GATEWAY DECEMBER 2013
INNER CITY VISION 2050
SUNALTA / WEST VILLAGE
UBST 461 - AT4+2
LAND USE 12
OPEN SPACE AND 14 RECREATION
6 HISTORY 7
11 EXISTING POLICIES 12
POLICIES AND IMPLEMTATION
SPECIAL ATTENTION ITEMS
22 PHASING 26 CONCLUSION
COOMUNITY AND SOCIAL 20 DEVELOPMENT
SHEA GOUTHRO ALEX GRAHAM MARK HOSFORD XUEYING GRACE LI JASON UNGER KALIE WIDMER
The AT4+2 team was retained by the City of Calgary to produce a Transit Oriented Development Plan (“TOD”) for the Sunalta - West Village communities located in Calgary, Alberta (the “Site”). The purpose of this project is to transform the Site into high density and high activity communities provided with several travel options. The plan will be focused around the recently implemented Light Rail Transit (“LRT”) station, that is to be used as the main mobility hub for the area. Multi-use buildings will be incorporated into areas north of 11 Avenue southwest to decrease the distances needed to be travelled for pedestrians, cyclists, and transit users and enhanced public spaces will be incorporated throughout.
ENVIRONMENTAL 21 SUSTAINABILITY
The Site is meant to be a destination. The aim is to create an environment where both residents and visitors enjoy and use the public spaces and do not feel the need for travel to other areas. This will be accomplished by providing most necessary amenities within community boundaries. The Site should be a leader in emphasizing more socially and physically healthy lifestyle choices, and in promoting the conservation of the natural environment.
The boundaries of the Site are delineated by the Bow River to the north, 14 Street southwest to the east, 15 Avenue southwest to the south and the west border is defined by the Sunalta community boundary (refer to Figure 1). The Sunalta LRT station was recently opened in December, 2012, and is located between east-bound Bow Trail southwest and 10 Avenue southwest. Adjacent to the LRT line is the Canadian Pacific Railway (â€œCPRâ€?) which runs east-west through the Site. South of the LRT line the Site is comprised of single family housing to multi-family apartment buildings and a mixture of commercial and light industrial buildings along 10 Avenue SW. North of LRT line is the Greyhound Courier Express Station and three car dealerships. The Bow river is located approximately 300 metres north of the LRT and represents the north boundary of the Site. The Pumphouse Theatre is located approximately 650 metres northwest of the LRT station. 4 Gateway Connected
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3.0 HISTORY The Sunalta community has a long history within the City of Calgary. Dating back to as early as 1909, the area has been designated as a residential community. With its proximity to the CPR, industrial industries and warehouses had been set up supplying many residents with local jobs. In addition to the local employment, the area gained popularity with the easy access to the neighbouring downtown core. With the introduction of the street car, it also provided an inexpensive way to travel around downtown. The area of Sunalta’s popularity grew as it was a walkable community for activities, services and markets. Much of these features and elements that Sunalta traditionally adapted are now thought of as new urbanism planning with the development of new communities. Today Sunalta is still a lasting and important community in Calgary, with many of its historical sites still intact. These landmarks include the Sacred Heart Church in 1910, the Sunalta Cottage School (now a community 6 Gateway Connected
park), the Sacred Heart School in 1911, the Calgary Tennis Club in 1912, and the Pump House (now a theatre) in 1913. Some are still intact as their initial land use and building entity, while others have been transformed into another community purpose. For example, the Pump house was built in 1913 to provide a better water supply distribution after fires raided through the community in previous years because of inadequate water supply. The facility provided support until 1968 when Bearspaw Dam was built to supply water to North Calgary. With no use anymore, the Pump house was set for demolition. In 1971, after much protesting and fund raising, the Pump house was designated as being a potential for a local theatre which still stands today. Another was the Sunalta Cottage School which was used up till the 1950’s. It wasn’t until the 1980’s that it was demolished and turned into a community park.
4.0 SWOT ANALYSIS A Strengths, Weaknesses, Opportunities, and Threats (â€œSWOTâ€?) analysis was conducted prior to developing the TOD in order to recognize all the positive and negative attributes on the Site. The results of the analysis are presented below.
4.01 BOW RIVER: Opportunity The Bow River is a great opportunity for the Site. Being an external object, the Bow River presents many opportunities to enhance the appeal of the northern portion of the Site. The land along the river could be developed into a public plaza or the walking/cycling paths could be upgraded and expanded. Being located adjacent to the Bow River is one of the greatest assets for the Site
4.02 SUNALTA LRT STATION: Strength Having a home or a business located near a LRT station is a very sought out situation in Calgary; having one located on the Site is a major strength. This will provide non-automobile travel options for the locals and encourage non-locals to travel to the Site to use the amenities and public spaces. It also provides people with disabilities an opportunity to be able to move around the City. Having an LRT station, will bring new development to the Site. Mixed used and higher density construction will be encouraged around the LRT which will increase the amenities provided in the community as well as its liveliness.
4.03 AUTO-DEALERSHIPS: Weakness There are three auto-dealerships currently located on the Site, all in relatively close proximity of the LRT station. These present major weaknesses to the Site. The location of these dealerships is prime location for businesses that could make much better use of the LRT station as well as the nearby Bow River. The majority of the space that these dealerships occupy is provided for surface parking; this is a waste of land that is presented with so many opportunities. These businesses do nothing for creating a complete community.
