EVDP 637 Assignment 5 Due: April 13, 2015 Professors:
Mary Axworthy Kathy Dietrich Mark Lindquist
Teaching Assistant:
Liam Cummings
Table of Contents 1.0
Introduction ................................................................... 1
1.1
Vision & Objectives ............................................................................ 1
4.0
Supporting Information ................................................ 10
4.1
Best Practice Case Studies ................................................................ 10
Vision ........................................................................................................... 1
4.1.1
South Hillsboro: Orenco Station ................................................... 10
Objectives .................................................................................................... 2
4.1.2
Cornell Precinct Plan ..................................................................... 11
Policy Context ................................................................. 3
4.1.3
Ottawa Urban Design Guidelines for Greenfield Development ... 12
2.0 2.1
Municipal Government Act (MGA) ..................................................... 3
4.2
Demographic Trends ........................................................................ 13
2.2
Municipal Development Plan (MDP) .................................................. 3
4.3
Employment Opportunities .............................................................. 14
2.3
Calgary Wetland Conservation Plan ................................................... 3
4.4
Surrounding Services & Amenities ................................................... 15
2.4
City of Calgary Environmental Reserve & Setback Guidelines ........... 4
2.5
North Regional Context Study (NRCS) ................................................ 4
5.1
Plan Area........................................................................................... 16
2.6
Slope Adaptive Development Policy & Guidelines ............................. 4
5.2
Historic Evolution ............................................................................. 17
2.7
Calgary Transportation Plan (CTP) ...................................................... 4
5.3
Environmental Analysis .................................................................... 18
Public Engagement ......................................................... 5
5.4
Built Form Analysis ........................................................................... 19
Public Engagement Methods: ............................................................ 6
5.5
Topography & Drainage .................................................................... 20
3.1.1
Website Launch .............................................................................. 6
5.6
Wind Exposure.................................................................................. 21
3.1.2
Citizen Advisory Panel .................................................................... 6
3.1.3
Social Media Campaign .................................................................. 7
6.1
Land Use Concept ............................................................................. 22
3.1.4
Open House #1 ............................................................................... 7
6.2
Land Use Concept Map (Potential Outline Layout) .......................... 24
3.1.5
Briefing Workshop (Card Method) ................................................. 7
6.3
Community & Neighbourhood Concept ........................................... 25
3.1.6
Open House #2 ............................................................................... 8
6.4
Potential Phasing .............................................................................. 25
3.1.7
Open House #3 ............................................................................... 8
6.5
Residential Policies ........................................................................... 26
3.1.8
Walkabouts .................................................................................... 8
6.6
Employment Opportunities .............................................................. 26
3.1.9
Open House #4 ............................................................................... 9
6.7
Schools, Environmental Reserve & Open Space ............................... 26
Public Engagement Summary ............................................................. 9
6.8
Linking Focal Points Together ........................................................... 27
3.0 3.1
3.2
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5.0
6.0
Site Context .................................................................. 16
Land Use Concept ......................................................... 22
Table of Contents 7.0
Major Activity Corridor ................................................. 28
10.2
Sanitary Servicing ............................................................................. 40
8.0
Transportation.............................................................. 30
10.3
Storm Water Management............................................................... 41
11.0 Sustainability ................................................................ 42
8.1
Major Road Network ........................................................................ 30
8.2
Minor Roads and Access Streets ...................................................... 30
11.1
The City of Calgary Sustainable Design Checklist ............................. 42
8.3
Access to Public Transit .................................................................... 31
11.2
Economic Sustainability .................................................................... 42
8.4
144th Avenue and Entertainment District BRT Route ....................... 32
11.3
Environmental Sustainability ............................................................ 42
8.5
Integrated Streets ............................................................................ 33
12.0 New Community Guidebook (MDP) .............................. 43
8.6
“Main Street� Corridor (Entertainment District) .............................. 33
Section 1: Vision and Core Ideas ................................................................ 43
8.7
Pedestrian Connectivity ................................................................... 35
Section 2: Community Framework ............................................................. 43
8.8
Cycling Activity ................................................................................. 35
Section 3: Community Services and Amenities .......................................... 44
8.9
Public Transit .................................................................................... 35
13.0 Appendix A: Table of Figures ......................................... 46
8.10
Connectivity to Greater Calgary Area ............................................... 35
8.11
Green Corridor/Regional Pathway System ....................................... 35
9.0
Design Elements ........................................................... 36 Purpose ...................................................................................................... 36
9.1
Neighbourhood Design Policies ....................................................... 36
9.2
Activity Centre/Activity Corridor Design Policies ............................. 36
9.3
Streetscape Design Policies .............................................................. 36
9.4
Building Design Policies .................................................................... 37
9.5
Commercial and Mixed-Use Centre Design Policies......................... 37
9.6
Parking Design Policies ..................................................................... 38
9.7
School & Community Centre Design ................................................ 38
10.0 Supporting Infrastructure Policies ................................. 39 10.1
Water Servicing Feed ....................................................................... 39
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13.1
Appendix Map A: Comprehensive Transit Network Map ................. 46
14.0 Appendix B: List of Tables ............................................. 47 14.1
Table 1: Population and Jobs per Hectare Calculations.................... 47
Introduction 1.0 Introduction 1.1 Vision & Objectives The vision and objectives outlined for the Glacier Ridge Area Structure Plan (ASP) describe the aspirations of our project team (Nathan, Scott, Taylor) on behalf of the City of Calgary, as well as its partners and stakeholders to create a fully integrated, functional, and sustainable community in North Calgary. The policies contained within the ASP aim to guide development within the site to achieve the objectives and realize the vision of the plan. Integrating land-use planning with an area structure plan shapes the physical environment in order to achieve sustainable development and protect the natural form as well as its functions. The purpose of the Glacier Ridge Area Structure Plan (ASP) is twofold. First, it addresses and implements The City’s broad planning objectives and policies laid out in the Municipal Development Plan (MDP). Second, the ASP guides specific land use, subdivision and development decisions and patterns that collectively make-up the specific form that the Plan Area will create.
Figure 1: Integrated transportation along entertainment district to encourage multiple modes of transportation, and incorporate public transit into main streets (http://lh3.ggpht.com/)
Vision The Glacier Ridge ASP vision is to create a sustainable community integrated with the greater Calgary region, as well as promoting connectivity through multiple modes of transportation within the site. In contrast to typical Greenfield developments which are located a great distance from the inner city (10+ km from core), this ASP will use the following principles to achieve the vision of creating a sustainable, well-connected neighbourhood with diverse housing options and healthy economic potential.
Figure 2: Compact row-housing for sustainable design, walkable communities, and unique architecture to provide a sense of neighbourhood character (christainnewyork.files.wordpress.com/2015/03/row-house-office-0-wide.jpg)
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Introduction Objectives 1. A Fully Connected Community to the City of Calgary Develop a community that is fully integrated and connected with the entire city as a whole. The neighbourhoods must be integrated and involved with all of Calgary, where residents feel they are part of the system, can access everything, and explore the city in various ways.
2. Enhanced Connectivity within Glacier Ridge Glacier Ridge will not only provide a connection to the rest of Calgary, but will also promote increased links to each neighbourhood and commercial area within the site. A great deal of emphasis has been placed on linking all residential areas to activity centres and commercial sites throughout the different neighbourhoods. This will promote businesses, enhance the community atmosphere, and allow all residents to experience what Glacier Ridge has to offer.
3. Multiple Transportation Options Develop a comprehensive transportation network that provides convenient access for pedestrians, cyclists, transit users and vehicular traffic not only within the Plan Area, but connected to the greater transportation network of the entire City of Calgary.
4. Mixed Use and Increased Density The Glacier Ridge ASP will implement Transit Oriented Development (TOD) around all transit nodes and major roads. Increased density will also be situated near retail and activity centre locations. The plan encourages a variety of employment opportunities involved in the retail and services industry (such as restaurants, shops, cafĂŠs, etc.) to balance the amount of housing and employment within the site.
Glacier Ridge Area Structure Plan
5. Integrate, Preserve, and Highlight Natural Environment The Plan Area is rich with native grasslands and substantial wetland areas, the Glacier Ridge ASP will work to conserve and enhance the existing natural environment, topography, and landscape features in order to provide a visually appealing and environmentally diverse atmosphere. The built form will be designed to respect the environment, and place an emphasis on many of its natural features.
6. Create Unique, Vibrant Communities with strong Sense of Place Each neighbourhood will be developed with access to a focussed activity centre, where neighbourhood residents will have an opportunity to work, and interact with each other on a social level. These areas will give neighbourhoods an identity to enrich the overall character of the individual communities.
7. Create Walkable Environments The Glacier Ridge ASP is committed to lessening resident need for vehicles to access essential services and retail opportunities within the site. Locating small scale retailers and service shops within comfortable walking distance will be of great benefit to those of all levels of income. It will also promote environmentally friendly practice through offering options to walk or cycle instead of drive within the site.
8. Adaptable Outline Design Many of the grid layouts, planned phases, and lot sizes will be designed to allow for adaptable development in the future. If increased densification is needed, the layout of the neighbourhoods will allow for future building such as laneway housing, taller apartments, or additional structures within medium density (4-8 storey apartment) residential zones. This flexibility will allow Glacier Ridge to build out at a pace and scale that makes sense for the region over time.
