Ellerslie Crossing Urban Design Master Plan

Ellerslie

Crossing Urban Design Master Plan

Redevelopment and Intensification of the Suburban Landscape School of Urban & Regional Planning, University of Alberta City of Edmonton Cameron Developments

FINAL REPORT APRIL 14, 2021

PROJECT TEAM Client The City of Edmonton Urban Design Group

Steering Group Dr. Sandeep Agrawal Director, School of Urban and Regional Planning

Duncan Fraser Professional Associate, School of Urban and Regional Planning

Peter Spearey Urban Designer, General Supervisor Urban Design, COE

Working Group Sara Haidey Candidate, Masters in Urban and Regional Planning, University of Alberta Bachelor of Arts, Urban Studies, University of Calgary

Tara Slater Candidate, Masters in Urban and Regional Planning, University of Alberta Bachelor of Arts, Sociology, University of Alberta

Fiona McGill Candidate, Masters in Urban and Regional Planning, University of Alberta Bachelor of Arts, Justice, Political Philosophy and Law, McMaster University

Collaborators Chet Domanski Director, Design, Cameron Development Management Incorporated

Alexander D. Thomson Vice President, Cameron Development Management Incorporated

Seghan MacDonald Candidate, Masters in Urban and Regional Planning, University of Alberta Bachelor of Arts, Environmental Geology, Colgate University

Sarah Kehler Candidate, Masters in Urban and Regional Planning, University of Alberta Bachelor of Arts, Human Geography and Art & Design, University of Alberta

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Ellerslie Crossing

TABLE OF CONTENTS Executive Summary Ellerslie Crossing | Today 1 Introduction 1.1 PURPOSE

2 Applicable Plans & Policies 2.1 APPLICABLE PLANS & POLICIES

3 Site Context

1 3 4

7 8

11

4.2 SWOT - WEAKNESSES

33

4.3 SWOT - OPPORTUNITIES

34

4.4 SWOT - THREATS

35

4.5 LYNCHIAN ANALYSIS

36

Ellerslie Crossing | Tomorrow 5 Vision & Guiding Principles

39 41

5.1 CONCEPT OVERVIEW - SHORT-TERM

44

5.2 CONCEPT OVERVIEW - MID-TERM

46

5.3 CONCEPT OVERVIEW - LONG-TERM

48

3.1 SITE CONTEXT

12

3.2 LAND USE

13

3.3 SURROUNDING LAND USE

14

3.4 COMMUNITY OVERVIEW

18

3.5 STORMWATER MANAGEMENT

20

6.1 SHORT-TERM

52

3.6 UTILITIES

21

6.2 MID-TERM

53

3.7 MARKET LANDSCAPE

22

6.3 LONG-TERM

54

3.8 MARKET OUTLOOK

23

7 Placemaking

57

3.9 MARKET GAP ANALYSIS

24

7.1 SUMMARY

58

3.10 MARKET & AMENITY GAPS

25

7.2 SHORT-TERM

60

3.11 MOBILITY

26

7.3 MID-TERM

66

3.12 PARKING

28

4 Site Analysis

31

7.4 LONG-TERM

68

8 Built Form

71

32

8.1 SUMMARY

72

4.1 SWOT - STRENGTHS

6 Inspiration

51

8.2 SHORT-TERM

74

8.3 MID-TERM

76

8.4 LONG-TERM

82

9 Mobility & Pedestrian Connections

85

9.1 SUMMARY

86

9.2 SHORT-TERM

88

9.3 MID-TERM

92

9.4 LONG-TERM

96

10 Sustainability

99

10.1 SUMMARY

100

10.2 SHORT-TERM

102

10.3 MID-TERM

104

10.4 LONG-TERM

106

11 Implementation Appendices

109 111

PROJECT TIMELINE

112

REFERENCES

113

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Executive Summary

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Ellerslie Crossing Looking Northwest Source : Cameron Developments

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Ellerslie Crossing

EXECUTIVE SUMMARY The Ellerslie Crossing Master Plan lays out the foundation for the incremental transition of Ellerslie Crossing, a suburban commercial development in South Edmonton, into a sustainable and accessible destination within a District Node. Recommended actions are based on the guiding principles of connectivity, collaboration, captivate, transition, environmental sustainability and resilience. These guiding principles are interconnected, with specific action items provided to set forth a pathway to achieve the overarching vision of the site. Actions are strategically designed to build upon one another, allowing for a gradual intensification of Ellerslie Crossing and a shift to a more human-oriented built form.

mobility, environment, and land use. This will inform a framework for managing growth and change for Tomorrow. Tomorrow will provide the vision and guiding principles for the site’s transition as well as a design concept in short-, mid-, and long-term phases. These phases outline specific actions for improving placemaking, built form, mobility & pedestrian connections, and sustainability on the site. Lastly, Tomorrow will include an implementation plan for how to achieve the recommended policies and design concept.

This Master Plan can serve as a reference point for redevelopment of other similar suburban commercial sites in Edmonton and help to guide future City policy and development direction.

Similar to Ellerslie Crossing, many other suburban commercial sites in Edmonton will become district nodes to accomplish the objectives of the new City Plan. Transformations laid out in this Master Plan will enable Ellerslie Crossing to become a precedent-setting example of sustainable suburban retrofitting.

The Ellerslie Crossing Urban Design Master Plan is separated into two sections: Today and Tomorrow. Today discusses the current conditions and context of the site within existing Citywide plans and policies. Today also provides an analysis of five key focus areas - social, economic,

Ellerslie Crossing, South Side, Looking West

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Ellerslie

Today Crossing C u r re n t C o n d i t i o n s A s s e s s m e n t School of Urban & Regional Planning, University of Alberta City of Edmonton Cameron Developments

| Section Overview

Today Today is a current conditions assessment of the Ellerslie Crossing site. It comprises four Chapters.

against a retail gap analysis. Additionally, the mobility network and parking conditions are assessed.

attention to the site’s potential by identifying paths, edges, districts, nodes and landmarks.

The Introduction specifies the purpose of the Ellerslie Crossing Master Plan, namely, to support the transition from a commercial suburban site that evolves in response to increasing demands for walkable, urban-like experiences within suburban contexts.

Finally, Chapter 4 is the Site Analysis which offers an examination of the strengths, weaknesses, opportunities, and threats (SWOT analysis) to the site’s development. A Lynchian Analysis draws

Altogether, Today provides an understanding of Ellerslie Crossing’s current conditions which guides Tomorrow, the overall concept and urban design of the site.

Chapter 2 provides an overview of the Applicable Plans & Policies that the Master Plan aims to align with. Edmonton’s City Plan (2020) and Nodes & Corridors Discussion Paper (2020) will guide the evolution of the site into a District Node. Other relevant plans include Edmonton’s current Zoning Bylaw - 12800 and new Zoning Bylaw Renewal Initiative, Commercial & Industrial Zones Discussion Paper (2020), Winter City Design Guidelines (2017), Edmonton Bike Plan (2020 Update), and Complete Streets Design & Construction Standards (2018).

Chapter 3, Site Context, examines the current site and its connections to the surrounding land uses and amenities. An overview of the community demographics is provided along with an environmental assessment of the stormwater management system. Consideration for the current market landscape and foresight towards changing market conditions are evaluated

Ellerslie Crossing, Mixed Use Building, North Side of the Site

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1 Introduction

1

Introduction

1 | Introduction

1.1 PURPOSE new principles and values outlined in Edmonton’s City Plan, while incorporating guidelines linked to winter city design and complete streets will allow Ellerslie Crossing to adapt in parallel with a changing cityscape, evolving into a vibrant regional hub that is accessible to all neighbouring residents, workers, and visitors.

With the approval of the City Plan in 2020, Edmonton has outlined a bold new vision for what a future city of two million residents looks like. Today and tomorrow, suburban sites serve a significant portion of the population and are integral components of Edmonton’s identity.

Commercial districts like Ellerslie Crossing play an important role for placemaking in suburban areas, shaping the daily interactions and experiences of local residents and visitors.

This Master Plan provides new and innovative guidelines for urban design, land use, mobility, built form, and open space in and around Ellerslie Crossing.

This Master Plan should be considered alongside the Land Use Bylaw and existing statutory plans and aims to compliment the goals and outcomes outlined in the City Plan. Guidelines laid out in this Master Plan can and should be used to inform future suburban development, redevelopment, and retrofitting within the city of Edmonton.

Ellerslie Crossing, located at the intersection of a district node and a secondary corridor, is an entryway to Southeast Edmonton and a commercial anchor for the community. With increasing demand for more walkable, and urban-like suburbs, there is an opportunity to retrofit existing suburban commercial sites to evolve alongside changing market trends. This transition is not expected to happen overnight. The Ellerslie Crossing Master Plan proposes short-, mid- and long-term changes that will allow the site to transform slowly alongside its tenants and customers. Embracing

Ellerslie Crossing, Landscaping, looking NW

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Today

Ellerslie Crossing Ellerslie Crossing Mid-term Concept

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Ellerslie Crossing Looking Southwest Source : Cameron Developments

2 Applicable Policy & Plans

Applicable Plans & Policies

2

2 | Applicable Plans & Policies

2.1 APPLICABLE PLANS & POLICIES The City Plan (2020)

The future of Ellerslie Crossing will be guided by the strategic vision and design guidelines of Edmonton’s plans and policies in conjunction with the aspirations of the property owner. This will ensure the site evolves in a direction that most benefits the visitors, residents and workers in the surrounding area.

The City Plan is a high-level strategic policy document that lays out the goals, values, and priorities that will guide Edmonton as it grows to accommodate two million residents by 2065.

The City Plan provides strategic direction for the city’s mobility systems, open spaces, employment and social networks. The outcomes and intentions laid out in the City Plan are not meant to create immediate change; they are instead intended to influence long-term gradual transformation. Policy statements in the City Plan will help guide the evolution of Ellerslie Crossing as the site transitions over the coming decades. The priorities, ‘Big City Moves’, laid out in the City Plan are utilized in the ‘Tomorrow’ section of this Master Plan to help shape Ellerslie Crossing’s mid- and long-term goals and strategies.

Edmonton Current Zoning Bylaw 12800 Edmonton’s Zoning Bylaw establishes and regulates all land development in the city. It is important to consider the zones, overlays, and special areas in and around the site as this will directly impact its activities, uses, and businesses.

The City of Edmonton’s Zoning Bylaw Renewal Initiative is currently underway which will work towards simplifying and streamlining the current

Zoning Bylaw, 12800. Potential future development and changes to the site should align with the strategies and goals of the Zoning Bylaw Renewal Initiative. Specifically, development should be more inclusive and flexible to accommodate a greater number of people and businesses.

Nodes & Corridors Discussion Paper (2020) The Nodes and Corridors Discussion Paper, as part of Edmonton’s Zoning Bylaw Renewal Initiative, indicates that Ellerslie Crossing may be considered part of the ‘Ellerslie-Parsons District Node’ within the new City Plan. Ellerslie Road SW is also designated as a secondary corridor. The discussion paper outlines how nodes will be mixed-use zones that are integrated with transit systems, encourage high-quality urban design, meet regional density targets and support development opportunities to advance the innovation corridor. Innovation corridors are linear strips of development located within the heart of the city that connect major academic, health and research institutions with mass transit and high quality public realm and built form. Ellerslie Crossing is likely a Comprehensive (CS) zone, which indicates it should be transitioned as part of a higher-density, mixed-use urban village, as defined in the discussion paper. It is important to consider this discussion paper to help guide Ellerslie Crossing’s development and design ensuring the

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Today

Ellerslie Crossing Commercial & Industrial Zones Discussion Paper (2020) Commercial & Industrial Zones Discussion Paper, as part of Edmonton’s Zoning Bylaw Renewal Initiative, outlines directions for commercial and industrial development that align with the City Plan.

Such directions are integral to future development in and around Ellerslie Crossing to ensure the site aligns with long-range City-wide policies and plans.

For instance, businesses and amenities should be supported by pedestrian-friendly environments that seamlessly connect development with the public realm. Themes from this discussion paper will be considered and incorporated in the development of short-, mid-, and long-term concepts for Ellerslie Crossing.

Within the Commercial & Industrial Zones Discussion Paper, Ellerslie Crossing is also identified as an established non-residential area. This discussion paper lays out the City’s priorities to facilitate redevelopment and intensification of both industrial and commercial lands in these areas. In fact, Ellerslie Crossing is currently surrounded by a mix of commercial and industrial land. For example the Special Area Ellerslie Industrial zone is located east and south of the site. The discussion paper points out that land in special industrial areas is often less expensive than land in commercial zones, which can attract greater commercial investment.

Simultaneously, the allowance of commercial and industrial zones in areas closer to residential zones may detract investment from those nearby neighbourhoods, impacting their livability and walkability.

Winter City Design Guidelines The Winter City Design Guidelines encourages more Edmontonians to get outside during the winter months by alleviating barriers to the outdoors characterized by wind, snow and ice accumulation and cold temperatures. Principles of winter design include the use of bright colours, access to sunlight, wind protection, the creation of microclimates, and thermal comfort.

Building setbacks and other design factors can be utilized to create microclimates and shelters for patrons from the wind. Parking lots, sidewalks and bike lanes can be designed to better allow for the maneuverability of snow removal equipment in snow-storage areas. Since snow and ice accumulation fundamentally changes spatial features of the urban environment, designing for snow storage and proper winter maintenance is essential to ensuring that spaces remain accessible in winter conditions. The Winter City Design Guidelines will be incorporated in design considerations for Ellerslie Crossing, transforming it into a more accessible and vibrant, year-round destination.