4.04 BOW TRAIL SOUTHWEST: Weakness & Threat Bow Trail Southwest is both an internal and external factor making it a weakness and a threat to the Site. Currently Bow Trail Southwest borders the south side of the Bow River with only a small pedestrian and cyclist path between. Similar to the situation of the auto-dealerships, this space is poorly used, particularly when it is provided with great amenities and opportunities likes the nearby LRT station and the adjacent Bow River. The fast pace and busy traffic of the road discourages pedestrians from visiting the area and takes away from what could be an enjoyable space for pedestrians and cyclists. Its off-Site ties could present many difficulties should the area be redeveloped.
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4.05 HISTORIC CANADA CREOSOTE SITE: Weakness & Threat The bulk of the historic Canada Creosote Site is located on the Site; however, the extent of its contamination extends as far as the downtown core. This is a serious weakness to the Site and the level of contamination could prevent the redevelopment of the area. Until proper remediation or reclamation is conducted, certain land uses, particularly residential, won’t legally be allowed to be constructed.
4.08 14TH STREET SOUTHWEST: Opportunity 14th Street borders the eastern boundary of the Site. It provides several amenities to the community; however, it resembles a concrete jungle and is not an inviting area for pedestrians. Because of its location and land uses, this area would be a great opportunity to “re-model” to create a more aesthetically pleasing area that is more inviting to pedestrians and residents within the community.
4.06 SACRED HEART CHURCH: Strength The Sacred Heart Church was founded in 1910 making it a historical building in the City of Calgary and a strength for the Site. Having historic buildings on the Site shows character, making it distinguishable from other areas of the City. Unique buildings will give residents an opportunity to have a sense of pride for their community.
4.09 SUNALTA COMMUNITY CENTRE: Strength & Weakness The Sunalta Community Centre is located across the street from the LRT station. While it provides park space and a community centre for the adjacent residential area, this location is not being used to its full potential. Currently there is a fence around the park space and the entrances into it are limited and unaccomodating to users with disabilities.
4.07 DOWNTOWN CALGARY: Opportunity Downtown Calgary presents many opportunities to the Site. This will allow residents to be able to travel to the downtown area for work without having a long commute which will increase the demand for residential in the area. This is especially a good situation for families who typically shy away from living in the downtown because the Site could provide many of the traits presented in a suburb, such as backyards and safety.
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4.10 MEDIUM DENSITY RESIDENTIAL: Strength During the Site reconnaissance, several medium density residential buildings were observed. The medium density buildings typically included townhouses and apartment buildings and were generally located between 10th Avenue and 12th Avenue. This kind of development is a strength to the Site because is perfect to increase the density of the area. And because of its density, it is in a great location in relation to the LRT.
4.11 CANADIAN PACIFIC RAILWAY: Weakness & Threat The Canadian Pacific Railway runs below the LRT line through the majority of the Site. Being located on and off the Site, the railway line is both a weakness and a threat. Trains are loud and could potentially deter people from wanting to live in close proximity of the LRT. Because of its ties to the railway line off-Site, it would prove to be a difficult thing to modify if at all. The railway line also cuts the Site into north and south sections because there are only certain areas one can cross the line. This could be an issue when redeveloping the area and trying to create direct paths for pedestrians.
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5.0 GUIDING PRINCIPLES 5.1 Create vibrant and abundant public space
Public space will be provided throughout the Site in the form of parks, complete street, and riverfront plazas to encourage outdoor living and social development within the community. One of the focal points of the Site will be the riverfront plaza south of the Bow River (â€œWest Plazaâ€?). The purpose of this area is to create a pedestrian oriented public space where people can spend their day beside the river and be provided with entertainment and activity options.
5.2 Increase connectivity with the rest of Calgary
The recent implementation of the LRT line presents great opportunities for non-automobile travel between the Site and other areas connected by the LRT. The Bow River pathway on the south side of the river is to be widened for increased use for travel to and from the downtown area. Bike lanes will be provided along 15 Street SW, 10 Avenue SW, and 14 Avenue SW. Finally, a pedestrian and cyclist bridge is recommended to be built from 19 Street NW north of the Bow river to the extension of 17 Street SW as to connect the north and south communities.
5.3 Increase pedestrian mobility
Pedestrians shall be given top priority in much of the greater station area in order to discourage travel by automobile, and encourage use of public transit. This goal will be exemplified in the renewal of 16th street, where the West Village section will be closed completely to vehicular traffic.
5.4 Create a complete community
One of goals of this TOD is to create a mixed use community where commercial office buildings, retail, restaurants, grocery stores, and park space will made available to all residents and those visiting the area. Residents should be able to live and travel within the community without having to use a private automobile. The sidewalks will be widened, bike lanes will be implemented, and bus routes will be provided to ensure the peopleâ€™s mobility.
5.5 Increase density
The density of the Site is to be increased dramatically. High rise buildings will be centred around the LRT station with decreasing density as the distance from the LRT station increases. This increased density will include residential, commercial, and retail. The intention is to not only increase the number of residents living within the community, but to also increase the number of those travelling to the community.