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Policy Context 2.0 Policy Context There are many policies and regulations that influence ASP decision making. It is important to note that many decisions made during the ASP planning process are a direct result of established provincial and municipal legislation requiring certain components be included, and certain regulations abided by. The vision and context for the Glacier Ridge ASP has been structured according to superior legislation (such as the MGA and MDP), influenced by existing ASPs, and also by City of Calgary plans, policies, and guidelines. In addition to local content, this document has integrated certain elements obtained from precedent studies examined across a global perspective. The following section will highlight the policies which have an influence in the decisions made for the Glacier Ridge ASP.
2.1 Municipal Government Act (MGA) The Municipal Government Act (MGA) is the legislative framework in which all municipalities and municipal entities across the Province of Alberta operate. It acts as the governing policy for all planning and development initiatives throughout the province.
2.2 Municipal Development Plan (MDP) A council of a municipality with a population of 3500 or more must by bylaw adopt a municipal development plan (MDP). Calgary has a population over 1.2 million people, thus requiring the city to develop an MDP. An MDP must address:
The future land use within the municipality The manner of, and the proposals for future development in the municipality.
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The co-ordination of land use, future growth patterns and other infrastructure with adjacent municipalities if there is no intermunicipal development plan with respect to those matters in those municipalities. The provision of the required transportation systems either generally or specifically within the municipality and in relation to adjacent municipalities. The provision and allocation of municipal services and facilities, either in a general or specific location.
These mandatory requirements of the MDP are met through area structure plans (ASPs), outline plans, area redevelopment plans (ARPs), and through several planning bylaws and regulations.
2.3 Calgary Wetland Conservation Plan It is the goal of all City of Calgary planning initiatives to protect and enhance wetlands within their respective Plan Areas. The Calgary Wetland Conservation Plan also addresses the potential to allow development of certain wetlands within the ASP boundary. Wetlands are categorized using the Steward & Kantrud Wetland Classification System, which outlines seven major classes recognized on the basis of ecological differentiation, and distinguished by the vegetation zone related to overall size and depth of the wetland area. As per City of Calgary wetland policy, Wetlands that are considered Class III and above (as defined by the Stewart and Kantrud Wetland Classification System) qualify as ER in accordance with the provisions of the MGA and the Calgary Wetland Conservation Plan. These lands shall be dedicated as ER through the subdivision process unless the Approving Authority determines, in its sole and unfettered discretion, not to require the dedication.
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Policy Context 2.4 City of Calgary Environmental Reserve & Setback Guidelines The City of Calgary Environmental Reserve & Setback guidelines recommends guidelines for site Environmental Reserve setbacks in accordance with the Municipal Government Act as a means of preventing pollution of a waterbody. West Nose Creek is a significant waterbody within the Glacier Ridge Plan Area, and must adhere to the Setback guidelines. Using the proper setback file established by the City of Calgary GIS Department, the area allocated for ER Setback has been included in the plan, and designated as part of Environmental Reserve.
2.5 North Regional Context Study (NRCS) The NRCS is a non-statutory plan intended to provide a level of strategic planning between the Municipal Development Plan (MDP) and Calgary Transportation Plan (CTP) and subsequent Area Structure Plans. The Goal of the NRCS is to create communities with the ability to live, work, shop, learn and recreate within walkable neighbourhoods. These areas are highlighted by a system of Activity Centres and Corridors within the communities which will serve as vital, mixed-use hubs of activity for residents. The Glacier Ridge ASP falls within Cells C and D of the NRCS, and many of the planning decisions were made based on recommendations and guidelines established by the NRCS document.
2.6 Slope Adaptive Development Policy & Guidelines Sections of the Glacier Ridge Plan Area deal with slopes of varying steepness which impact potential development. These heavily-sloped areas must comply with Calgary Slope Adaptive Policy in order to ensure safe and stable development.
Glacier Ridge Area Structure Plan
It is recognized that slope steepness does not necessarily relate to the stability of slopes. Slope stability is a function of, but not restricted to, soil material, moisture content, groundwater condition, slope geometry, and vegetation cover. The slope steepness should not be considered the sole determinant of the development potential of land. A geotechnical evaluation and slope stability assessment will provide essential technical information on the geologic condition and stability of the slope for a potential developable area. Development on slopes in excess of 33% is discouraged, as the engineering of these slopes to accommodate development defeats the purpose of these policies and guidelines. Slopes in the 20% to 33% range are defined as ‘Land Areas of Interest’ (e.g. Slope angle of 20% or greater, with at least 20% of an area that is contiguous has the potential to be logically planned for development). The development of these lands will be guided by the Slope Adaptive Development Policy and Guidelines as part of the submission of an Outline Plan/Subdivision application.
2.7 Calgary Transportation Plan (CTP) One of the key themes of the CTP is the integration of social, economic and environmental objectives in decision-making processes. The Plan challenges all Calgarians to thoughtfully consider how our choices, both lifestyle and public investment, affect our quality of life and our environment. This mission is integrated throughout the Glacier Ridge transportation objectives. The communities will be dedicated to providing alternative modes of transportation. Walking, cycling, automobile, and public transit will all be made available not just in select areas of the site, but prevalent throughout all aspects of the plan.
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Public Engagement 3.0 Public Engagement Calgary is rich with community involvement and public awareness. Establishing a comprehensive engagement process for the Glacier Ridge ASP is of the utmost importance in obtaining quality feedback and ideas from the public. The following diagram outlines the stages in which public engagement will occur to aid in the development of the Glacier Ridge ASP.
Figure 3: Glacier Ridge ASP Public Engagement Timeline
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Public Engagement 3.1 Public Engagement Methods: 3.1.1 Website Launch
3.1.2 Citizen Advisory Panel
Objectives: Provide 24-hour accessible public information platform, obtain qualitative & quantitative feedback.
Objectives: Provide ideas and feedback to create an enhanced suburban experience.
Key Stakeholders: Persons interested in ASP development – targeting Calgarians specifically, open to all public.
Key Stakeholders: Heavily involved community members with passion for innovative development.
Communicating through technology has been evolving at an everincreasing rate. This evolution comes with a public appetite for more information delivered in a convenient and timely manner. As the ASP is developed, the public needs to hear not only what is being done, but also why it is being done. This is where a 24-hour accessible website with constantly updated content will serve as a hub for community outreach and education.
The citizen advisory panel will provide planners with ideas about how to create an enhanced suburban experience, as well as address concerns before they become issues. Assembling a panel of 10 members (3 inner city, 3 from surrounding rural area and 4 from North West Calgary communities). Their purpose will be to guide the planning process from a public perspective as it relates to their situation.
Developed through the City of Calgary, the Glacier Ridge website will target persons interested in the ASP, while providing an outlet for public research with an opportunity to voice opinions/concerns through electronic mail submissions and online feedback forms. It will also contain calendars showing public engagement events, timelines along the planning process, and results of prior engagement events. In addition, the website will include online surveys to gather public opinion on various topics. These surveys will evolve as planning stages progress.
The panel will meet four times during the 12 month planning process at a meeting room in a central location (to be determined) with the planning group working on the Glacier Ridge ASP. Their responsibilities will include keeping respective community groups informed throughout the planning process in addition to providing input for planners. The feedback they receive from respective community groups will aid in implementing effective planning strategies for the Glacier Ridge ASP. Recording equipment, pens, paper, and refreshments will be needed for each meeting.
Staff will be dedicated to updating content, answering emails, relaying information to planners, and monitoring web traffic.
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Public Engagement 3.1.3 Social Media Campaign
3.1.4 Open House #1
Objectives: Provide consistent updates, inform public on events and obtain feedback on planning issues related to Glacier Ridge ASP.
Objectives: Overview of planning process, display site analysis results, present ideas being considered.
Key Stakeholders: Persons interested in ASP development – targeting Calgarians specifically, open to all public.
Key Stakeholders: Open to general public – targeting citizens near Glacier Ridge.
One of the largest trends that cannot be ignored is the public’s use of social media through outlets such as Twitter, Instagram, and Facebook. These outlets offer a fast and efficient method to relay information to the public, provide links to planning documents, as well as inform of upcoming public engagement events.
To be conducted at Symons Valley Ranch, this will be the first opportunity to display the site analysis, context of the ASP area, educate about the planning process, and obtain initial public concerns. In addition to displays for analysis and initial concepts, there will be descriptive mapping station to pinpoint where participants are from within the city and surrounding area. This will provide information on who is interested in the planning process based on their geographical location. Posters, maps, diagrams, easels, refreshments, paper, pens, notepads, feedback forms, and video players will be needed for the event.
A Facebook group and Twitter account will be established to post links to documents, encourage a discussion forum for posts related to planning topics, as well as post pictures and updates relating to the Glacier Ridge area. They will allow the public to view upcoming events, and provide a forum to express a brief opinion about positive elements, concerns, or issues that arise during ASP development. Instagram allows planners to post pictures of new plans, public events, and other elements related to the Glacier Ridge ASP. It also provides an opportunity to encourage the public to post pictures relating to certain elements they would like to see included in the new community. Options range from public park designs, retail options, architectural elements, monuments, and more. These visuals will aid in creating a desirable suburban experience using images received directly from the public. Staff will be dedicated to posting and answering Twitter, Facebook, and Instagram posts.
Glacier Ridge Area Structure Plan
The planners and citizens advisory group will be present at the open house to introduce themselves, the ASP concepts, and obtain public feedback.
