EDMONTON MOTORS EDMONTON DESIGN COMMITTEE - City of Edmonton
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P R E - C O N S U LTAT I O N M E E T I N G
EDMONTON DESIGN COMMITTEE
EDMONTON MOTORS 11445-11427 Jasper Avenue & 10039-10033
1 1 5 S t r e e t N W, A L B E R T A
R E Z O N I N G A P P L I C AT I O N
S U B M I S S I O N: O C TO B E R 2 , 2 0 1 8
P R E S E N TAT I O N : O C TO B E R 1 6 , 2 0 1 8
01 OVERVIEW
PAGE
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PAG
AGE
E3
02 CONTEXT ANALYSIS
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PAGE5
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URBAN DESIGN
03 PRINCIPLES
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GE 19
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04 DESIGN CONCEPT
PAGE 19
EDMONTON
ED
EDM
E D M ONTON
DM ON T ON
ONT N MOTORS
MO
MOTO
MOT
O ORS
O RS
S
11445
1
114
14
1 45
1445
4 5 JASPER
J A S PER
JAS
JA P ER AVENUE
AV
A V ENU
ENUE
EN E & 10039
10 039
39
3 9 115
11
1 5 ST
S T NW,
N W,
W, ALBERTA
ALB
ALBERT
LB
B ER
ERT
R TA
DATE : OCTOBER
DAT
DATE O
OCT
OCTO
OC BE 1, 2018
BER 2018
8 2
01 OVERVIEW
SITE LOCATION
I N TR OD U C TION
SUBJECT SITE
104 AVE NW
The subject site, is intended to be rezoned
to accommodate a high density mixed use
development.
The site is bounded by 115 Street on the west
and Jasper Avenue on the north, and is bisected
by a lane. The existing use is a car dealership
and surface car storage.
The purpose of this document is to provide an
overview of the context of this site within the
Oliver community as well as describe the vision
and design intent for the site that will guide the
more detailed regulation documents and the
JASPER AVENUE
next phases of development.
AREA
2
The project is divided into two areas for phased
115 ST NW
114 ST NW
109 ST NW
VICTORIA
PARK RD
NW development.
AREA
Area 1 is located on 10039 to 10033 115 Street
1
100 AVE NW
NW and currently used for surface parking by
Edmonton motors cars dealership.
Area 2 is located 11445-11427 Jasper Avenue
and currently occupied by Edmonton Motors car
dealership.
RIV Information contained within this document is conceptual and
ER
VA subject to revisions and modifications.
LLE
YR
D
NW The purpose of this document is to illustrate the intended
design for the site.
97 AVE NW
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 3
02 CONTEXT ANALYSIS
LAND USE AND CHARACTER
E X ISTING SITE C OND ITIONS
01 SITE VIEW FROM 114ST
02 SITE VIEW FROM 114ST
03 SITE VIEW FROM 115ST
04 SITE VIEW FROM JASPER & 115ST
01 05 SITE VIEW FROM JASPER & 115ST
06 SITE VIEW FROM JASPER & 114ST
The subject site currently consists of automobile
sales and surface parking, uses which do not
provide an active public interface. The entire
property is hardscaped and does not provide
visual interest or a safe pedestrian experience.
The sidewalk along Jasper Avenue north of the
site does not have any trees or landscaping, and
it is interrupted by several vehicle entrances to
the site. Surrounding land uses include office
and commercial uses to the east and north, a
restaurant and St. Joseph’s Basilica to the east,
and apartment housing to the south.
04
0 |0
04 05
06
02
AREA
2
0
02
01
AREA
1
03
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 4
03 05 06
02 CONTEXT ANALYSIS
LAND USE AND CHARACTER
S I TE HISTORY
The Edmonton Motors car dealership has been
operating on Jasper Avenue since 1951, after
moving between various locations in downtown
Edmonton since 1921. At the time, this part
of Jasper Avenue had a suburban character
and was surrounded by single family houses.
Designed across two blocks, the dealership
site was meant to enhance the storage and
movement of vehicles. Over time, Jasper
Avenue has developed into a designated Transit
Corridor and high density residential area, and
the dealership does not fit with current plans for
pedestrian-oriented uses along the avenue.
The large, 2-block site will provide a unique
opportunity to develop a high-density mixed-use
node that enhances the surrounding community
and becomes a focal point of the west portion of
Jasper Avenue.
01
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 5
02 03 04
02 CONTEXT ANALYSIS
LAND USE AND CHARACTER
NEIGHBOURHOOD CHARACTERISTICS
Oliver is one of Edmonton’s oldest and most
unique neighbourhoods, with a diverse mix of
housing types and land uses that has evolved
over time. While the majority of residential
dwellings are located in low and high-rise
apartment buildings, there are also single
detached houses, duplexes, row houses, and
01 fourplexes throughout the neighbourhood.
Primarily clustering around Jasper Avenue and
109 Street, a variety of commercial properties
including shops, restaurants, offices, and other
services are available to residents and visitors.
Several churches and schools, a hospital, and
other employment opportunities are also located
in Oliver.
