/ edevelopment - City of Airdrie

j
,r
j
owntowr:i ~
·.' · -
..:=1"';.-""•"~
j
'
/ edevelopment
\. \;
j
".,., j
July, 1999
Amended July 8, 2002
•
•
•
•
•
•
•
•
•
BYLAW NO. 24199
OF THE CITY OF AIRDRlE
IN THE PROVINCE OF ALBERTA
BEING A BYLAW of the City of Airdrie in the Province of Alberta, to adopt the City of
Airdrie Downtown Area Redevelopment Plan;
WHEREAS under the authority and subject to the provisions of the Municipal
Government Act, Statutes of Alberta, 1994, Chapter M-26-1, and amendments thereto,
the Council of the City of Airdrie may adopt an Area Redevelopment Plan which
provides a framework for subsequent redevelopment, subdivision and development of an
area ofland within its municipal boundaries;
WHEREAS Council deems it desirable to prepare an Area Redevelopment Plan for the
lands identified within Schedule "A";
NOW THEREFORE the Municipal Council of the City of Airdrie in Council duly
assembled, enacts as follows:
1.
This Bylaw may be cited as the "Downtown Area Redevelopment Plan".
2.
The Downtown Area Redevelopment Plan being Schedule "A" attached hereto
and forming part of this Bylaw is hereby adopted.
hl1.
\
READ a fust time this _:J_ day of ...JULY
, 1999
fli day of 0" l :lREAD a third time this J:I..1!l day of ,J"0)11
READ a second time this /ti
, 1999
, 1999
C\\l
EXECUTED this
-
_\_1_day of~ \uc 'If' , 1999
j
I
•I
•
I
•I
•II
IJ
I
IJ
I
•I
BYLAW NO. 10/2002
OF TIIE CITY OF AIRDRIE
IN THE PROVINCE OF ALBERTA
BEING A BYLAW of the City of Airdrie in the Province of Alberta, to amend the City of Airdrie Bylaw
No. 24/99 cited as the "Downtown Area Redevelopment Plan";
WHEREAS under the authority and subject to the provisions of the Municipal Government Act, Statutes of
Alberta, 1994, Chapter M-26J and amendments thereto, the Council of the City of Airdrie has adopted the
"Downtown Area Redevelopment Plan";
WHEREAS Council deems it desirable that the said Bylaw No. 24/99 be amended in the manner outlined
below:
NOW TIIEREFORE the Municipal Council of the City of Airdrie in Council duly assembled, enacts as
follows:
L
Amending Schedule 'A' of Bylaw No. 24/99 as follows:
L Replacing Section L4.3 Character Area 3 - First Avenue attached revised Section L4.3 Character
Area 3 - First Avenue.
2.
Replacing Map #11 with the attached revised Map #11.
3. Replacing the second paragraph of Section 2.4.1 Traffic and Circulation Preamble with the attached
revised second paragraph of Section 2.4.1 .
4. Removing Figure #I I" Avenue North Setbacks.
5. Amending Map #12 Long Range Transportation Roadway Network by replacing "Existing Level
Crossing & Proposed Grade Separated Crossing" with "Existing Level Crossing".
Amending Section 24.3 Policies Road Network First Avenue (b) by removing "and rail
underpass".
II
6.
I
I
I
I
I
7. Adding Appendix 'A' Kit of Parts as attached hereto.
•
•
READ a first time this
15th
day of
April
,2002
READ a second time this
21st
day of
Ma
,2002
READ a third time this
21st
day of
Ma
,2002
EXECUTED this
_8_ day of Ju/c.;
,
2002
4~
y:iJ
0f J
)
cJU
CnYlLERK
Bylaw No I 0/2002
Page I of I
Table of Contents
EXECUTIVE SUMMARY
PART 1 - INTRODUCTION ....................................................................... 1
1.1
PREAMBLE......................................................................................................... 1
1.2
OVERALL VISION FOR DOWNTOWN AIRDRIE....................................... 1
1.3
BACKGROUND.................................................................................................. 2
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
1.3.6
1.4
Introduction..................................................................................................... 2
Context ............................................................................................................ 3
Existing Land Use ........................................................................................... 7
Circulation ...................................................................................................... 9
Views and Key Activity Nodes....................................................................... 12
Characterization ........................................................................................... 15
CONCEPT PLAN FOR DOWNTOWN ENHANCEMENT.......................... 17
1.4.1
1.4.2
1.4.3
1.4.4
1.4.5
1.4.6
Character Area 1 – Main Street.................................................................... 20
Character Area 2 – Centre Avenue............................................................... 21
Character Area 3 – First Avenue.................................................................. 23
Character Area 4 – Redevelopment Area ..................................................... 24
Character Area 5 – The Mall........................................................................ 25
Character Area 6 – The New Downtown...................................................... 26
1.5
PLAN BOUNDARIES....................................................................................... 28
1.6
STATUTORY REQUIREMENTS................................................................... 28
1.7
PLAN GOALS ................................................................................................... 30
PART 2 - PLAN POLICIES ...................................................................... 31
2.1
COMMERCIAL LAND USE AND DEVELOPMENT POLICIES.............. 31
2.1.1
2.1.2
2.1.3
2.2
Preamble ....................................................................................................... 31
Objectives...................................................................................................... 31
Policies.......................................................................................................... 32
RESIDENTIAL LAND USE AND DEVELOPMENT ................................... 36
2.2.1
2.2.2
2.2.3
Preamble ....................................................................................................... 36
Objectives...................................................................................................... 36
Policies.......................................................................................................... 36
2.3
PARKING .......................................................................................................... 38
2.3.1
2.3.2
2.3.3
2.4
TRANSPORTATION AND CIRCULATION ................................................ 43
2.4.1
2.4.2
2.4.3
2.5
Preamble ....................................................................................................... 50
Objective ....................................................................................................... 50
Policies.......................................................................................................... 51
HISTORIC PRESERVATION AND CHARACTER..................................... 52
2.6.1
2.6.2
2.6.3
2.7
Preamble ....................................................................................................... 43
Objectives...................................................................................................... 46
Policies.......................................................................................................... 46
OPEN SPACE .................................................................................................... 50
2.5.1
2.5.2
2.5.3
2.6
Preamble ....................................................................................................... 38
Objectives...................................................................................................... 39
Policies.......................................................................................................... 40
Preamble ....................................................................................................... 52
Objectives...................................................................................................... 53
Policies.......................................................................................................... 53
COMMUNITY FACILITIES AND INSTITUTIONAL USES...................... 55
2.7.1
2.7.2
2.7.3
Preamble ....................................................................................................... 55
Objective ....................................................................................................... 55
Policies.......................................................................................................... 55
PART 3 - IMPLEMENTATION STRATEGY........................................ 56
3.1
PREAMBLE....................................................................................................... 56
3.2
IMPLEMENTATION OUTLINE.................................................................... 57
PART 4 - DOWNTOWN DESIGN GUIDELINES ................................. 60
4.1
INTRODUCTION ............................................................................................. 60
4.2
WHY DESIGN GUIDELINES? ....................................................................... 60
4.3
INTENT OF DESIGN GUIDELINES ............................................................. 61
4.4
DEVELOPMENT APPROVAL....................................................................... 61
4.5
GENERAL REQUIREMENTS........................................................................ 62
4.6
CONTEXT ......................................................................................................... 63
4.7
KEY DESIGN PRINCIPLES ........................................................................... 65
4.8
DESIGN GUIDELINES .................................................................................... 66
4.9
IMAGE MAKING ............................................................................................. 66
4.9.1
4.9.2
4.9.3
Sense of Entrance and Gateway ................................................................... 66
Civic Uses and Public Art............................................................................. 68
Pedestrian Environment................................................................................ 69
4.10 SITE ORGANIZATION ................................................................................... 70
4.10.1 Site Development .......................................................................................... 71
4.10.2 Responding to Site Conditions and Context.................................................. 71
4.10.3 Access, Circulation and Parking .................................................................. 72
4.11 DEVELOPMENT PATTERN .......................................................................... 75
4.11.1
4.11.2
4.11.3
4.11.4
4.11.5
4.11.6
4.11.7
Defining Edges and Connections.................................................................. 76
Visual Quality ............................................................................................... 77
Screening Views ............................................................................................ 78
Street Lighting............................................................................................... 79
Roads and Parking........................................................................................ 80
Streetscape Materials.................................................................................... 81
Public Open Space........................................................................................ 82
4.12 LANDSCAPE DESIGN..................................................................................... 84
4.12.1 Landscape Features ...................................................................................... 85
4.12.2 Plant Materials ............................................................................................. 87
4.13 BUILDING FORM AND CHARACTER ........................................................ 88
4.13.1 Architectural Character................................................................................ 89
4.13.2 Architectural Features .................................................................................. 89
4.13.3 Facade Treatment ......................................................................................... 91
4.14 COMMERCIAL BUILDINGS......................................................................... 97
4.14.1 Massing and Building Height ....................................................................... 98
4.14.2 Wall Articulation........................................................................................... 99
4.14.3 Streetscaping............................................................................................... 100
4.15 RESIDENTIAL USES..................................................................................... 100
4.15.1 Massing and Building Height ..................................................................... 102
4.15.2 Streetscaping............................................................................................... 102
Under Separate Cover
REPORT A
Adaptive Reuse of Grain Elevators in Alberta – Briefing Paper
REPORT B
Preliminary Servicing Overview
REPORT C
Parking Comparison
Maps
Map 1
Gateways
Map 2
Existing Context
Map 3
Existing Land Use
Map 4
Existing Circulation
Map 5
Key Nodes and Views
Map 6
Characterization
Map 7
Downtown Redevelopment Concept Plan
Map 8
Downtown Character Areas
Map 9
Plan Boundary
Map 10
Downtown Expansion Area
Map 11
Rear Parking
Map 12
Long Range Transportation Roadway Network
Appendices
Appendix A
Kit of Parks
Figures
Figure 1
Deleted – Bylaw 10/2002
SILVER
CREEK
STONEGATE
Major
6a1eHa~
Signs and char-ac.terlstlc.
str-eetsc.ape elements to
contr-Jbute to sense
of place
The City
of A irdrie
-·--·
I
s
..._
......