3.1.5 Briefing Workshop (Card Method) Objectives: Identify specific concerns from citizens in the region surrounding Glacier Ridge and identify important elements from participant perspectives. Key Stakeholders: Target current landowners and citizens surrounding the Glacier Ridge ASP area. To be conducted at Symons Valley Ranch, this will be an opportunity to refine specific issues by gathering public opinion on a variety of topics. Steering the conversation with issues identified from open house #1, landowners and citizens will be able to express their concerns in a more interactive setting. The information gathered will be synthesized into
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Public Engagement coherent groups, then analyzed for further consideration. Posters, maps, diagrams, easels, refreshments, paper, pens, post-it notes, markers, name tags, notepads, and feedback forms will be needed for the event. All planners involved in developing the ASP will be present at the event to hear opinions and concerns from public.
3.1.6 Open House #2 Objectives: Present initial land use concept with ER/MR Breakdown and road network, listen to participant concerns and ideas for improvement. Key Stakeholders: Open to general public – targeting citizens near Glacier Ridge who may be affected by ASP. To be conducted at Symons Valley Ranch, this will be the first presentation of initial ASP concept diagrams, maps, and density information. Using information from the previous engagements, planners will provide a preliminary neighbourhood structure, including a breakdown of commercial and residential uses in relation to open space and the transportation network. Posters, maps, diagrams, easels, refreshments, paper, pens, notepads, feedback forms, and video players will be needed for the event. This will provide the public an opportunity to express concerns about the preliminary ideas as it relates to their current situation. For example, rural landowners may be concerned about transportation network impacting their ability to access the city, and can express their thoughts at the open house. All planners involved in developing the ASP will be present at the open house to explain the concepts, process, and rationale behind the decisions made, while also listening to opinions and concerns from public.
Glacier Ridge Area Structure Plan
3.1.7 Open House #3 Objectives: Present finalized land use concept and road network, listen to public concern for consideration during final revisions. Key Stakeholders: Open to general public – targeting citizens in the ASP area. To be conducted at Symons Valley Ranch, the open house will present finalized ASP concept diagrams, maps, land use designations, school sites, open space, green networks, and activity centres. At this stage planners will present specific ideas and examples for consideration and allow interested citizens to register for a walkabout at a later point in time. Posters, maps, diagrams, easels, refreshments, paper, pens, notepads, feedback forms, and video players will be needed for the event. Planners involved in developing the ASP will be present at the open house to explain the rationale behind the decisions made, while also listening to opinions and concerns from public. Planners will be available to answer questions about the land use concept and offer opinions to those who attend, with a focus of gathering information about what the public likes and what they’re concerned with.
3.1.8 Walkabouts Objectives: Allow ASP Planners to discuss the area of interest while offering an opportunity for the public to observe important elements of the plan. Key Stakeholders: Open to general public – target citizens in the ASP area and those interested in suburban development. The first walkabout will be conducted in Nolan Hill. This will offer participants an opportunity to see typical suburban development that is taking place in Calgary. Planners involved in the ASP will educate participants about certain aspects of ineffective suburban design that are
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Public Engagement not conducive to sustainable cities. The second walkabout will take place on 4th St SW and will occur after the Nolan Hill walkabout. This will allow participants an opportunity to further research and contemplate what they had learned in the previous walkabout. The 4th St. walkabout will showcase the elements that Glacier Ridge will implement including the retail and entertainment aspects, as well as the mixed-use design present in the area. This is one of the precedents chosen for the retail corridor implemented in the Glacier Ridge ASP. The main goals of the walkabouts will be to highlight the assets of mixeduse and connected design promoting walkability and pedestrian flow. Planners will also collect feedback and opinions from the public on various topics and issues related to the ASP. Maps, clipboards, cameras, recorders, and refreshments will be needed for the event.
3.1.9 Open House #4 Objectives: Present final ASP with static and dynamic modelling. Key Stakeholders: Open to general public – targeting citizens in the ASP area. To be conducted at Symons Valley Ranch, the open house will present the final ASP including diagrams, maps, land use designations, school sites, open space, green networks, and activity centres. This will allow the public an in-depth look at the comprehensive plan that the development of the area will follow. Participants will be able to observe the entire ASP process, including how public participation has influenced various aspects of the ASP. Posters, maps, diagrams, easels, refreshments, paper, pens, notepads, feedback forms, video players, static models and dynamic modelling equipment will be needed for the event.
offer professional opinions to participants. The main focus will be on educating the public about the Plan, as this is the last public engagement event for the Glacier Ridge ASP.
3.2 Public Engagement Summary Public engagement during the Glacier Ridge ASP Planning process proved to be informative in creating elements in the plan that citizens were seeking. Through the comprehensive public engagement plan, the ASP was able to consult and inform a wide range of citizens coming from a diverse set of backgrounds. Obtaining feedback and information, as well as educating the affected and concerned citizens about the benefits of the plan were the primary goals of the public engagement process. Through the use of several different events and methods over a 12-month period, the ASP was able to reach a wider range of citizens. This made the data and information collected more comprehensive and complete. Information acquired such as desired housing types, preferred green networks, and ideal types of entertainment/community activity options were applied in creating policies and guiding principles of the ASP. The process as a whole served a great purpose in giving the citizens a chance to shape the community in which they may live, work, or recreate. This will lead to the creation of a fully inclusive and integrated community, which will be seen as an innovative and attractive place to live for all prospective citizens.
All planners involved in creating the ASP will be present at the final open house to explain the rationale behind the decisions made and the final Glacier Ridge ASP. Planners will be available to answer questions and
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Supporting Information 4.0 Supporting Information 4.1 Best Practice Case Studies 4.1.1 South Hillsboro: Orenco Station
diversity of housing choices including single-family homes, townhouses, low-rise apartments, and condominiums. The topographical and environmental features are similar to that of Glacier Ridge, which makes it an excellent reference providing an innovative urban context to a suburban community. The accessibility and neighbourhood activity centres are at the heart of the Glacier Ridge vision. Providing nearby, walkable amenities in a suburban context will enrich the neighbourhoods, and allow for interaction amongst neighbours and a positive sense of community. Multiple Transit nodes are also an integral part of the Glacier Ridge vision. Allowing residents viable choices between walking, cycling, driving, and public transit will enrich not only options of travel, but also allow for affordable transportation options for all residents regardless of income level.
Figure 4: Orenco Station Outline Plan (architectureweek.com)
Orenco Station is a planned urban town center near Portland, Oregon that was designed as a pedestrian-friendly high density community. A new community (77 hectares) integrates a green, quiet, and safe place to live, just like any desirable suburb. However, it is quite different from a typical suburban development. The district has established a central shopping centre which serves as an effective communal gathering location. Every Orenco Station resident has a short walk to reach the town center to grab coffee at Starbucks, shop for specialty wines, fill a prescription, or enjoy a wide range of restaurants. Another notable feature of Orenco Station is the
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Figure 5: Downtown Orenco Station (findportlandoregonhomes.com/neighborhoods/hillsboro/)
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Supporting Information 4.1.2 Cornell Precinct Plan
designed as a walkable neighborhood with a variety of housing options, retail shops, services, and amenities. The Town Council of Cornell emphasizes clusters of public space and mixed uses with increased density in order to support transit routes. The community itself has been marketed as a pedestrian-oriented, mixed use community. Well serviced by transit, the community will evolve with a fine grained street network and extensive green/open space connections. Glacier Ridge will implement the same method of focussed intensity around major activity centres, as well as higher density residential and mixed use facilities along public transit routes.
Figure 6: Cornell Plan (urbanstrategies.com/project/markham-cornell-precinct-plan)
Cornell is a planned community located in the Town of Markham, and is part of the Greater Toronto Area. The community is located approximately 30km from the downtown Toronto core, and approximately 10km from the Markham Central Business District. This case represents an excellent comparison for adding increased density around transportation nodes with suburban communities of significant distance from major activity centres (Glacier Ridge has a distance of approximately 17km to the Calgary downtown core). The communities within Cornell are designed to implement central amenities in order to contain outward sprawl. The site was established by the Markham Town Council as a way to deter outward growth by establishing a higher density, transit oriented mixed-use development along major transportation corridors. Cornell Village in particular is
Glacier Ridge Area Structure Plan
Figure 7: Cornell Location Map (red dot) (Google Maps)
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Supporting Information 4.1.3 Ottawa Urban Design Guidelines for Greenfield Development
Create a connected network of parks, greenspaces and public lands that are structured by existing natural features and connected by pathways and sidewalks.
Preserve existing green corridors (e.g. along watercourses), as connections for pedestrians and cyclists. Maintain the natural character of these features and limit the number of harmful crossings.
Conserve natural features such as woodlots, wetlands, creeks, and the natural connections between them to sustain healthy habitats.
Incorporate existing cultural heritage features, such as historic or character buildings (e.g. Symons Valley Ranch in Glacier Ridge). Concentrate higher density residential units around neighbourhood focal points that include transit stops, commercial areas, schools, community facilities, parks and multi-use pathways. Create a walkable neighbourhood with pathways, trails and sidewalks that are accessible year round and connect destinations such as transit stops, commercial areas, schools, community facilities and parks. Locate local street patterns so that development blocks are easily walkable (between 150 and 250m in length). Maximize opportunities for passive energy conservation and south facing exposure through street orientation, block pattern, building location and heights. Locate elementary schools facilities on sites of approximately 2.5 hectares that have at least two road frontages (Glacier Ridge will have average of 3.3 ha for all school sites). Locate parks along collector/local streets.