This unique mix of uses contributes to the
characteristic walkability of the area, in addition
to ample wide sidewalks lined with mature
trees. Sustainable transportation opportunities
are enhanced by the protected 102 Avenue
Bike Lane, proximity to Grandin LRT Station,
and a multiple high frequency bus routes along
Jasper Avenue, a designated Transit Corridor.
Approximately 45% of Oliver residents walk,
bike, or takes transit to work (2016 Municipal
Census).
Recent trends in Oliver show a shift toward mixed
use developments with high density residential
towers atop commercial podiums that enhance
04 the street experience. These developments are
occurring primarily along major arterials such
as Jasper Avenue and 104 Street, including the
proposed Edmonton Motors development. Mixed
Use development of this nature contributes to
the pedestrian-friendly, unique character of
Oliver, as well as increasing residential density to
ensure alignment with mature area infill targets.
By welcoming new residents and businesses
to Oliver, it will continue to be a vibrant and
thriving core community in Edmonton.
02
AREA
2
AREA
1
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 6
03 05 06
02 CONTEXT ANALYSIS
LAND USE AND CHARACTER
JASPER AVENUE CHARACTERISTICS
As Edmonton’s main street throughout the city’s
history, Jasper Avenue has evolved from a main
streetcar line into the major commuter arterial
and Transit Corridor it is today. With narrow
sidewalks on both sides of seven lanes of traffic
01 (two of which are on-street parking that become
transit-only at peak times), vehicles are clearly
prioritized. Land uses along Jasper Avenue
range include office towers, residential towers,
street level commercial, vehicle services, parking
lots, and St. Joseph’s Basilica.
Two municipal government projects, Imagine
Jasper Avenue and Jasper Avenue New Vision,
aim to promote a shift to a pedestrian-oriented
Main Street design. Imagine Jasper Avenue
affects the portion from 109 Street to 124 Street,
and envisions improved sidewalks and pedestrian
amenities, all season design, human-scaled
frontages, and development focused on high-
density, mixed uses with grade level commercial
space. Construction will begin in 2019, and
the design of the public realm surrounding the
04 proposed Edmonton Motors redevelopment
aligns with this enhanced streetscape.
02
AREA
2
AREA
1
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 7
03 05 06
3 DC2 (743) DC1 DC1
DC2 DC2 DC1
CB1 DC1 (Area 4) AP DC2 (691)DC2 (67) (505) AP (505) UI
DC2 (894)
DC1 (Area 1)
UI DC2
(501) 02 CONTEXT ANALYSIS
LAND USE & CHARACTER
2 CO
) DC1 (Area 2)
DC1 (Area 2) DC2
2
AP CO (436)) E D MONTON Z ONING MAP
DC1 (Area 2)
DC1
DC1 (Area 5) AP UW
DC1 SUBJECT SITE
DC1 (Area 3) DC1 (Area 3) UW
(Area 3) DC1 (Area 3)
DC1 DC1 RF6 DC2 DC2
HA The Site is located within the Oliver
RA7 AP RA7 (639) (640) AP RA7 DC1 DC1 DC2
CB1 RF6 neighbourhood, along Jasper Avenue
RA7 DC2 RF6 (472))
AP (931) US US DC2 and extending south towards the North
DC2 DC1 RA7 DC2 (472) AP
(I) RF6 RA7 (873) Saskatchewan River Valley. As one of Edmonton’s
AP
C US US DC1 RF6 RF6 RF6 CB2 oldest neighbourhoods, Oliver encompasses a
RA8 DC2
(250) CO DC2
RF6
RA8 RF6 DC2 RA8 vast range of uses and built forms that create
DC1
RA7
PU
DC2
DC1RA7 RA9 (244) UW (889)
(160)
DC1 RA9 CB1 a distinct character for this area of the city. As
RA7 RA9 RA9 RA7 shown in Existing Land Use Zoning map, the
)
PU DC2
DC2 (777) RA7 CO area is predominantly intended for high density
F1 CB1 RA9 (473)
CB3 DC2 (152) residential and commercial uses.
AP
) DC2 US DC2 DC1 DC2 JAMSC Jasper Avenue continues to serve its historic
(928) (812) DC2 (933) (467)
function as a main street, providing the
RF1 DC1 DC2 DC2 DC2 DC2 (281) commercial hub for Oliver and extending in to
DC1 (825) DC1 DC2
2 (927)
C2 (9
9 US (844) DC1 CO JAMSC
(26) the Downtown to the east.