5.6 Create an identity/image for the community
The community should be proud of its network of public spaces, especially the 10th avenue retail corridor, the 16th street pedestrian gateway, and the riverfront plaza. The Site should be known for these spaces by residents of Calgary which would provide incentives for people to visit the Site.
5.7 Increase environmental sustainability
Incentives shall be provided to developers to encourage construction that meets LEED specifications. Incentives include reduced property taxes and density bonusing.
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6.0 EXISTING POLICIES 6.1 DOCUMENTS ASSESSED: The City of Calgary Municipal Development Plan; Calgary Transportation Plan; Sunalta Redevelopment Plan; and,
by providing multiple exits from pathways and ensuring that the landscaping in the area does not provide opportunities for illegal activities. Multiple exits will also be provided from pathways and public areas in order to reduce movement predictors to ensure that those with disabilities have the same options as ambulatory riders should they want to take an alternative route to avoid a potentially dangerous situation.
Crime Prevention Through Environmental Design. 6.2 IMPLEMENTATION OF POLICIES FROM THE DOCUMENTS ASSESSED: When developing the TOD for our Site all of the above documents have been taken into consideration. The policies emphasized creating pedestrian and cyclist friendly design throughout the community; it was important to think about both the sidewalk and street plans to encourage people to use non-automobile methods of transportation. The streets and sidewalks will connect areas in the most direct path possible and do so in a way that will make the pedestrians and cyclist feel safe. The TOD will put pedestrians at the top of the hierarchy pyramid, with cyclists a step below, and working the way down to transit users and finally automobile enthusiasts at the bottom. Strategies were developed in order to reduce the demand for vehicular use.
The LRT is a part of the Primary Transit Network and bus stops, bike paths, and pedestrian friendly sidewalks will be located throughout the community to support this. Excluding unusual circumstances, â€œpedestrian street walking distanceâ€? to transit service will be 400 meters or less throughout the Site. The design around the transit services will again, be geared toward the non-automobile methods of transportation. The section of the Site which currently incorporates these policies the least is the area north of the LRT line. This area is centered around automobile use and is the least pedestrian friendly. With a high amount of surface parking, auto-dealerships, the fast pace Bow Trail, this area required the most consideration and thought to develop a space which is designed around pedestrians and embraces the idea of a complete community.
Increasing the density of the Site is a high priority. The highest density areas will be concentrated along the LRT line, specifically within 400 meters of the line. The goal of the TOD is to create a complete community; there will be a variety of housing types, office, retail, institutional, and recreational spaces in the area. Development of outdoor public space within a five minute walk of all residents has been accomplished and support for the continued conservation of heritage buildings will be achieved through the policies. Mixed land use will be developed around transit stops which will hopefully encourage the use of transit and reduce the need for driving. Incorporating a variety of commercial and retail will also be used to promote counter-flow travel during peak commute times of the day. The safety of the Site will be improved by the increasing the amount of activity occurring on the Site such as the additional retail and restaurants on 10 Avenue and throughout West Village. Safety will also be encouraged
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7.0 OBJECTIVES, POLICIES, & IMPLEMENTATION 7.1 LAND USE 7.1.1 RESIDENTIAL 220.127.116.11 OBJECTIVES I) To retain the preservation of the historic suburban community. II) To transition from low density to high density, with the highest density around the Sunalta station. 18.104.22.168 POLICIES AND IMPLEMENTATION I) Low Density A variety of housing types shall be used from 1 or 2 storey residential homes to townhomes. This area shall be located within the conservation of much of the local community between 12 Avenue southwest and 15 Avenue southwest. II) Medium Density The intent is to transition from low to high density with medium density housing in between. This type of housing will consist of 12 storey max apartment buildings. III) High Density This type of housing will be closest to the Sunalta station in with mixed use amenities surrounding. This redevelopment will be up to 40 storey max in height. 7.1.2 MIXED USE 22.214.171.124 OBJECTIVES I) To ensure a harmonious transition between the existing residential area and the future mixed-use high density area. II) To develop a community that efficiently integrates residential, commercial and industrial land uses. III) To encourage the development of commercial uses that promote the pedestrian environment. IV) To encourage the development of a commercial district which provides goods and services that foster the growth of the community. V)To further integrate the Sunalta LRT station into the community with commercial and residential development.
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126.96.36.199 POLICIES AND IMPLEMENTATION I) Allow medium to high density with residential and office above grade, and retail, recreation, restaurant and commercial use at grade along 10th ave and between east and west bound bow trail. • The minimum density for mixed use development must be 2.0 FAR; • The maximum density for mixed use development must be 6.0 FAR; • Density bonuses of a maximum 2.0 FAR can be given if community investment and/or shared private to public space. II) Encourage pedestrian usage by creating visually appealing building types and forms. III) Building Heights to be regulated to protect riverbank from shadows. • New mixed use development should not exceed 75 meters along 10th ave; • New mixed use development should not exceed 50 meters in West Village. IV) Public Realm shall encourage social interaction and present a safe environment for pedestrians • At grade structures along 10th ave and in West Village are encouraged to be retail commercial uses; • Street level frontages shall provide 75 percent transparent glazing window and doors; • Frontage along 10th ave shall provide an area between 0 to 3 metres wide available for outdoor seating, canopies, building and entrance projections, building signage, public art, planting boxes and bicycle racks. V) Certain Land Use districts must follow the following criteria: • Restaurant and Drinking establishments to be allowed only where noise, odour, vibration, heat, high illumination levels and waste caused by the business are not disruptive to adjacent uses; • Light industrial only allowed under the same conditions; • Light industrial to have low impact on adjacent building, to be enclosed, with no outside
VI) Parking and Access will be available for private and public usage â€˘ On street parking encouraged throughout the site; â€˘ Parking structures are only underground with the exception of the parking space around the pumphouse theatre. 7.1.3 COMMERCIAL 188.8.131.52 OBJECTIVES I) To encourage medium density commercial district providing wide ranges of goods and services. II) To create a pedestrian friendly 14th street corridor.