Figure 8: Urban Design Guidelines (Ottawa Urban Design Guidelines)
The Official Plan for the Ottawa Urban Design includes as one of its Guiding Principles, the creation of “A City of Distinct, Liveable Communities.” Communities that will be comprised of compact, inclusive, well designed, connected, environmentally sensitive, transitsupportive, and sustainable neighbourhoods. This is also one of the guiding visions for Glacier Ridge: to make every neighbourhood sustainable, compact, and rich with activity options. There are several design guidelines in the Ottawa Urban Design Guide that will be reflected in the Glacier Ridge Plan. The following guidelines are specific elements integrated as part of the Glacier Ridge ASP.
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Supporting Information 4.2 Demographic Trends Every neighbourhood and community is unique in its demographic makeup. With over 1.2 million people living in Calgary, there is a wide variety of citizen ages, incomes, and lifestyles that must be considered. It is important to note specific demographics in a particular region, as it is typically different given a specific section of the city. The NW communities surrounding Glacier Ridge provide an excellent representation of who might be living within Glacier Ridge Plan Area, and what kind of lifestyle they are seeking. The residents in the NW Communities are also important to consult about which type of services they currently utilize, and discover what services/amenities/features are lacking in the neighbourhoods which could be incorporated in the Glacier Ridge ASP.
The Northwest Communities Study Area
Census Tract Locations
The communities of Sage Hill, Evanston, Kincora, and Panorama Hills were selected as a representative sample for current demographics. Their proximity to Glacier Ridge, as well as the age of the communities provide a solid foundation to draw comparables for the type of people choosing to live in NW Calgary. Municipal Census data was consolidated with Stats Canada Census Tract information to provide a comprehensive base for study.
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Supporting Information Population Distribution by Age (North Communities vs. Calgary) The examination of ages within NW Communities compared to Calgary shows that the population living in the NW tends to be young families. A significant portion of ages ranging between 25-44 reside in the four sample communities, also containing a higher population of children age 0-14 compared to the City of Calgary as a whole. A major trend noticed between comparing the northern neighbourhoods vs. the city of Calgary is the lack of senior population (age 55+) residing in the select communities. During the public engagement phase of planning, questions were tailored towards finding out more information about why seniors were not moving to the areas, and perhaps what kind of services were lacking/needed in the region to better suit their needs. Results showed that a lack of walkable communities for basic amenities such as groceries were a large deterrent for seniors living in the NW. Public transit access was also lacking in terms of proximity to bus stops, as well as direct routing to additional service locations (such as medical facilities, pharmacies, or government institutions).
4.3 Employment Opportunities Close attention was paid to plans of the Keystone Area Structure plan as it relates to establishing employment opportunities within Glacier Ridge. A major employment centre scheduled to service over 5,000 professional employees is anticipated within the south eastern region of Keystone, which may not be supported if Glacier Ridge were to match the same type of employment centre. An opportunity exists however to provide a different type of employment centre within Glacier Ridge through a retail and entertainment district. Offering services which would be attractive to residents not only within Glacier Ridge, but the entire NW area could be a great benefit to stimulating economic spending as well as providing a solid foundation for potential business. This entertainment district would follow the example of 17 th Avenue SW and 4th Street SW (Mission) in Calgary, where several retail shops, restaurants, and entertainment venues are located along a linear corridor servicing the downtown employment centre, as well as residents in the region. These areas provide a large employment base as well for the City of Calgary.
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Supporting Information 4.4 Surrounding Services & Amenities
This lack of servicing in the area however does represent an opportunity to establish a recreational site within Glacier Ridge to fulfill some of the residual demand in the area. Through construction of a new public arena, there will be an additional facility to provide ice time for hockey and figure skating which will be a benefit to the NW region, and the City of Calgary as a whole. Ice time for hockey is difficult to come by with limited arenas for the population in the city, therefore the Glacier Ridge Arena will see a high volume of use once it is constructed. The lack of schools in the area can be attributed again to neighbourhood development not yet reaching its population targets to support additional facilities. There is a proposal to include 6 new schools within Glacier Ridge once development is complete, which will complement the Calgary Public and Separate School Districts.
Figure 9: NW Services, Recreational Facilities, & Emergency Response Locations (City of Calgary)
NW Calgary is an area currently in development, which has resulted in a slow build-out of services and amenities for the region. Figure 9 shows the existing schools, parks, and service locations in the area surrounding Glacier Ridge. Aside from a newly constructed fire station off Symons Valley Road, there are little recreational or essential service facilities located in close proximity to Glacier Ridge. The ASP will respond to certain lack of services and amenities, but will not overwhelm the system as many facilities have yet to be constructed, but are slated for completion in the near future. Residential areas must build out before certain facilities are constructed, therefore once the neighbourhoods become more populated, more recreational and institutional sites will be developed.
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Due to the Plan Area population and job projections, more intensified service and amenities will be available to residents within Glacier Ridge. These services and amenities will be established with the intent to attract a wider range of Calgarians, not simply those residing in the immediate Plan Area. Additional recreational and entertainment facilities will increase the significance of Glacier Ridge within the context of the entire City of Calgary.
Figure 10: Potential Recreation Centre Indoor Rink (medicinehat.ca/modules/showimage.aspx)
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Site Context 5.0 Site Context 5.1 Plan Area
Glacier Ridge Location (within Calgary) The Plan Area is located in NW Calgary, just west of 14th Street NW. The land was annexed from Rocky View County as part of a 9,000 hectare acquisition by the City of Calgary. The area is bounded by 144th Avenue on the southern border, the future extension of Shaganappi Trail along the west, the City of Calgary limits along the north, and by Panorama Road along the east. Without any significant structures or major vegetative features to withhold wind from the west, consideration must be paid to wind exposure and incorporate design methods to accommodate this environmental factor. Surrounding the land is small rural communities, as well as agricultural lands. These landowners and residents will be consulted during the ASP Public Engagement Planning process in order to ascertain their concerns, and ideas for potential development within the Glacier Ridge site. The Plan Area covers approximately 520 hectares (1,284 acres) of land. The site can be viewed from the air photo below:
Figure 11: Glacier Ridge Location
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Figure 12: Air Photo of Glacier Ridge Site Location (Google Earth)
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Site Context 5.2 Historic Evolution
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Figure 13: Historical Evolution of Glacier Ridge (1975-2014)
Glacier Ridge was previously part of the County of Rocky View jurisdiction and not a part of the city limits as it is today. The City of Calgary added roughly 9,000 acres of new land to its boundaries after the most recent annexation of land from Rocky View County, which includes the Glacier Ridge Site. The area annexed has been, and is currently comprised primarily of rural land, including some larger farms and homesteads. In recent years the area has seen additional subdivision and minor development of acreages in the area as well. Development in North Calgary has reached the south edge of the ASP site boundary as of the ASP planning stage. The figures above illustrate how quickly development has spread throughout the City of Calgary, and has reached the boundary of the Glacier Ridge ASP site. With an increased demand for a variety of housing options, and a need to provide citizens with additional living units, these trends have become a catalyst for highlighting the need for Glacier Ridge to fully integrate with Calgary’s booming housing market. The Plan Area must connect the future residents with the entire city of Calgary despite its geographic location.
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Site Context 5.3 Environmental Analysis The key environmental concerns within the ASP include West Nose Creek and surrounding wetlands, as well as the dramatic topographical variations that follow the curvature of the creek. The hydrological features are sensitive areas and are to be included in the environmental reserve total alongside slopes of 20% - 33% rise (voluntary environmental reserve), and those 33% rise or higher. For the purposes of Glacier Ridge development, these steeper areas are to be considered nondevelopable.
Key Environmental Features The Glacier Ridge ASP has designated certain sections of the land for environmental reserve (ER) in compliance with bylaw and other specified guidelines. In addition to mandatory allocation of environmental reserve based on certain geological conditions, the developers have designated areas of interest (slope 20% and higher) as voluntary environmental reserve. Environmental features include:
The flood zone (set at 100-year flood plain level). Environmental Reserve Setback along West Nose Creek (buffer from waterway to protect against pollution and intrusion on waterbody). Slopes between 20% - 33% rise (areas of interest designated as voluntary ER by developers). Slopes 33% rise and higher (designated as non-developable and allocated as ER). Areas with high water table which are undevelopable. These areas are also designated as ER.
Figure 14: Key Environmental Features
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Site Context 5.4 Built Form Analysis As the Glacier Ridge ASP site has primarily been used for farming and agriculture in the past, little built form currently exists within the area. Symons Valley Ranch however is one of the most predominant and identifiable facilities within the site. The Ranch is a historic facility, recently converted to a farmer’s market/community center located on the south-central boundary of the site. Given its significance, Symons Valley Ranch will be preserved as the site develops around it, to add character and a sense of place/historic relevance to the community as a whole. The Ranch itself will be a major contributor to the activity centre located within the mid-southern region of Glacier Ridge. Surrounding the Ranch will be complementary types of retail, as well as a recreation centre which will include a hockey rink.
Figure 15: Symons Valley Ranch: Structure and Farmers Market Activity (Left Image: aviurban.com/blog, Right Image: onlyhereforthefood.ca/2013/11/11)
Development surrounding the Glacier Ridge ASP site consists of relatively light residential buildings which facilitate very little transportation connectivity to the north. Below is an image showing the community of Sage Hill, which is still in the process of development. 144th Avenue and two ditches separate the site from Sage Hill.