Edmonton Bike Plan (2020 Update) TThe Edmonton Bike Plan seeks to create a bike network that is accessible, predictable, and easy to use for all levels of experience. The plan works alongside Edmonton’s City Plan to help create communities that offer a wider range of transportation options. Ellerslie Crossing is

bordered on two sides by a shared pathway, which is part of Edmonton’s existing bike network. As the City moves towards more active transportation, it will be important to keep these changes in mind for future connectivity to the site. Bike network updates will impact how visitors travel to and access Ellerslie Crossing’s amenities, as well as bike infrastructure requirements within the site, such as bike parking and pathways.

Complete Streets Design & Construction Standards Complete Streets are safe multimodal streets accessible to everyone, whether they walk, bike, drive, or take public transportation. The City of Edmonton’s Complete Streets Design and Construction Standards sets out roadway design based on the following principles: networks of streets, universally designed, adaptable, environmentally sustainable, cost conscious, and vibrant. Ellerslie Crossing is located along one of South Edmonton’s major corridors, Ellerslie Road SW. It’s important that future changes in and around the site consider Complete Street design guidelines as the site must accommodate more active transportation modes.

Connectivity to and within the site is critical and can serve as both a link and a place. Ellerslie and Parsons Road can be better designed to integrate with Ellerslie Crossing, enabling both commercial activity and greater social interaction.

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Ellerslie Crossing, Desire Pathway South-East Corner

3 Site Context

3

Site Context

3 | Site Context

3.1 SITE CONTEXT Figure 3.1 Site Context Map of Ellerslie Crossing

Site Background Located in southeast Edmonton, Ellerslie Crossing is a large (71,561 m²) commercial site with a variety of retailers. The site is situated on the corner of Parsons Road SW and Ellerslie Road SW (Figure 3.1), one of South Edmonton’s primary vehicle corridors. There are an estimated 34,000 vehicles per day (VPD) along Ellerslie Road and 15,500 VPD on Parsons Road (Cameron Development Corporation, 2020). Serving nearby light industrial, accommodation, office space, and residential areas, the site resides within a stable trade area.

Total Area

71,561 m²

(770, 266 sq. ft.)

Building Area

12,497 m² (134,520 sq. ft.)

Site Coverage

17.5%

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Today

Ellerslie Crossing

3.2 LAND USE Current Land Use

Figure 3.2 Land Use Map of Ellerslie Crossing

Currently, Ellerslie Crossing is a commercial retail site (Figure 3.2). It is zoned under a Site Specific Development Control Provision (DC2) and Shopping Centre Zone (CSC). Specifically, the CSC zone applies to the south section of the site and allows for larger shopping centre development to occur. The north section of the site is zoned as DC2.980 under the Edmonton Zoning Bylaw 12800. This zone allows for a greater number of uses within the shopping centre development including office, entertainment, cultural uses, and education services. Furthermore, the Ellerslie Crossing site is intended to serve the adjacent residential community and regional trade area.

Major retailers in the site include Hello India, Dollarama, McDonalds, Petro Canada, TD Canada Trust, and many more.

What Type of Retail is on the Site?

•

Shell gas station & car wash

•

RBC bank

•

Tim Hortons

•

TD Bank

•

Petro Canada gas station

•

Sobey Liquor

•

Subway

•

Binh’s Nails

•

Infinity Dental

•

Lube City Express Oil Change

•

Popeye’s

•

World Financial Group (Corporate office)

•

Jarek Chin (Financial Broker)

•

AlBaqir Academy

•

Sports Clips

•

Love Pho

•

Dollarama

•

Hello India Supermarkets

•

PetValu

•

Kal-Tire

•

McDonald’s

•

Boston Pizza

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3 | Site Context

3.3 SURROUNDING LAND USE & ZONING Commercial

Overview There are a variety of land uses and zones in the Ellerslie Crossing area which can be seen in Figure 3.3 and Figure 3.4. In the immediate area of the site, Ellerslie Crossing is surrounded by a number of commercial and light industrial uses. Further from the site are the residential communities which include Ellersllie and Summerside to the west, and Richford and Blackmud Creek to the east, across Highway 2. These communities are both primarily zoned for single-detached homes such as Residential Small Lot Zone (RSL) and Planned Lot Residential Zone (RPL). However, there are zones within the communities that allow for higher-density residential such as Semidetached Residential Zone (RF4), Row Housing Zone (RF5), and Low Rise Apartment Zone (RA7).

Notably, the RA7 lots are vacant but this could be an opportunity for multi-unit developments such as low rise apartments.

Adjacent to the site, to the west, is the Canadian Pacific (CP) Railway which is zoned as an Industrial Reserve Zone. To the north and east is the Ellerslie Industrial Business Zone. This area allows for light industrial uses such as breweries and business support services. Such businesses must not create any nuisances visible from the outside of an enclosed building. Currently, there are a number of business centres and strip malls which include businesses like restaurants, banks, gas stations, and breweries.

Retail destinations are located in clusters of various types in and around Ellerslie Crossing. South Edmonton Common is located north of the site and is a major regional mall destination. Despite that much of the land surrounding the site is zoned for industrial use, it appears that primary uses are commercial and office spaces. There is a grocery anchor kitty korner to the site. Smaller neighbourhood retail centres similar to the study area are found throughout the surrounding area, serving the suburban communities nearby.

Commercial Land Uses South of Ellerslie Crossing

Commercial Land Uses East of Ellerslie Crossing

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Today

Ellerslie Crossing Figure 3.3 Surrounding Land Use Map of Ellerslie Crossing

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3 | Site Context Figure 3.4 Zoning Map of Ellerslie Crossing and Surrounding Area

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Today

Ellerslie Crossing Public Assets Figure 3.5 depicts the public amenities in the surrounding area of Ellerslie Crossing. There are no recreation centres, public libraries or Alberta Health Service hospitals within a 5 km radius of the site. As well, there is no designated facility for the Ellerslie Community League. Summerside is represented by the Horizon Community League.

Lastly, Blackmud Creek has their own community league. The Ellerslie Community League serves the communities of Ellerslie, Charlesworth, Wernerville, and the Hills at Charlesworth.

The surrounding neighbourhoods have access to a variety of public open spaces. To the west, there is access to Blackmud Creek Ravine through Blackburn Creek Park. Access to Blackburn Creek Park is limited through some routes by gated communities. The Ravine eventually connects to a city-wide network of ravines and the North Saskatchewan River Valley. Lake Summerside, in the Summerside neighbourhood, is only accessible to residents of the neighbourhood either living on the lake or paying community league fees. To the east, there are multiple Public Utility Zoned drainage ponds and Public Parks Zoned Municipal Reserve lands with trail systems in Ellerslie

Heritage Valley (7.5 km)

Public Parks North Saskatchewan River Valley (12 km) Blackmud Creek/Ravine (3.5 km)

Schools AlBaqir Academy (0 km) Corpus Christ Catholic (7 km) Father Michael Mireau (2 km)

There is a deficit of public amenities available nearby Ellerslie Crossing. Understanding where gaps in public amenities exist can assist the City in identifying where to focus development and how to leverage existing assets. Additionally, public investments help the private sector to direct their investments and guide redevelopment.

Analyzing existing public assets will help the City to identify current gaps to an extent, but engaging public stakeholders will further allow decisionmakers to align their aspirations with those of the community.

Figure 3.4 Map of Public Assets in the Surrounding Land Use

Public Libraries Mill Woods (7 km)

and Summerside.

Recreation Centres Mill Woods Recreation Centre (5.5 km Meadows Recreation Centre (11 km)

Hospitals Grey Nuns Community Hospital (7.5 km) Future Community Health Hospital and Health Campus, 2026 (4.5 km)

24Tutoring Childcare, Education and Facilites in a 5 km radius of the site.

Ellerslie Primary (3 km)

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3 | Site Context

3.4 COMMUNITY OVERVIEW Demographics

As the site itself is entirely commercial, demographics of the surrounding communities (including Ellerslie, Summerside, and Blackmud Creek) are important in considering who is being served by the site. The total population within the trade area (5 minute drive) from the site includes employees working in the area, visitors to the area, and residents in the nearby communities (Cameron Development Corporation, 2021). The site receives an average of 6,249 visitors per day and 2,279,000 visitors annually (Cameron Development Corporation, 2018). The total number of households within the trade area is 7,721 with an average household income of $129,826 (Cameron Development Corporation, 2021). Visible minority populations comprise 47.4% of the total population (Cameron Development Corporation, 2021). A comparison of Ellerslie Crossing’s demographics based on distance from the site can be

seen in Table 1.0. Ellerslie Crossing has a slightly younger average age of 36 in comparison to Edmonton’s average of 38 (Cameron Development Corporation, 2021). Average household income is higher in the area than Edmonton’s average, by about 14% (Cameron Development Corporation, 2021). As well, the visible minority population in Ellerslie Crossing is considerably higher than the city-wide percentage by 10% (Cameron Development Corporation, 2021).

Population Growth The Ellerslie Crossing Trade Area (5 minute drive) is expected to grow by 74% from 2016 to 2030 (Cameron Developments, 2021). The population projection for 2030 is 37,200 compared to the 2016 population of 21,415.

Table 1.0 Comparison of Ellerslie Crossing’s demographics based on site distance

Trade Area (5 minute drive)

1km (Radius)

5 km (Radius)

Edmonton

Total Population

21,415

2,731

115,964

932,546

Average Age

36

36

36

36

Average Household Income

$129,826

$147,537

$119,825

$112,619

Visible Minority

47%

51%

45%

37%

*Data in Table 1.0 is based on Statistics Canada 2016 Census Data

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Today

Ellerslie Crossing

Aurora Walker Community

Summerside Community

The Orchards at Ellerslie Community

Ellerslie Crossing Looking Southeast Source : Cameron Developments

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3 | Site Context

3.5 STORMWATER MANAGEMENT AND VEGETATION

The current site footprint consists of 17.5% site coverage by existing commercial buildings. Most of the remaining ~80% of the site has been paved for roadways and parking lots. The paved sections of the site have been designed to direct stormwater to storm sewers located throughout the parking lot. At present, no low impact design features have been employed to manage stormwater drainage on site. The site does, however, have some established vegetation, with mature trees spread throughout the site and larger landscaped areas along the perimeter.

Trees and shrubs lining the access road from Ellerslie Road, looking north

Established coniferous trees on site, looking west

Large coniferous trees lining an access road from Parsons Road, looking west

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Ellerslie Crossing

3.6 UTILITIES

Figure 3.6 Map of utilities servicing Ellerslie Crossing

Site Servicing Ellerslie Crossing has a number of utilities on and around the site (Figure 3.6). Electrical and water servicing for Ellerslie Crossing is primarily sourced from Parsons Road to the east, with some electrical services coming from Ellerslie Road to the south. Services run west from Parsons Road along the primary east/west access road through the site and diverge from there. The north end of the site appears to be currently underserved by utilities, while the center and south portions of the site are well serviced. Utilities have been planned and developed for all existing buildings and for the vacant lot on the west end of the site, while the two vacant lots on the north end of the site do not appear to be serviced at this time.

Pipelines There is a pipeline right-of-way approximately 350 metres north-west of the site. The Edmonton Zoning Bylaw does not have pipeline setback requirements for the existing land use districts, however, the Canadian Standards Association recommends consultation with pipeline companies when planning for new development within 200 metres of a pipeline right-of-way. Therefore no consultation is necessary for future development on the Ellerslie Crossing site (Canadian Standards Association, 2004).

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3 | Site Context

3.7 MARKET LANDSCAPE Clientele Ellerslie Crossing is classified as a neighbourhood shopping centre with a strong and stable trade area. It largely services people working in the surrounding commercial and industrial areas, residential communities, and people commuting to and from work. Ellerslie Crossing’s peak visitor time is likely during morning and evening work commutes and during lunch hour for trade area employees.

Clientele Overview 1 • A v e r a g e - s i z e d , f a m i l y h o u s e h o l d s i n surrounding residential

Figure 3.5 Types of Retail Within a 5km Radius (Trade Area)

7.1%

4.5%

Banks

10.3%

• Majority university educated with an even mix of white and blue-collar jobs • Population within trade area spends an average amount on clothing, accessories, food, pets and personal care

Grocery Stores

Coffee Shops 55.1%

23.1%

• 69% employment rate within trade area

Tenants

Ellerslie Crossing offers 200,000 sq. ft. of retail space, with food services, office, ‘big box’, independent, grocery and gas/energy business types (Figure 3.5). Currently, the site coverage is about 17.5%, although the land owner noted in 2021 that the preferred amount would be around 25%.

11Cameron Development Corporation, 2021 CBRE, Edmonton Retail MarketView H1, (2020)

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Clothing Retailers Restaurants

Today

Ellerslie Crossing

3.8 MARKET OUTLOOK Edmonton’s Retail Landscape (2020)1

COVID Impacts1 The COVID-19 pandemic has taken its toll on retail in Edmonton, forcing many businesses to close or scale down operations. However, the market has also seen a surge in new entrepreneurs and retail sales saw a small increase in October of 2020, although they were still lower than pre-pandemic levels 1.

• Currently 2,939 m 2 (31,630 sq. ft.) of vacant retail space • Vacancy rate: 23.5%

Vacancies are expected to rise and rental rates to decline 1.

• The lowest vacancy rate in Edmonton is in Neighborhood Shopping Centres at 3.8%

New retail development may slow down, however, grocery anchors appear to be the exception, which presents an opportunity for Ellerslie Crossing if the site can secure a grocery anchor 1. Success in retail will depend on finding new opportunities in this shifting landscape and adapting to the conditions caused by COVID-19. Curbside pickup and delivery services saw a huge surge in demand, which could have implications for future tenant retention and front-of-store design.

• There were 29,357 m 2 (315,993 sq. ft.) of new supply added to Edmonton’s retail market in 2020 • During the pandemic, food and beverage industries saw a 10.8% increase in sales 2 1 CBRE, Edmonton Retail MarketView H1, (2020) 2 Cushman and Wakefield, Market Beat Report, (October 2020)

1 2 3

Future of Suburban Retail2 There are three key attributes to consider when developing and designing retail sites: 1) customer experience, 2) convenience and 3) integration of technology 3.