....-....
Olloo
*
: t--t-~:-1-;~::::::..k--J
..
DoHntoHn
Redevelopme
Area
!
Downtown
Redevelopment
Map#l
\
DoHntoHn entr-~~-----#--.-r.Fr-.---'-'--i
Hlth qateHa~
bulldlngs
LS
Ar-dr-le
sl n
•
!
,.....,.
....
... r
.
• J•
•
•
••
.
.I
I
A lr-dr-le Sign at Big
Spr-lngs Road ana
Yankee Valle~ Road and
HlghHa~ 2 Inter-change
0
100
200
250m
Qr.phlc Scala
Gateways (Context)
URB<l\.'N
SYSTEMS
c.-"9 .
Plcmog . Wdlalpt WiJclln • loail ~
4188201.1
EXECUTIVE SUMMARY
Council of the City of Airdrie would like to ensure that the downtown evolves into the
retail, office, mixed use and entertainment core of the city. The key planning and design
principal that directed the preparation of this plan was to create a PEOPLE FRIENDLY
place that reflects Airdrie’s small town character. Creating a people friendly place will
require a shift in how the City approaches development in the downtown. The needs of
pedestrians, including families and children, will become one of the most important
criteria for redevelopment and new development. A key yardstick for measuring a
development’s appropriateness, will be the criterion friendliness.
This Plan has been divided into the following four parts:
PART 1
INTRODUCTION
The introduction provides an extensive background section that includes an overview of
the existing downtown’s context, land use, circulation, key activity nodes, views and
characterization. In addition to this information, the introduction contains an overview of
the Concept Plan for Downtown Enhancement. The Concept Plan for downtown
enhancement is illustrated on Map 7 and was derived in consultation with the public
through a design charette process and confirmed during two public open houses.
The vision for the downtown, as expressed in the Concept Plan, is that the downtown will
display a more intimate relationship with street fronts. Parking lots will generally be
located behind buildings, in smaller lots or on the street, and existing parking lots will be
redeveloped to a more pedestrian scale. Streets and parking lots will be landscaped and
most will be lined with a tree canopy. The streetscape will be pedestrian oriented and
will include street furniture, pedestrian scale lighting, wide sidewalks, planting areas and
outdoor cafes. The Concept Plan affirms the importance of the Nose Creek Pathway and
the Agricore grain elevators. A special place for downtown events and activities is
proposed in consort with a new civic centre and open space.
ES - 1
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
PART 2
PLAN POLICIES
Part two of this document provides policy direction in terms of commercial, residential
and institutional land use, parking, circulation, open space, and historic preservation
policies. Highlights of the plan’s policies are as follows:
Commercial
The commercial objectives of the plan are to ensure the downtown is the primary retail,
office, and entertainment heart of the City. High quality design of buildings and
enhancement of the streetscape will be required. All future development and
redevelopment will demonstrate conformity to the Design Guidelines. Auto oriented uses
will not be encouraged, and commercial uses are encouraged on the ground floor.
Residential
The residential objectives of this plan are to encourage the establishment of a resident
population in the downtown. A variety of residential uses will be encouraged, from
commercial mixed use to multi-family developments. All residential development will
be required to demonstrate conformance with the Design Guidelines and residential
densities will generally range between 10 – 30 units per acre.
Parking
The parking policies of this plan require the City to re-evaluate the status quo and
reconsider the on-site parking requirements of the Land Use Bylaw and re-examine the
1989 parking strategy. In order to enhance the pedestrian environment, on-site parking is
encouraged to be located towards the rear or side yards of development. In certain
locations, parking will only be permitted to the rear or side yard. On-street parking is
encouraged, as is the establishment of parking structures.
Transportation
The plan identifies the importance of a pedestrian oriented transportation system, and
ensuring links between the existing downtown with lands identified for future downtown
expansion. The CP rail tracks are a barrier between the two areas. Efforts to encourage
effective circulation include a new level rail crossing at Railway Street, and the
enhancement of the Nose Creek pathway. An automobile underpass of the tracks for 1st
Avenue N.W. has also been identified.
ES - 2
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Open Space
The plan stresses the importance of the Nose Creek pathway system in providing a
downtown amenity for residents and business. The treatment of Nose Creek is
anticipated to be more urban than natural in character, with opportunities for outdoor
cafés adjacent to the creek. It is recommended that a redevelopment levy may be
considered in order to facilitate the purchase of land for the pathway and land for a new
civic centre open space in the downtown. The determination of the levy amount,
including any municipal cost share split, will be determined as a separate process to this
plan. The proposed the civic centre is intended to provide a location for the development
of a public gathering place and multi-purpose civic centre. It is proposed that this open
space will be utilized as a downtown gathering place and focal point for events and
activities, as well as providing a place for families and children to gather in the
downtown.
Historic Preservation and Character
The plan proposes that the creation of an image and identity for downtown Airdrie can be
derived through the preservation of existing historical elements, and the incorporation of
heritage characteristics into new development. The plan recommends examining the
feasibility of preserving the Agricore grain elevators and existing heritage structures.
Opportunities for historic interpretation should also be explored.
Community Facilities and Institutional Uses
The plan identifies a wide range of land uses that are appropriate for the downtown. This
includes education such as a community college and a multi-purpose civic centre
intended for use by community and cultural groups.
PART 3
IMPLEMENTATION
An action strategy for the implementation of the plan policies is located in Part Three. It
is recommended that a series of changes be incorporated into the Land Use Bylaw. The
following are a few of the changes recommended:
-
reducing the maximum building height in the CB District to 15m from 25m;
new section on general rules for the CB District;
redefine “automobile repair and services” in the CB District in order to direct their
location and operation within the downtown.
It is recommended that the downtown business community consider establishing a
Business Revitalization Zone (BRZ), and cooperate with the City to implement
streetscape enhancements through Local Area Improvement Taxes. The City should also
further examine the ideas of implementing a redevelopment levy, re-addressing the 1989
Parking Strategy, and revisiting the Transportation Study.
ES - 3
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
PART 4
DESIGN GUIDELINES
The design guideline part of this plan is intended to provide a design framework for the
consistent development and redevelopment of the downtown. Design guidelines give
guidance and direction for the conceptual design of structures, site amenities, landscaping
and streetscaping. They provide direction for all new development, and a set of design
standards and images appropriate for the area. The imposition of imported design
‘motifs’ or ‘themes’ has been avoided. Instead, inspiration has been drawn from the
regional geography, climate history, vegetation, and social/cultural patterns of Airdrie.
ES - 4
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
PART 1 - INTRODUCTION
1.1
PREAMBLE
Downtown Airdrie is at a crossroads. Recently, a number of development
proposals have been considered by the City that have the capacity to influence the
long term identity and image of the downtown. The development decisions made
at this juncture will set the tone for the downtown for the long term. Council has
decided that developing and maintaining a strong identity is a municipal priority,
and this is particularly important in the downtown. This plan is intended to guide
the development of the downtown in order to create a landmark area that is
pedestrian focused, with a small-town character. While a number of potential
“themes” could have been selected for the downtown, the City encourages the
evolution of a downtown character reminiscent of small-town charm. Airdrie’s
downtown is in a unique position to offer a shopping environment with smalltown ambiance and big city services.
The creation of a downtown with a strong identity will evolve over time through
the implementation of high quality urban and architectural design, and
commercial and civic uses. This plan sets out the key ingredients to enhancing
Airdrie’s downtown but without the active support of Council, business leaders,
the public and the creative vision of investors, this plan will do nothing more than
sit on the shelf.
The City of Airdrie Marketing Plan (1999) identified that Airdrie’s rate of
commercial growth is not occurring to the level that it should in order to sustain
the rapid residential growth rate of the City. The challenge for all commercial
areas, particularly the downtown, is to encourage commercial development that
caters to resident needs, thereby reducing the need to shop in Calgary. Downtown
Airdrie exists in the shadow of the City of Calgary. This proximity may be seen
as one of the downtown’s greatest advantages as well as one of its greatest
disadvantages. Downtown Airdrie can position itself to stand out in contrast to
the shopping experiences offered in Calgary. It can focus on creating a small
town feeling and intimate pedestrian scale that is only possible within a smaller
community.