184.108.40.206 POLICIES AND IMPLEMENTATION: I) Ground floor commercial use along 14th street. II) Provide retail, personal service, and restaurant to integrate downtown and the Sunalta community. III) Office use can be integrated above grade. IV) New commercial development should not exceed 20m in height.
LAND USE AND DENSITY
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7.2 OPEN SPACE AND RECREATION 7.2.1 OBJECTIVES I) Encourage alternate methods of travel from the private automobile with specific emphasis on walking, cycling, and transit; II) Create visual sight lines to main public areas and riverfront; III) Create public areas that promote a diversity of users; IV) Create public space that is well used throughout all seasons; V) Promote activity along the riverfront of Bow River; VI) Promote a sense of community; VII) Provide natural landscaping to the area. 7.2.2 DEFINITIONS: Loose-Fit Spaces: spaces that can facilitate a variety of functions over time. Providing a space that is organic and open to change as opposed to one that is very rigid and fixed; a space can be transformed and be inclusive to a more diverse population.
VI) Create an amphitheatre overlooking the river • Provide an area that draws pedestrians out to the river; • Provide seating area; • Facilitate live performances in summer months; • Facilitate winter use such as an ice rink. VII) Implement public art • Include community involvement in the implementation of temporary public art; • Provide permanent public art to provide a sense of community. VIII) Enhance park space at the North eastern end of site • Create playground for kids; • Provide seating and tables for the area. IX) Provide site security through CPTED guidelines • Provide multiple exits from public areas to reduce movement predictors; • Ensure landscaping does not create visual barriers on the site, thus reducing illegal activities.
Promenade: A public place that facilitates a leisurely walk, especially one taken in a public place as a social activity. 7.2.3 POLICIES AND IMPLEMENTATION: I) Improve riverfront infrastructure • Widen pedestrian walkway to accommodate increased use; • Create designated two way bike lane; • Create a separation between pedestrian and bike lane to allow for the safe and enjoyable experience of pedestrians along the network; • Provide seating areas that allow viewing of natural landscape along the bow river. II) Create pedestrian promenade from sunalta station to riverfront • Provide lighting for the promenade; • Create trees and natural landscaping; • Create dynamic transition zones. V) Create a public square along the riverfront • Provide a focal point for the community; • Facilitate Public events such as street artist, street performers, open markets; • Provide natural landscaping to soften the area; • Provide seating; • Provide lighting for nighttime use of the space.
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7.3 MOBILITY 7.3.1 OBJECTIVES I) To encourage walking, cycling, and transit; II) To create “complete streets” where users can live, work, shop, and socialize in the area; III) To discourage through-traffic within the Sunalta community and protect residents from high traffic volumes; IV) To develop public spaces which accommodate all types of travel and do not exclude those with disabilities; V) To produce a safe environment where users are comfortable to explore methods of travel apart from the private automobile; VI) To enhance the connection between West Village and Sunalta as well as their connections to surrounding communities; and, VII) To ensure the communities are accessible by emergency, service, and delivery vehicles. 7.3.2 DEFINITIONS: Complete Streets: streets where the needs of all users (all ages, all income levels, all levels of physical ability) have been considered in its planning and design. Liveable Streets: a destination in itself as well as a route to travel which balances the needs of abutters and travellers and gives priority to the pedestrian and the cyclist. Neighbourhood Boulevard: streets that support mixeduse retail and medium-density residential uses with pedestrians and cyclists being of highest priority. These streets are destinations for the local communities surrounding them. 7.3.3 POLICIES AND IMPLEMENTATION I) Give priority to the pedestrian over the automobile on liveable and local streets: • Encourage on-street parking to create a buffer between automobiles and pedestrians as well as to slow down the pace of moving traffic; • Reduce street widths to decrease the pace of moving traffic and increase the sense of safety felt by pedestrians and cyclists; • Increase the width of sidewalks to allow for comfortable travel by pedestrians; • Plant street-side trees to reduce the visual width of the roadways in an effort to reduce the pace of moving traffic; II) Plan for the extension of 17 Street SW north into the West Village community; • discourage the use of the extension of 17th Street SW for through traffic by limiting the hours it is accessible by the private automobile; 16 Gateway Connected
III) Convert 10 Avenue SW into a neighbourhood boulevard; • Increase the width of sidewalks; • Remodel the parallel parking into perpendicular parking; • Provide sidewalk furniture such as benches, bicycle racks, and bus shelters; • Implement bicycle lanes between the on-street parking and sidewalks; IV) Build a pedestrian and cyclist bridge from 19 Street NW, north of the Bow River, to West Plaza, south of the Bow River. V) Alter Bow Trail SW into a slower pace, pedestrian friendly feeder road to the downtown area • Move west-bound Bow Trail SW approximately 150 metres south to free up space beside the river for public space • Build sidewalks along Bow Trail SW • Build two-way bike paths between 17 Street SW and 15 Street SW along west-bound Bow Trail • Incorporate three traffic lights along Bow Trail SW to slow the pace of moving traffic and ultimately discourage its use as well to increase the sense of safety felt by pedestrians VI) Make 16 Street SW the main north-south path for pedestrian travel • Increase the width of sidewalks VII) Make 17 Street SW the main north-south path for bicycle travel from 10 Avenue SW to the Bow River Implement bike lanes on each side of the street VIII) Extend a pedestrian only path of travel from the pedestrian bridge from the Sunalta LRT station to West Plaza, south of the Bow River • Add a traffic light to allow pedestrians to cross west-bound Bow Trail SW IX) Move bus route 31 from 16 Street SW to 17 Street SW in West Village X) Convert the on-street bike paths on 15 Street SW to bike lanes • Bike lanes will be implemented between the onstreet parking and sidewalks where currently there is approximately 2 meters of grassed space XI) Leave 14 Street southwest as a main transportation route between north and south Calgary • Sidewalks will be widened as redevelopment occurs along the west side of 14 street southwest and the building setbacks are increased