= Photo Location Figure 16: View of Sage Hill from Glacier Ridge (facing south)
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Site Context
5.5 Topography & Drainage As seen in Figure 17: Topography Map, the topography is undulating and generally drains towards Nose Creek from either side of the creek valley. There are two drainage corridors. One running north-east to south-west, beginning at the east boundary of the site, and another running west to east, starting at the south-west edge of the site. The Southwest portion of the Glacier Ridge ASP Plan Area has more to consider with potential development compared to the rest of the site as it relates to slope and environmental impact. The eastern portion is relatively flat until it reaches West Nose Creek, whereas the south west and western portion deal with varying slopes of significant rise. The image below highlights the south west coulee which runs north until it reaches Symons Valley Rd. Figure 17: Topography Map
= Photo Location Figure 18: View of Sage Hill from Glacier Ridge (facing south)
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Site Context 5.6 Wind Exposure
Annual Wind Statistics: Calgary Airport Month of Year
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Dominant Wind Dir. Wind Probability >= 4 Beaufort (%)
Average Wind Speed (kts) Average air temperature (°C) Figure 19: Annual Wind & Weather Statistics; Calgary Airport (windfinder.com/windstatistics/calgary_airport)
Annual Wind Direction Distribution (in %) The left chart displays the overall annual wind direction and speed for the Calgary Airport. The winds are predominately from the west, south west or north west in direction, however vary at different points throughout the year. Simple development alterations can be applied within the site, which will reduce the effects of wind. This can include, but is not limited to, buildings running north-south, as well as proper landscaping within the coulee area to mitigate wind-swirling effects. Glacier Ridge will incorporate tree corridors along open areas to serve as windscreens that protect building and activity areas from extreme temperature and wind fluctuations.
Figure 20: Wind Direction Distribution (windfinder.com/windstatistics/calgary_airport)
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Land Use Concept 6.0 Land Use Concept The goal of the Land Use Concept in compliance with the Municipal Development Plan (MDP): "Direct future growth of the city in a way that fosters a more compact, efficient use of land, creates complete communities, allows for greater mobility choices and enhances vitality and character in local neighbourhoods."
4th Street SW and 17th Avenue in Calgary, Alberta were used as the precedent for this corridor, which offer a similar mix of residential, commercial and entertainment services that the Glacier Ridge ASP will implement.
ASP Population & Jobs Highlights
6.1 Land Use Concept The Land Use Concept for the Glacier Ridge Plan Area is shown in Figure 22: Land Use Concept Map. The map represents a conceptual visualization of the Glacier Ridge ASP study site. No measures of distances or areas should be taken from it. The Land Use Concept Map illustrates the main transportation corridors in relation to all the land use allocations. Each neighbourhood consists of connections to expansive open space, the green corridor, retail locations, other residential areas, and public focal points (schools and community centres). These connections help make each neighbourhood active, vibrant, and inclusive with the entire site. The Land Use Concept defines how each land use type is to be distributed in order to create a Complete Community. Through the Concept Plan, the Glacier Ridge ASP looks to distribute land uses in an efficient way that maximizes the mixing of uses. Higher density residential is strategically located surrounding retail services to ensure that there is a significant population to sustain these developments. The emphasis on mixeduse and compact form also enforces the ASP’s principle that residents should be within a walking distance to major services and amenities (including schools, community centres and retail). The main component of the Land Use Concept Plan is the Major Activity Corridor located in the east section of the ASP study site. This Corridor acts as an innovative entertainment district and a unique attraction that is not typically found in north suburban Calgary.
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Figure 21: Projected Population and Jobs Highlights (Information on numbers can be found in List of Tables Table 1: Population and Jobs per Hectare calculations spreadsheet)
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Land Use Concept Land Use Concept Map
Figure 22: Land Use Concept Map
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Land Use Concept 6.2 Land Use Concept Map (Potential Outline Layout) The Outline Plan shown in the map below illustrates a more detailed projection of the study site. The Plan shows a hypothetical concept of what development could look like within Glacier Ridge. The intent of the outline is to highlight unique features that the Glacier Ridge ASP is formed around, by displaying a detailed hybrid-grid street network, as well as a more comprehensive representation of the entertainment corridor. This Outline Plan highlights a more comprehensive visual interpretation of how different elements of the neighbourhoods can connect, and interact with each other in order to produce a Complete Community.
Potential Outline Concept Map
Figure 23: Land Use Concept Map
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Land Use Concept 6.3 Community & Neighbourhood Concept
6.4 Potential Phasing
With a total site area of approximately 520 hectares, the Glacier Ridge Plan Area represents a substantial amount of land which will be developed. Sectioning the Site Area into four distinct neighbourhoods will contribute towards smaller and more manageable scale for Glacier Ridge. A continuous, comprehensive and Complete Community is the goal of the ASP. Each neighbourhood will contribute a unique feature to Glacier Ridge. The neighbourhoods are characterized by a significant mix of land use types, adequate school and community sites, as well as vast open space and green corridor connections which promote mobility and connectivity for pedestrians.
The Glacier Ridge ASP will phase development of the community in a way to foster sustainable and viable growth. The phasing process will divide the neighbourhoods into 7 distinct phasing stages that will be developed in order. The first phase starts in the south, due to the fact there is existing infrastructure on the southern boundary in Sage Hill, allowing for easy extension of utilities and servicing. The beginning phases provide the ASP Plan Area time to establish a population base needed to support the required services and amenities. As the phasing moves into the later stages, Glacier Ridge will have a population that is able to support the key elements of the ASP such as the Major Activity Corridor, the expansive Green Corridor and the several retail and mixed-use nodes. The map below shows a potential buildout for the plan, which can be altered along development stages in the event increased intensification or additional services are required.
Figure 24: Potential Neighbourhood Zones
Figure 25: Potential Development Phasing
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Land Use Concept 6.5 Residential Policies
6.6 Employment Opportunities
The ASP shall provide a diverse and comprehensive stock of housing for residents in the area. A rational distribution of low density, low-medium density and medium density residential uses offers resident choice and options when deciding where they want to live. A variety of single family homes, townhouses, duplexes as well as apartments will allow Glacier Ridge to attract a population that is diverse and inclusive to all age groups, family types, and levels of income. A diverse population will contribute to the vitality and activeness of the community. Transit-oriented development will occur by strategically increasing residential density in areas surrounding intense retail and commercial nodes, as well as transit stops.
The presence of a major employment centre in Northwest Calgary as outlined in the Keystone ASP, has significant impacts on the Glacier Ridge ASP study site. As mentioned in the supporting information section; because of the future employment centre in Keystone, the Glacier Ridge ASP dictates that there shall not be an employment centre that would be in direct competition with Keystone. Instead there shall be an entertainment district that will complement the future residential and employment areas to the east. The entertainment corridor will be located in the south east section of Glacier Ridge, with retail and commercial centres dispersed throughout the neighbourhoods in an effort to make shopping and services easily accessible by all modes of transportation. The majority of employment opportunities will be located in the four main retail/service nodes including the Major Activity Corridor (entertainment district) and the Symons Valley Ranch development.
6.7 Schools, Environmental Reserve & Open Space
Figure 26: Potential Housing Mix for Increased Housing Options (bettercities.net/sites/default/files/imagecache/full-content-width/IMG_2912web.jpg)
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Schools, Environmental Reserve and Open Space are necessary public amenities that add to the vitality and completeness of a community. Schools and Open Space should be planned together to offer the residents of Glacier Ridge public land that can additionally be used for enjoyment and recreation activities. There are 6 schools in the study site, offering an excellent education and recreation opportunity for children, attracting families that prioritize education, recreation and enjoyment of their community. The schools are distributed throughout the site, and offer coverage for all four neighbourhoods. Each neighbourhood contains a community centre, acting as a gathering place for residents to get involved with their respective neighbourhood. These will facilitate an opportunity to participate in community events, which will add to the functionality of the neighbourhoods. The comprehensive Green Corridor that is planned will connect Schools and Open Spaces to all areas of Glacier Ridge which offers an attractive, tree-lined path system to encourage walking, running and bicycling throughout the region.
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Land Use Concept 6.8 Linking Focal Points Together It is the goal of the Glacier Ridge ASP to give each neighbourhood access to a key focal point of retail and services. These areas are not only to be used by residents within each neighbourhood, but accessible to all residents living within Glacier Ridge and the City of Calgary. Each area will be connected (in addition to roads) via the green network/path system. This is established so that all facilities are linked and can be explored with ease. Creating multiple access options is done in an effort to avoid the single “one stop shop� destination, which can eliminate the will or need to explore a larger area.
The image below shows a sample of what the NW retail centre will look like. A central park surrounded by commercial opportunity will enhance the user experience, while providing a functional and attractive retail option for business in the area. Not only will it provide parking and access via automobile, but it will be directly linked with the comprehensive green-network and path system to be established in Glacier Ridge.
The central Symons Valley Ranch commercial zone will be developed with a recreational facility (hockey rink), along with amenities such as a grocery store, pubs, restaurants, and supporting retail shops. In the NW quadrant (see image below), there is a unique piece of retail and entertainment that will be made available to residents in Glacier Ridge, to complement the entertainment district in the south east area of the Site.