1.2
OVERALL VISION FOR DOWNTOWN AIRDRIE
Through the planning process and in consultation with the public, a vision was
developed for downtown Airdrie. The vision is that the downtown will become
the retail, office, residential and entertainment heart of the city. Gateway
intersections that are highly visible areas for announcing and promoting the
downtown, will welcome residents and visitors alike. The downtown will display
1
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
a more intimate relationship with street fronts, where buildings will be located
close to the front sidewalk.
Streets and parking lots will be landscaped, and most will be lined with a tree
canopy. Streetscape elements such as lighting, decorative paving such as pressed
concrete and planting will be used to create character throughout the downtown.
The streetscape will be pedestrian oriented, and will include street furniture,
pedestrian scale streetlights, wide sidewalks, planting areas and outdoor cafes.
Pedestrians and families will be encouraged to use the downtown.
Parking will be located behind buildings, in small lots, or on the street, instead of
in front of buildings. Existing parking lots will be redesigned to a pedestrian
scale, with increased planting. In the long term a number of parkades may be
developed in the core. Automobile circulation is an important consideration of
this plan and the need of business to facilitate driving customers has been
considered.
The downtown will be connected to other areas of the community by interlinking
pathways along Nose Creek. Bridges over Nose Creek will act as focal points in
the landscape. The preservation and conversion of the Agricore elevators will be
considered.
A new, multi-purpose civic centre and open space in the downtown would help
establish a downtown gathering place for the purpose of local celebrations and
downtown special events.
1.3
BACKGROUND
1.3.1
Introduction
Downtown Airdrie exists on lands that were farms less than a century ago.
Surrounded by the rolling prairie landscape, the downtown hosts commercial,
medical, and municipal services for the City. It is also a regional service centre
serving a surrounding population of approximately 46,000 people. Within
Airdrie, there is a wealth of recreational amenities, but the downtown for the most
part, lacks identity and character. A number of constraints in downtown Airdrie
were identified:
•
•
•
•
•
vehicular traffic dominates downtown streets;
unfriendly pedestrian atmosphere;
the downtown lacks an image and identity;
shopping opportunities are limited;
majority of commercial development is spread out along Main Street in a strip
mall format;
City of Airdrie
2
Downtown Area
Redevelopment Plan
July 1999
•
•
except for a few areas, the downtown contains expansive parking lots at the
fronts of buildings;
the overhead utility wires on 1st Avenue NW, no street trees, and few
storefronts, give a poor first impression.
The City recognizes that Airdrie lacks an image and identity in downtown core
and that the downtown should be strengthened to become the City’s key
commercial district with supporting activities.
1.3.2
Context
A majority of Airdrie’s workforce are employed in the Calgary area. Although
this trend is declining, Airdrie is a commuter suburb. The downtown is easily
accessible to the population of Airdrie and the larger region. Located an ideal
distance from greater Calgary (less than a half hour by car) for day visitors, there
are a number of local events that draw tourists from afar. Within the Municipal
District of Rocky View, Airdrie also serves as a service and supply centre for
rural residents and smaller towns surrounding the City. As the downtown
develops, regional transportation routes will play a critical role in the downtown’s
development.
Major gateways into Airdrie exist at the edge of downtown. Gateway points are
locations where a sense of place is realized and announced, and these highly
visible areas are opportunities for enhancement. The most important gateways are
at the Highway 2 interchanges, especially on SH 567. Other gateways exist along
Main Street at Main and First, Main and Centre and Main and Elk Hill/Ridgegate
Way intersections (see Map 1). Drivers approaching downtown along First
Avenue have a view of a church steeple, storefront commercial buildings, mature
street trees and the Agricore grain elevators. They experience a smaller scale,
more traditional small town character than those do when approaching downtown
from other directions.
View west approaching downtown along First Avenue.
3
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
SILVER
CREEK
STONEGATE
Major
6a1eHa~
Signs and char-ac.terlstlc.
str-eetsc.ape elements to
contr-Jbute to sense
of place
The City
of A irdrie
-·--·
I
s
..._
......
....-....
Olloo
*
: t--t-~:-1-;~::::::..k--J
..
DoHntoHn
Redevelopme
Area
!
Downtown
Redevelopment
Map#l
\
DoHntoHn entr-~~-----#--.-r.Fr-.---'-'--i
Hlth qateHa~
bulldlngs
LS
Ar-dr-le
sl n
•
!
,.....,.
....
... r
.
• J•
•
•
••
.
.I
I
A lr-dr-le Sign at Big
Spr-lngs Road ana
Yankee Valle~ Road and
HlghHa~ 2 Inter-change
0
100
200
250m
Qr.phlc Scala
Gateways (Context)
URB<l\.'N
SYSTEMS
c.-"9 .
Plcmog . Wdlalpt WiJclln • loail ~
4188201.1
Airdrie also has an established parks and trails system. A new Model Train Site is
being developed privately that will complement the range of recreational
opportunities available to Airdrie residents. Nose Creek is an important resource
that is an amenity to downtown. Historically, development in the downtown has
ignored the creek, and has not taken advantage of its amenity value. There is a
need for future development to consider stormwater management and the water
quality of Nose Creek.
Within the downtown core and its adjacent streets there is a lack of street trees, or
significant vegetation. Although harsh growing conditions in Airdrie make street
tree planting difficult, there is evidence, in the adjacent residential
neighbourhoods, of established shrubs and trees. In these adjacent areas,
development dates to the turn of the century, and the character is more intimate
than in the core. Existing planting contributes greatly to this feeling. Map 2
illustrates the contextual analysis of the downtown.
Currently, the downtown lacks a central gathering area that can offer
opportunities for holding civic celebrations and downtown special events.
Opportunities exist for the development of a multi-purpose civic and cultural
facility.
Implications:
™ Attractive street entranceways
could be created at key points
to the downtown.
™ The Model Railway Site may
draw a range of tourist traffic
in the summer months.
™ The existing Nose Creek Trail
is a network of linkages that
can be further enhanced.
™ There is an opportunity for the
development of a public square
/ gathering place in conjunction
with a new multi-purpose civic
centre development.
View north on Main Street near 2nd Avenue.
5
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
The City
of Airdrie
Downtown
Redevelopment
Map#2
' '-"'
r"
)
1' A/Tl!ICE
~t
NI!£~ ,
I
THE CANALS
1--~trecNTTALl
__
I
I
l
\
'--
A::O Y..<. R.c::t:Z>
Ut1/'T;J (~
UV..T7CW) .
-+--+--t\\
I
I
l
\
\
\
.r_/-:>
\. / (
0
100
200
GtaphK: Scalo
/
Context
4188201.1
2.SOm
1.3.3
Existing Land Use
The downtown has a range of uses
and services that ensures its place in
the retail, service, and hospitality
markets.
Specialty shops are
centered on Main Street and First
Avenue. The western portion of
Centre Avenue includes autorelated commercial uses, such as
repairs and gas stations. Medical
and financial services are present.
The Old Hotel dates to 1907.
Housing opportunities are available
in the downtown, and include
Fletcher’s Village, a new senior’s
housing development, and some
single-family homes. Most public uses and night activities are clustered around
the Roxy movie theatre, and include only a few restaurants and one pub at the
hotel.
Currently, a major commercial site is
proposed in the downtown expansion
area, and an expansion to Towerlane
Mall is underway. This expansion will
continue to draw vehicular traffic to the
downtown, and will include a
pedestrian linkage to Nose Creek.
Heritage homes in the downtown are being
converted to transitional commercial uses.
Industrial uses flank the eastern
limits of the downtown, and recreational and social activities occur throughout.
Map 3 illustrates the existing land uses in the downtown.
Implications:
™ A range of land-uses should be encouraged in the downtown.
™ There is great opportunity for development of vacant lands and redevelopment
of parking lots.
™ Residential uses including mixed use and multi-family developments should
be encouraged.
™ Activities that foster night use of the downtown core should be encouraged.
7
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
The City
of Airdrie
ll
"x
HW
I
Downtown
Redevelopment
"
,.
,.
,.
"
Map#3
S
0
v
office/other
single family residential
~ medium density residential
q
0
0
0
RAJLWAY ST
mixed-use/transition use
retail - general
retail -.restaurant/
q
0
lYJ
v
<i>
v
publiclmstitutional
entertainment
retail - auto related
industrial
vacant
night USC
[ ~f': related parking
0
100
200
Graphic Scale
Existin ·Land Use
4188201.1
250m
1.3.4
Circulation
Surface parking lots are highly visible throughout the downtown. Most parking
lots exist for single commercial developments, and are privately owned.
Surface parking lots are highly visible .
The downtown is easily accessible by vehicle. The major entry points to
downtown are on Main Street, First Avenue and Centre Avenue. A large portion
of the population of Airdrie lives east of the downtown, and east of Highway 2.