A DC2
(810) CO
RA9 DC2 CMU DC1
US (87)
US
DC2 (242) CMU DC2 A
RA9
9 (88) DC1
DC1
C1 A
DC1 DC1 RA9 RF6
RA9 DC1
A RA9 RF6 DC2 (8) US
RA9 DC1 DC2
RF6 DC1 (987)
US
RA9 RF6 CO 9
RA9 DC1
RMU HDR
A DC1 RA8 DC1
DC2 DC1 DC2 DC1
(616) DC2 US DC2 (839)
RF6 (620) (20)
A HD
RF6 US AP
US
AP RMU DC2
DC1 RA9 (728)
PU
AJ DC2
RF6 DC1 DC
RA9 RA9 (F)
DC2
DC2 (753)
DC1 DC2
A A 9
RA9 (G) DC1 HDR (744)
A
US
RA9
A
A AJ
A
DC1
A
RF1
AJ EDMONTON MOTORS
A 11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DC2
DATE : OCTOBER 1, 2018 8
AP
02 CONTEXT ANALYSIS
ACCESSIBILITY & CONNECTIVITY
OLIVER NEIGHBOURHOOD
PUBLIC TRANSIT
SUBJECT SITE
JASPER AVENUE
K VALLEY LINE WEST LRT (FUTURE)
L
WA
N
MI
10 METRO/CAPITAL LINES LRT
EDMONTON TRANSIT SERVICE ETS
LK
114 & WA 5MIN (400M) WALKING RADIUS
I N
JASPER 5M
JASPER AVENUE 10MIN (800M) WALKING RADIUS
01 VICTORIA GOLF COURSE
115 & Corona Bay/
JASPER Enterprise
04 Sq.
02 VICTORIA PARK
03 NORTH SASKATCHEWAN RIVER
01
04 DOWNTOWN EDMONTON
05 UNIVERSITY OF ALBERTA
Grandin/ 06 ALBERTA LEGISLATURE BUILDING
Gov’t Centre
AMENITIES WITHIN WALKING
DISTANCE
02
Grocery Store
Community Centre
Library
06 Parks
Entertainment
Shopping Centre
Landmark
School/university
03
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
05
DATE : OCTOBER 1, 2018 9
02 CONTEXT ANALYSIS
ACCESSIBILITY & CONNECTIVITY
102 AVE NW
S T R E E T & B I C YC L E N E T W O R K
SUBJECT SITE
STREET NETWORK
PAINTED BIKE LANES
PROTECTED BIKE LANES
SHARED ROADWAYS
TO DOWNTOWN SHARED-USE PATH
JASPER AVENUE
TRAIL
118 ST NW
117 ST NW
116 ST NW
115 ST NW
114 ST NW
113 ST NW
112 ST NW
The existing street network in the vicinity of the
site, as well as existing and proposed bicycle
facilities, and future street enhancements
provide adequate vehicular access from the site
to the surrounding community and connections
to the rest of the city as follows:
• Connected to downtown via Jasper Avenue
VICTO • Connected to the University of Alberta and Old
RIA PA Strathcona via Victoria Park Trail
RK RD
NW • Access to the river via 115 Street
100 AVE NW The grid network of streets in this area provides
ample pedestrian connections throughout the
neighbourhood, further enhanced by the future
upgrades to Jasper Avenue as per the Imagine
Jasper Avenue project.
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1006
07
02 CONTEXT ANALYSIS
URBAN PATTERN & BUILT FORM
VI EW LOOK ING SOU THE AST
SUBJECT SITE
AREA 1
02 AREA 2
03 ST JOSEPH’S BASILICA
05
04 VICTORIA PARK TRAIL
05 VICTORIA PARK
06 HIGH LEVEL BRIDGE
10 07 DOWNTOWN EDMONTON
03 0A
VE
04
NW
01
02
JA
SP
AREA
2
ER
AV
EN
U
E
AREA
1
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1103 URBAN DESIGN
PRINCIPLES
PRINCIPLE A:
URBANISM
Strive to create and restore the
A1 CREATING + ENHANCING THE CITY Avenue. This highlights the important role this corridor existing Urban fabric within the
The Oliver neighbourhood is a high density mixed use plays in the movement of people throughout the metropolitan region, Create
neighbourhood within Edmonton’s centre core, adjacent downtown and core by a diverse range of modes. This site real communities and diverse
to downtown. This area is a composition of mixed is located on this designated Transit Avenue, in addition districts, Conserve the natural
residential forms, commercial uses, and civic and public to being within 800 m of the Grandin LRT stop and 400 environment and
facilities that creates a highly walkable community with m of the 102 Avenue protect bike lane. The proposed Re s p e c t E d m o n t o n’ s b u i l t
a distinct urban character. Throughout its history, the concept enhances the public realm surrounding the l e g a c y.
Oliver neighbourhood has provided critical residential site, supporting the experience of alternative modes of
density to support the employment and entertainment transportation as a viable and enjoyable option to travel
uses that are focused within the downtown. The to and from this site.
proposed development supports all of these roles of
this area, providing high density residential mixed with A2 CREATING + ENHANCING THE
commercial uses along the main artery of this city. NEIGHBOURHOOD, DISTRICT + CORRIDOR
Creating diverse, compact, pedestrian-friendly, and
To the east, Jasper Avenue has a long rich history as the mixed-use neighbourhoods requires thoughtful infill
main commercial shopping street within the city, serving development that achieves the highest and best use
as the focal point for business and economy since for a site while mitigating impacts on existing uses and
Edmonton’s establishment. Through recent projects respecting the transition to higher density development.