There has been a rise in suburban retrofitting and an increase in demand for walkable suburbs.

With more people moving to suburban locations, more workers are looking for jobs closer to home to reduce commute times, which will likely result in an increase in suburban office space. Areas with higher levels of walkability are much more attractive to residents and present investors with an opportunity to create more pedestrian-friendly spaces. Young, first-time homebuyers moving to the suburbs are drawn to urban-like features, with walkability chief among them 2. Empty nesters who are looking to downsize might also find walkable suburbs to be more manageable than urban core neighbourhoods 2.

The demand for walkable, highly amenitized areas outside of the urban core will be very attractive for different types of buyers, therefore it is essential that neighbourhood shopping centres consider elements of urban areas and strive for accessible, walkable site designs.

Cushman and Wakefield, Market Beat Retail Report, (2020) Cushman and Wakefield, “Urban to Suburban: The Growing Shift to the Suburbs as COVID-19 Changes the Way People Live”.(July 2020) Avison Young Edmonton, Future of Retail (2020)

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3 | Site Context

3.9 MARKET GAP ANALYSIS Overview The Ellerslie Crossing corridor has a number of underdeveloped parcels with potential for new development. that is compatible with the surrounding area. Potential developments should be compatible with the diverse range of clientele in the surrounding area, including: • Meeting the daily needs and recreational desires of the nearby residential communities; • Service the employees from the nearby business park; • Morning and night commuters of the high traffic corridor; • Visitors from the hotels; • Becoming a regional destination within Edmonton.

Gap Analysis Ellerslie Crossing regularly competes with the surrounding commercial anchors for business.

On-site tenants like Hello India and AlBaqir Academy provide unique amenities and make this site a destination both locally and regionally.

There are an abundance of fast-food and drivethru restaurants, but a limited number of healthy, fine-dining and family friendly restaurants.

Small businesses face competition from franchised retails chains and shopping malls. Supports from the City, landlords, and partnerships with surrounding businesses should be used to protect and incentivize investments from unique markets. Promotional strategies and the implementation of temporary events and attractions could help businesses to remain prosperous in changing market conditions.

Resources for tenants to apply for grants, partnerships, and placemaking opportunities will be considered during the next phase of this plan.

Stronger connections to nearby neighbourhoods and the business parks should make accessing the site easier for different demographics, thereby counteracting the heavy vehicular traffic that dominates the corridor.

Hello India Supermarket parking with median landscaping, looking West

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Today

Ellerslie Crossing

3.10 MARKET & AMENITY GAPS

Missing Markets and Amenities: Healthy Food Options Theatre, Music, Entertainment, and Art Venues Libraries Schools and Educational Institutions Discount Grocery Retailers Local Family Friendly & Dine-In Restaurants Recreational Spaces & Outdoor Gathering Spaces

within a 5 km radius of the site

A gap analysis was conducted by the project working group to identify current gaps within a 5 kilometre radius of the site (Figure 3.6). This list is not exhaustive. Nearby residents and other key stakeholders should be consulted to determine what types of businesses and amenities are most important to them.

Figure 3.6 Storefront & Retail Mix

Gap Analysis

Boutique Coffee Shops and Cafes Note: All numbers listed in Figure3.6 are approximate as of February 27, 2021

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3 | Site Context

3.11 MOBILITY Driving The site is heavily focused around vehicular traffic, with wide roads, drive-through businesses, and ample parking. Parsons Road SW on the east side is a busy, 4-lane, commuter road with a large volume of traffic every day. Ellerslie Road SW is designated as a secondary corridor in the City Plan with 5 lanes and sees a large volume of traffic. Site entrances follow the ‘right-in-right-out’ rule of Access Management to ensure efficient and safer movement of vehicles in and out of the site on the ‘right’ side of Parsons Road for southbound commuters 1. Travelers going East along Ellerslie Road SW have no way to directly access the site on the south side. This creates issues for visitors wanting to both enter and exit the site, particularly during rush hour. While there are ample roads within the site, visibility is an issue, which may create issues for vehicle navigation.

Walking Figure 3.7 shows the pedestrian pathways (including designated pathways and sidewalks in front of buildings) within and around the site. There are missing links between the pathways, and only three crosswalks within the site. At each of the entrances, the sidewalks do not continue into the site, which could create safety issues. Desire pathways (indicating the shortest or easiest route) were 1

Federal Highway Administration, (n.d.)

also noted on the south side during site analysis and are mapped out on Figure 3.7. This indicates that there is a lack of pedestrian connection into the site and presents an opportunity to improve access. Walkability of the surrounding communities is low, and it’s unlikely residents are walking to the site. The most likely foot traffic is from the industrial and commercial uses immediately nearby.

Cycling Bike mobility is likely low in the area. A shared use path does descend from the north and connects across the Ellerslie-Parsons intersection to descend into the Summerside neighbourhood. However, there are no markings indicating the shared use path at either eastern entrances on the site, which could pose safety concerns for cyclists. There are bike lockup spaces within the site, however connecting to these lockups could be an issue as there is no markings or designated path for cyclists within the site.

Bike parking on the site

Transit Bus routes are primarily local, servicing the Summerside and Ellerslie neighbourhoods. There are 3 stops located towards the south side of the site around the Ellerslie-Parson intersection.

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Discontinuous sidewalk into a site entrance

(Google Street View 2/20/21)

Today

Ellerslie Crossing Figure 3.7 Mobility Network

Surrounding Bus Routes1 (Based on new April 2021 design)

521

Designated Local Bus Route

519

Designated Local Bus Route

Average Daily Traffic Volume (2018)2 15,500

Parsons Road

26,900

Ellerslie Road

Number of Entrances & Exits 1

South side of site, accessible

going westbound on Ellerslie

road only 3

East side of site, accessble on

1 2

both directions on Parsons road

Based on City of Edmonton Bus Network redesign City of Edmonton Traffic Flow Maps and Reports

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3 | Site Context

3.12 PARKING There is an abundance of available parking on the site (Figure 3.8). Pull-through parking is by the far the largest amount, with storefront parking the lowest. The large amount of parking may also discourage other forms of mobility, such as walking or cycling, and limits density on the site. Edmonton’s Zoning Bylaw currently dictates parking minimums based on tiers of uses; most uses on site fall within Tier 3, which has a minimum parking requirement of 1 stall for 30m 2 of Floor Area. However, Edmonton will be adopting “Open Option” parking for new developments, versus parking minimums, which will allow developers and businesses to determine how much parking they need based on market demand and will lead to more efficiency in parking development.

a

b

A 2019 City of Edmonton Comprehensive Parking Study indicated that parking is oversupplied at all uses in commercial sites in relation to demand 1.

With the current parking ratio at an excess of .8 stalls per 30m 2, there is likely an oversupply of parking in Ellerslie Crossing. This provides an opportunity to put the space to better use.

c

d

Storefront parking (a), pull-through and other parking (b), pull-through and other parking (c), other parking (d) 1

City of Edmonton, Parking Analysis Study. (2019).

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Today

Ellerslie Crossing Pull-through Parking

4,530 m²

Figure 3.8 Parking on the Site

(48,768 sq. ft.)

Storefront Parking

2,090 m² (22,506 sq. ft.)

Other Parking

2,899 m² (31,209 sq. ft.)

Parking Ratio

1.8 spaces per 30 m² (322 sq. ft.) of Floor Area (compliant with Edmonton’s

Zoning Bylaw)

Total Parking Spaces: 751 Total Parking on Site

9,521 m2 (102,483 sq. ft.) (approximate) Interim Report | Ellerslie Crossing | Page 29

Stylised Image to be placed here

Ellerslie Crossing, Looking South-West at the rail line

4 Site Analysis

4

Site Analysis

4 | Site Analysis

4.1 SWOT — STRENGTHS 1. High Visibility along a commuting corridor with a strong clientele base in surrounding residential areas 2. Established Vegetation provides a buffer between the site and busy surrounding streets

1.

3.

2.

4.

3. Varied Uses such as grocery, school, restaurant and commercial retail 4. Mobility network includes transit, bike racks, wide storefront sidewalks and ample parking

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Ellerslie Crossing

4.2 SWOT — WEAKNESSES 4.

Lack of Sense of Place due to limited walkability and lack of public space 1. Low Connectivity within the site for pedestrians

3.

2. Limited Access and Egress for all forms of mobility

1.

2.

4.

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3. Large Site Area leaves site spread out and uninviting 4. Noise and Air Pollution due to arterial roads and nearby railway

4 | Site Analysis

4.3 SWOT — OPPORTUNITIES Site Activation to create a sense of place through urban design and development opportunities

3.

1. Increasing Connectivity encourages lingering through a site mobility network

4.

2. 2020 City of Edmonton Plan identifies the area as a district node along a secondary corridor and district bus route 3. Large Area offers flexibility with undeveloped space 4. Generous Sidewalks create transition space around buildings

3.

1.

1.

2.

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Ellerslie Crossing

4.4 SWOT — THREATS

Future Changes in economic conditions or mobility shifts may cause challenges

2.

1.

Financial Risk in high risk/ high reward investments Surrounding Area may limit development opportunities

1.

Limited Tenant and Consumer Buy-in for change from market norms 1. Noise and Air Pollution 2.

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2. Mobility Networks may remain underutilized due to the car-oriented location

4 | Site Analysis

4.5 LYNCHIAN ANALYSIS This portion of the site analysis involved using Kevin Lynch’s five elements of a city’s image to understand the design and function of the site1.

These observations in Figure 4.1 will inform the final concept. Paths, edges, districts, nodes and landmarks help us understand how people might experience a space and orient themselves within it. Lynchian analysis is a useful tool for understanding where improvements can be made to enhance user experiences.

1 Lynch, Image of the City (1960)

buildings. The directional quality goes both ways for vehicle paths, and there are three main north-south pathways and two main east-west pathways. There is a lack of east-west vehicle paths in the south end of the site. Pedestrian paths are fairly limited, with three east-west paths on the western side of the site.

It is likely that the high number of vehicle pathways restrict the pedestrian ones. The quality of all paths could be improved to ensure directional cues are clear as well as providing more pedestrian options.

There is the opportunity for better wayfinding signage to help all mobility types move around the site.

Landmarks

Edges Edges are boundaries between two areas and can provide distinct definitions. Four edges were identified in Ellerslie Crossing; two roadways to the South (Ellerslie Road SW) and East (Parsons Road SW), as well as a CP Railway line to the West. All three of these edges are buffered by green space and trees. A fourth edge is created on the north side by a vacant site, which is separated from Ellerslie Crossing by concrete barriers.

Paths Paths can include roads, walkways, lanes, and pedways. They are an important aspect of how someone may experience an area. All other elements of the urban realm are experienced along paths.

Vehicle paths and pedestrian paths were identified in Ellerslie Crossing. Vehicle paths facilitate vehicle movement in and out of the site as well as between

Landmarks help people orient themselves within a space by giving a point of reference. Five landmarks were identified: Popeyes Chicken, Tim Hortons, McDonalds, Shell, and TD Canada Trust. These businesses have distinctive, branded building facades and are well-known within Edmonton and Western Canada. However, if these businesses change, the site may lose these landmarks. There is an opportunity to develop landmarks unique to the site.

Districts Districts have a common and identifying character, which can manifest in the type of benches or lighting or the style of buildings. Three specific districts were identified based on type of buildings/businesses and location. There is an opportunity to define these districts further and create a greater sense of place.

A: “In-and-out District” This district is found along Ellerslie Road on the south side of the site and is characterized by quick grab-and-go type businesses, such as fast food and gas stations. Visitors likely visit this district out of convenience and do not plan on staying long.

B: “Big Lot District” This district is along the western border of the site and is characterized by larger buildings, such as a grocery store, and consists mostly of parking spaces. This district is the least developed in terms of building footprint.

C: “Vacant District” This district has several vacant lots and the lack of development creates a specific character. Due to the paths that criss-cross through this district, and its proximity to the Popeyes landmark, this district has the opportunity to be developed into a functional and accessible space.

Nodes Nodes are areas where multiple types of mobility intersect and activity is concentrated. Six intersections were identified where vehicles, pedestrians, cyclists and transit users may converge. Major nodes were identified as larger points of intersection between users, typically experiencing higher traffic. Minor nodes represent smaller intersections; having less activity. Nodes present an opportunity to maximize directional quality of the paths leading to and from these sites of interaction.

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Today

Ellerslie Crossing Figure 4.1 Lynchian Analysis Map

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Ellerslie

Tomorrow Crossing Urb a n D e s i g n G u i d e l i n e s School of Urban & Regional Planning, University of Alberta City of Edmonton Cameron Developments

| Section Overview

Tomorrow The City Plan envisions a lively, inclusive and sustainable Edmonton; however, the path to get there is largely undefined—particularly for commercial suburban sites like Ellerslie Crossing.

Redevelopment and retrofitting goals must foster resilience and flexibility in the face of an unpredictable future. Ensuring that the livability of suburban neighbourhoods is preserved and enhanced in the coming decades requires a gradual, long-term approach that focuses on intensification and diversification of uses while enhancing the public realm and encouraging walkability through pedestrian-oriented urban design. In order to prepare for a rapidly changing climate, environmental sustainability and resilience must be an essential part of development and design decisions in Ellerslie Crossing to help the City of Edmonton adapt to a future of climate uncertainty.

toward a more sustainable, walkable and vibrant Ellerslie Crossing. This section outlines actions which consciously facilitate the transformation of Ellerslie Crossing (and other similar suburban retail sites) into lively urban villages that offer residents a place in which to work, shop, meet friends, and make memories.

Section Overview Chapter five will lay out the vision and principles that have guided the recommended actions, while chapter six will review three case studies that served as groundwork for these choices. Chapters seven to ten will outline the recommended actions to enhance four key urban design considerations on the site: placemaking, built form, mobility and pedestrian connections, and sustainability. Each guiding principle has a corresponding icon (seen on pg. 41 and 42), these icons identify how each action item supports individual relevant guiding principles.