Major intersections include: Main and First Avenue, Main and Centre, and First
Avenue and 8th Street NW. Main Street is the primary north-south arterial
through the City.
Although historically the railway played a vital role in Airdrie, currently there is
no train service to Calgary. While in the very long term a mass transit/rail link
may be possible, in the short term the highway will continue to be the main
linkage to other destinations. Downtown is also accessible by public transit, with
bus stops on First Avenue near the corner of Main Street, and on Main Street
north of 2nd Avenue NW.
The location of the downtown in relation to the residents of Airdrie, and the ease
of access by road, rather than sidewalk, dictates continued access by automobiles
in all seasons. The downtown, however, has the potential to be very walkable. A
small portion of the downtown has storefronts adjacent to the sidewalk, and many
residents walk along all parts of Main Street. A number of shops are within
walking distance of other services and restaurants, and the Nose Creek pathway
provides an alternate primary pedestrian route in the downtown. Certain
intersections have potential for pedestrian-vehicular conflicts. These areas
include the unsignalized crosswalks on Main Street in front of Towerlane Mall
and in front of the Health Centre. Map 4 illustrates existing downtown
circulation.
9
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Implications:
™ Several key intersections
provide
opportunity
to
establish an entryway to the
downtown.
™ The number of surface
parking lots should be
reduced and a strategy for
the conversion of surface lots
to parking structures and new Some pedestrian crosswalks on Main Street result
mixed-use
buildings
is
in pedestrian and vehicular conflicts.
recommended.
™ Parking design standards and screening are required.
™ On-street parking is encouraged.
™ Parking should be internalized in new development.
™ All pedestrian routes should be enhanced with areas of pedestrian refuge, and
tree or shrub plantings.
10
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
1.3.5
Views and Key Activity Nodes
From many downtown streets, striking views of the rolling prairies and the grain
elevators are present. The road slope of 1st Avenue NW creates enclosed views of
the street and adjacent buildings near the United Church. Road geometry also sets
up terminal viewpoints. For example, 1st Street NW heading south terminates at
the blank, windowless wall of Towerlane Mall. In addition, the jog in Centre
Avenue heading west, sets up another view terminus. Opportunities for a visual
landmark building or feature at these locations would help create an image and
identity in the downtown.
View terminus of 1st Street NW at a blank wall on Towerlane Mall.
Key nodes of activity are dispersed throughout the downtown. Community uses
include the Health Centre, the Post Office, the Library, places of worship, and the
Municipal offices. These destinations draw people to downtown, as do the
financial institutions and medical offices. Towerlane Mall and Main Street
Square plaza offer a range of shops
and services including a Safeway
and Super Value grocery store. The
cinema and fast-food restaurants
provide some entertainment options
in the downtown. The existing
variety of destinations encourages a
wide user group for the downtown,
although it is very common for
residents to drive to Calgary for
alternate recreational, social and
Restaurants encourage night use
entertainment opportunities.
of the downtown.
12
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Implications:
™ Views should be carefully incorporated into a new development.
™ Terminal viewpoints should be emphasized.
™ Future development should encourage a range of uses for that support day,
evening, and entertainment activities.
Map 5 illustrates key nodes and views in the downtown.
13
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
1.3.6
Characterization
The downtown is a study in contrasts
between old and new, between mall shopping
and small scale residential areas, and between
large expanses of asphalt and isolated stands
of street trees. A few locations in the
downtown provide a streetscape reminiscent
of small town Airdrie. For example, on the
east side of Main Street near 1st Avenue NW
storefronts are located at street edge. Except
for a few areas, however, the downtown is
largely contains parking lots adjacent to the
street. A better first impression could be
created by enhancing vegetation and bringing
commercial storefronts to the sidewalk.
Pedestrian oriented streetscape along
Main Street near 1st Ave NW.
Main Street and the Grain
Elevators provide a hint of an
historical context. The Iron Horse
Restaurant, Library, and Health
Centre
are
new
character
buildings. Existing vacant lots,
and parking lots provide the
opportunity for the development
of new character buildings in the
downtown.
The Agricore elevators help establish a sense
of place in the downtown.
15
Map 6 illustrates existing
downtown characterization.
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Wishes Coffee House on 1st Street NW, the turn of the century storefronts on
Main Street, the Nose Creek pathway with its’ pedestrian bridge, tree plantings
and linkages to parks north and south of the downtown are attractive landscape
features.
Implications:
™ Vegetation on the sidewalks and boulevards could help soften the downtown
and provide a more amenable microclimate.
™ Development of design guidelines could benefit the establishment of a special
character for Airdrie.
™ Parking lot redevelopment offers potential to establish a vibrant pedestrianoriented downtown.
1.4
CONCEPT PLAN FOR DOWNTOWN ENHANCEMENT
The vision for downtown Airdrie is to create a unique environment that reflects
Airdrie’s small town character, encourages pedestrian movement and helps create
successful business operations.
One of the primary goals of this plan is:
“To establish a strong sense of place that reflects Airdrie’s image and identity,
and small town character.”
The concept plan for downtown enhancement is illustrated on Map 7: Downtown
Redevelopment Concept Plan. Downtown Airdrie is very diverse in its form and
character. It contains a range of built form and streetscape types, which in turn
creates places that have very different character from each other. This section of
the introduction is intended to provide a detailed overview of how the policies of
this plan and the enhancement concept plan will affect individual areas in the
downtown. As illustrated on Map 8: Downtown Character Areas, downtown has
been broken down into six different areas, and the concept for each area has been
described as follows.
17
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
1.4.1
Character Area 1 – Main Street
This area includes the block of Main Street from 1st Avenue NW south to Centre
Avenue. The concept for this block is to draw strongly upon existing strengths.
The east side of Main Street reflects Airdrie’s historic small town character with
storefronts brought to the front property line. This area is a strong core area and
can be considered as a spring board for the gradual pedestrianization of the rest of
the downtown.
The following are the
key policy directions and
streetscape
improvements that are specific to
this area:
•
gateway treatment at
1st Avenue and Main
Street involving
signage, vegetation
and enhanced
pedestrian crossings
at this intersection;
•
enhanced street
environment,
including street trees,
people friendly
sidewalks, street
furniture, lighting,
etc.;
Streetscape east side Main Street
•
gateway treatment at Centre Avenue and Main Street similar to the gateway at
1st Avenue but with the additional purpose of directing pedestrians down
Centre Avenue. The story telling of Airdrie’s history on text panels is an
opportunity at gateway locations;
20
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
1.4.2
•
in the short-term, the utilization of the open space created by the building
setback at the corner of 1st Avenue NW and Main Street. In the long-term,
when this building redevelops it is important to pull it to the front street edge
and treat it like a landmark building;
•
retain storefronts at front property line along east side of main street.
Character Area 2 – Centre Avenue
Centre Avenue will evolve into a special place. Following Centre Avenue from
Main Street to the CP Rail tracks, the area will be devoted to the needs of people.
The area includes the vacant lands on the east side of the tracks and on the west
side of Nose Creek. This area is proposed to be the civic core of the downtown
with a new civic centre and a public open space. The open space at the terminus
of Centre Avenue will provide a location for downtown festivals and events as
well as a place for people to gather. Given the family orientation of the City, the
provision of a play area and other facilities for children is strongly encouraged.
West view on Centre Avenue
Centre Avenue will eventually play a critical role in the downtown circulation
network. Lands to the west of the CP tracks have been identified for the purpose
of downtown expansion. An additional rail crossing will be necessary in order to
join the old downtown to developing lands to the west. It is therefore anticipated
that Centre Avenue and Towerlane Drive will cross the tracks to connect with
City of Airdrie
21
Downtown Area
Redevelopment Plan
July 1999
Railway Street. Opportunities to enhance the future railway crossing, by
incorporating wrought iron detailing and heritage interpretation panels, should be
considered.
The following are the key enhancements recommended for this area:
•
•
•
•
•
•
•
Centre Avenue is important for both pedestrian and vehicular circulation,
Centre Avenue will be the primary pedestrian oriented connection between the
existing downtown and the new downtown to the west of the tracks;
pedestrian movement should be strongly encouraged between the new and old
downtown along Centre Avenue;
Centre Avenue will be developed to include crosswalks, enhanced sidewalks,
street trees, street furniture, and pedestrian oriented lighting, etc.;
storefronts should be oriented to Centre Avenue and brought to the front
property line;
any building walls that face Centre Avenue must include a high degree of
visual interest for pedestrians including windows, facade details, roof
articulation, etc.;
the area at the terminus of Centre Avenue provides an opportunity for the
development of a civic centre and open space for downtown festivals and
events;
opportunities for highlighting the importance of the railway should be
explored.
City of Airdrie
22
Downtown Area
Redevelopment Plan
July 1999
1.4.3
Character Area 3 – First Avenue
This area includes the linear strip of First Avenue from Main Street to 8th Street
SW. At present, this area contains the only downtown railway crossing. The
future character of 1st Avenue will largely be determined by the implementation
of the First Avenue North Detailed Design Plan. Wide sidewalks, on-street
parking and streetscape improvements will be required. In order to achieve this,
rights-of-way must be acquired to facilitate road widening.