and City initiatives, the main street character of Jasper This project site builds on the momentum within the
Avenue is proposed to be extended to the west to 124 Oliver neighbourhood overall, as well as the approved
Street. Building on these initiatives, new development is and proposed projects within the near vicinity of the
proposed and under construction to provide high density site, to continue to establish Oliver as Edmonton’s most
development with ground floor commercial fronting on accessible and diverse urban community. The existing
to Jasper Avenue. This will be complimented by wide use of this site has created a gap in the experience of this
pedestrian zones and landscaped boulevards that neighbourhood, with unengaging frontages and a single
improve the experience of Jasper Avenue and enhance use with limited hours of activity. Through the proposed
safety in all seasons and conditions. The proposed project concept, this site has been reimagined as a thriving and
supports the main street character of Jasper Avenue distinguished activity node for the community.
with ground floor commercial, while maintaining the AREA
2
residential quality of the Oliver neighbourhood through By providing for a diverse mix of uses, this site creates
high density residential and ground floor townhouse opportunities for the daily living activities of future
units fronting 115th Street. residents of this site and existing residents in surrounding
development. The proposed design is intended to
The Way We Grow, Edmonton’s Municipal Development accommodate child care services, to support family AREA
1
Plan, identifies Jasper Avenue as a designated Transit living within the downtown area. The townhouse units
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1203 URBAN DESIGN
PRINCIPLES
PRINCIPLE A:
URBANISM
Strive to create and restore the
fronting on to 115th Street and the requirement for engagement and interaction between pedestrians. existing Urban fabric within the
family oriented housing will ensure that a variety of Meanwhile, south on 115 streets the winding landscape metropolitan region, Create
unit types are provided to support a diverse range of creates a sensible transition between the public area real communities and diverse
residents. Common outdoor amenity areas will provide and the private townhomes. Larger planted areas, trees districts, Conserve the natural
residents with opportunities to gather and socialize, and built in seating provide a little quiet escape from the environment and
instilling a sense of community within the buildings. busy retail stretch, engaging pedestrian in a calmer and Re s p e c t E d m o n t o n’ s b u i l t
more natural environment. What results is a little nature l e g a c y.
Engaging with the opportunities presented by the gateway just a minute walk south on 115 Street. Raised
proximity to the river valley, the proposed concept front terraces on 115 visually and physically separate
includes a highly landscaped green connection that the townhomes from the public street providing privacy
draws pedestrians south from Jasper Avenue along both to residents and passerby.
115th Street. The meandering path encourages a
withdrawal from the expected hectic energy of high The public realm is further celebrated in the project as
density, embracing the residential atmosphere and a public plaza between both buildings is created to host
the treed canopy throughout the neighbourhood. This a verity of public events year-round. The large multi-
linear green connector will become a public amenity use space is highly versatile providing opportunities for
for everyone’s enjoyment, with the active residential events such as community dinners, skating rink, holiday
frontages providing surveillance and safety in all market, Farmers market, game tournaments and movie
seasons. The east-west lane bisecting the site is also nights. The public plaza is located between the high
intended to serve as a flexible space for public events transparent residential lobbies where 24-hour security
and neighbourhood activities, with potential for festivals, is provided. Further, strategies of shared space design
tournaments, showcases, viewings, and community where pedestrians, cyclists and vehicle all share the same
dinners. The building frontages facing in to the lane network highly increases circulation. These measures
consider the necessary permeability and light to frame create a safe space for residents and passerby around
the active potential of this space. The passenger drop- the site. To ensure connection to the rest of the Oliver
off areas for both buildings are located within this lane, neighborhood and the city of Edmonton as a whole, the
which further widens the programmable area. landscape will follow the city’s future streetscape plans.
In addition, each building has a large indoor and
A3 CREATING + ENHANCING THE BLOCK, STREET outdoor amenity area on top of the podium and an AREA
2
+ BUILDING additional sky garden located on top of each tower
The thoughtful landscape design directs the amount of providing great views to downtown Edmonton and the
activity on site based on the program. Double row trees, North Saskatchewan River. Consequently, the site will
street furniture, lighting, and spill out spaces on Jasper become a popular node within the Oliver community
Avenue engages passerby and draw the community into providing vibrant environment both for its residents and AREA
1
the site. Further, it allows for greater area of circulation, the rest of the community.
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1303 URBAN DESIGN
PRINCIPLES
PRINCIPLE B:
DESIGN EXCELLENCE
Exemplify design excellence by
i n c o r p o r a t i n g, Tr a n s l a t i n g a n d
interpreting all three design
Pr i n c i p l e s t o t h e g r e a t e s t e x t e n t
B1 SUSTAINABILITY IS AN INTEGRAL COMPONENT through participating in cultural events throughout the
possible, Consistent with best
OF THE DESIGN year.
contemporary practices.