BIKE AND PEDESTRIAN ROUTES
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LANING AND PARKING
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7.4 HERITAGE 7.4.1 OBJECTIVES: I) To preserve the historical essence and landmarks of the community; II) To create a character community by retaining its historical identity as one of Calgary’s first suburb communities; iii) To recognize architecturally the significance that the buildings bring to the character of the community; IV) To sustain a local grid pattern and ‘street car’ neighbourhood; V) To ensure that historic housing dating back to 1910 stay intact and preserved 7.4.2 POLICIES AND IMPLEMENTATION I) To recognize the enriched history that Sunalta has by providing and following guidelines in support of the long term vision of the community heritage.
III) Any demolitions of historic sites are not encouraged. • The City along with owners should evaluate alternatives for protection with the rejuvenation of the site. The long term goal should include all sites and landmarks as part of the community. IV) Additions and alterations should be looked at as an alternative to demolition • Sites will be looked at for any addition and alterations that can be included to enhance the value at a feasible price. Work with other developers or investors who support the preservation and will continue to build on and achieve a character environment. V) Reuse of historic building/site should be looked at as an alternative to demolition • If buildings/sites are not meeting their current use, they can be transformed as a new use relating to the surrounding property. A good example comes from the history of the Pump House Theatre
II) To secure the preservation of the Sunalta community • Knowing the historical significance of the Site, the redevelopment will follow guidelines that evaluate the significance of potential heritage sites and create steps to ensure the protection of all historic elements
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7.5 COMMUNITY AND SOCIAL DEVELOPMENT 7.5.1 OBJECTIVES I) Accommodate community diversity in terms of socioeconomic status, household composition, age groups, lifestyles, and cultural background. Provide means of transition for Calgary’s homeless and marginally housed, into more independent lives, through social or cooperative housing; II) Provide guidelines to maintain accessibility for all users on and within public and private development; III) Encourage a variety of well dispersed mixed uses to serve the economic, social, recreational, basic needs of residents in a manner conducive to a non-automobile centred lifestyle;
II) Preserve existing residential (especially existing low rise development on 11 Avenue and 12 Avenue) wherever feasible in order to ensure continued housing supply for low and mid-income citizens; III) Engage the Calgary Housing Company to determine their existing housing stock, and whether expansion in Sunalta is currently feasible. IV) Align with the enterprise housing program, and engage NGOs for strategized development of new affordable housing through cooperative and nonmarket housing options.
IV) Support community associations in engaging residents to uncover important community issues early in the re-urbanization process. Ensure working relationships between these groups and all levels of government.
Mixed Use Development I) Encourage provisions for small scale businesses on ground floors to maximise the use of valuable street frontage. Medium and large scale businesses should be placed on second and third floors when possible, and ensure universal access. In this way, a wide range of services should be provided;
7.5.2 DEFINITIONS Household composition: Demographic makeup, and size of the individual household.
II) Ensure basic needs such as grocery stores in very close proximity to the station in order to convenience transit commuters;
Marginally housed: Those citizens whom are currently unable to independently maintain a place of residence.
III) Ensure provision of other health and family services in community to reduce automobile dependency. Encourage leadership from the existing Sunalta community association in ensuring residents’ health and family needs are known and addressed.
Basic needs: Refers to groceries, health and wellness, and other family servicse. Re-urbanization: Selective redevelopment of an established community with hopes of increasing population density, thereby bettering infrastructure provisions and utilization, with a goal of increased quality of life. 7.5.3 POLICIES AND IMPLEMENTATION Diversity I) Encourage the provision of safe secondary suites and laneway housing (micro housing), to increase population density and socio-economic diversity, with minimal impact on existing communities;
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Continued Community Engagement I) Municipal administration should maintain a close working relationship with the Sunalta community association. This is encouraged with the goal of mediating a relationship with municipal, provincial, and federal governments, to ensure needs are met throughout the community’s long term period of growth.
