. See Map 3.

-4-

5. IMPLEMENTATION OF RECREATION OPEN SPACE AND COMMUMTY FACILITIES POLICIES

Policy Statement

Implementation Action to be Taken

Policy 18 - To support the development of all or a portion of the Municipal Airport's clear zone for parks purposes, according to community objectives.

In the event that usable open space is developed, Planning will redistrict the affected site from.RFI (Single Detached Residential) RF4 (SemiDetached Residential) and/or US (Urban Service) Districts to the AP (Public Parks) District.

Policy 19 - To promote the conservation of historic resources which are of architectural or historic value.

Community League to pursue Provincial historic designation of the community league hall. Upon successful designation, Planning shall redistrict the site to DCI (Direct Development Control District).

Responsible Department/ Agency

Budget Category* 1. Capital 2. Operating 3. Administrative

Start-Up Timing

Authority Required

-Planning

As Required

Approval of redistricting by Council required.

Section 3.6 of ARP See Map 3.

-Queen Mary Park Community League â&#x20AC;˘Alberta Culture -Planning

1984

Approval of a historic designation by Alberta Culture required; Approval of redistricting by Council required.

Section 3.6 of ARP.

-5-

CrossReference

IMPLEMENTATION OF POLICIES FOR PROPOSED UTILITIES AND OTHER MUNICIPAL SERVICES

Policy Statement Policy 20 - To ensure that the capacities of the utilities infrastructure is developed to adequately meet present and future demand in the Plan Area.

Implementation Action to be Taken Power, gas, telephones, utilities, cable, water, sanitary/storm systems shall be monitored and upgraded if necessary.

Responsible Department/ Agency

-Water and Sanitation oedmonton telephones' -Edmonton Power •QCTV •Edmonton Utilities •North western Utilities

-6-

Start-Up Timing Ongoing

Authority Required

Budget Category* I. Capital 2. Operating

3. Adminis=tive

CrossReference

Section 3.7 of ARP.

-Water and Sanitation -Jedmonton telephones' -Edmonton Power •QCTV -Edmonton Utilities •Northwestern Utilities

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PLANNING