Figure 28: Market Street in the Woodlands, TX (tbg-inc.com/wpcontent/uploads/2014/02/main.jpg)
Figure 27: NW quadrant of Glacier Ridge where the retail centre will be located (circled)
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Major Activity Corridor 7.0 Major Activity Corridor The Entertainment District within Glacier Ridge will be the focal point of the development. It will also serve as the largest area for mixed-use development, as well as a major employment centre for the entire area.
The images below show concept views of how the SE entertainment district could be oriented. Figure 30 highlights the multiple bicycle lanes, dedicated bus lanes, as well as vehicle lanes and sidewalks. A detailed cross section of the streets can be seen in the Transportation section.
The purpose of the site as discussed throughout the ASP, will be to provide services, retail opportunities, and amenities to the entire NW Calgary region. Combining an inner city feel to the suburban region will bring unique character to the area.
Figure 30: Potential Layout of Entertainment District
Figure 29: Example of Pedestrian Friendly, Mixed Use Retail Corridor with Architectural Character (photos.visitphilly.com/Rittenhouse-Row-R.Kennedy-976VP.jpg)
A commercial corridor with 3-5 storey buildings and multi-modal transit access will provide Calgarians with a pedestrian friendly, character rich environment to shop, eat, relax, and see a movie at a theatre which will be built along the street. Wide sidewalks to accommodate large pedestrian traffic will be combined with bike lanes, street parking, two way traffic, as well as a central bus lane accommodating local bus routes and a BRT line that runs through the corridor. A detailed view of how the street could be laid out is seen in the Transportation Section.
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Figure 31: Plan View of Concept - Glacier Ridge SE Region
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Major Activity Corridor Outline View of Major Activity Corridor Area
Figure 32: Outline View of Major Activity Corridor Area
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Transportation 8.0 Transportation The Glacier Ridge ASP will implement and refine objectives and policies identified within the Municipal Development Plan (MDP), The Calgary Transportation Plan (CTP), and the North Regional Context Study (NRCS). It is also influenced by the City of Calgary’s broader Planning and Sustainability objectives.
Allow for efficient and direct transit routes.
The eastern portion of the site contains minor topographical variance, which will be beneficial for installing a grid system in the area. This will assist in creating streets of acceptable scale, incorporating tree lined boulevards, and allow better linkages through a grid-network to other locations and communities.
8.1 Major Road Network Promoting accessibility to Glacier Ridge is of high importance. Strategic entrances leading to efficient warped grid collector roads will allow for effective movement throughout community. Furthermore, alignment of major roads between Glacier Ridge and surrounding communities will increase overall ease of movement and heighten transportation efficiency. The major roads servicing Glacier Ridge and connecting to the City of Calgary will be a proposed expansion of Symons Valley Road, as well as 144th Avenue NW.
8.2 Minor Roads and Access Streets Internal streets provide access to sites within the plan area and are connected to the regional road network. Street design in Glacier Ridge will comply with Calgary Transportation Plan policies such as:
Streets should refer to applicable technologies, guidelines and principles set out in the City of Calgary Complete Street Guide. Streets should be of acceptable scale, and contribute to sense of place by incorporating elements such as tree-lined boulevards. Road and street typologies should allow neighbourhoods to be linked together with many routes of travel made available for all modes of transportation. Vehicular connectivity shall be maximized for emergency vehicle access in the Plan Area as per the CTP.
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Figure 33: Level Terrain in eastern section provides a solid foundation for grid pattern (View looking south west from NE corner of Glacier Ridge Site)
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Transportation 8.3 Access to Public Transit Walkability and access to public transit is the key vision of the Glacier Ridge ASP. An effort has been made to establish bus stops and routes where no resident would have to walk more than 300m to access a bus station. This is an ambitious target, but one that can be obtained through careful planning at the outline level. An example below shows a potential bus-routing network throughout the four neighbourhoods, offering a substantial amount of access to bus stops within the 300m area.
All bus stops and transit lines will travel along retail corridors, as well as intersect with several points of the green-network established throughout Glacier Ridge. This will promote usage of the network as well as the transit system by incorporating the two together, encouraging multiple options along the same routes. The map below shows potential bus routes that could travel throughout Glacier Ridge servicing the retail, services, recreational, and residential areas within the site.
Figure 35: Potential Bus Routing (4 lines) Figure 34: Potential Bus Stop Locations (300m radius)
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Transportation 8.4 144th Avenue and Entertainment District BRT Route The proposed BRT alignment for Glacier Ridge will service residents and businesses within a 600m radius at each stop. These stops are situated along retail and higher density residential locations to maximize the potential for riders, and encourage transit users to utilize the BRT to reach these areas. The two lines will link with the proposed LRT stations within the Keystone Hills ASP, creating a comprehensive transit network linking Glacier Ridge to the entire City of Calgary transit system.
Figure 36: Proposed Glacier Ridge BRT Stations and Route
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Transportation 8.5 Integrated Streets The purpose of integrating multiple modes of transit within streets is to enhance peoples travel choices in order to improve the efficiency of the transportation system. Combination of all transit modes (e.g. pedestrian, bicycle, automobile, public transit) into one network creates increased connectivity and transportation effectiveness within and around the site.
Leidseplein Street in Amsterdam, Netherlands is able to successfully combine trams, busses, bicycles, pedestrians, and automobiles, while also accommodating street parking along the sides. The following Cross Sections detail how the urban corridor will look given the proposed street layout in order to replicate the success of Leidseplein.
8.6 “Main Street” Corridor (Entertainment District) The “main street corridor” located within the southeast quadrant of Glacier Ridge has been designated as the Major Activity Center (MAC) for this site. After build-out, this area is expected to have the highest density of residential units, and will serve as an entertainment district for the region. The mixed-use retail/service corridor is forecasted to draw people into the site from several communities surrounding Glacier Ridge. Because of its high use potential incorporating all forms of transit, a multi-modal transportation system (see Figure 38) is ideal in order to separate transit options, increase overall efficiency, and allow for multiple forms of access. This collaborative transit network draws on proven successful street layouts, as seen in Figure 37, Leidseplein, Amsterdam.
Figure 38: Plan View of Multi-modal Transportation System along the Major Activity Corridor Figure 37: Leidseplein, Amsterdam - Multi-modal street network (Google Street View 2015)
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Transportation Cross Section Diagrams
Figure 39: Major Activity Corridor Street Cross Section 1
Figure 40: Major Activity Corridor Street Cross Section 2
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Transportation 8.7 Pedestrian Connectivity
8.10 Connectivity to Greater Calgary Area
A comprehensive pedestrian network has been established to enhance resident travel options in order to improve the efficiency of the entire transportation system. Combinations of all transportation modes (e.g. pedestrian, bicycle, automobile, public transit) into one network establishes increased connectivity and transportation effectiveness within and around the site. Grid-street networks with wide sidewalks, combined with a comprehensive green network will allow pedestrians effective travel options to move about Glacier Ridge.
The plan for Glacier Ridge is to allow multiple transportation options to access the entire City of Calgary through BRT and LRT systems. See Appendix Map A: Comprehensive Transit Network with Keystone Hills for detailed connection plan.
8.8 Cycling Activity Glacier Ridge will include a network of bicycle routes that will connect to major destinations such as activity centers, green corridors, Nose Creek Pathway System, and other important locations. The plans for routes will create direct connections, making cycling between these locations efficient while maintaining safety. The site plans will also provide links for bicycles to connect with the Calgary green network and regional pathway systems.
8.9 Public Transit Primary transit network: the main objective is to provide high-frequency transit services, regardless of mode.
8.11 Green Corridor/Regional Pathway System The Green Corridor established in Glacier Ridge is not only for environmental/recreational purposes, but will serve as a critical link in the transportation chain for the entire site. Covering major areas throughout the site, the network will give residents access to all retail and commercial areas, parks, and many residential locations throughout Glacier Ridge. Particular emphasis was placed on linking the pathway system to both retail opportunities as well as parks, to encourage residents to utilize the network to access these locations instead of using a vehicle. The path system will be wide enough in most cases to accommodate two-way pedestrian and cycling traffic. It will also cut through areas not on a street, so the path system can act as its own dedicated laneway for traffic, not simply a section of sidewalk along a regular street.
There should be emphasis placed on the adaptability and connectivity to future Calgary Transit networks (such as Keystone Hills LRT expansion). Should strategically place transit stops close to frequently used areas (e.g. commercial zone, high-density residential areas, schools, institutions, and other focal points). Consider Transit-Oriented Development Policy Guidelines, 2004.
Figure 41: Urban Green Corridor Concept (buildit.construction/urban-design.html)
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Design Elements 9.0 Design Elements The goal of the urban design policies laid out in the Municipal Development Plan (MDP) is: “Make Calgary a livable, attractive, memorable and functional city by recognizing its unique setting and dynamic urban character and creating a legacy of quality public and private developments for future generations.�
Purpose The policies and principles contained in this section are intended to guide the key design elements of the Glacier Ridge ASP area. All of the policies are achievable through a variety of design solutions, allowing developers and builders flexibility to achieve these policies in ways that are unique to specific site locations in the community.
9.1 Neighbourhood Design Policies Incorporating principles of urban design characteristics as outlined in the Municipal Development Plan is encouraged in all neighbourhoods of the Glacier Ridge ASP. This will inhibit the continuity of key design aspects and contribute to the attraction and aesthetics throughout the community.