7.6 ENVIRONMENTAL SUSTAINABILITY 7.6.1 OBJECTIVES I) To provide residents and visitors with useful and accessible green spaces within this dense urban environment; II) To protect and preserve environmental areas (open spaces, agricultural land, natural beauty and critical environmental areas) and utilize sustainable infrastructure within West Village and Sunalta; III) Advocate residents and visitors to be more aware of sustainable street use and encourage alternate transportation options (walking, cycling, carpooling) IV) Require permeable paving materials for pedestrian areas to reduce runoff, thereby reducing stress on the stormwater management system. 7.6.2 DEFINITIONS Sustainability: In this context, sustainability refers to implementation of development decisions that are sensitive to future social, economic, and environmental needs of the community. 7.6.3 POLICIES AND IMPLEMENTATION I) Land remediation and risk management strategies will be required for sites previously used for industrial or commercial to be repurposed for residential and retail (including food services); II) Development near the Bow river shall be assessed for ecological impact. These site specific assessments are to be used in minimizing impact, and preserving this important natural feature for future generations; III) Where possible, major pedestrian uses should be separated from Bow Trail in order to ensure acceptable air quality; IV) Bow Trail traffic speeds will be lowered to 50 kilometres per hour to provide a safe pedestrian environment, and to reduce noise pollution; V) While the amphitheatre will serve as an important cultural centre for the Calgary, the community association should work with immediately adjacent residents to set reasonable quiet hours; VI) Stormwater management should be be improved and modernized during West Village road construction to reduce ecological impact.
8.0 SPECIAL ATTENTION ITEMS 8.1 GREYHOUND STATION After a conversation with a City of Calgary official, it was discovered that the Greyhound Station will be relocated to a different area within the City. As such, the removal of the station is required for the modification of westbound Bow Trail SW and will be a part of an early phase in the implementation process. 8.2 WEST PLAZA Along the south side of Bow River a public plaza, to be known as West Plaza, is proposed to be constructed. The intention is to create an outdoor public space where residents and visitors can gather and enjoy the river. Retail and restaurants will be provided along the ground floor of the buildings developed along West Plaza with residential above. An amphitheatre is to be incorporated into the plaza where shows and gatherings can take place. It has also been recognized that the amphitheatre could be frozen during the winter season and double as a skating rink to provided year round entertainment. A pedestrian and cyclist bridge is proposed to be developed from 19th Street northwest to West Plaza to connect the communities north of the Bow River to the Site. This plaza is intended to be the heart of the Site. This should be the area that the residents are most proud of and excited to have in their community. The plaza is meant to bring the community together and increase social interaction by providing a safe, friendly, and useable outdoor public space that can provide year round activities. 8.3 16TH GATEWAY The pedestrian only route provided between the Sunalta LRT station and West Plaza will be known as 16th Gateway. The pathway will be provided with a variety of retail and restaurants on the ground floor of the buildings will medium to high density commercial and residential above. The intention is to have a Stephen Avenue-like atmosphere where residents and visitors of the area can shop, eat and relax. Sidewalk furniture will be provided along with vegetation to make the space more friendly and inviting. This space is not only meant to be a path of travel, but also a destination.
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9.0 PHASING In order to separate the project area into manageable phases the site was divided into two distinct areas, each with three phases at the existing barrier created by the LRT line and Canadian Pacific Railway. The area of West Village to the north and the area of Sunalta to the south have both been divided into the following phases. SUNALTA Phase 1 – 10th Avenue Southwest Redevelopment The first phase of redevelopment will occur along 10th Avenue Southwest from 19th Street Southwest to 14th Street Southwest. During this phase the streetscape will be designed to incorporate one lane for traffic in each direction and include perpendicular street parking. Additionally, the quality of the side walks and green infrastructure will be improved. New high-rise, high-density, mixed-use buildings will be incorporated in close proximity to the LRT station and gradual step down in height as the distance from the LRT station will be increased to support TOD and good design principals. The new structures will focus on increasing affordable residential density, improving the streetscape and creating a pedestrian friendly environment with vibrant commercial developments on the lower floors. A key focus of this phase will also include upgrades to the Sunalta community centre and adjoining park into a landmark that will foster growth in the community. Phase 2 – 11th and 12th Avenue Southwest Redevelopment The second phase of redevelopment will include three main streets. Eleventh and 12th Avenue Southwest will remain one-way avenues, east towards downtown and west into Sunalta, respectively. Both streets currently have four lanes; one lane from each street will be removed for the purpose of increasing the quality of the sidewalks, creating off-street bike lanes and general improvement of green infrastructure and the public realm. These improvements will vastly increase the quality of the area for pedestrians and promote environmentally friendly modes of transportation, while maintaining one-way traffic, necessary for traffic to flow into the Beltline area. The third street on which