View west on 1st Avenue NW, west of Rail Crossing
First Avenue will evolve into an intimate pedestrian environment. A broad range
of commercial, office and mixed use commercial uses would be appropriate.
Uses oriented to residents convenience needs are also considered appropriate.
The following are the key enhancements proposed for the area:
•
where possible, the street environment should be enhanced including
sidewalks, vegetation, street furniture and pedestrian oriented lighting;
•
pedestrian connections to Fletcher Park and Nose Creek should be
encouraged;
•
a new bridge structure over Nose Creek is proposed and should be designed
to act as a focal point;
23
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
•
1.4.4
the intersection of 1st Avenue NW and 8th Street will be enhanced as a
gateway to the downtown. Buildings on the corners will be strongly
encouraged to conform to the design guidelines contained in this plan.
Character Area 4 – Redevelopment Area
This area includes land bounded by 1st Street SW and Main Street and 1st Avenue
NW to the north and just before the Towerlane Mall to the south.
Character Area 4
The vision for this area is to encourage a pedestrian environment to flourish. The
transition of residences along 1st Street SW to commercial uses is encouraged and
an opportunity exists to market 1st Street as a unique area. The redevelopment of
the existing auto oriented mall environment in the southern half of the character
area provides an exceptional opportunity. It is envisioned that the existing mall
parking lot could be redeveloped to become an urban street with decorative
paving, planting, lighting and cafes.
24
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
The
following
are
the
key
enhancements proposed for the area:
Pedestrian Oriented Streetscape
1.4.5
•
redevelopment of existing parking
lot areas to an urban street
environment with a definite
pedestrian focus. Parking should
be oriented to the sides or rear of
buildings and on-street parking
stalls will be incorporated into the
streetscape design;
•
the redeveloped street environment
can accommodate efforts to calm
traffic, as the area does not contain
major or arterial roads.
Character Area 5 – The Mall
This area includes all lands abutting Main Street from the alignment of 2nd
Avenue S to Ridgegate Way. As described earlier, this area is characterized by its
large surface parking areas.
Surface Parking at Towerlane Mall
25
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
The enhancement vision for this area is to reduce the quantity of surface parking
and to enhance the visual quality of the remainder. Parking structures will be
encouraged. The goal is to create a place that facilitates pedestrian movement as
well as accommodating the automobile. Renovations to Towerlane Mall offer an
opportunity to enhance the area’s character. A new entry could be brought to
Main Street and new development or facades oriented to Nose Creek are
encouraged.
The following are the key enhancements proposed for the mall area:
1.4.6
•
pedestrian crosswalks are proposed at key locations across Main Street;
•
surface parking lots should be redesigned with a focus on pedestrian use;
•
vegetation will be used to enhance the pedestrian environment along Main
Street and in parking lots;
•
on-street parking on Main Street will be encouraged;
•
Towerlane Mall renovations will be encouraged. The front facade could be
brought to the Main Street edge and the rear facade could be enhanced along
the Nose Creek Trail;
•
parkade structures will be encouraged in place of surface parking;
•
a downtown gateway is proposed at Main Street and Ridgegate.
Character Area 6 – The New Downtown
This area includes lands bounded to the east by the rail tracks, to the west by 8th
Street SW, to the north by 1st Avenue and to the south the quarter section line of
Section 12-27-1-5. The existing features in this area are the Nose Creek pathway
and the model railway site.
The enhancement goal for this area is to create a new commercial area with a
wide range of uses. The area must have a strong pedestrian focus and ‘sense of
place’.
There is a significant opportunity to connect the two halves of the downtown by
linking Railway Street with Centre Avenue and Towerlane Drive over the tracks.
The connections between the old downtown and the new downtown are crucial to
creating a unified downtown. Railway Street will evolve into a pedestrian
oriented “Main Street”, with storefronts at the front property line.
Opportunities exist for encouraging a broad range of uses from
educational/institutional, multi-family residential and larger footprint commercial
uses.
26
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
The current trend of commercial ‘power centres’ is not the urban design goal for
this area. While a broad range of commercial, office, institutional, and residential
uses are encouraged, an alternate layout with a strong urban form is expected to
evolve. A pedestrian orientation with a village commercial ambiance is the
primary goal for this area incorporating on-street parking and speed controls.
While it is difficult to regulate good urban design, some important design
objectives for the new downtown include:
•
encouraging stronger internal
pedestrian and vehicular access.
Secondary shops (those that
survive as a spin-off of an anchor
store) could be configured as a
functional 'Main Street', with
sidewalks and on-street parking;
Village Commercial Ambiance
•
strong street connections should be developed between adjacent residential
neighbourhoods and the new downtown (i.e. extend streets from surrounding
residential areas into the commercial site);
•
bring store fronts to the front of the property along collector roads;
•
locating anchor stores closer to intersections, with required site parking to the
rear;
•
locating office sites at corners, in order to provide a market for commercial
uses, and to encourage opportunities for shared parking;
•
a range of uses from educational, institutional, commercial, etc. will be
encouraged;
•
access will be restricted on 8th Street SW and on 1st Street N.W.;
•
prior to subdivision and development, an outline plan illustrating traffic and
pedestrian circulation and site access should be prepared for the vacant lands;
•
emphasis should be placed on making Railway Street very pedestrian oriented
with on-street parking, an enhanced street environment, and storefronts
brought to the front property line;
•
all development should strive to create village commercial ambiance;
•
an additional at grade railway crossing connecting Railway Street with Centre
Avenue and Towerlane Drive should be explored.
27
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
1.5
PLAN BOUNDARIES
The Downtown Area Redevelopment Plan (DTARP) contains those lands as
indicated in Map 9: Plan Boundary. The DTARP identifies policy direction for
both new development and redevelopment within the downtown plan boundaries.
1.6
STATUTORY REQUIREMENTS
The Downtown Airdrie Area Redevelopment Plan sets out comprehensive land
use policies and development criteria that will help guide the future of the
downtown. The DTARP supplements the City of Airdrie Municipal Development
Plan and the City of Airdrie Land Use Bylaw by giving a policy context from
which planning and development decisions can be made. This DTARP will also
provide guidance for undertaking actions and programs relating to the downtown.
Every Area Redevelopment Plan must be consistent with the requirements of the
Act. Section 635 of the Municipal Government Act states that an Area
Redevelopment Plan must describe:
(i)
(ii)
(iii)
(iv)
(v)
the objectives of the plan and how they are proposed to be achieved;
the proposed land uses for the redevelopment area;
if a redevelopment levy is to be imposed, the reasons for imposing it,
any proposals for the acquisition of land for any municipal use, school
facilities, parks and recreation facilities or any other purposes the council
considers necessary; and
may contain any other proposals that the council considers essential.
28
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
1.7
PLAN GOALS
The goals of the Downtown Area Redevelopment Plan (DTARP) have been
derived from the City of Airdrie Municipal Development Plan, the City of Airdrie
Marketing Plan, and public feedback during the DTARP plan preparation process.
Downtown Area Redevelopment Plan Goals:
1. To ensure that downtown Airdrie functions and evolves as the primary
commercial, business and entertainment area in the City of Airdrie.
2. To encourage high quality visual character of buildings, public spaces,
landscaping and open spaces.
3. To establish a strong sense of place that reflects Airdrie’s image and identity,
and small town character.
4. To enhance the downtown to make it more hospitable for residents and
visitors, and make it more prosperous for business owners.
30
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
PART 2 - PLAN POLICIES
The policies and direction provided within Section 2 are general and apply to all areas of
the downtown.
2.1
COMMERCIAL LAND USE AND DEVELOPMENT POLICIES
2.1.1
Preamble
Arriving into downtown along 1st Avenue provides a unique experience. Views
of the church steeple, storefront commercial buildings, mature trees, and the
Agricore Grain Elevators, help create a smaller scale, more traditional small town
character than experienced when approaching downtown from other directions. It
is this small town character that the downtown aspires toward.
The downtown has a range of uses and services that ensures its place in the retail,
service and hospitality markets. Medical and financial services are also present,
as are rental residential units, single-family homes and a medium-density senior’s
residential development at Fletcher Village.
The City’s Municipal Development Plan and Marketing Strategy refer to Airdrie
as a family oriented community. The downtown should also aspire to consider
the needs of family and children within its downtown. For example, pedestrian
safety and passive and active recreation areas are important planning concerns.
The downtown should be a place where a range of services is provided. The
urban environment can be an attraction in and of itself. Ensuring that the
streetscape and building facades are well designed will help promote an image
and identity in the downtown.
2.1.2
Objectives
1)
To ensure that downtown Airdrie is the commercial, retail, office, residential,
entertainment and civic centre of the City.
2)
To encourage high quality design through the built form, streetscapes,
parking facilities and landscaping.
3)
To encourage the redevelopment of Downtown Airdrie into a more
traditional downtown that includes street-oriented commercial and retail
activities, pedestrian scale street use, traffic calming, civic uses and on-street
parking.