Human scale, form, permeability and character are all key aspects that should be implemented in the design of buildings that comprise Activity Centres and Corridors. The Corridor will act as a gateway to Glacier Ridge as movement occurs from the current built form, connecting the southern communities to Glacier Ridge.
9.3 Streetscape Design Policies Incorporating streetscape design solutions is a priority in order to insure that beautiful and attractive streets promote walkability and increase the pedestrian friendliness of Glacier Ridge. Tree-lined boulevards, benches and wider sidewalks will promote pedestrian use and increase the visual appearance of streets. When possible, landscape with native species to lessen the impact on the surrounding natural environment and give the community a natural feel adding to the uniqueness and character of Glacier Ridge.
Development adjacent to Environmental Reserve and Open Space should maintain the natural integrity and value of such highly regarded areas. Sightlines and interaction with wildlife should be special considerations regarding development wherever possible. Provide a mix of land uses, housing types and amenities that combine to make Glacier Ridge a complete community.
9.2 Activity Centre/Activity Corridor Design Policies Activity Centres and Corridors located in the ASP area will be designed with a strong focus on providing mixed-use, pedestrian friendly development to support the surrounding transit services and network.
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Figure 42: Example of Natural Xeriscaping in Calgary (www.healthycalgary.ca/files/Image/xeriscape-sask.jpg)
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Design Elements 9.4 Building Design Policies
9.5 Commercial and Mixed-Use Centre Design Policies
In order to achieve a pedestrian friendly neighbourhood mid-rise buildings should have a consistent setback to form a sense of enclosure in space and allow for wide sidewalks.
Commercial and Mixed-Used Centres shall be designed providing services and amenities in combination with residential districts. This will create a neighbourhood that is active and vibrant at all times of the day.
Active and permeable frontages that allow for public use and interaction should be designed where possible.
Commercial and Mixed-Used Centres shall be designed in conjunction with mid to high density residential to give the services a supportive population base. Transportation, Transit, Open Space and Green Corridor shall enhance the connectivity and accessibility of these centres, promoting a variety of options to move about, explore, and arrive at the various retail locations.
In the area surrounding Symons Valley Ranch, ranch style buildings and design elements will be incorporated to build upon the existing character of the area.
Glacier Ridge will venture away from current practice of suburban commercial development design by spreading out parking lots instead of clustering in the center of a development. Current Practice is to surround parking lots with shopping facilities. This design creates an “ocean of vehicles,� making for difficult pedestrian movement within a site. This can discourage patrons from visiting multiple locations in the area. The image below highlights typical commercial developments in new suburban neighbourhoods. Figure 43: Sample Architectural Style of Retail Street to be incorporated near Symons Valley Ranch (visitbraggcreek.com/images/stories/slider_img_5.jpg)
Figure 44: Sample Concept of Row Housing Architecture which will add Neighbourhood Character (upload.wikimedia.org/wikipedia/commons/e/e2/1800_block_of_California_Street,_NW.JPG)
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Figure 45: Typical commercial development in suburban Calgary (Google Earth 2015)
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Design Elements 9.6 Parking Design Policies
9.7 School & Community Centre Design
Offer a diverse type (on-street and lot) of parking so that no one type dominates the neighbourhood.
Schools site shall have double street frontage to allow for increased access for automobiles and buses. This allows for more effective pick-up and drop-off during peak hours without restricting the ability of buses to adequately perform their duties.
Limit the size and prominence of parking lots that can overpower the space and detract from the pedestrian experience. Parking policies need to be in compliance with the Calgary Transportation Plan (CTP) Complete Streets Guide.
Schools and Community Centres shall be designed with visually appealing architectural elements that contribute to the enjoyment and character of the neighbourhood. Schools and Community Centre sites shall be placed in proximity to the comprehensive Green Corridor to allow for increased accessibility options, and add to the mobility of the citizens to these important sites. Where possible, Schools and Community Centres shall be placed in close proximity to one another creating sites that offer multiple uses and maximize the efficiency of the land.
Figure 46: Kensington, Calgary - Effective Practice of Integrating Parking Lots and Street Parking with Heavy Pedestrian Traffic (Google Earth 2015)
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Supporting Infrastructure 10.0 Supporting Infrastructure Policies The purpose of this section is to ensure that adequate utility infrastructure is provided to service urban development throughout the Plan Area. Urban development in the Plan Area will be serviced with municipal water, sanitary sewer, a storm water system and shallow utilities (i.e., gas, cable, electricity and telephone).
10.1 Water Servicing Feed
Figure 47: Proposed Water Servicing (Source: NRCS)
Development within the Plan Area should provide a suitable water supply system designed to service urban development. The water distribution system should be aligned to minimize its impacts on natural features within the Site Area. The water distribution system for the Plan Area should be designed to adequately, safely and efficiently serve the full build out of the Plan Area. Figure 47 illustrates an example of a potential alignment of the water feedmain, which runs north along Symons Valley Road and continues north along Mountain View Road. An alignment such as this will allow for adequate water servicing within the Plan Area.
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Supporting Infrastructure 10.2 Sanitary Servicing
Figure 48: Sanitary Servicing (Source: NRCS)
Development within the Plan Area will provide a suitable sanitary sewer trunk system designed to serve the urban development requirements. The sanitary sewer system for the Plan Area must be designed to adequately and efficiently serve the full build-out. Figure 48 shows reference to potential catchment zones and flow directions, as well as displaying the location of the proposed sanitary trunk. The proposed sanitary trunk alignment obtained from the NRCS has been slightly altered to accommodate proposed roadways within Glacier Ridge. The overall slope and flow direction of sanitary services maintain topographical considerations outlined by the NRCS.
Glacier Ridge Area Structure Plan
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Supporting Infrastructure 10.3 Storm Water Management
Figure 49: Storm Water Management (Source: NRCS)
Development within the Site Area should provide for the design and development of a suitable and efficient storm water system to serve urban development while preserving the stream network within and beyond the Plan Area. The Plan Area is located within the Nose Creek watershed basin. Storm water from the development will drain into required storm water facilities located within the site, and will ultimately discharge into the local stream network connected to Nose Creek at controlled release rates and volumes, as outlined in the Nose Creek Water Management Plan. The storm water management system for the Plan Area must align with the targets set by the City of Calgary Storm Water Management Strategy, the Nose Creek Watershed Water Management Plan, and the MDP. Figure 49 provides a potential layout of four catchment zones within the Site Area. Positioning catchment areas in these locations would allow for adequate and efficient service of the Plan Area at full build out.
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Sustainability 11.0 Sustainability
11.3 Environmental Sustainability
Meeting the needs of the present without compromising the ability of future generations to meet there own environmental, economic, and social needs.
Development should aim to minimize the impact on the surrounding natural environment and ecological system. The use of low-impact development solutions throughout the site should be considered. Low-impact development solutions include, but are not limited to:
11.1 The City of Calgary Sustainable Design Checklist The City of Calgary, working with communities and development/construction industries created a document, which aims to deliver sustainable communities within Calgary as outlined in the goals of the MDP, including:
Prosperous Economy Compact City Great Communities Good Urban Design Connecting the City Greening the City Managing Growth
11.2 Economic Sustainability The CTP and MDP represent a shift for transportation and land use planning in Calgary. More compact forms of development as directed in the MDP will bring homes, jobs, services and amenities closer together, giving Calgarians more choices when traveling around the city. This type of compact development will help Glacier Ridge better withstand rising energy costs or other economic shocks. Sustainability should be an integral part of the design process in order to maximize the total life cycle value of the development. Therefore, it is recommended that the Sustainable Design Checklist be considered from the outset of project formulation and design. Glacier Ridge should develop an integrated, multi-modal transportation system that supports land use, provides increased mobility choices for citizens, promotes vibrant and connected communities, protects the natural environment and supports a prosperous and competitive economy.
Glacier Ridge Area Structure Plan
Xeriscaping to maintain native grasslands Installation of bioswales for storm water management Protecting existing vegetation and ecological patches Incorporating ecological infrastructure (e.g. green corridor) Minimizing hardscapes to allow for increased storm water absorption
Development should also support urban forestry within the Plan Area by protecting existing tree stands and incorporating them within development design whilst planting additional trees to optimize aesthetic and environmental sustainability. Finally, development within the site boundary should consider incorporating, developing and managing a series of species-rich habitats through the preparation of Habitat Management Plans for the open space and landscaping associated within the application.
Figure 50: Example of Bioswales to be prevalent throughout Glacier Ridge (newsandsentinel.com/photos/news/md/573172_1.jpg)
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New Community Guidebook 12.0 New Community Guidebook (MDP) The following sections highlights key components of the New Community Guidebook as outlined in the MDP (Volume 2 Part 1) adopted by Glacier Ridge. These initiatives are discussed throughout the ASP document at various points. The purpose of this section is to act as a summarized reference identifying key components of the ASP that reflect the guidelines established throughout the New Community Guidebook.
Section 1: Vision and Core Ideas 1.1 Compact Development: Glacier Ridge ASP will provide over 20 units/ha for all residential zones 1.2 Multi-modal connectivity: Several streets will be incorporating bicycle lanes in addition to sidewalks and streets for multiple methods of transportation throughout the plan area. This is emphasized in the transportation plan (street layout) for the major activity corridor (entertainment district in SE section – see Transportation section, cross sections for further detail). 1.3 Utilities and Community Services: All Glacier Ridge communities will have access to a full complement of utilities and social elements through enhanced retail/service locations, as well as parks and open space. 1.4 Open Space Network: new Glacier Ridge communities will be interconnected with an enhanced green network and regional path system.