development will be focused during this stage of redevelopment will be 17th Street Southwest. In addition to general streetscape improvements, the primary aim during this phase will be to prepare 17th Street Southwest for an at grade crossing of the Canadian Pacific railway to be completed during the first phase of redevelopment in the West Village. The development of 17th Street Southwest will be planned in conjunction with phase one during construction along 10th Avenue Southwest, however the majority of construction will occur in phase two The final focus during this phase will be the creation of low-rise mixed-use and low-rise residential developments that step down from the highrise developments along 10th Avenue Southwest. The height and density of the buildings will decrease in order to create a human scale community. Phase 3 – South of 12th Avenue Southwest Redevelopment The third phase of construction in the community of Sunalta will consist of the redevelopment of the residential area between 12th Avenue Southwest and 17th Avenue Southwest. The area will be comprised of low-rise residential buildings and single-family dwelling homes, that include zoning provisions for development opportunities such as secondary suites, to increase density, support property owners and promote environmentally friendly urban design techniques in Calgary. WEST VILLAGE Phase 1 – 9th Avenue Southwest and Bow Trail Southwest Redevelopment The first phase of redevelopment in the West Village, north of the LRT station, will include dramatic changes to the landscape, such as the remediation of creosote contamination, the removal of the current car dealerships and Greyhound station, realignment of 9th Avenue Southwest and Bow Trail Southwest, completion of the 17th Street Southwest Canadian Pacific railway crossing and the development of the urban landscape in the area. The planning and design phase for stage one of redevelopment in the West Village has been increased in preparation for the time it will take to
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2 Sunalta Phase 1 Phase 2 Phase 3 West Village Phase 1 Phase 2 Phase 3 Planning & Design Construction Completion Sunalta Phase 1 Phase 2 Phase 3 West Village Phase 1 Phase 2 Phase 3
10th Avenue SW Redevelopment 11th & 12th Avenue SW Redevelopment South of 12th Avenue SW Redevelopment
9 Avenue and Bow Trail SW Redevelopment Amphitheater and Bow River Pathway Redevelopment Pumphouse Theater Area Redevelopment
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plan the remediation of the contaminated soil and the relocation of the car dealerships and the Greyhound station. The location of 9th Avenue Southwest will remain the same however, Bow Trail Southwest and the 5th Avenue Southwest Connector will be moved south in preparation for phase two, in which the pedestrian access of the Bow River will be improved. Seventeenth Street Southwest will be extended to connect with eastbound Bow Trail Southwest to allow access and mobility to Sunalta. This connection will also include the completion of an at grade crossing of the Canadian Pacific Railway. The final stage of construction will consist of the development of high-rise mixed-use structures and the creation of the 16th Street Southwest gateway. The gateway will be a pedestrian walkway, similar to Stephenâ€™s Avenue Southwest, from the Sunalta LRT station to the Bow River, in order to establish an active area that supports TOD. Phase 2 - Amphitheater and Bow River Pathway Redevelopment The second phase in West Village will include the redevelopment of the Bow River Pathway and the construction of an amphitheater. The purpose of
this phase is to create a vibrant public space, which increases pedestrian mobility, promotes environmental sustainability and creates an identity for the area and for Calgary. Phase 3 - Pumphouse Theater Area Redevelopment The final phase of redevelopment will be in the Pumphouse Theater district. The theater is an important historical landmark in the area and will, therefore, be preserved. The surrounding area and parking lot however will be reconstructed to improve environmental sustainability and beautify the area. â€ƒ SUMMARY The phases for Sunalta and the West Village have been scheduled to compliment each other. The initial stages of redevelopment will occur in Sunalta to ensure the priorities in the existing community are met and then supported by additions to the north in West Village. The Gantt (left below) outlines the planning and design, construction and completion timeline for each phase of redevelopment. Additionally, a funding chart on the next page summarizes each phase and the source of funding for the development aspects. MEMORIAL DRIVE NW
2052 2053 2054 2055
14 STREET SW
Sunalta LRT Station
IL S W
14 AVENUE SW
12 AVENUE SW
16 STREET SW
18 STREET SW
10 AVENUE SW
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FUNDING OF SITE IMPROVEMENTS Phase S1
Project 10th Avenue upgrades
Description Addition of bike lanes, widened sidewalks and perpendicular street parking.
Sunalta community centre rejuvenation
Remove surrounding fencing, and improve landscape, to provide a more welcoming environment. Possible construction of a new building.
16 Street upgrades
Beginnings of a pedestrian focussed corridor stretching from 17 ave to the Bow River. Includes bicycle and low speed vehicle traffic in the Sunalta area
17th Street extension, including at grade rail crossing
Multimodal (bicycle, pedestrian, and local vehicular) link between Sunalta and West Village. At grade crossing is proposed to control costs. Vehicular traffic banned during morning and afternoon commutes. Soil remediation and risk management due to prior industrial and commercial uses
W1.W2.W3 West Village land remediation
Bow trail realignment
Portion of Bow trail westbound will be shifted south. Opportunity to upgrade subterranean utilities.