The proposed development will positively affect the
community as it transforms an underutilize site in a The proposed project celebrates the Oliver
prime location into a vibrate node within the Oliver neighbourhood and community and through its
community. The mixed use development will support architectural design creates an urban threshold to the
multi-generation by providing different types of upcoming vibrant area. The design connects between
residential units and various commercial uses. As a the vernaculars of the tall buildings in the downtown
result, economic and social opportunities within the core to the more solid midrise buildings within the
site’s vicinity will increase. Oliver neighbourhood. Special attention to location of
balconies, terraces and façade articulations throughout
The site will support a healthy living initiative as it will the building design are only few architectural elements
provide bicycle parking both on site and within the that exhibit the importance of proportions and
building, while reducing car parking. The project will aesthetics. In Addition, the unique edge on Jasper
be designed to a LEED Certification standard and will Avenue and 115 Street creates a design opportunity,
incorporate several sustainable practices, including as high transparency along with thoughtful selection of
but not limited to: green roofs, energy management, materials further highlight the street edge, celebrating
electrical vehicle parking, storm water retention, high pedestrian circulation and engagement.
performing building envelope, efficient mechanical and
electrical systems and bird-friendly practices. Further, B3 CELEBRATE THE WINTER CITY + EDMONTON’S
the site will use native landscaping that includes CLIMATE
evergreen planting to maximize the aesthetic of the site The design of this site not only accommodates, but
throughout the year. enhances and embraces, Edmonton’s four unique
seasons. Overhangs, canopies, and various other
B2 INTEGRATION AND ENCOURAGEMENT OF artistic and functional elements will be built into the
PUBLIC ARTS AND CULTURE design to protect users and passerby from Edmonton’s AREA
The public plaza on site will be used as a community varied weather elements. The lane will serve as a plaza, 2
space when needed and will provide opportunities designed for year round social events with opportunities
for local artists to showcase their work; the space will for winter activities as skating, winter festivals, and
be designed to enhance the community’s interactions performances. For the short durations when extreme
AREA
1
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1403 URBAN DESIGN
PRINCIPLES
PRINCIPLE B:
DESIGN EXCELLENCE
Exemplify design excellence by
i n c o r p o r a t i n g, Tr a n s l a t i n g a n d
interpreting all three design
Pr i n c i p l e s t o t h e g r e a t e s t e x t e n t
weather truly limits outdoor activity, direct accesses to displaces all parking to the underground, maximizing
possible, Consistent with best
parking and amenity spaces is provided from within safety, comfort and walkable space for pedestrians.
contemporary practices.
each building. Large setbacks on 115 Street and Jasper Avenue (as per
Imagine Jasper) give space to wide sidewalks, dedicated
B4 DURABLE, PERMANENT AND TIMELESS landscape areas, seating elements and street furniture.
MATERIALS The ground floor is then pushed back emphasizing
Architectural materials will be carefully selected to entrances and providing shelter from Edmonton’s
complement the existing urban built form of the Oliver weather.
neighbourhood. These materials will be of a durable
high quality nature which will contribute to the overall To further enhance the public realm in a grid of laneways
architectural aesthetic. Additionally, these materials will within Edmonton’s urban fabric, the proposed project
create longevity of the project, and will respond to the utilizes the laneway space between both buildings
varied climate of Edmonton. for a public plaza which will be used to host different
events year round. On Jasper Avenue, spill out space
B5 APPROPRIATE USE OF INNOVATION and street furniture are located at the perimeter rather
With the intensification of Edmonton’s central core than adjacent to the retail front to improve circulation
and the redevelopment occurring within the Oliver around retail entrances and activate edges. The overall
neighbourhood, the value of design is evident in how design of the development will follow a high accessibility
it contributes to the future character of the area and standard to allow for multi-generational living within the
the experience of public spaces. Many sites within site, supporting diversity and celebrating the community
the Oliver neighbourhood along Jasper Avenue are as whole. Finally, the project follows various design
currently used as low rise commercial and surface guidelines both from the city of Edmonton (Main Street
parking resulting in single use underutilized space with Guideline, Imagine Jasper, Winter Design guidelines)
little to no public realm. The location of the site has an and from around Canada (i.e. Toronto Tall Buildings,
incredible opportunity to revitalize the area and become Vaughan Urban Design Guidelines, Calgary Centre City
a reference point to future development. Urban Design Guidelines and Vancouver Downtown AREA
Edmonton Motors development will support a variety Design Guidelines) to maximize the comfort and safety 2
of uses including retail and commercial spaces at the of users while stressing the importance of functionality
ground level and residential units and amenities at the and aesthetics.
tower, resulting in a mixed use building. The project also
AREA
1
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1503 URBAN DESIGN
PRINCIPLES
C1 EXEMPLIFY NEIGHBOURLINESS: CELEBRATE, C2 CELEBRATE + RESPECT HERITAGE PRINCIPLE C:
ENGAGE AND ENHANCE THE UNIQUE CONTEXT Jasper Avenue has been Edmonton’s main street SCALE, CONNECTIONS +
OF LOCATION throughout history, with a varying degree of importance CONTEXT
This site represents one of the largest, currently and evolving role as the city grew. With recent renewed
underutilized sites in the Oliver community. Further, as of focus on the downtown, Jasper Avenue may be more Demonstrate appropriate scale,
the first quarter of 2019 Edmonton Motors is relocating important to the character of this city now than every integration of Design elements
to the west end resulting in no economic activity on before. By providing ground floor retail along Jasper and fit within the context of
site. Developing this site with mixed-use amenities and Avenue and supporting the implementation of Imagine The precinct.
cohesive design will add continuity to the streetscape Jasper Avenue, this project enhances the urban main
along Jasper Avenue where a current void exists, street character and supports the vibrancy of this
enhancing the pedestrian and community-member street with high density residential development. This
experience. Incorporation of a green space network and residential development further supports the history of
activation of the lane provides invaluable social space the Oliver neighbourhood, with ground floor townhouse
and natural amenities to community members and other units fronting 115th Street to provide individual
users, increasing types of amenities that are otherwise residential frontages that enhance the experience of the
often underprovided in Edmonton’s core. residential character at grade.