31
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
2.1.3
Policies
Land Use
Wide Range
(a) A wide range of retail, service, tourist commercial,
professional, office, entertainment uses are encouraged
throughout the downtown.
Groundfloor
Commercial
(b) In order to facilitate a lively street environment,
commercial uses are strongly encouraged on the ground
floor of development within the downtown.
Office Uses
(c) Public or private office developments are strongly
encouraged to locate on the second storey throughout
the downtown. Office uses mixed with ground floor
commercial are encouraged.
Auto Uses
(d) Automobile repair and maintenance uses should
generally be discouraged from locating in the
downtown. When they are located in the downtown,
these uses must meet a set of locational and operational
criteria as established in the Land Use Bylaw.
32
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
CBD Expansion
(e) Central Business District expansion shall occur to the
west of the CP Rail line, east of 8th Street, south of 1st
Avenue NW as illustrated in Map 10: Downtown
Expansion Area.
Concept Plan
(f) Prior to subdivision and development, a comprehensive
concept plan(s) shall be required for the Downtown
Expansion Area that demonstrates consideration for the
following:
• the policies and design guidelines of this plan;
• shared vehicular access and internal site circulation;
• pedestrian orientation of buildings and streetscapes;
• top of bank for Nose Creek and appropriate
development setbacks;
• flood mitigation;
• linkages to the old downtown and the Nose Creek
Pathway;
• public access to Nose Creek.
Non-Conforming
Industrial Uses
(g) Non-conforming industrial uses are encouraged to
relocate to other areas of the City.
Mixed Use
(h) Commercial / residential mixed use development will be
encouraged provided the residential component is
located to the rear of the store front or above the ground
floor.
Development
Design Guidelines
(i) All new commercial development and redevelopment
shall demonstrate consistency with the design guidelines
included in Part 4 of this plan.
Street Edge
(j) All commercial development should provide a quality
street edge by bringing the structure to the front
property line. If development is not brought to front
property line, improvements to the pedestrian
environment shall be required.
Height
(k) The height of all development in the Central Business
District shall not exceed 15 metres or three stories in
height.
33
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Flood Proofing
(l) Where flood proofing mitigation measures are required
they shall be approved by Alberta Environmental
Protection and the City of Airdrie.
Gateway
Intersections
(m) At downtown gateway intersections illustrated on Map
7, and on sites that act as a terminus to a street,
architecture that meets the criteria, as established in the
Design Guidelines in Part 4, shall be strongly
encouraged.
Facades
(n) Building facades are encouraged to relate in a positive
fashion to the pedestrian environment. Large expanses
of blank wall that face a street or parking lot without
relief or articulation shall not be permitted.
Signage
(o) Signage can play a major role in the enhancement of the
downtown, therefore all commercial signage shall
conform to the requirements of the design guidelines.
Streetscape
Improvements
(p) The City, in cooperation with area landowners and
merchants, are encouraged to undertake streetscape
enhancement projects throughout the downtown in
accordance with this plan.
35
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
2.2
RESIDENTIAL LAND USE AND DEVELOPMENT
2.2.1
Preamble
Residential uses are a key ingredient of a successful downtown. Encouraging a
strong residential component will bring people to the downtown at all times of the
day and night and this will make the downtown feel safer. A resident population will
benefit local business by providing a market for business, and will benefit the
municipality by helping create a safe and active downtown.
2.2.2
2.2.3
Objectives
1)
To encourage a variety of residential uses in the downtown.
2)
To create a dynamic, vital environment in the downtown by encouraging a
resident population.
Policies
Mixed Use
(a) Mixed use commercial / residential uses are encouraged
within the downtown provided that the residential
component is located to the rear of the commercial store
front or on the upper stories.
36
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Residential
Development
(b) Residential developments may be considered
appropriate for the downtown, provided that the
following criteria are addressed:
− development is encouraged to provide a street
orientation with parking located to the rear;
− development shall provide pedestrian linkages to
adjacent commercial areas;
− flood mitigation;
− residential development will be encouraged adjacent
to the Nose Creek pathway, while facilitating public
access to the pathway;
Density
Design Guidelines
− residential development shall not be encouraged
where it is considered by Council that the size and
scale compromises the long term commercial role of
the downtown.
(c) Residential densities should be limited to 10 to 30 units
per acre.
(d) Residential development shall demonstrate conformity
with design guidelines provided in Part 4 of this plan.
37
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
2.3
PARKING
2.3.1
Preamble
The downtown is easily accessible by vehicle and contains a large number of surface
parking lots. Much of the downtown is covered by privately owned surface parking
lots, most of which exist only for single commercial developments. Throughout the
downtown, access and parking must be reordered so that site access is reduced to a
few key locations and on-site parking is visually and physically separated from the
street. Successful downtown revitalization will require a consistent commitment to
the safe integration of pedestrian and vehicle movement. Parking lots should be
redesigned to include defined, safe pedestrian routes and landscaping.
MID−BLOCK PEDESTRIAN LINKAGES TO AMENITIES
38
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
It is a general goal of this plan to encourage a more pedestrian oriented environment
in the downtown. Placing large expanses of surface parking in the front of
commercial buildings is an efficient orientation for the automobile, but creates a less
intimate environment for pedestrians.
The City of Airdrie prepared a parking strategy in 1989 that concluded that
downtown Airdrie does not have a sustained period of high occupancy parking, and
therefore parking appears to be adequately supplied. The study concluded that
parking use is heavily concentrated along 1st Avenue NW, with secondary clusters of
activity along the west side of Main Street and along Centre Avenue. The Civic
Administration building, Post Office and some services generate a high demand for
both short stay and employee parking.
The study highlighted a number of issues and parking concerns:
•
•
•
•
•
•
•
2.3.2
utilization of on-street parking generally does not comply with posted time
restrictions;
strict enforcement of the time regulations would be necessary in order for the
system to operate effectively, by providing on-street stall turnover, and serving
the intended market;
metered parking should be implemented in key areas along 1st Avenue (between
1st Street and Bower) and along Main Street (between 1st Avenue and Centre
Avenue);
shared parking can be utilized in order to reduce parking requirements;
the establishment of a separate parking authority is not warranted in the short
term;
parking standards of the land use bylaw should be reviewed;
the adoption of a cash-in-lieu payment system is encouraged.
Objectives
1)
To ensure that the City’s parking regulations do not have a detrimental effect
upon urban design in the downtown.
2)
To ensure that parking areas are planned and designed for pedestrian use.
39
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
2.3.3
Policies
Land Use Bylaw
(a) The City will amend the parking provisions of the Land
Use Bylaw in order into encourage property owners to
enhance their existing parking facilities for pedestrian
use or to encourage surface parking to the rear of
buildings.
Parking Strategy
(b) The City should endeavor to review and update the 1989
Downtown Parking Strategy, particularly in regards to
the development of a parking inventory and projected
parking requirements, and the establishment of a cashin-lieu rate, parking meters, parking facilities/parkades,
on-street enforcement and the implementation of a
parking authority.
Parking Location
(c) In order to encourage a more attractive environment, onsite surface parking facilities should be internalized or
provided at the back or side areas of new development.
Surface parking located to rear of building
40
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Rear Parking
Required
(d) In the areas identified on Map 11, all on-site parking
shall be accommodated in the rear or side yards, and the
building should be brought forward to the front property
line.
On-Street
Parking
(e) In order to reduce reliance upon on-site parking and
reflect a more intimate character, on-street parallel or
angled parking is highly encouraged, except where
street widths restrict space availability.
Angle Parking
(f) On-street angled parking should be defined with
decorative paving and planting features.
Pedestrian Link
(g) On-site parking areas located in the rear yard should be
linked to the front commercial street through pedestrian
pathways.
Screening
(h) Use of berms, shrub beds, low walls, and decorative
fences should be used to screen and soften the views of
parking lots.
Parking Facility
Design
(i) All parking facilities shall be designed with special
attention to pedestrian comfort and safety and in
accordance with the design guidelines outlined in Part 4
of this plan.
Existing Lots
(j) Owners of existing parking lots are encouraged to
upgrade their lots by softening views and incorporating
pedestrian elements
41
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
2.4
TRANSPORTATION AND CIRCULATION
2.4.1
Preamble
The downtown is easily accessible to the population of Airdrie and the larger region.
The major entry points to downtown are Main Street, 1st Avenue and Centre Avenue.
Several key intersections such as Main and First Avenue, Main and Centre Avenue,
and 1st Avenue and 8th Street NW have the potential to establish a sense of entry to
the downtown. The location of the downtown in relation to the residents of Airdrie,
and the ease of access by road rather than sidewalk, dictates that access by
automobile will remain a dominant form of transportation. The downtown, however,
does have the potential to be walk-able. Many residents walk along Main Street and
many shops are located within walking distance of other services and restaurants.
The Nose Creek pathway provides a primary pedestrian route through the downtown.
Intersections where these pedestrian vehicle conflicts occur include the unsignalized
crosswalks on Main Street in front of the Towerlane Mall and in front of the Health
Centre.