Actions & Sensitive Changes

Transitioning Ellerslie Crossing into part of the Ellerslie-Parsons district node requires an urban design framework that enables and compliments the market forces necessary to facilitate radical change—social trends, economic forces, and built form cannot exist in isolation. Tomorrow focuses on tangible planning recommendations that can remain flexible while functioning as stepping stones

The recommended actions included in chapters seven to ten are intended to be achieved in the short-, mid-, and long-term. Because flexibility remains a primary concern, specific timelines have not been identified. Short-, and mid-term actions are intended to create the scaffolding to support the long-term actions and ensure that Ellerslie Crossing will transition into Tomorrow successfully.

Edmonton City Plan (2020) p.97

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5 Vision & Guiding Principles

Vision & Guiding Principles

5

5 | Vision & Guiding Principles

Vision

5.1 VISION & GUIDING PRINCIPLES Partnering with the surrounding area and adapting to changing economic and social conditions, Ellerslie Crossing will transition into a vibrant, connected, captivating and prosperous community hub for businesses, residents and visitors.

connectivity in and around the site for all modes

Increase and mobilities.

Ellerslie crossing will ensure accessibility, functionality and connectivity for all modes and abilities, with a special focus on improving walkability with the surrounding areas and connecting to the other areas of the Ellerslie-Parsons District Node.

Captivate

and attract surrounding residents, workers, and visitors to promote activity and lingering.

Ellerslie Crossing will attract visitors and passersby to the site through its convenience of retail sites. Points of interest and placemaking initiatives will captivate visitors to stay and linger, promoting activity and interest in the area. Offering a variety of activities, shops, and restaurants, Ellerslie Crossing will serve as both a functional service and a memorable destination for all.

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Tomorrow Ellerslie Crossing

Create environmentally

sustainable and climate

resilient spaces through conscious design considerations.

Ellerslie Crossing will protect local ecosystems and promote climate resilience through thoughtful design and development. Retrofits will foster energy and water efficiency, use sustainable materials and implement low impact design best management practices.

Collaborate with community partners to facilitate

implementation and share costs.

Grants, public-private partnerships, and community involvement will support the site’s transformation. The ability to carry out the planned interventions and create meaningful change is mediated by political will and fiscal capacity.

Transition gradually and purposefully to intensify and

accommodate future growth through sustainable development.

Market driven, incremental changes will allow Ellerslie Crossing to respond to increases in neighbourhood density and the trend toward walkable, vibrant, urban spaces. Redevelopment will be strategically utilized to intensify the site while prioritising environmental and economic sustainability.

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5 | Vision & Guiding Principles

5.2 CONCEPT OVERVIEW — SHORT-TERM Summary Short-term actions for Ellerslie Crossing are aimed at activating the site. In creating a space that is attractive to both new customers and tenants, developers are provided the opportunity to protect existing tenants while preparing for a diversification of uses. Small, low-cost improvements to sidewalks and crosswalks will improve pedestrian safety on-site and increase accessibility and walkability.

Actions taken at Ellerslie Crossing in the next few years will serve as building blocks; expanding and strengthening the existing foundation of the site.

PLACEMAKING • Attract visitors to the site through placemaking and temporary low-cost initiatives.

• Create multi-use opportunities by repurposing surface parking lot space.

BUILT FORM • Activate building frontages to promote lingering and enhance public realm.

MOBILITY & PEDESTRIAN CONNECTIONS • Attract more sustainable transportation to the site by encouraging the use of energy efficient vehicles and car sharing.

Key Goals:

• Improve walkability by expanding pedestrian pathways into and throughout the site.

• Create a safer space for pedestrians and cyclists.

• Improve safety and accessibility for pedestrians and cyclists.

• Improve the public realm to attract new customers and tenants.

SUSTAINABILITY

• Build a strong foundation for change by exploring different short-term placemaking initiatives to test the long-term viability of site activation initiatives.

• Reduce the impacts of the urban heat island effect by improving site and building shading.

• Reduce waste to landfill by offering waste diversion options for tenants and customers.

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Tomorrow Ellerslie Crossing

Figure 5.2 Ellerslie Crossing Short-term Concept

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5 | Vision & Guiding Principles

5.3 CONCEPT OVERVIEW — MID-TERM Summary Mid-term goals encourage larger-scale actions toward a denser, more varied site footprint while improving environmental and ecological performance. Improvements to the pedestrian and bike network and street grid increases connection and functionality while easing circulation through

Key Goals: • Provide the foundation for a wide range of dining and shopping options, employment opportunities, and public amenities.

• Provide high quality public space that supports adjacent tenants and encourages year-round activity.

• Develop underutilized space in the less visible areas to create a more cohesive site.

shorter, more walkable blocks. Infill and retrofitting are oriented along primary N/S and E/W priority street spines—activating street frontages and preserving important sight lines. The greening of parking lots and incorporation of low impact development will not only benefit the environment and build resilience to future climate impacts—it will also make the site nicer to look at.

A new public plaza by Pampa Brazilian Steakhouse will become part of a Food/beverage Tenant Priority Area; drawing in new breweries, restaurants, and cafes that can spill onto the plaza and create a communal space for patios in the warmer months and winter activities in the colder ones. The ‘In and Out District’ is preserved to continue providing convenient, on-the-go amenities for commuters and regular customers.

PLACEMAKING • Utilize public art and permanent installations to draw people to the site.

• Encourage re-inhabitation of underutilized space through filling market gaps.

BUILT FORM • Enhance the public realm through creation of public space for people to enjoy and relax.

• Support gradual densification by retrofitting existing buildings and infilling.

• Use parking management strategies in order to allow for intensification and put under utilised parking to better use by infilling with small, vibrant and walkable blocks.

• Increase green space that elevates the customer experience while mitigating the urban heat island effect and creating more sustainable long-term stormwater management.

MOBILITY & PEDESTRIAN CONNECTIONS

• Strengthen the site’s street framework and encourage more active travel to and within the site.

SUSTAINABILITY

• Encourage more walking and rolling to the site through strategic mobility network additions.

• Enhance functionality and connectivity of the site through wayfinding.

• Create environmentally conscious stormwater management infrastructure through low impact development (LID).

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Tomorrow Ellerslie Crossing

Figure 5.3 Ellerslie Crossing Mid-term Concept

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5 | Vision & Guiding Principles

5.4 CONCEPT OVERVIEW — LONG-TERM Summary The long-term intention of this Urban Design Master Plan is to transform Ellerslie Crossing into a local destination that aligns with the policies and values laid out in the City Plan. While it may not be possible to plan for long-term changes at a granular scale, it will be critical to explore opportunities for change in order to enable Ellerslie Crossing to thrive long into the future. Long-term actions will create a site that fits seamlessly within a district node and along a secondary corridor. Increased

mobility connections from nearby residential areas will encourage ease of access to the site. Street-facing sections of the site will be high-density, mixed-use blocks with walkable parcels. Within the site, active frontage along main spines paired with pedestrianoriented mobility pathways will encourage multimodal exploration of the site. Intentional retrofitting and infill will create strong sight lines to development

within the site, while unique landmarks will help to orient visitors within the expansive space.

Redevelopment will aim to retrofit existing structures and infill gaps instead of demolishing and rebuilding, promoting a sustainable approach to long-term development of retail spaces in Edmonton.

PLACEMAKING • Create landmarks unique to the site to help visitors orient themselves.

Key Goals: • Explore opportunities for partnerships between the City of Edmonton and Cameron Developments.

BUILT FORM

• Prioritize conscious design options that consider environmental and ecological sustainability.

MOBILITY & PEDESTRIAN CONNECTIONS

• Re-orient existing frontages to strengthen active edges.

• Enhance mobility connections to nearby residential neighbourhoods.

• Redevelop the “In and Out” district to incorporate the site as a district node.

• Ensure integration with surrounding transportation networks and transit hubs.

• Create a shareway throughout the site for a unique, active pathway.

SUSTAINABILITY • Enhance energy efficiency on site through sustainable building design practices.

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Tomorrow Ellerslie Crossing

Figure 5.4 Ellerslie Crossing Long-term Concept

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Mashpee Commons, Cape Cod Life, N.d.

6 Inspiration

Inspiration

6

6 | Inspiration

6.1 SHORT-TERM Emerald Hills Centre, Sherwood Park, Alberta The Emerald Hills Centre is a large suburban commercial retail site in Sherwood Park, Alberta. Notably, the site is owned by Cameron Developments. The centre is anchored by several large retailers, including Walmart, Bed Bath & Beyond and Winners. The centre within the site is a placemaking initiative called ‘Instagrammable Walls’, which is a three-sided mural designed by different local artists. Visitors are encouraged to snap a photo in front of one of the art pieces and post it to social media. It’s a simple initiative that both supports local artists and draws people into the site. This type of short-term placemaking could be beneficial for Ellerslie Crossing as it is relatively inexpensive and flexible, yet may help to draw people in and make visits more memorable. Because of its short-term nature, it can be easily adapted and moved as the site evolves.

Research has shown that more and more residents desire walkable and accessible commercial areas in suburban neighbourhoods. Many streets in suburban areas are overly wide, lacking sufficient sidewalks and crosswalks. To create a more walkable area, roads and parking should be appropriately scaled, with ample sidewalks and landscaped areas for gathering1. Emerald Hills Centre is set to open an Italian Centre Shop grocer in fall of 2021, complete with a cafe and patio, which will add to the vibrancy of the public realm. Ellerslie Crossing could also benefit from encouraging similar public realm improvements, including wider sidewalks and outdoor seating.

Two sides of the ‘Instagrammable Walls’ at Emerald Hills (Emerald Hills Centre Website, n.d)

A rendering of the new Italian Centre Shop with outdoor patio in Emerald Hills Centre (Sherwood Park News, 2020) 1 Williamson, n.d.

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Tomorrow Ellerslie Crossing

6.2 MID-TERM Brookhollow Shopping Centre

DeSoto, Texas

Located in DeSoto, Texas, Brookhollow is a midsize strip mall off of a 5-lane arterial roadway. In 2016, the property was redeveloped to include multi-unit residential housing and a pedestrianized walkway. A portion of the large amount of parking space was reclaimed to create a low-cost pedestrian walkway made out of crushed gravel instead of concrete or asphalt. This walkway created a connection from the buildings in the back of the site to the street. Food trailers were intended to border the walkway to activate the space.

A key strategy to redevelop the site was through “incremental development” which “seeks to make positive change in a community, whereby local people invest in their own neighborhoods and create new value that benefits their community.” 1 Specifically, the redevelopment created a positive economic impact in the community by bringing in local tenants, largely owned by minority groups.

Creating a low-cost pedestrian walkway could be a feasible short to mid-term solution for Ellerslie Crossing. Additionally, the space could be multifunctional and allow for a variety of activities such as food trucks, tactical urbanism, pop-up shops, and markets.

View of pedestrian walkway for food trailers during construction (CNU, n.d)

Artistic rendering of activated pedestrianized area in Brookhollow Shopping Centre (Dallas Innovates, n.d)

1 Congress for New Urbanism (CNU), n.d., p. 6

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6 | Inspiration

6.3 LONG-TERM Mashpee Commons,

Mashpee, Massachusetts

Mashpee Commons is one of the most successful large-scale examples of retrofitting suburbia through redevelopment. It is located at the intersection of two state highways in Mashpee, Massachusetts.

In its past life, it was known as the New Seabury Shopping Centre built in the early 1960’s with 62,000 square feet of retail space and a large parking lot in front 1. However, by the 80’s, the shopping center was dying.

Buff Chace, a young owner of the shopping center developed the idea to transform it into a diverse, mixed-use town center2. In 1986, the shopping center was purchased and redeveloped into Mashpee Commons. The retrofitted suburban commercial area consisted of a blend of civic buildings and public spaces like the Town Hall, the post office, a public library, and a church 3. As well, it was viewed as an entertainment center including restaurants, galleries, movie theatres, fashion boutiques and bowling alleys 4.

The transformation involved major redevelopment utilizing new urbanism concepts. Buildings were converted to “liner buildings” to hide parking lots, converting them into narrow, walkable streets 5.

1 DPZ, Mashpee Commons, (n.d.)

2 Ibid 3 Mashpee Commons Website, (n.d.)

4 Ibid 5 DPZ, Mashpee Commons, (.n.d.)

Residential units were built above shops as well as 300 plus residential units surrounding the town centre. The redevelopment also focused on increased retail shops that catered to 70 plus locally owned businesses and 14 national stores.

Mashpee Commons set a trend for future retrofitting of suburbia. The success comes from obtaining significant environmental, financial and regional traffic benefits. Although Ellerslie Crossing is not a “dying” site, there are many learnings from Mashpee Commons that can be utilized in any commercial suburban area. For instance, Mashpee Commons increased density, transit and walkability as best practices. As a result, the site promoted healthier lifestyles with more walkability and less automobile dependency. Ellerslie Crossing could benefit from reducing parking space and increasing pedestrian walkability. Additionally, Mashpee Commons became a core destination in the community as communal gathering spaces such as farmers’ markets, block parties and live music became regular features of the site. Over time, Ellerslie Crossing could transform into a destination with similar gathering spaces and activities

New Seabury Shopping Centre (Now Mashpee Commons) (CNU, n.d.)

Mashpee Commons Today (DPZ, n.d.)

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Tomorrow Ellerslie Crossing

Artist’s Remdering of Mashpee Commons (Cape News, 2018)

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Alberta Wheat Pool - A Part of Ellerslie’s History (University of Calgary, 2008)

7 Urban Design Concept

7

Placemaking

7 | Placemaking

7.1 SUMMARY Introduction Placemaking is an important concept for Ellerslie Crossing to embrace as it transitions into a vibrant community hub. The process of placemaking involves strengthening the public realm through urban design and programming of space to improve the connection between people and place 1. The actions within this section aim to reimagine Ellerslie Crossing as a site with destination points and unique activities that will attract visitors near and far.