Raised podiums with articulated masses create C3 ENHANCE + PRESERVE CONNECTIONS
opportunity to animate the street and visually connect The site is intrinsically connected to both Jasper Avenue
to the pedestrian realm. The architectural language at and 115th Street; individual unit access to the street are
the corner of Jasper Avenue and 115 Street changes provided along both frontages, with commercial uses
as it introduces high transparency to engage passerby along Jasper Avenue and residential townhouses along
and activate the intersection. The podium design 115th Street. The lobbies for the remaining residential
further compliments the ground floor as it embraces units are both located at the corner of the east-west
the architectural language while breaking down its lane and 115th Street, wrapping the activation and
mass towards the street and the neighboring buildings, architecture from the main public street in to the lane.
maintaining a human scale. Following the same The enhanced landscaping along 115th Street delineates
principles, the amenity spaces stepback from the tower a clear pedestrian connection from Jasper Avenue to
and utilizes transparency to further soften the buildings’ the river valley access, communicated through soft
mass. landscaping and furnishings. The improved pedestrian
connections around the site are complimented by both
The towers are oriented and sized to reduce shadows visitor and resident bicycle parking to support residents
and protect the wellness of pedestrians on the street. and visitors choice in mode of travel. Transit, in the form AREA
2
The building’s amenities and balconies are strategically of both buses and LRT, are easily accessible within a 10
placed to maximize natural light and views for the minute walk (800 m) of the site. On-site parking will
comfort of the residents. Consequently, the roofscapes be accommodated in an underground parking garage,
will be engaged as social gathering spaces and specific with limited visitor parking available at-grade within the
use amenity areas to meet the needs of residents and building, and all vehicular access to the site including AREA
1
users on the site. These amenity areas provide for iconic waste management and loading will be accommodated
views of Edmonton’s downtown as well as the river in the rear lanes.
valley. As a result of all of the following, the proposed
project introduces a thoughtful architectural design that
embraces both the users of the development and the
rest of the community.
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1604 DESIGN CONCEPT
SITE OVERVIEW
SITE POTENTIAL
SUBJECT SITE
01 RETAIL FRONTAGE (reinforcing retail
corridor on Jasper Avenue)
T NW
113 S RESIDENTIAL FRONTAGE (TOWN-
HOMES)
02
RETAIL TO RESIDENTIAL TRANSITION
FROM JASPER AVENUE SOUTH TO 115
CONNECTION TO
DOWNTOWN EDMONTON
03 CONNECTION TO RIVER VALLEY
10
0A
VE
T NW
114 S
05
NW
04 01 CONNECTING THE SITE TO
DOWNTOWN EDMONTON VIA JASPER
AVENUE
02 DOWNTOWN VIEWS
NW
115 S
T
03 SOUTH VIEWS TO RIVER VALLEY
VICTORIA & NORTH SASKATCHEWAN
RIVER
NW
115 S
T
04 WEST VIEWS TO RIVER VALLEY
JA
VICTORIA & NORTH SASKATCHEWAN
SP
ER
RIVER
AV
05
EN
CONNECTING THE SITE TO RIVER
UE
VALLEY VICTORIA
T NW
116 S
T NW
116 S
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1704 DESIGN CONCEPT
SITE DESIGN
SITE CONNECTIVITY
VEHICULAR NETWORK
JA
SP JASPER AVE
TO
ER
DO
AV
SURROUNDING ROAD NETWORK
W
EN
NT
NW
UE
T
113 S
OW
VEHICULAR ACCESS TO SITE
N
LOADING ACCESS
10
0A
VE
NW
T NW
114 S
T NW
114 S
T NW
115 S
T NW
115 S
T NW
116 S
T NW
116 S
JA
SP
ER
AV
EN
UE
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1804 DESIGN CONCEPT
SITE DESIGN
SITE CONNECTIVITY
PEDESTRIAN + BICYCLE CIRCULATION
SUBJECT SITE
PEDESTRIAN PATHWAYS
T NW
113 S
VICTORIA PARK
LOBBY ENTRANCES
COMMERCIAL UNITS
TOWNHOUSES
PAINTED BIKE LANES
10
0A
PROTECTED BIKE LANES
VE
T NW
NW
114 S
SHARED ROADWAYS
T NW
114 S
SHARED-USE PATH
ACCESS TO SITE FROM BIKE ROUTES
T NW
115 S
BIKE PARKING
T NW
115 S
JA
SP
ER
AV
EN
UE
T NW
116 S
T NW
116 S
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 1904 DESIGN CONCEPT
SITE DESIGN
GREEN CONNECTION
VICTORIA PARK
GREEN INFLUENCE
T NW GREEN CONNECTION
113 S
The proximity of Edmonton Motors site to
the Victoria Valley River provides the perfect
opportunity to push the green corridor north
along 115 Street to Jasper Avenue and improve
public realm in the Oliver neighbourhood.