As identified in the Transportation Study Update (1998), the major traffic arterials
through the downtown are Main Street and 1st Avenue NW. The Transportation
Study identified both 1st Avenue NW and Main Street as four-lane, urban, undivided,
arterials. The First Avenue Design Plan concluded that 1st Avenue NW does not
warrant an underpass of the rail tracks as had previously been planned and will be
constructed as a four lane, undivided road with potential for on-street parking.
First Avenue NW provides the only vehicular railway crossing between SH 567 and
Big Springs Road. The Transportation Study Update (1998) concluded that 1st
Avenue NW does not have efficient arterial spacing between SH 567 and Big Springs
Road. A more efficient spacing was identified as Arterial A located midway between
Big Springs Road and SH 567 as identified on Map 12.
Without special attention to automobile and pedestrian circulation, the downtown
could evolve into a series of disjointed areas, none of which connect to each other in a
coherent fashion. As identified in the First Avenue Area Redevelopment Plan (1990),
a secondary access between the new downtown area to the west of the CP Rail tracks
and existing downtown is necessary. A level crossing of the railway linking Railway
Street with Centre Avenue was identified, in order to provide adequate traffic
circulation and secondary access to the CBD. As a result of 1st Avenue NW role as a
major traffic arterial and required underpass of the rail tracks, its role in providing a
satisfactory pedestrian linkage between the old and new downtown is limited. The
utilization of a level crossing linking Railway Street with Centre Avenue becomes
increasingly important, in order to preserve a more intimate and pedestrian oriented
quality in the downtown. This opportunity should be examined in greater detail.
43
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
In the long term, 8th Street SW will play an important role in providing access to the
new downtown. Full turn access to internal roads will be limited and direct access to
development will be restricted. It is anticipated that right in / right out access points
may be permitted to 8th Street SW, provided the impact on traffic flow and safety are
not compromised. Consideration should also be given to linking the residential lands
to the west of 8th Street SW to the new downtown, by the use of shared intersections.
As stated in the Municipal Development Plan, serious consideration should be given
to developing a commuter trail link to the City of Calgary. It was reported in the
MDP that the City of Airdrie is ideally located to establish a light rail transit link with
the City of Calgary. This plan recommends that an optimum location for the transit
terminus station could be in the vicinity of the downtown.
2.4.2
2.4.3
Objectives
1)
To promote a pedestrian oriented transportation system.
2)
To encourage the use of the downtown as a hub of transit activities.
3)
To ensure strong linkages for pedestrians and automobiles between the
existing downtown and developing areas.
Policies
Road Network
Road Hierarchy
(a) Map 12: Long Range Transportation Roadway Network
illustrates the downtown road hierarchy.
First Avenue NW
(b) First Avenue NW will become a major east-west arterial
and future road widening may be required. At the
direction of the City Engineer, setbacks and boulevards
will be required, in order to accommodate future road
widening.
Railway Crossing
(c) At such time as an underpass is constructed at 1st
Avenue NW, the City will incorporate public art, high
quality urban design, and pedestrian elements into the
underpass design.
46
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
New Level Rail
Crossing
(d) In order to facilitate adequate traffic circulation between
older areas of the downtown and developing areas to the
west, a level crossing of the railway should be
developed, in cooperation with relevant authorities,
linking Railway Street with Centre Avenue and
Towerlane Drive.
Limited Direct
Access
(e) Direct property access off 1st Avenue NW and 8th Street
SW shall be limited. Minimum separation distances
between full turn intersection centrelines shall be
required in accordance with City of Airdrie standards.
Outline Plans
(f) Prior to subdivision and development, an outline plan
will be required for development proposed adjacent to
1st Avenue NW, in order to address site access and
development setbacks.
Streetscape
Enhancement
(g) Council and downtown landowners are encouraged to
cooperate to implement streetscape improvements.
Streetscape
Character
(h) Where landowners have been required to implement
streetscape improvements resulting from subdivision or
development, those improvements shall continue the
same elements and character as established by the City
of Airdrie through this plan.
Multiple Use
(i) All streetscape design and private areas adjacent to
public rights of way must promote a safe and
comfortable environment for non-motorized users,
including cyclists and pedestrians.
8th Street SW
(j) As subdivision and development occurs in the West
Airdrie area adjacent to the downtown, developers shall
be required to install pedestrian crosswalks of 8th Street
S.W. in order to ensure safe pedestrian circulation to the
new downtown.
47
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Traffic Calming
(k) Methods of reducing traffic
speeds
and
improving
conditions for non-motorized
street users throughout the
downtown are considered
appropriate, and should be
incorporated
into
street
design.
Traffic calming – curb
extensions on a narrow street
Public Transit
Transit Node
(l) The downtown shall remain the focal point for all transit
routes within the City and inter-city commuter transit.
Transit Facility
(m) A multi-purpose commuter transit facility should be
provided for in the downtown. The facility should
provide bus transfer and future rail transit facilities.
Transit Facility
Development
(n) Development of the transit facility should encourage
pedestrian movements into the downtown as well as
accommodating vehicle parking and passenger drop off
areas.
Pedestrian Circulation
Pedestrian
Emphasis
(o) The City, in cooperation with landowners, will create a
safe, pleasant pedestrian friendly environment
throughout the downtown. Including but not limited to
the following:
•
•
•
wide sidewalks should be extended throughout
downtown;
pedestrian pathways should connect the downtown
to Fletcher Park and to Nose Creek;
new development should reflect a pedestrian scale.
48
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Downtown
Connections
(p) The City will investigate the feasibility of facilitating
pedestrian connections across the rail tracks at 1st
Avenue NW and Railway Street, in order to encourage
pedestrian movement and connection between the
existing downtown and new development west of the
tracks.
Accessibility
Accessible
(q) The City will ensure that all civic and public facilities
are accessible to persons with special needs, and that
downtown streetscape enhancements include dropped
curbs.
Other
Developments
(r) Public and private sector developments will be
encouraged to make their facilities accessible to persons
with disabilities.
49
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
2.5
OPEN SPACE
2.5.1
Preamble
Open Space is an important element in the creation of a successful downtown. The
Nose Creek park system is an important amenity for both area residents and business
operators. Historically, development in the downtown has ignored the importance of
the creek, and has not taken advantage of its amenity value. The treatment of Nose
Creek through the downtown is anticipated to include enhanced lighting and
decorative paving areas. Business operators will have the opportunity to develop
creekside cafes and restaurants. In addition, retail operators could utilize the Nose
Creek area for sidewalk sales and farmers markets. The treatment is anticipated to be
more urban in character, rather than the naturalized environment that occurs on the
remainder of the Nose Creek pathway system. Development setbacks will be
determined at the time of subdivision or development, in consultation with Alberta
Environmental Protection. The City will require that developers address stormwater
management, in order to assist in the preservation of Nose Creek. Future
development adjacent to the creek will ensure that public access is facilitated, and that
outdoor lighting is provided to enhance safety and aesthetics.
A central civic gathering place has been incorporated into the concept plan at the end
of Centre Avenue. This area is intended to serve as a place for people to gather. An
open space area at this location could serve as a community focal point for events,
festivals and performances. A multi-purpose civic facility, integrated with the design
of the civic gathering place, could be an opportunity for the downtown.
2.5.2
Objective
1)
To ensure that open spaces are enhanced and provided throughout the
downtown.
2)
To ensure that the Nose Creek pathway is maintained and public access to the
creek is secured.
3)
To consider the establishment of a downtown focal point for public leisure
oriented to families, and downtown festivals, events and performances.
50
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
2.5.3
Policies
Civic Open
Space
(a) A civic open space is proposed at the end of Centre
Avenue. This area should provide adequate space for
community events, festivals and active and passive
recreational activities oriented to children.
Environmental
Reserve
(b) Environmental Reserve shall be dedicated for a
minimum width of six (6) metres adjacent to Nose
Creek at the time of subdivision.
Municipal
Reserve
(c) Full reserves should be taken as land or cash in lieu,
where appropriate at the time of subdivision, in order to
incorporate a civic open space adjacent to Nose Creek
and at the end of Centre Avenue.
Development
Setbacks
(d) Development setbacks adjacent to Nose Creek will be
determined in future concept plans, and in consultation
with Alberta Environmental Protection and the City of
Airdrie.
Nose Creek
Treatment
(e) The physical treatment of Nose Creek through the
downtown is anticipated to be urban in character, with
opportunities for decorative pathway lighting, and the
incorporation of outdoor patios adjacent to the creek.
Nose Creek
Formalization
(f) Formalization of the Creek banks or bed shall be
considered in conjunction with Alberta Environmental
Protection.
Redevelopment
Levy
(g) In accordance with the provisions of the Municipal
Government Act, the possibility of a redevelopment
levy may be investigated, including the costs of
imposing a redevelopment levy. The levy could be
taken for land for the Nose Creek Pathway, and land for
the development of a civic open space and gathering
area at the end of Centre Avenue.
Fletcher Park
(h) The City will require all development along 1st Avenue
NW to incorporate pedestrian connections from Fletcher
Park to the downtown.