West Village local road construction
Construction of a high quality local road network throughout the future West Village, following the example set by East Village
Private and public underground parking between Bow trail eastbound and westbound
Propose 1 level of public parking (city operated), with lower levels reserved for local residents and workers
West Village to Sunalta station pedestrian overpass upgrade
Provide a more seamless and attractive connection from the elevated LRT station to the West village streetscape
16 ave pedestrian street
Pedestrian only connection from Sunalta station to the river. Opportunity for quality café and storefront spaces
Riverside park and amphitheatre
A large green space, surrounded by seamlessly integrated low rise residential, cafes, and limited retail. An amphitheatre will serve as the centerpiece
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Justification To make this attractive to development To provide a community g Sunalta Comm leader in futu administratio public spaces To extend red to the adjace provision of a to the LRT sta To reduce the bisecting trai To produce a able environm Land is suspe polluted afte residential us made approp recreational u The westbou occupying va This land cou residential an should also b arterial to urb more pedestr To attract hig the area, and and bike‐able allowing pass commuter tra To provide of supportive of purposely lim of transit Access to a a be made mor of mobility, a conditions To attract res to public tran To provide a identity To provide an community th resident visit the transit in business. To p and identity
cape, to e
etching from w speed
ular) link sing is ed during
k throughout et by East
on from the ape
to the river. es
Justification To make this future main street attractive to quality mixed use development To provide a quality green space for community gathering, and to set the Sunalta Community Association as leader in future decision making, administration, and maintenance of public spaces To extend redevelopment opportunity to the adjacent section of 17 ave by provision of a quality pedestrian link to the LRT station and river To reduce the divisive effect of the bisecting train lines (freight and LRT). To produce a more walkable and bike‐ able environment Land is suspected to be highly polluted after a century of non‐ residential uses. The soil must be made appropriate for residential and recreational use The westbound section is currently occupying valuable riverside lands. This land could be better used as residential and recreational. The road should also be downgraded from arterial to urban boulevard to create a more pedestrian friendly environment To attract high quality development to the area, and to provide a walkable and bike‐able urban realm, while allowing passage of downtown commuter traffic To provide off street parking supportive of high density, while purposely limited as to encourage use of transit Access to a and from the station must be made more attractive to all levels of mobility, and in all weather conditions To attract residents and non‐residents to public transit and local businesses. To provide a sense of place and identity To provide an anchor for the community that will attract non‐ resident visitors, thereby supporting the transit infrastructure and local business. To provide a sense of place and identity
Funding Community revitalization levy Initial funding by local developers as local improvements. Support development of a successful independent community association (annual membership’s fees, space rental fees, etc.) Community revitalization levy
Community revitalization levy
Community revitalization levy
Community revitalization levy
Community revitalization levy
Community revitalization levy, partially developer funded, parking revenue Community revitalization levy
Developer funded (local improvements) Developer funded construction (local improvements). Community centre funded maintenance.
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REFERENCES Calgary Police Service (1998), Crime Prevention Through Environmental Design, Retrieved from http://www.calgary.ca/ cps/Documents/CPTED-brochure.pdf The City of Calgary (2009), Calgary Transportation Plan, Retrieved from http://www.calgary.ca/Transportation/TP/Pages/Planning/ Calgary-Transportation-Plan/Calgary-Transportation-Plan- (CTP).aspx The City of Calgary (2009), The City of Calgary Municipal Development Plan, Retrieved from http://www.calgary.ca/PDA/ LUPP/Pages/Municipal-Development-Plan/Municipal- Development-Plan-MDP.aspx The City of Calgary (2011). Interim Complete Streets Guide, Retrieved from http://www.calgary.ca/Transportation/TP/Pages/Planning/ Calgary-Transportation-Plan/Complete-Streets.aspx The City of Calgary (2010), Sunalta Area Redevelopment Plan, Retrieved from http://www.calgary.ca/PDA/LUPP/Documents/ Publications/sunalta-arp.pdf?noredirect=1 Pumphouse Theatre, About Us, Retrieved from http://www. pumphousetheatre.ca/mainstructure/homepage.htm Sharp, Joanne, Venda Pollock, and Ronan Paddison (2005), Just art for a just city: Public art and social inclusion in urban regeneration. Urban Studies (Routledge) 42 (5) (05): 1001-23. Thompson, Catharine Ward (2002), Urban open space in the 21st century. Landscape and Urban Planning 60 (2) (7/30): 59-72.
10.0 CONCLUSION The Site has great potential for transit oriented development. The recent implementation of the Sunalta LRT station provides seemingly unlimited opportunities to encourage and create spaces that encompass the principles of transit oriented development. The goal of this TOD plan was to provide a document with a proposed vision that would enhance the communities of Sunalta and West Village and provide the residents with home that they could be proud of. Increasing the walkability, encouraging biking, Wcreating 26 GatewayConnected
complete streets and improving outdoor public space are all elements that are viewed as necessary to accomplish this. Some of the most sought out and appreciated areas in the Calgary are those where a social lifestyle can be accomplished by residents who have the option to walk from their homes to the social districts of their communities, such as Kensington and 17th Avenue southwest. With the combination of the seven guiding principles: creating vibrant and abundant public space, increasing connectivity with the
rest of Calgary, increasing pedestrian mobility, creating a complete community, increasing the Site density, creating an image and identity for the community, and increasing the environmental sustainability of area, the site can become a leader and an example for the rest of the City. It is believed by the writers of this document that this site has the potential to become a defining community in Calgary and that the proposed ideas in this plan are the steps to achieving that.
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