The green link between the site and the valley
directs circulation and sensibly connects the
retail front on jasper Avenue to the residential
neighborhood to the south of the site.
10
0A
VE
T NW
NW
114 S
T NW
114 S
T NW
115 S
T NW
115 S
JA
SP
ER
AV
EN
UE
T NW
116 S
T NW
116 S
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 2004 DESIGN CONCEPT
GUIDING PRINCIPLES
10
0A
BUILDING HEIGHT
VE
The proposed buildings are located on adjacent
NW
sites, area 1 to the south fronting onto 115
R EY
42 STO Street and area 2 to the north fronting to Jasper
Avenue. Both follow the same guiding principles
EY
R
34 STO of 7 story podium of up to 30 m, followed by a
double height amenity space which divides the
buildings mass to two. A 34 storey is situation on
the south and 42 storey building to the North,
for maximization of natural lights and views.
WER
EY TO
26 STOR
JA
SP
ER
WER
EY TO
STOR
130m
34
AV
160m
EN
T NW
114 S
UE
ITY
AMEN
DIUM
EY PO
7 STOR
30m MAX
30 M .
.W
R .O ITY
AMEN
30m MAX
T NW
DIUM
115 S
EY PO
7 STOR
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 2104 DESIGN CONCEPT
GUIDING PRINCIPLES
EMERGING CONTEXT HEIGHT
11445 JASPER AVE MASSING
APPROVED FUTURE DEVELOPMENT
45
SUBMITTED APPLICATION
T NW
113 S File NO. LDA18-0130
42 The site is located adjacent to two future
STOREY 34 developments, emerald Towers and a new
STOREY proposed development on the north corner of
48 Jasper Avenue and 115 Street. Emerald tower
is approved and currently in pre-construction
phase while the proposed development fronting
Edmonton motors site recently submitted
application to the city of Edmonton. The height
10
37 of both adjacent developments exceeds the
0A
proposed height on the Edmonton site, where
VE
T NW Emerald Tower is approved for 45 storey and the
114 S
NW
submitted application development proposes 48
and 37 storey.
T NW
115 S
T NW
115 S
JA
SP
ER
AV
EN
UE
T NW
116 S
T NW
116 S
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 2204 DESIGN CONCEPT
GUIDING PRINCIPLES
10
MASSING SETBACKS
0A
VE
ROOF GARDENS/ PATIOS
NW
01 FOOTPRINT SETBACKS
02 TOWER STEBBACKS
03 FLOOR PLATE SIZE
04 TOWER SEPARATION
04 25m
03 The proposed development provides large
03 setbacks on grade to maximize public realms
opportunities. As a result wide streetscape
JA
opens up 115 Street towards the River Valley
SP
2 Victoria providing green connection between
2 8 0 0 m ATE
ER
8 0 0 m ATE R PL the site and its vicinity. The stepback amenity
O R PL FLO O
FLO
AV
level creates architectural articulations which
are then programed to provide amenity space
EN
T NW
to residents throughout the year. Similarly,
114 S
UE
smaller plate amenity level is also provided
02 on top of the towers to increase amenity area
within the development and provide exclusive
views to downtown Edmonton and the North
Saskatchewan River. To minimize shadows,
maximize views, and ensure the comfort both of
02 residents and pedestrians, the buildings’ tower
plate is capped at 800 m2 and the podium mass
steps down towards neighboring buildings.
CK
ETBA
8M S
W
ST N
115 01
ETB AC K
8M S
01
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 2304 DESIGN CONCEPT
PUBLIC REALM
10
LANDSCAPE PRINCIPLES
0A
VE
01 RETAIL FRONTAGE & COMMERCIAL
NW
CORRIDOR ON JASPER AVENUE
02 RETAIL/RESIDENTIAL TRANSITION
03 MID-BLOCK CONNECTION
04 RESIDENTIAL FRONTAGE
05 GREEN CONNECTION TOWARDS
VICTORIA PARK
JA
The Landscape concept for the site focuses
SP
on enhancing a sense of place as well as
ER
strengthening the connection between Jasper
Avenue and the major green space and network
AV
of trails at Victoria Park and the river valley.