Ongoing Considerations In order to continue attracting visitors to Ellerslie Crossing, there are several ongoing considerations including: • Creating major destination points within the site; • Achieving a connection between people and place; and • Maintaining and building upon the strengths of current tenants.

Latitude 53’s annual Parka Patio Party in 2014. Photo Credit: Photo by Mack Male / CC BY-SA 2.0 1 https://www.pps.org/category/placemaking

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Tomorrow Ellerslie Crossing

Figure 7.1 Ellerslie Crossing short-term placemaking recommendations

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7 | Placemaking

7.2 SHORT-TERM ACTIONS Description:

Action 1.0

Attract visitors to the site through placemaking on underutilized space and temporary low-cost initiatives.

Temporary, low-cost, and scalable initiatives known as tactical urbanism, DIY urbanism, or Planning-byDoing are becoming popular approaches for creating quick change and promoting citizen engagement 1.

These interventions can take a variety of forms including pop-up shops or events, painted murals, community gardens, dog-parks, or interactive art installations. In particular, Instagrammable walls and experiences are becoming increasingly popular with the rise of social media and an “experience-based economy.” 2 Placemaking tactics like Instagrammable walls and pop-up parks will attract visitors to Ellerslie Crossing through offering a unique experience to retail shopping (Number 1 on Figure 7.1). Further, the low-cost nature of these tactics allows for flexibility in the site, as interventions can be easily removed, replaced, or adapted to changing conditions. As well, increasing foot traffic to the site in the short-term justifies higher-cost decisions and long-term changes.

For instance, once people are initially drawn to the site through placemaking, they are more likely to re-visit when permanent changes are implemented.

Parking lot patio, Edmonton Ellerslie Good Earth Coffehouse (Google Street View, 2019)

1 2

Tactical Urbanists Guide, n.d.

CNBC, 2018

(Emerald HIlls Centre Website, n.d.)

Case Study: Emerald Hills, Sherwood Park, AB

One of the major inspirations for the Ellerslie Crossing short-term concept is the work being done at Emerald Hills shopping centre in Sherwood Park. Specifically, the three pop-up Instagrammable walls at Emerald Hills serve as a precedent example for future initiatives at Ellerslie Crossing. More details on this case study can be found in Section 6.1 (Inspiration) of the report.

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Tomorrow Ellerslie Crossing

Case Study: Southcentre Mall,

Calgary, AB

In the last couple of years, Southcentre Mall in Calgary has hosted a number of Instagrammable pop-up displays to attract more shoppers. Malls and other brick and mortar stores are facing more competition with online shopping sites such as Amazon 1. Offering an in-person experience is one way shopping centres can stay competitive and draw visitors in.

For example, CHROMA at Southcentre (photo on the right) is an immersive experience created by local artists and creators. 2 CHROMA is now an annual event, telling shoppers to “pick your favourite outfit, and get ready to amp up your Instagram feed.” 3 Another pop-up at Southcentre was called #TheSetYYC which promoted their installation through offering a $200 Southcentre gift card for visitors who shared their photo using the #TheSetYYC hashtag online. 4 1 Ibid 2 Southcentre Mall, 2021 3 Ibid 4 Southcentre Mall, 2019

CHROMA Instagrammable Installations at Southcentre Mall (Helen Pike/CBC, 2020)

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7 | Placemaking

7.2 SHORT-TERM ACTIONS CONT. Action 1.1

Create multi-use opportunities by repurposing surface parking lot space.

Description: Since the COVID-19 pandemic, many strip malls and commercial sites have creatively transformed their empty parking lots to create pandemicsafe spaces for all to enjoy. 1 Underutilized spaces at Ellerslie Crossing can be temporarily or permanently repurposed to accommodate a number of uses (numbers 2,3,4 in Figure 7.1).

For instance, parking lots have been used for expanding restaurant patios, no-contact play zones for kids, drive-in movie theatres, and even parking lot parties. Reducing parking spaces can promote active transportation modes, resulting in greater environmental sustainability. Further, events and activities hosted in the parking lot can attract a greater number of visitors to the site in an economical and feasible way; making room for permanent diversification of these underutilized areas.

1

Deerfoot City’s YYC Block Party in Calgary (Radio Canada/Lyssia Baldini, 2020)

Girl playing hopscotch at YYC Block Party (Verbeek, 2020)

Parking Lot Parties Parties in parking lots are an affordable and easily accessible event/activation. Deerfoot City, a newly redeveloped outdoor shopping centre in Calgary, welcomed visitors by hosting a summer-long block party in 2020 where they provided a pandemic-safe gathering space for outdoor social distancing. 1 Deerfoot City collaborated with Promoting Artist, Redefining Kulture (PARK) to create art installations by

local artists, outdoor games, and interactive art seating. 2 Visitors could walk along the 60-metre long road mural (photo above) and enjoy food vendors and outdoor shopping along Deerfoot City’s main boulevard. 3 Visitors could walk along the 60-metre long road mural and enjoy food vendors and outdoor shopping along Deerfoot City’s main boulevard. 4

1

2 CTV News, 2020.

3 Ibid.

4 Ibid.

Streets Blog USA, 2020.

Streets Blog USA, 2020.

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Parking Lot Patios Parking lot patios provide restaurants and cafes with the opportunity to increase their seating capacity by extending into the streets and parking lots in warmer months. In the summer of 2020, the City of Edmonton eased the bylaws and requirements to allow for greater patio expansion throughout the city. Businesses can apply for a patio expansion permit online and free of charge. 1 Although a development permit is not required for patios on private property (businessowned parking lots), they must be operating under a “valid Development Permit for Bars and Neighbourhood Pubs, Breweries, Wineries and Distilleries, Restaurants, or a Speciality Food Services Use” and adhere to the City’s zoning bylaw standards. 2 This is highly applicable for businesses in Ellerslie Crossing such as Pampa Brazilian Steakhouse and Boston Pizza. Number four on Figure 7.1 demonstrates the possibility for a patio on the west side of Pampa. The west side of the building 1 2

CTV News, 2020.

City of Edmonton, 2021

has sufficient parking space to convert into a patio and maximizes sunlight exposure.

Pylons, fencing, or planters can serve as temporary perimeter barriers for the patio which can be easily set up and adapted to the space as needed.

Winter patios are also becoming increasingly popular in Edmonton, aligning with the goal to embrace a “Four-Seasons Patio Culture” in the City’s WinterCity Design Guidelines. 3 Winter patios can help achieve a more inviting public realm by encouraging more outdoor activity on the street, supporting local businesses year-round.4 For example, Baijiu, a restaurant in downtown Edmonton, converted the adjacent alleyway into a winter patio complete with heaters, string lighting, and firepits (photo right). 5 There are many design considerations to increase the comfort levels of patios such as cushions, blankets, awnings, lights and heaters. 6

3 WinterCity Design Guidelines, City of Edmonton, 2016 4 Ibid 5 YEG Date, 2020.

6 WinterCity Design Guidelines, City of Edmonton, 2016

Baijiu Winter Patio, converted alleyway, Edmonton (Baijiu Instagram, 2020)

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7 | Placemaking

7.2 SHORT-TERM ACTIONS CONT. Action 1.1: Cont.

Create multi-use space by repurposing surface parking lot space.

Drive-in Movie Theatres With recent COVID-19 impacts, businesses have started to host drive-in movie nights in their parking lots, attracting visitors to safely gather. In 2020, Workshop Eatery, in Edmonton hosted drive-in movie nights sponsored by a local Volvo dealership (above). 1 The series of movie nights encouraged Edmontonians to support local restaurants allowing attendees to order food from the Workshop Eatery directly to their vehicle. 2 The proposed space for hosting a drive-in theatre at Ellerslie Crossing is in front of 1 Edmonton Journal, 2020 2 Ibid

Workshop Eatery’s Drive-in Movie Night (Raising Edmonton, 2020) Dollarama and Hello India (number 3 on Figure 7.1). Vehicle access to this parking lot area is easily accessible through the main east-west road in the site, allowing businesses within the site to remain open during the event. The parking lot in this area can accommodate about 154 vehicles. Pop-up drive-in theatres require a screen, projector, and FM broadcast equipment for vehicles to tune in to the movie’s sound. Typically, total equipment cost is upwards of $25,000 but these costs can be offset through partnerships and selling tickets. 3 For example, the 3 Ibid

Workshop Eatery sold drive-in theatre tickets for $50/family in a vehicle and partnered with Volvo to defer the $25,000 LED screen cost. 4 Ellerslie Crossing can partner with tenants such as Pampa, McDonalds, or Hello India to provide access to public washrooms and cover implementation costs. These businesses can benefit through selling food to patrons prior to the movie.

4 Ibid

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7 | Placemaking

7.3 MID-TERM ACTIONS Action 1.2

Utilize public art and permanent installations to draw people to the site.

Description: The success of implementing temporary placemaking initiatives through Action 1.0 can inform future decisions on permanent placemaking measures such as public art installations. As identified in the Lynchian analysis (section 4.5), Ellerslie Crossing’s landmarks are largely well-known businesses such as McDonalds and Tim Hortons. There is an opportunity to create a distinctive, memorable and attractive landmark within the site to draw people in (see Action 1.4). Public art and other permanent installations can create a more distinct sense of place and allow visitors to better orient themselves within the site.

Case Study: International Avenue Public Art, Calgary, AB International Avenue is a Business Revitalization Zone (BRZ) in Calgary with a rich diversity of cultures and ethnic businesses. The City of Calgary collaborated with the BRZ to invest in public art for the district. 1 The project provides local artists with small-budget opportunities to design and install site-specific artworks at different commercial sites along International Avenue (right). 2 Additionally, engagement with community members and stakeholders in the area ensured that artwork reflected their “collective stories, histories, and experiences.” 3 1 The City of Calgary, 2020.

2 Ibid.

3 Ibid.

International Avenue artistic planter concept by Adrian Stimson (City of Calgary, 2020)

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Action 1.3

Encourage re-inhabitation of underutilized space through filling market gaps.

Case Study: Commercial District Needs Assessments, New York City

Description: Conscious economic development using a gaps-based approach. Over time, as existing tenants leave the site, newly empty buildings can be re-inhabited with missing amenities to service the surrounding communities. Through collaboration with the surrounding areas, the Ellerslie Crossing site could provide essential services such as family services, entertainment venues, recreation facilities, a public library and healthy food and beverage options.

New York City’s Department of Small Business Services (DSBS) has a program called Neighbourhood 360 Commercial District Needs Assessment that identifies and evaluates commercial district needs and opportunities to fund necessary improvements.1 The program is completed in partnerships with community organizations and identifies the need for public realm improvements, public programming, business support services and other quality of life services. Funding is provided in cooperation with Avenue NYC, another program offered by the DSBS. Avenue NYC uses tax levy dollars, the federal government’s Community Development Block Grant Program and bank foundation funds to provide grants to neighbourhood storefront improvement programs.

This program inspired the market gap analysis conducted for the Ellerslie Crossing site. These 1

findings can help to form the intensification of the site. Other elements to consider in the future are consultation with business owners to identify what the city can do to improve the area and providing opportunities for businesses that are not members of a business association.

Downtown Queens (DSBS, 2016)

City of New York, n.d.

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7 | Placemaking

7.4 LONG-TERM ACTIONS Action 1.4

Create landmarks unique to the site to help visitors orient themselves.

Case Study: The Blok, Saskatoon, SK The Blok, in Saskatoon, SK, is a locally inspired mixed-use office and retail space located near downtown Saskatoon (below). With most of the commercial activity taking place closer to the south near the river, this development was designed to pull the focus further north to open up the

Description:

areas for development in Riversdale. Much like Granville Island in Vancouver, the development is designed to match the character of the surrounding industrial area with an exposed raw steel structure.

Incorporating a landmark in the urban fabric of Ellerslie Crossing can serve as an identifying characteristic for the site and help visitors to orient themselves. A landmark on site will allow Ellerslie Crossing to become a recognizable space, setting it apart from other retail sites in the area.

The Ellerslie grain elevator once stood as a landmark for those arriving in Edmonton from Highway 2 for nearly 100 years (Photo to right).1 Then, in 1999 the Ellerslie grain elevator was demolished as a result of the construction of the Ellerslie Road/Calgary Trail interchange. 2 The liner buildings could be used to inspire future development of the area, drawing on the architectural characteristics of the grain elevator and historic site context.

1 2

Geocaching, n.d City of Edmonton, 1999

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The Blok (KSA Group Architecture, 2017)

Tomorrow Ellerslie Crossing

Ellerslie, Alberta (Shane Stewart, 2003)

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A rendering of O’Neill Road, Don Mills Shopping Centre, Toronto (Cadillac Fairview, 2018)

8 Urban Design Concept

8

Built Form

8 | Built Form

8.1 SUMMARY Introduction Built form considerations such as the character, orientation, and relationship of buildings and open spaces are important as Ellerslie Crossing experiences intensification. As a future district

node, the site will require changes to the built form to continue attracting visitors and allowing for an enhanced public realm. The following actions will support a pedestrian-friendly and human-scale site.

Ongoing Considerations Ellerslie Crossing sits within a district node and along a secondary corridor (Ellerslie Road SW). Consequently, the long-term vision for this area is vastly different from its current design.

In order to achieve this vision, land owners will need to balance prioritising current economic considerations with achieving minimum density targets and mixed-use development in the longterm. The following considerations should be part of any new development or redevelopment: • Transitioning into a mixed-use site with opportunities for Edmontonians to live, work and play; • F o c u s o n f a c i l i t a t i n g a “ 1 5 - m i n u t e neighbourhood”, in which residents in the surrounding neighbourhoods will have access to all basic needs within 15 minutes; and • Prioritise meeting a minimum density target of 75 people and/or jobs per hectare.