Section 2: Community Framework 2.1 All communities will be composed of a series of distinct neighbourhoods and have access to community-scaled Activity Centres or focal points. Each community in Glacier Ridge will achieve a minimum intensity of 60 people and jobs per gross developable hectare upon initial build-out. The plan is to achieve 108 people/jobs per hectare (see Table 1 in List of Tables section for detailed calculations).
Glacier Ridge Area Structure Plan
Communities will be interconnected through road and green networks. Preservation of natural and historic features where applicable will be incorporated. Parks and other public spaces will be incorporated into each neighbourhood, as well as high quality architecture and urban design to create attractive streetscapes. 2.2 Neighbourhoods will have a minimum density of 20 units per gross developable hectare. Each neighbourhood will include diverse housing options, public spaces, parks, and/or recreational facilities, public transit accessibility, and incorporate green infrastructure. The variability in hosing mix will include senior-age friendly options, abide by Alberta Building Code standards, Calgary’s Access Design standards, as well as Guidelines for Housing Affordability and Affordable Housing. Neighbourhoods will promote walkability, accessibility, and sense of place. Each neighbourhood will have access to multi-residential developments to increase housing options and multi-unit availability. 2.3 Neighbourhoods will include a variety of housing forms and affordability levels. 2.4 Neighbourhood Activity Centres (NAC) will be located within 700m walking route distance via transportation network, and/or on a transit route with a stop servicing the NAC. Each NAC will be comprised of an area at least 2 to 4 hectares Each NAC will be planned to include medium-density and multiresidential development to support its use At least 300m2 of building use area will be provided for nonresidential use, such as local commercial, civic, employment uses, and/or government services (e.g. vehicle registration, passport office, Canada Revenue, etc.). NAC’s will include other compatible uses such as recreational facilities, and/or open space/parks.
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New Community Guidebook
2.5 Community Activity Centres (CAC) will be comprised of an area no less than 4 hectares Each will combine a mix of land uses that achieve a minimum intensity of 150 people and jobs per gross developable hectare. Commercial development will consist of small and medium format retail uses, and accommodate employment uses. Residential development shall accommodate a broad range of ground-oriented and medium density residential development (low-rise apartments, mixed use apartments, and townhomes located along street). Residential development shall be integrated vertically with other uses where applicable, and if deemed necessary at Outline Plan stage. 2.6 Major Activity Centre (MAC) will provide a comprehensively planned urban node servicing the needs of one or more communities. The Glacier Ridge ASP is designed to contain one MAC (entertainment corridor). The MAC will be comprised of a mix of land uses and achieve a minimum intensity of 200 people and jobs per gross developable hectare. MAC will integrate a mix of residential, commercial, and other uses with a movie theatre as a point of significant use. Residential units will be integrated vertically and horizontally (row housing along street) with other uses. 2.8 The Urban Corridor (UC) incorporated into the MAC will implement a multi-modal urban boulevard. The boulevard will accommodate busses, cyclists, pedestrians, and vehicles. Commercial development in the UC will accommodate retail uses that are tailored to the pedestrian scale.
Glacier Ridge Area Structure Plan
The UC shall create a well-designed pedestrian environment providing a range of transit-supportive uses and street frontages. 2.9 Transit Station Planning Area (TSPA) will incorporate Transit Oriented Development (TOD) to create a compact, mixed-use community within walking distance of transit stops to mix residential, retail, office, open space and public uses for convenient travel on foot or by public transportation. TSPA will be applied to a 300m radius to bus stops in order to maximize accessibility and encourage public use. BRT access will incorporate the 600m radius in order to service the neighbourhood along 144th Avenue NW. Along the BRT corridor there will be a minimum intensity of 100 people and jobs per gross developable hectare.
Section 3: Community Services and Amenities 3.1 Mobility: The mobility system should encourage sustainable modes of transportation by providing a connected network for all transit routes. Pedestrian and Bicycle Circulation Regional and local pedestrian routes should provide direct and convenient circulation within and through communities. This can be accomplished through: Active mode connectivity, interaction with regional pathways, incorporation of local pathways, sidewalks and walkways, on and off street bicycle routes. Transit service should provide direct, convenient connections. Transit stop should be located in strategic ways that will facilitate direct pedestrian access The Transportation network should link neighbourhoods together, while maintaining function, safety and efficiency for all modes of travel. Street networks within the Plan Area should be accommodating for all modes of transit. Parking within the Plan Area should provide safe and convenient automobile access to buildings while ensuring the built form and the pedestrian and cyclist realm are designed well. There should
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New Community Guidebook be emphasis made to planning of the following: Quantity of parking, parking design, on-street parking. 3.2 Utilities: Development within the Plan Area should ensure that utility infrastructure will adequately, safely, and efficiently service complete development within the site. Water and Sanitary Servicing: The water distribution and sanitary collection system shall be designed to adequately, safely, and efficiently serve the full build out of the Plan Area. Storm Water Management: The storm water management system for each Plan Area shall be designed to adequately and efficiently serve development within the site, while preserving riparian and wetland areas where possible and adhering to all relevant City policies regarding storm water management. 3.3 Facilities: The diverse variety of facilities in Glacier Ridge ensures care, culture services, education, recreation and protection of its citizens. Colocation and multi-use of facilities contribute to an efficient use of parking, outdoor amenity space and increase accessibility for all residents. These facilities shall be all-inclusive in nature, meaning that every citizen has a right to enjoy them: Child/Senior Care Facilities Cultural Facilities Schools Community Centres Recreation Facilities Libraries 3.4 Open Space Network: The expansive Open Space and Green Corridor Networks in Glacier Ridge consist of public parks, pathways and the natural environment of West Nose Creek. Successful Open Space Networks provide social, biophysical and aesthetic benefits that contribute to Complete Communities. Municipal and Environmental Reserve (required and voluntary) provide a foundation for which an integrated Open Space Network can be created. The Green Corridor of Glacier Ridge provides access and connectivity of pedestrians to all sections of the community,
Glacier Ridge Area Structure Plan
that allow for efficient flows and connections between major activity nodes. Through the protection of West Nose Creek and integration with planned Open Space Networks, Glacier Ridge will offer residents a chance to live an active and healthy lifestyle that can contribute to the community’s overall vitality.
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Appendix A: Table of Figures 13.0 Appendix A: Table of Figures 13.1 Appendix Map A: Comprehensive Transit Network Map
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Appendix B: List of Tables 14.0 Appendix B: List of Tables 14.1 Table 1: Population and Jobs per Hectare Calculations Neighbourhood Plan Statistics MDP greenfield target on ultimate build out- 70 persons and jobs/gross developable hectare Min. pop/jobs 1
Total Area (ha)
520
2
ER
55
3
Other non-developable
26
4
Gross Developable Area (GDA)
439
General land uses
Total (Ha)
5
Less roads (ha)
Units/ha or FAR
217.245
173.796
25
4,344.9
3.3
14,338.17
49%
Low-Medium (townhouses)
48.8
39.04
50
1,952
2.2
4,294.4
11%
Medium (walk-up apts.)
65.6
52.48
150
7,872
1.7
13,382.4
15%
0
0
200
0
1.7
0
0%
331.645
265.316
32,015
76%
High (max. 8 storey apts.) Sub-total
7
Occupancy/job rate
Population/Jobs
%of GDA
14,168.9
Commercial Office
5
4
3
120,000
25
4,800
Retail
42.22
33.776
1.25
422,200
50
8,444
Mixed- use
15.8
12.64
Commercial (retail/service)
12.64
0.25
31,600
50
632
Residential
12.64
65
821.6
1.7
1,396.72
8
Industrial
9
Municipal Reserve (10% of GDA) Schools (6 at 3.3ha each) Open space
10
Total units/FAR (m2)
Residential Low(singles and semis) 5% buffer
6
30,730
0
0
43.9
N/A
N/A
20
N/A
N/A
25
23.8
N/A
N/A
N/A
N/A
N/A
N/A
Roadways TOTAL
0
N/A
438.565
47,438 Persons & Jobs/ha
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150
108.6
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Appendix B: List of Tables 11
Density Assumptions Low density (single/ semi-detached)
25 uph
Low-Medium density ( townhomes)
50 uph
Medium density (walk-up apartments)
150 uph
High density- max. 8 storey apts.
200 uph
Commercial
3 FAR
Mixed -use
1.25 FAR
Retail commercial
0.25 FAR
Residential (apts.)
65 uph
Industrial
12
Occupancy/job rate Assumptions Singles and Semis
3.3 persons/unit
Townhouses
2.2 persons/unit
Apartments
1.7 persons/unit
Office
1 job/25 m2 of floor area
Retail
1 job/50 m2 of floor area
Schools
25 jobs/school
Industrial
Industrial (business) 25 – 34m2 per employee Industrial (extensive) 50 - 100m2 per employee
Activity Centres
13
Activity centres in plan area: calculation required persons/ jobs per Activity centre.
GDA of Activity centre (ha)
MDP minimum threshold
Population/Jobs
NACs (x3)
6
100
600
CACs (x2)
8
150
1200
MACs (x1)
14.4
200
2880
Total
28.4
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