EN
T NW
114 S
UE
05
01
T NW 04
115 S
03
02
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 2404 DESIGN CONCEPT
PUBLIC REALM
10
JASPER AVE GUIDELINE
0A
VE
TRAVELED WAY
NW
ANCILLARY ZONE
FURNISHING ZONE
PEDESTRIAN THROUGH ZONE
FRONTAGE ZONE
JA
SP
01 J A S P E R A V E R E TA I L F R O N TA G E
ER
AV
EN
T NW
114 S
UE
2.5M 4-5M 3M 0.5
1 1 5 S T R E TA I L / R E S I D E N T I A L
02 TRANSITION
03
T NW
115 S 12.5M 2.5M 10.5M 3M
01 03 1 1 5 S T TO W N H O M E S F R O N TA G E
02
12.5M 2.5M MIN 4.5M VAR. 4 - 6M
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 25JASPER AVENUE
01 04 DESIGN CONCEPT
PUBLIC REALM
LANDSCAPE PRINCIPLES
01 COMMERCIAL SEATING AREAS
01
01 02 SPACE FOR PUBLIC ACTIVITIES
03 PUBLIC SEATING IN PLANTING
POCKETS
The landscape is carefully designed to
complement the uses of the site. A double row
of trees, outdoor retail space, street furnishing
and a legible and consistent paving treatment
along Jasper Avenue provide ample space for
circulation and interaction around the retail
frontage. Transition space is created on the
115 STREET NORTHWEST
corner of Jasper Avenue and 115 Street as
retail and residential uses intersect. Elements
of green landscape with custom seating
02 02 elements introduce the users to the change in
program. Generously planted landscape areas
are gradually incorporated along 115 Street
as pedestrians walks south towards Victoria
Park. The mid-block plaza east of 115 Street
visually connects the two residential lobby
spaces providing a public space for community
events. The landscape further develops into a
winding path introducing large planting beds
separating pedestrians from traffic on 115 Street
and providing seating opportunities. Public and
private uses are separated both visually and
physically by layered planting, and raised front
yards for townhome’s residents.
02
03
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
03
3 DATE : OCTOBER 1, 2018 26JASPER AVENUE
07
07
01 04 DESIGN CONCEPT
PUBLIC REALM
LANDSCAPE PRINCIPLES
COMMERCIAL SEATING AREAS
04
01 01 02 SPACE FOR PUBLIC ACTIVITIES
03 PRIVATE GREEN SPACE FOR
TOWNHOUSES
04 COMMERCIAL UNITS
07
05 RESIDENTIAL LOBBY
05
06 TOWNHOUSES
07 07 BICYCLE PARKING
NORTHWEST
NORTHW
ORTHW
02 02
The mid-block plaza as well as accommodating
the laneway, is designed as a pedestrian priority
TREET N
space with consistent and continuous paving that
115 SSTREET
is both resilient and of high aesthetic quality. The
vehicular access in the space will be delineated
07 by the use of street furnishing allowing for a
115
seamless and curbless paving treatment. This
space could then be programmed for a number
05 of events and activities with an emphasis to
medium to small scale community events while
maintaining access and service to the buildings.
A layer of infrastructure integrated into the
architecture and urban elements will support
these activates.
02
03 06
07
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
03 DATE : OCTOBER 1, 2018 2704 DESIGN CONCEPT
PUBLIC REALM
PLAZA PROGRAMMING
01 COMMUNITY DINNER
02 MOVIE NIGHT
03 HOLIDAY MARKET
01 01 The plaza prioritizes pedestrian circulation
and celebrates the community by utilizing the
laneway as a public space where various events
take place throughout the year. The types of
events include but are not limited to, movie
nights, community dinners, art show, and holiday
markets. Sprawling landscape feature, ample
furnishings, and overhead lighting will ensure
the comfort and safety of users while creating
a vibrant node within the Oliver neighborhood.
02 02
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 28
03 0304 DESIGN CONCEPT
PUBLIC REALM
ARCHITECTURAL HOMAGE TO
HISTORICAL PRECEDENT
The site of Edmonton Motors has a great historic
value as being a cornerstone in the Oliver
neighborhood and Edmonton city for the past
decade. Thus, its history will be celebrated in the
design through a meaningful design feature.
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 2904 DESIGN CONCEPT
DESIGN INTENT
DESIGN INTENT
AREA 1
01 PUBLIC PLAZA FOR VARIOUS
OUTDOOR EVENTS
02 FACING RESIDENTIAL LOBBIES
03 LARGE AT-GRADE SETBACK SPACE
04 STREET FURNISHING
05 PODIUM ARTICULATIONS
06 TOWNHOMES
05 07 INCORPORATE LANDSCAPING
08 STREET CHARACTER TRANSFORMS
INTO A PARKETTE SOUTH ON 115TH
ST TOWARDS THE RIVER VALLEY
07
06
AREA
2
AREA
1
02 03
01
04 08
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 3004 DESIGN CONCEPT
DESIGN INTENT
DESIGN INTENT
AREA 2
04
01 TRANSITIONING HEIGHTS TO
NEIGHBOURING PROPERTIES
02 PODIUM ARTICULATIONS
03 HIGH QUALITY MATERIALS
04 SPECIAL ATTENTION TO CORNER
DESIGN AT JASPER AVE & 115TH ST
03 05 HIGHLY VISIBLE ENTRANCES
01
06 STREET CHARACTER TRANSFORMS
INTO A PARKETTE SOUTH ON 115TH
ST TOWARDS THE RIVER VALLEY
07 STREET FURNISHING
04
02
AREA
2
06
AREA
1
05
07
07 EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 3104 DESIGN CONCEPT
DESIGN INTENT
PERSPECTIVE VIEW
AREA
2
AREA
1
EDMONTON MOTORS
11445 JASPER AVENUE & 10039 115 ST NW, ALBERTA
DATE : OCTOBER 1, 2018 32You can also read