Winter City Design Guidelines (City of Edmonton, 2017)

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Figure 8.1 Ellerslie Crossing Mid-term Built Form Recommendations

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8 | Built Form

8.2 SHORT-TERM ACTIONS Action 1.5

Activate building frontages to promote lingering and enhance public realm.

Description: Activating building frontages can be achieved through urban design considerations such as lighting, street furniture, windows, and building materials. Ellerslie Crossing could benefit from further building frontage activations. Currently, there are some newer buildings with urban design measures that have set a good example for future design considerations of development and redevelopment on the site. For example, the building in the NW corner of the site has attractive lighting and signage on the building facade and offers large sidewalks with space for benches and trees (photo on pg.74). These existing activations could be strengthened upon through additions of building awnings and more visible signage such as hanging blade signs or banners. The use of window and

Example of hanging blade sign (Right Way Signs, 2017) outdoor displays such as sandwich boards would also provide intriguing street activations. Winter city design should also be accounted for through the use of bright colours, warm lighting, and providing protection from the wind or snow such as awnings.

Future developments should use staggered setbacks to create microclimates and protection from the elements during the winter months. 1 More detailed design considerations can be found in the Complete Streets Design and Construction Standards (2018).

1

Example of outdoor display in Victoria, B.C. (Spearey, n.d.)

Winter City Design Guidelines, City of Edmonton, 2016.

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Building in NW corner of Ellerslie Crossing, looking NW. Note the wide sidewalks and building light fixtures.

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8 | Built Form

8.3 MID-TERM ACTIONS Action 1.6

Enhance the public realm through creation of public space for people to enjoy and relax.

Description: As identified in the Lynchian analysis (section 4.2), the “In and Out District” comprises a large portion of the site. Many visitors such as trade area employees quickly pop in to the site to buy food from fast-food chains such as McDonalds or Tim Hortons. There is an opportunity to increase visitors’ time to the site through providing public space for eating lunch, relaxing, or taking a work break. This public space can also help encourage a Food/beverage Tenant Priority area to concentrate restaurants, cafes, breweries and other tenants that encourage lingering and socializing. The map to the right depicts proposed locations for public space such as plazas. The plazas will offer tables, seating, greenery and accessible pathways for walking and wheeling. Orientation and location of such plazas will be carefully considered to promote functionality of the site and allow for maximizing sight lines to businesses. Additionally, these spaces will incorporate low impact development and ecosystem measures as stated in Action 2.9.

Winter City Design Guidelines (City of Edmonton, 2016, pg 42)

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Winter Patio at Cafe Bicyclette (CBC Edmonton, 2013)

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8 | Built Form

8.3 MID-TERM ACTIONS Action 1.7

Support gradual densification by retrofitting existing buildings and infilling.

Figure 8.4 Ellerslie Crossing, Mid-Term Concept Infill Recommendations

Description: The majority of current buildings along the corridor roads face inwards to the site. Over time, the buildings along Ellerslie Road and Parsons Road will transition into walkable, human-scaled blocks with activated frontages facing the corridor roads. Buildings should become street-oriented through minimizing setbacks from the right of way and prioritizing walking or wheeling over vehicular activity. To ensure the environmental and economic sustainability of the site it will be essential to integrate existing buildings into the new design. One way this can be achieved is through the use of liner buildings. Liner buildings are thin buildings (with a minimum depth of 20 feet/6.1 metres) which may be utilized as additions to existing buildings of varying depth (purple buildings on the map to the right) or to line street faces in order to create a walkable, pedestrian scale experience for consumers.

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Liner Buildings: Conscious Retrofitting For many suburban retail sites there are significant barriers to sprawl recovery–the long term goals of street orientated building design, decreases in surface parking, and a focus on walkability are expensive, economically risky and difficult to implement in the short to mid-term. Liner buildings offer a method to sidestep these difficulties and implement a longterm vision in the foreseeable future. 1 For developers, these buildings are relatively inexpensive to build and flexible enough to fit most locations. There are many benefits of using liner buildings: • Narrow designs offer tenants increased storefrontage and better ventilation and air flow.

• Increase walkability and enhance the public realm by allowing for active building frontages.

long-term durability of infrastructure. The goal is to incentivize developers to think about the longer-term life cycle of the buildings they design and create.

While many urban designers recommend a minimum depth of 6.1 m (20 ft) 2, some cities have implemented liner buildings that are only 3.0 m (10 ft) deep, allowing for space to be utilized in a far more diverse and effective way.3 Recommendations for the Ellerslie Crossing site were restricted to spaces that allowed for a minimum of 6.1m, however, with an increased understanding of market trends and tenant desires, thinner liner buildings could be utilized more throughout the site (see map on pg.77).

2 3

Gibbs, 2012 Mouzon 2015

Liner buildings around a parking garage in Dallas, Texas (Gardner, 2013)

• Winter design principles such as staggered setbacks can be used to create microclimates by protecting patrons from the elements.

• Enhanced public realm through shields between public street fronts and car-orientated spaces such as surface parking, drive-thrus and loading bays.

• Environmental benefit through avoiding demolition and encouraging reuse Retrofitting existing buildings prevents wasted materials and enhances sustainability by supporting the 1

Tachieva, 2010

Liner buildings enhance pedestrian scale streetscape while maintaining the anchor drive-thru (Tachieva, 2010)

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8 | Built Form

8.3 MID-TERM ACTIONS Action 1.8 Use parking

management strategies in order to allow for intensification and put under utilised parking to better use by infilling with small, vibrant and walkable blocks.

Description:

Strategic infill and parking management strategies enhance pedestrian scale streetscape (Tachieva, 2010)

Recently, the City of Edmonton has removed parking minimums, requiring developers to manage parking provisions on their sites based on tenant and consumer demand. Shared parking plans for Ellerslie Crossing would reduce the number of parking stalls needed on site, providing additional space for intensification. Shared parking can work in two ways: • Focusing on pedestrian-oriented design on site will allow customers to park in one place and walk to a number of stores. 1 • Creating a fine-grained commercial space with a highly varied use mix will generate different peak times of demand. 2 1 2

In order for shared parking to be successful, parking allocation should provide a reasonable walking distance from parking spaces to store fronts. Pedestrian-oriented design should provide wide, well-lit pathways and site wayfinding to enable customers to park closest to their required stops.

Infill and reorientation of existing buildings at Ellerslie Crossing should aim to create small, walkable blocks to support a vibrant, human-scaled atmosphere. Redevelopment can focus on existing mobility spines to strengthen the site framework with active edges. Walkable blocks should be no longer

than 550 metres (1,800 ft) around the perimeter to encourage pedestrian activity. 3 Finer grained urban development along main road spines can create a greater diversity of options and uses while forming human-scaled frontage and street enclosure, ultimately enhancing the pedestrian realm. The image above shows how creative parking management and densification can be mutually beneficial in the creation of pedestrianoriented built form.

3

SCDHEC, n.d.

Government of Alexandria, 2002

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Dunham-Jones, 2008

Tomorrow Ellerslie Crossing

Ellerslie Crossing parking, facing East

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8 | Built Form

8.4 LONG-TERM ACTIONS Action 1.9

Redevelopment of the “In and Out” district to incorporate the site as a district node.

Description: The City of Edmonton’s Nodes and Corridors Discussion Paper envisions district nodes as urbanized, lively and mixed-use places. The transition to this vision will take time, requiring deliberate actions from both the City and land owners. Design guidelines, as laid out in the Discussion Paper, will require development of a well-connected and walkable public realm.

The following recommendations will support the redevelopment of the “In and Out” district:

Incremental Retail (Klinkenberg, 2018)

• Activating frontage along Ellerslie road with commercial at grade along the corridor and within 200m of the Ellerslie/Parsons intersection (Figure 8.5); • Ensuring newly developed buildings are a minimum of three storeys; • Consideration of massing transitions to neighbouring uses; and • Following the City’s Winter City Design Guidelines where applicable.

Winter City Design Guidelines (City of Edmonton, 2017, pg 32)

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Figure 8.5 Ellerslie Crossing, Long-Term Concept Redevelopment of the “In and Out District”

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Pedestrians in Edmonton (Szenthe, 2017)

9 Urban Design Concept

9

Mobility & Pedestrian Connections

9 | Mobility & Pedestrian Connections

9.1 SUMMARY Introduction Ellerslie Crossing is at a pivotal moment in terms of mobility. Connections to transit, walking, cycling and driving infrastructure present many different pathways for future development. Ultimately, Ellerslie Crossing will move towards a highly walkable site that integrates with the walking, cycling, transit and driving networks of the EllerslieParsons Node and surrounding neighbourhoods.

Additionally, movement within the site will become more intuitive with the concentration of intensified areas. The following actions will support the overall mobility network vision for the site.

An economic case for walkability There’s ample evidence that development with streets and buildings oriented towards pedestrians are more economically productive than any other style of development.1 Streets designed for walkability encourages business activity, generates greater tax revenue per acre and offers higher Return on Investment (ROI) than car-oriented streets. 2 In a typical market, one additional point increase in Walk Score was associated with a $500 to $3,000 increase in home values. Travelers using transit or walking were also found to spend more per month at shops than those traveling by car. Streetscape enhancements not only add value to the public experience of a space, but also add value in the form of higher rents and the attraction of new businesses. 3

What does this all mean?

Encouraging more walkability to Ellerslie Crossing from the surrounding area and within the site itself could have positive market impacts for all parties involved: • Tenants: people walking by stores will likely make more frequent trips and will spend more per month than people driving by.

• Cameron Developments: walkable streets can encourage a greater concentration of business activity, a higher rate of rent, and greater ROI. • City of Edmonton: greater tax revenue and economic productivity - contributing to a more efficient allocation of scarce municipal resources.

1 Quednau, 2018 2 Ibid 3 Ibid

Ellerslie Crossing, south edge, facing west

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The 8 Principles of Sidewalks (WRI, 2019)

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9 | Mobility & Pedestrian Connections

9.2 SHORT-TERM ACTIONS Action 2.0

Attract more sustainable transportation to the site by encouraging the use of energy efficient vehicles and car sharing.

Description:

Car sharing Ellerslie Crossing can also encourage more sustainable travel options by offering drop-off and pick-up locations for car share programs, reducing the need for car ownership in the suburbs. Customers using car sharing programs can be introduced to Ellerslie Crossing through the program, and are likely to take advantage of the site amenities. Car sharing programs also serve to improve accessibility in the surrounding community

by providing more affordable access to vehicles in typically car-oriented suburban neighbourhoods.

Popular car sharing company, Communauto in Edmonton offers round trip pick-up and drop off from designated stations (below). No stations currently exist outside the city centre, providing an opportunity for expansion into suburban neighbourhoods.

As a car-oriented site, it will take time for Ellerslie Crossing to transition to a multi-modal focus site.

In the interim, there are immediate opportunities to promote sustainable travel to and from site.

EV Charging Stations Installing electric vehicle (EV) charging stations at Ellerslie Crossing not only incentivizes the use of cleaner, fuel-efficient vehicles but also provides immediate benefits to the site. EV charging stations have been shown to attract new customers to the site and increase sales. 1 Additionally, EV charging stations also encourage customers to linger on site and shop for a longer period of time while their car is charging.2 Providing EV charging stations can also increase customer loyalty due to perceptions of environmentally conscious commitments by the developer. 3 1 Hall, D. and Lutsey, N. (2017) 2 Blaesser, B. and Negro, S. (n.d.)

3 Ibid..

EV charging stations, stations can use solar panels as shading instruments and to power the station.

(Sumiguchi, 2018)

Communauto, designated drop off station (RadioCanada, 2020)

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Action 2.1

Parsons Road

Improve walkability by expanding pedestrian pathways into and throughout the site.

Description: Transitioning to a walkable site will take time and expansion of mobility networks throughout the site will be an ongoing process, however, there are sidewalk improvements and additions that can be made in the short-term to increase pedestrian connection at site entrances and between pathways in the site,(Figure 9.2) including:

• Extending sidewalks at four entrances into site; • Connecting walking paths within the site; and • Creating paved, permanent pathways at the south end of site to reflect the current desire paths.

Ellerslie Road

Figure 9.2 Mobility network improvements on-site

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9 | Mobility & Pedestrian Connections

9.2 SHORT-TERM ACTIONS CONT. Action 2.2

Improve safety and accessibility for pedestrians and cyclists.

• Adding more lighting, particularly along pedestrian paths and considering smaller, human-scaled lamp posts that can add to the character of the area; and • Incorporating design considerations for accessibility, including infrastructure such as curb ramps.

Description:

Multi-modal crosswalk in Vancouver (CBC News, 2019)

Encouraging more active modes of travel to and within the site is essential for moving away from a car-oriented future around the ElleslieParsons Node and surrounding neighbourhoods.

Enhancing pathways and crossings for pedestrians and cyclists, as well as making them more obvious to drivers, will help create a more inclusive and pleasant environment for everyone to move around in. Actions to improve pedestrian and cyclist safety and accessibility include: • Increasing the number of crosswalks within the site, incorporating fun designs and colours to help with placemaking, such as rainbow crosswalks, and adding raised crosswalks where possible; • Connecting shared pathways with multimodal crosswalks at entrances and exits;

Try collaborating with a local school to paint a rainbow crosswalk. Pictured here are students in Regina from grades 6 to 8 at École Harbour Landing School ( Jenna Hauck/ The Progress, 2019)

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Case Study: Integrating Inclusivity at the Eagle Landing Shopping Centre in

Chilliwack

In 2019, the Squiala First Nation in Chilliwack painted two rainbow crosswalks to celebrate inclusivity at their Indigenous-owned Eagle Landing Shopping Centre (below). The bright crosswalks, as well as creating a cheerful connection for pedestrians, were an opportunity to create a

unifying expression that aids in placemaking for the centre. Implementing rainbow crosswalks, or another distinctive crosswalk style, could have a similar benefit for Ellerslie Crossing. As well, such crosswalks are relatively inexpensive but can result in significant positive impacts.

Rainbow crosswalk in Eagle Landing Shopping Centre, Chilliwack ( Jenna Hauck/The Progress, 2019)

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9 | Mobility & Pedestrian Connections

9.3 MID-TERM ACTIONS Action 2.3

Encourage more walking and rolling to the site through strategic mobility network additions.

Description: Although the site’s walk score cannot be easily improved as its location is fixed, there are measures to improve accessibility to the site.

Protected bike lanes, snow removal, crosswalks, curb cuts, and wide sidewalks are important to consider in planning for an accessible public realm (see action 2.2). Future developments should also consider how people with atypical ways of thinking, communicating, sensing or moving may experience and navigate an environment. 1 Ensuring pathways are free of obstructions is one way of making the site accessible. Bike lanes should not be designed to require cyclists to “dismount and walk,” and pedestrians should experience uninhibited travel and should not be expected to “go around” obstructions. 2

1 2

Brown, n.d.

Rossi, 2020.

‘Bird Cages’ e-scooter parking by tactical design group YARD & Company (99 Percent Invisible, 2018) It is unlikely that residents of the surrounding areas will walk from the surrounding areas to the site. However, the provision of micro-mobility alternatives (e-scooters, e-bikes, bikes, etc.) could incentivize more sustainable modes of travel to the site. Providing first-and-last-kilometre connectivity to the site for micro-mobility users increases access to services and economic opportunities in a shorter time compared to using public transport, private vehicles or walking. 3 Edmonton’s e-scooters, a form of micro-mobility, are becoming a popular way to move about in warmer months. However, they can 3

Milakis et al., 2020

create barriers for patrons when placed in the middle of a pathway. 4 Spray painted parking spaces that don’t obstruct pathways can help fix this problem (above). E-bike shares to and from the site may be another viable option. E-bikes can provide more sustainable, active mobility for the aging population and sprawling suburbs nearby.5 Ensuring Ellerslie Crossing has adequate parking for bikes, e-bikes and e-scooters as well as bike maintenance stations will help encourage these active travel modes to the site from the surrounding areas.

4 5

Ruvolo, 2020 Schepers et al., 2020

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Accessibility in Urban Design It is fundamental for future development to fully consider how people with atypical ways of thinking, communicating, sensing or moving may experience and navigate the built environment. Retrofitting suburban developments provides an opportunity to modify the typical environment and make it more accessible by accommodating individual needs. This goes beyond simply including persons with access needs in the design process; it requires the leadership of those most impacted throughout the process from start to finish (and beyond). It is likely that conflicting access needs will arise, but this should not discourage attempts at instigating change.

Proposed designs should strive for an infinite array of ways to communicate and connect—not to segregate or exclude by design, but to maximize opportunities for actual participation and engagement by all people, on their own terms.

Striving to fully consider and prioritize the numerous aspects of accessibility should be at the forefront of urban design considerations. These include the needs of multiple disabilities, conflicting access needs, different types of disabilities, and intersecting sociodemographic characteristics.

This goes beyond physical disabilities – cognitive, sensory and motor disabilities must be addressed in further depth.

Technologies that mediate and assist interactions with the environment must be considered. Design must prioritize different experiences of time and space and the ways in which people travel at different paces and employ a variety of capabilities in their interactions with an environment.

Build up of snow, ice, and slush at curb crossings restricts mobility (Morales et al., 2014)

Heated curb cuts to prevent build up of snow, ice, and slush obstructions at curb crossings (Morales et al., 2014)

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9 | Mobility & Pedestrian Connections

9.3 MID-TERM ACTIONS CONT. Action 2.4

Enhance functionality and connectivity of the site through wayfinding.

Description: Most wayfinding signage at suburban commercial sites are car-oriented—making it difficult for people walking around to orient themselves. This is a particular issue in Ellerslie Crossing because of the large size of the site.

Wayfinding can serve multiple purposes in Ellerslie Crossing. Signage and directories specifically designed for walking and rolling (such as strollers, bikes, mobility aids, etc.) brings orientation down to the human-scale, while also creating opportunities for placemaking through unique designs. As well, wayfinding can serve as an opportunity to incorporate climate-sensitive design, such as providing snow cover or shading in the summer. The following actions can enhance the functionality and connectivity of the site: • Adding pedestrian-oriented directory maps and signage at key intersections and locations throughout the site (Figure 5.3); • Creating beautiful and unique wayfinding and signage, contributing to the character of Ellerslie Crossing and helping establish a unique sense of place (see photos of example directories, guideposts and signage); and

Artistic Guideposts in Poland (Smashing Magazine, n.d)

• Considering climate-sensitive design - how can a sign or directory provide cover from the elements while also allowing sunlight?

Directory in Mashpee Commons (Mashpee Commons, Instagram, n.d.)

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Tomorrow Ellerslie Crossing

Action 2.5

Create a shareway that connects with the public plaza.

Description: A pedestrian shareway in the Food/beverage Tenant Priority Area will increase foot traffic to support these businesses and provide a safe public space for pedestrians to linger and shop.

Connecting the shareway with the public plaza helps funnel them to this public space.

Shareway with pedestrian-oriented businesses in Mashpee Commons, Massachusetts (Google Streetview, 2017)

Shareway Pedestrian Plaza, Jersey City ( JC Upfront, 2020)

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9 | Mobility & Pedestrian Connections

9.4 LONG-TERM ACTIONS Action 2.6

Ensure integration with surrounding transportation networks and transit hubs.

French Boulevard (in yellow) creates a buffer between businesses and busy street, (Urban Street Design Guide, n.d.)

Description: Connecting the mobility networks with the surrounding streets, sidewalks and paths is essential for integrating Ellerslie Crossing with the Ellerslie-Parsons Node. Long-term actions will build upon steps made in the mid-term to create a more active and inclusive network and help concentrate development.

East

To the east of the site is the neighbourhood of Ellerslie. Currently, there is a nearby alleyway predominantly used for large semi-truck parking but has the potential to become a shared-use path in the future (Figure 9.4). This would provide a direct route from the Ellerslie neighbourhood to the Ellerslie Crossing site. The alley is located directly across from the Royal Bank to the east. The edge of the site across from the alley should be left undeveloped to allow for future connections.

Southeast To the southeast of the site is the neighbourhood of Summerside. Connections to the neighbourhood are provided via a shared-use path along Parsons Road SW. The southeast corner of the site should be left undeveloped to allow for connection to the site from the Summerside neighbourhood.

West

To the west of the side is the neighbourhood of Blackburn. The most direct access to the site would require crossing Anthony Henday Drive and the CP Railway. This creates a major obstruction to the site for multi-modal uses travelling from the west. A shared-use path could be created to provide exclusive access to multi-modal transportation.

The following actions will ensure the integration of Ellerslie Crossing with surrounding transportation networks: • Adding a French Boulevard to bring vehicle traffic to businesses fronting along Ellerslie Road; creating a buffer for pedestrians and providing a quieter street for active frontage and pedestrian-oriented development (Figure 5.4, pg. 48); and • Improving the street grid network within the site - providing logical connections for all types of travel and multiple pathway connections; • Extend shareway to East - creating a longer pedestrian-oriented pathway to connect the node.

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Parsons Road

Figure 9.4 Ellerslie Crossing, Long-term Mobility Network

Ellerslie Road

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Green Roof on Commercial Building (Shaw Communications Calgary, n.d.)

10 Urban Design Concept

10

Sustainability

10 | Sustainability

10.1 SUMMARY Introduction Edmonton has committed to pursuing climate change resilience and environmental sustainability through a number of key plans and policies.

Redevelopment and retrofitting initiatives aiming to align with City policy must consider environmental and ecological sustainability as well as climate change resilience. Conscious design choices can significantly impact environmental aspects of the site like energy efficiency and stormwater management and should be considered for all future development at Ellerslie Crossing.

Ongoing Considerations • Site design prioritizes retrofitting and infill over expansion and demolition.

• Building construction and design use sustainable materials and aim for current sustainable development best practices.

• Site landscaping protects and preserves ecosystem health through low-impact design measures.

• Development and design consider guiding city policy on environmental sustainability and climate change resilience.

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Bioswale (Guillette, 2016)

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Figure 10.1 Ellerslie Crossing Long-term Concept: Proposed LID & New Green Space

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10 | Sustainability

10.2 SHORT-TERM ACTIONS Action 2.7

Reduce waste to landfill by offering waste diversion options for tenants and customers.

Description: Ellerslie Crossing can divert solid waste from the landfill by providing tenants and customers with comprehensive waste management options.

Providing waste receptacles with garbage, recycle, and compost options at multiple locations throughout the site can encourage customers to dispose of their waste properly - reducing littering and diverting recyclable and compostable materials from landfills.

(Zero Waste International Alliance, 2018)

A Zero waste approach could be applied to all aspects of functionality within the Ellerslie site.

For example, consider using zero waste materials in future developmets. Demolition of existing structures should be avoided, but if necessary waste building materials can be reused or repurposed.

Integrated solid waste management program at the University of Alberta (University of Alberta, n.d.)

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Action 2.8

Reduce the impacts of the urban heat island effect by improving site and building shading.

Description: As climate change progresses, summer months in Edmonton are expected to be warmer and drier. 1 Ellerslie Crossing can mitigate the effects of the urban heat island effect and reduce energy consumption by creating shaded areas on site and encouraging the use of sustainable building design when retrofitting and constructing buildings.

Bloom Canopy public art piece in Phoenix, Arizona (Matter, 2018)

Shaded parking lots reduce the urban heat island effect (Austin Texas, 2015)

Site shading can be created through unique art installations or strategic landscaping and can make the site more comfortable and attractive in summer months. Building shading can be created through design elements like external overhangs or fins, horizontal reflecting surfaces, low shading coefficient glass, and internal shades or blinds. 2 Both building and site shading design should take the winter setting of Edmonton into consideration.

Shading devices can also serve as wind barriers in winter months, and should enable daylighting when sunlight is limited in winter months.

1 2

Climate Resilient Edmonton Don Prowler & Joseph Bourg, (2016)

Natural site shading created in a parking lot through landscaped medians (Muskett, 2017)

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10 | Sustainability

10.3 MID-TERM ACTIONS Action 2.9

Create environmentally conscious stormwater management infrastructure through low impact development.

Description: Low impact development (LID) can help to reduce and filter stormwater runoff on site.

Large spans of paved areas in cities can negatively impact stormwater runoff - increasing flooding, decreasing groundwater recharge, and increasing urban heat island effects. 1 Current stormwater management infrastructure on Ellerslie Crossing directs runoff to storm sewers and into stormwater ponds or directly to the North Saskatchewan River. LID seeks to reduce impervious surface area on a site and integrates natural landscaping to manage stormwater as close to its source as possible. 2 By mimicking or preserving the natural hydrologic cycle, LID allows for rainwater to provide soil moisture for plants, infiltrate groundwater aquifers and enables evaporation and transpiration of water back into the atmosphere.

1 2

Low Impact Development - Best Management Practices Low Impact Development - Best Management Practices

Bioswale as a parking lot median (L.A. Creek Freak, 2011)

The following recommendations can help support environmentally conscious stormwater management: • The use of Bioswales and naturalized drainage ways at Ellerslie Crossing will help to minimize and disconnect impervious surfaces, while enhancing the site’s appearance.

• New buildings at Ellerslie Crossing can incorporate green roofs to slow stormwater runoff and reduce the urban heat island effect (see photo pg. 104).

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Bioswales and Porous Pavement Bioswales placed as medians between parking spaces and along the edge of the site at Ellerslie Crossing can slow the flow of stormwater runoff during heavy precipitation events and filter contaminants such as road salt and petrochemicals. 1 As well, porous pavement can reduce overland flooding by reducing impervious surface area on site. 2 1 2

Green Sustainable Parking Guide (2016) City of Edmonton (2014)

Technical aspects of LID practices in parking lots (Montgomery County Planning Commission, n.d.)

Green Roofs Green roofs can be incorporated into new development at Ellerslie Crossing, or installed as retrofits if structural assessments deem a building suitable. Green roofs help to reduce energy costs, slow runoff during precipitation events and some can even be used as park space for building tenants.

Green roof at Sherway Gardens, Etobicoke, ON (GM Andy Traynor, n.d.)

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10 | Sustainability

10.4 LONG-TERM ACTIONS Action 3.0

Enhance energy efficiency on site through sustainable building design practice.

Case Study: University of Calgary Energy Environment Experiential Learning

Centre Description: Redevelopment of Ellerslie Crossing will prioritize retrofitting and infill over demolition of existing structures. As the site intensifies and changes over time, sustainable building design should be prioritized to enhance energy efficiency. Ellerslie Crossing can take advantage of Edmonton’s Building Energy Benchmarking Program 1 and the Building Energy Retrofit Accelerator 2 to monitor energy consumption and fund retrofits.

Sustainable building design programs like Energy Star, Leadership in Energy and Environmental Design (LEED), and the Living Building Challenge can also be employed as measures of energy efficiency and sustainability through design.

1 2

The University of Calgary achieved LEED Platinum certification for their Energy Environment Experiential Learning Centre, built in 2011. The building uses a number of different design strategies to maximize energy efficiency and manage natural light to best benefit its users. Building orientation takes advantage of the sun’s natural progression through the sky in the northern hemisphere, while a triple glazed high performance curtain wall with automated shades encourages brightly lit internal spaces in winter months while reducing direct sunlight and unwanted warming in summer months. 1 1

Dialog Design (n.d)

University of Calgary Energy Environment Experiential Learning Centre (Dialog Design, n.d)

City of Edmonton (n.d.)

City of Edmonton (n.d.)

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Green building design, Royal Alberta Museum (Explore Edmonton, n.d.)

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11

11 Best practices

Implementation

11 | Implementation

11.1 RECOMMENDATIONS Summary

Zoning Bylaw

Collaboration and partnerships

Implementation of the Ellerslie Crossing Master Plan is divided into three phases: short-term, midterm, and long-term. These phases are strategically designed to build upon one another, allowing for a gradual transition from a suburban commercial site to a intensified sustainable community hub.

Additionally, this plan is intended to serve as a reference point for other similar suburban commercial sites in Edmonton. To successfully implement the vision, guiding principles, and action items described in this plan, there are several supporting mechanisms to consider, including:

The City of Edmonton is currently working on the Zoning Bylaw Renewal, slated to be completed in 2022. The new Zoning Bylaw should incentivise changes that align with the City Plan through flexible and creative approaches to policy. Zoning regulations can reward sustainable development and densification with reduced restrictions on floor area, building coverage, or setbacks (where appropriate).

As this Master Plan was designed to align with the City Plan, collaborating and forming partnerships between the City of Edmonton, developers, land owners and other key stakeholders is a vital part to achieving the vision of Ellerslie Crossing as a district node. Public-private partnerships (PPP) can help facilitate and incentivize sustainable development by providing “direct lending, changes to legislation, financial incentives, and building and construction regulations and indicators.”

1. Adoption of the new Zoning Bylaw in conjunction with the Nodes and Corridors Discussion Paper; 2. Leverage existing conditions and relationships with site tenants; 3. Collaboration between City, industry and stakeholders to align projects and initiatives with the vision for Ellerslie Crossing and the surrounding Node; and 4. Scheduled monitoring of site changes to ensure ongoing alignment with the stated vision and guiding principles.

Leveraging existing conditions and tenants Although this Master Plan intends to provide short-, mid-, and long-term concepts for the future of Ellerslie Crossing, it is integral to consider the current conditions and tenants of the site. Leveraging current conditions and relationships can create opportunities for positive change while maintaining tenant satisfaction. There are a number of local businesses such as Pampa Brazilian Steakhouse and Hello India which offer unique amenities to the area.

Building off these strengths, Ellerslie Crossing can draw more visitors in the short-term. For example, Cameron Developments could work with Pampa to create a parking lot patio, working to enhance and activate the public realm.

Monitoring of Plan As Edmonton continues to grow and accommodate one million more people, significant development and redevelopment will occur and respond to evolving market changes. It is imperative that the Ellerslie Crossing Master Plan acknowledges these shifts over time. Scheduled site visits to monitor the site will ensure the needs and desires of local tenants, nearby residents, and visitors are met. Appropriate amendments to this plan will be made when necessary.

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12 Appendices

A

Appendices

A | Appendices

12.1 PROJECT TIMELINE

Size check

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Ellerslie Crossing

12.2 REFERENCES Avison Young Edmonton. (2020, March). Future of Retail. Avison Young. https://www.avisonyoung.ca/documents/95662/6345302/The+Future+of+Retail+-+March+2020/8949664d-72b7-4cf6-81d63842afecc2a6?t=-295051984 Bezovie, E. (2020). Edmonton easing requirements to allow for patio expansion. CTV News. https://edmonton.ctvnews.ca/edmonton-easing-requirements-to-allow-for-patio-expansion-1.4938776 Blaesser, B. and Negro, S. (n.d.) Electric Vehicle Charging Stations - Retail Primer Update. International Council of Shopping Centers. https://www.icsc.com/newsletters/article/ electric-vehicle-charging-stationsretail-primer-update Brown, L. X. Z. (N.d.) Definitions. https://www.autistichoya.com/p/definitions.html Cameron Development Corporation. (2020). Ellerslie Crossing. https://www.camdevcorp.com/projects/ellerslie-crossing/ Cameron Development Corporation. (2021). 9904 6 Ave SW 5 Minute Drivetime. Internal report: unpublished.

Note: All demographic data contained in the report is based on 2016 census information from Statistics Canada.

Cameron Development Corporation. (2018). Ellerslie Crossing Marketing Brochure. https://www.camdevcorp.com/wp-content/uploads/2015/11/Ellerslie-Crossing-Marketing-Brochure.pdf Canadian Standards Association. (2014). Land use planning for pipelines: A guideline for local authorities, developers, and pipeline operators. Canadian Standards Association. https://www.cepa.com/ wp-content/uploads/2012/11/CSA-Plus-663-Land-Use-Planning-For-Pipelines.pdf?fbclid=IwAR2AihLwr-fChQxxkZ7hpWhj609qB1Hm_ovLteJt81PfHFWfiWGmmNWrfWQ CBRE. (2020). Edmonton Retail MarketView H1 2020. https://www.cbre.ca/en/research-and-reports/Edmonton-Retail-MarketView-H1-2020 City of Edmonton. (2021). 2021 temporary outdoor patio and retail space program. City of Edmonton. https://www.edmonton.ca/business_economy/temporary-outdoor-patios-sidewalk-cafes-and-retailspace.aspx City of Edmonton. (N.d.) Building Energy Benchmarking Program. https://www.edmonton.ca/programs_services/environmental/building-energy-benchmarking-program.aspx City of Edmonton. (n.d.) Building Energy Retrofit Accelerator. Retrieved from https://www.edmonton.ca/programs_services/environmental/building-energy-retrofit-accelerator.aspx City of Edmonton. (N.d.) Climate Resilient Edmonton: Adaptation Strategy and Action Plan. https://www.edmonton.ca/city_government/documents/Climate_Resilient_Edmonton.pdf City of Edmonton. (n.d.) Traffic Flows Maps & Reports. City of Edmonton. https://www.edmonton.ca/transportation/traffic_reports/traffic-reports-flow-maps.aspx City of Edmonton. (2020). Bus Network Redesign. City of Edmonton. https://www.edmonton.ca/projects_plans/transit/bus-network-redesign.aspx#stack134501 City of Edmonton. (2019). Comprehensive Parking Study - Phase I. Final Report. https://www.edmonton.ca/city_government/documents/PDF/ParkingRequirements_Study_Phase1_TechnicalStudy.pdf City of Edmonton. (2018). Complete Streets Design and Construction Standards. https://www.edmonton.ca/city_government/documents/PDF/CompleteStreets_DesignStandards_Sept2018.pdf City of Edmonton. (2016). WinterCity Design Guidelines. City of Edmonton. https://www.edmonton.ca/city_government/initiatives_innovation/wintercity-strategy.aspx City of Edmonton. (2014). Low Impact Development Best Management Practices Design Guide Edition 1.1. https://www.edmonton.ca/city_government/documents/PDF/LIDGuide.pdf City of Edmonton. (1999). Report for city council July 20, 1999 meeting. https://www.google.com/url?q=http://webdocs.edmonton.ca/occtopusdocs/Public/Complete/Reports/CC/Elected-1995/1999-0720/99PWL080.doc&sa=D&source=editors&ust=1617212683382000&usg=AOvVaw3H_pWk19e9lIIDQauisur9 City of New York. (n.d.). Commercial district needs assessments. City of New York. https://www1.nyc.gov/site/sbs/neighborhoods/commercial-district-needs-assessments.page Communauto (n.d.). Here. There. Everywhere. https://alberta.communauto.com/ Congress for New Urbanism, Metropolitan Area Planning Council, & Build a Better Burb. (n.d.). Reclaiming the Strip Mall: A Common Suburban Form, Transformed. Congress for New Urbanism. https:// www.cnu.org/sites/default/files/MAPC-CNU%20Strip%20Mall%20Case%20Studies.pdf Cushman & Wakefield. (2020). Q4 2020 Edmonton Retail MarketBeat Report. https://cw-gbl-gws-prod.azureedge.net/-/media/cw/marketbeat-pdfs/2020/q4/canada-reports/edmonton_americas_marketbeat_ retail_q42020-v2.pdf?rev=e95d92624fcf43e6b7a7f6fe64d1fa84 DPZ Codesign. (n.d.). Mashpee Commons. DPZ Codesign Website. https://www.dpz.com/projects/mashpee-commons/# Dunham-Jones, E., & Williamson, J. (2008). Retrofitting suburbia: urban design solutions for redesigning suburbs. John Wiley & Sons.

Ell, K. (2018). Pop-ups feed social media obsession, turning almost everything into an Instagram-worthy experience. CNBC. https://www.cnbc.com/2018/07/17/instagram-pop-ups.html Faulder, L. (2020). Movie with your burger? Restaurant collaborations flourish during COVID-19 as eateries expand reach. Edmonton Journal. https://edmontonjournal.com/life/food/

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12.3 REFERENCES

would-you-care-for-a-movie-with-your-burger-restaurant-collaborations-flourish-during-covid-19-as-eateries-expand-their-reach Government of Alexandria. (2002). https://www.alexandriava.gov/uploadedFiles/planning/info/SharedParkingFactSheet.pdf Hall, D. and Lutsey, N. (2017). Emerging Best Practices for Electric Vehicle Charging Infrastructure. The International Council on Clean Transportation. https://theicct.org/sites/default/files/publications/ EV-charging-best-practices_ICCT-white-paper_04102017_vF.pdf KSA Group. (n.d.). The blok. http://ksagroup.ca/work/the-blok/ Lynch, K. (1960). The Image of the City. Book.

Mashpee Commons. (n.d.). About. Mashpee Commons Website. https://mashpeecommons.com/about/ McCarthy, K., & Smith, D. (2020, July 7). Urban to suburban: the growing shift to the suburbs as COVID-19 changes the way people live. Cushman & Wakefield. https://www.cushmanwakefield.com/en/insights/covid-19/the-edge-volume-4/urban-to-suburban-the-growing-shift-to-the-suburbs-as-covid19-changes-the-way-people-live Milakis, D., Gebhardt, L., Ehebrecht, D., Lenz, B., 2020. Is micro-mobility sustainable? An overview of implications for accessibility, air pollution, safety, physical activity and subjective wellbeing.

Miller-Maleschuk, N. (2020). Summer-long block party launches at Deerfoot City. CTV News. https://calgary.ctvnews.ca/summer-long-block-party-launches-at-deerfoot-city-1.5027273 Montgomery County Planning Commission. (n.d.). Sustainable Green Parking Lots. https://www.montcopa.org/DocumentCenter/View/9735/Green-Sustainable-Parking-Guide-2_10_2016-Web Next Level Stormwater Management. (n.d.) Shopping Centre: Project Description. https://www.nlsm.ca/portfolio-item/commercial-toronto/ Geocaching. (n.d.). Prairie Sentinal. Retrieved from https://www.geocaching.com/geocache/GC3HMF8_prairie-sentinal?guid=30463366-d0ec-4c65-89a4-38134e8c5dd0 Project for Public Spaces. (N.d). What is Placemaking? https://www.pps.org/category/placemaking Prowler, D. (2016). Sun Control and Shading Devices. https://www.wbdg.org/resources/sun-control-and-shading-devices#:~:text=Shading%20can%20be%20provided%20by,daylighting%20deep%20into%20 building%20interiors Quednau, R. (2018). “Why Walkable Streets are More Economically Productive”. Strong Towns. Retrieved from: https://www.strongtowns.org/journal/2018/1/16/why-walkable-streets-are-more-economically-productive Rossi, A. (2020). “Barriers for Cyclists with Disabilities and Individuals Who Use Adaptive Cycles”. UBC Undergraduate Research. https://open.library.ubc.ca/cIRcle/collections/undergraduateresearch/18861/ items/1.0392751 Ruvolo, M. (2020). “Access Denied? Perceptions of New Mobility Services Among Disabled People in San Francisco”. Institute of Transportation Studies. https://escholarship.org/uc/item/6jv123qg Schepers, P., Wolt, K.K., Helbich, M., & Fishman, E. (2020). Safety of e-bikes compared to conventional bicycles: What role does cyclists’ health condition play? Journal of Transport and Health, 19. https://doi. org/10.1016/j.jth.2020.100961 Southcentre Mall. (2021). The Set YYC. Southcentre Website. https://www.southcentremall.com/news/the-set-yyc/ Southcentre Mall. (2019). Chroma. Southcentre Website. https://www.southcentremall.com/events/southcentre-chroma/ South Carolina Department of Health and Environmental Control (n.d.). https://scdhec.gov/sites/default/files/docs/HomeAndEnvironment/Docs/ModelOrdinances/SharedParkingModelOrdinance.pdf Tachieva, G. (2010). Sprawl Repair Manual. Island Press.

Tactical Urbanists Guide. (n.d.). What is tactical urbanism? Tactical Urbanists Guide Website. http://tacticalurbanismguide.com/about/ The City of Calgary. (2020). International avenue public art. The City of Calgary. https://www.calgary.ca/csps/recreation/public-art/international-avenue-public-art.html U.S. Department of Transportation Federal Highway Administration. (n.d.). Access Management in the Vicinity of Intersections. Technical Summary. https://safety.fhwa.dot.gov/intersection/other_topics/ fhwasa10002/ppt/fhwasa10002ppt.pdf Urban Land Institute. (2011). Public-Private Partnerships in Sustainable Development. Retrieved from https://1bl5hbukq5a2dpgyuo8uvz44-wpengine.netdna-ssl.com/wp-content/uploads/2019/03/PublicPrivate-Partnership-in-Sustainable-Urban-Development-June-2011.pdf Wilson, K. (2020). Five great ways to repurpose parking lots during the pandemic. Streets Blog USA. https://usa.streetsblog.org/2020/07/23/five-great-ways-to-repurpose-parking-lots-during-the-pandemic/ Williamson, J. (n.d.). 11 Urban Design Tactics for Suburban Retrofitting. Build a Better Burb. http://buildabetterburb.org/11-urban-design-tactics-for-suburban-retrofitting/ YEG Date. (2020). 10 winter patios that will keep you cozy in Edmonton this year [2020]. YEG Date Website. http://yeg.date/10-winter-patios-that-will-keep-you-cozy-in-edmonton-this-year-2020/

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