Development
Requirements
(i) The City will require all development adjacent to Nose
Creek pathway to provide pedestrian linkages to the
pathway, and, where possible, orient store windows and
doorways to the pathway. Buildings will not be
permitted to incorporate blank facades facing the
pathway.
51
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Stormwater
Management
(j) The City will require all development to address
stormwater management during the subdivision and
development process.
2.6
HISTORIC PRESERVATION AND CHARACTER
2.6.1
Preamble
There are only a few locations along Main Street where storefronts come to the front
street edge in a fashion reminiscent of Airdrie’s original small town character.
Generally, the downtown has only scattered elements of its original small town
character.
The buildings on the east side of Main Street and the Agricore grain elevators provide
some historical context. In addition, the Old Hotel (1907) located at Centre Avenue
and Main Street is a significant heritage structure. The converted heritage homes in
the Central Business Transition District and residential homes adjacent to the
downtown also provide historical context. The water tower was also identified as a
significant landmark adjacent to the downtown. Community groups are currently
discussing a range of opportunities for the water tower including upgrading and
relocation to the highway.
The Agricore grain elevators have been identified as a significant visual landmark in
downtown Airdrie. The adaptive reuse of these elevators is considered a positive step
toward the preservation of Airdrie’s agricultural heritage as well as providing a
striking visual landmark. The concept plan identifies the Agricore grain elevator area
as having potential for a future transit node location.
One of the key elements in
enhancing Airdrie’s downtown is
to preserve historical elements
that
remain,
and
create
opportunities to enhance Airdrie’s
small town character through
historical interpretation, and the
recreation of a small-town
oriented streetscape.
Another
element of Airdrie’s heritage, as
identified within the Marketing
Strategy
(1999),
was
the
importance of the railway to
Airdrie’s development.
52
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Historically, the railway was the focal point of the community. Steam trains would stop
in Airdrie to take water from Nose Creek. This plan recommends reflecting Airdrie’s
railway heritage throughout the downtown in the details of streetscape enhancement.
This could include wrought iron detailing, and other characterizations in lighting and
street furniture.
2.6.2
2.6.3
Objectives
1)
To encourage the incorporation and interpretation of Airdrie’s history to the
enhancement of the downtown.
2)
To ensure historic elements, such as structures, are preserved and urban
design features reflect Airdrie’s heritage.
Policies
Historic
Preservation
(a) Building owners are encouraged to preserve and
enhance their heritage structures.
Grain Elevators
(b) The City may consider the feasibility of maintaining and
re-using the historic grain elevators.
Street Naming
(c) Historic names should be incorporated into the naming
of streets, in the downtown expansion lands.
Historic
Interpretation
(d) The interpretation of Airdrie’s history is encouraged at
key locations throughout the downtown including the
grain elevators, civic open spaces and pedestrian
crossings of the railway tracks.
Heritage
Character
(e) The City encourages the enhancement or creation of a
heritage character with new development through
architectural design and building signage, and with
improvements to the street environment through
heritage street signs, heritage style streetscape
improvements and interpretive programs.
53
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Incentives
(f) The City may consider the preservation of historic
character buildings by considering various incentives to
encourage the re-use of existing structures. Such
incentives should include:
i) relaxation of specific Land Use Bylaw provisions
related to use, parking, yard, or setback
requirements;
ii) transfer of density for significant sites.
54
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
2.7
COMMUNITY FACILITIES AND INSTITUTIONAL USES
2.7.1
Preamble
The concept plan for the enhancement of Airdrie’s downtown, as illustrated on Map
7, encourages the incorporation of a community college, and recreational facilities.
The existing public library is located at the southern portion of Main Street. A multipurpose civic centre that provides for a range of community and cultural activities is
considered appropriate at the end of Centre Avenue. This multi-purpose civic centre
should be designed as an integral element to the gathering place proposed for the
same area.
In the future there may be a need for additional firehalls.
2.7.2
Objective
1)
2.7.3
To facilitate a range of community facilities and institutional uses in the
downtown.
Policies
Civic Centre
(a) The City will examine the feasibility of establishing a
multi-use civic centre that incorporates municipal
administration and other service functions.
Community
College
(b) The City will encourage the establishment of a postsecondary educational facility in the downtown.
55
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
PART 3 3.1
IMPLEMENTATION STRATEGY
PREAMBLE
Responsibility for the implementation of this Area Redevelopment Plan lies with
Council, the Municipal Planning Commission, downtown business owners, investors,
and administration. Decisions with respect to Land Use Bylaw amendments,
development permit, and subdivision approvals are bound by the policies of this plan.
Policies have been worded to reflect their status as either recommendations with a
degree of flexibility, or firm policies of Council. When a policy states “shall” in its
wording, the Development Authority will be bound by this requirement. An
amendment to the Area Redevelopment Plan will be required to alter the policy.
Where a policy states “should” or “encouraged”, the Development Authority is highly
encouraged to adhere to the policy, or to pursue the intended spirit of the regulation.
Plan monitoring and review should occur on a regular basis, in order to ensure that
development is effectively guided by this plan. It is anticipated that major reviews
will occur within five to ten years after the date of plan adoption. Amendments may
be necessary prior to the major review, in response to changing development trends,
unanticipated external forces, or changes in community priorities.
The strategy for implementing this plan has been formatted as an action oriented
outline of tasks. The timing and details of these tasks require further consideration by
administration and Council. Implementation will be fundamentally constrained by
budgetary constraints. The following implementation outline is not to be considered
as a policy of Council, rather as a guideline for administration.
56
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
3.2
IMPLEMENTATION OUTLINE
TASK
RESPONSIBILITY
1. Ensure consistency of plans and regulations:
a) Municipal Development Plan
Æ Reference the policies of the Downtown
Redevelopment Plan.
Administration, Council and
Municipal Planning Commission
b) Land Use Bylaw
Æ Include new section on general rules for
central business district commercial.
Æ Allow dwelling accommodation in a
mixed-use development on ground floor,
provided it is located behind a
commercial store front as well as on the
second storey.
Æ Require screening of surface parking
through the provision of low decorative
fencing, shrubs, etc.
Æ Modify
minimum
landscaping
requirements to performance oriented
standards i.e.:
− to enhance store entryways;
− to ensure adequate screening;
− to
enhance
the
pedestrian
environment;
− to provide a tree canopy along streets
and parking facilities.
Æ Examine and amend the parking
provisions of the LUB.
Æ Examine and amend the development
permit application requirements in order
to ensure that sufficient information is
obtained to evaluate development permit
applications
against
the
design
guidelines.
Æ In CB District:
− refine the definition of “automobile
repair and services”. In the definition
section, identify the locational and
operational
requirements
of
57
Administration, Council and
Municipal Planning Commission
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
“automobile repair and service”
developments considered appropriate
for the downtown, for example:
∗ the use shall be ancillary to a
primary commercial use;
∗ the use shall not be placed at the
street front, and; should be
oriented to the rear yard area of
the site;
∗ the size of the use shall be
oriented to the convenience needs
of residents;
− remove
minimum
site
area
requirements for hotels and service
stations;
− remove
minimum
site
width
requirement for hotels and service
stations;
− reduce the maximum building height
from 25 m (82 ft) to 15 m (49.2 ft)
Æ In CBT District:
− define discretionary use of “retail
sales (limited)” consider switching to
retail sales.
Æ In C-HWY District:
− remove discretionary use of “Retail
Sales” or redefine it in order to
encourage most retail to locate in the
downtown.
2. Evaluate development permit applications in
consideration of the downtown design guidelines
contained in this plan.
Municipal Planning Commission
Administration and Council
3. Determine the appropriate redevelopment levy
charge in order to purchase land for the proposed
civic open space and the Nose Creek pathway.
Administration and Council
4. In accordance with the Act, establish the
downtown as a Business Revitalization Zone
(BRZ). This will assist in proceeding with
capital improvements and promoting the
downtown as a business or shopping area.
Downtown Merchants and Council
58
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
5. The City, in cooperation with the Downtown
BRZ and downtown merchants, should consider
the implementation of a Local Improvement Tax
in order to enhance streetscapes in accordance
with the overall concept plan.
Downtown BRZ and Council
6. In consultation with the public, and at the time of
the next transportation study update, a review of
traffic circulation in the downtown should be
initiated, specific items to be addressed include:
− status of 1st Avenue NW;
− additional railway crossing at Railway Street;
− examination of appropriate traffic calming
locations and methodologies.
7. Significant downtown gateways and other
entryways to the downtown including SH 567
and Highway #2 should be enhanced in order to
improve the image and identity of the downtown
and the broader community.
Administration
Council Budgets
8. The City may consider the feasibility of retaining
and encouraging the re-use of the Agricore grain
elevators.
Administration and Council
9. Parking Strategy and LUB
Administration and Council
a) The City should update the 1989 Parking
Strategy, and amend the LUB in terms of the
City’s parking provisions.
59
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
PART 4 4.1
DOWNTOWN DESIGN GUIDELINES
INTRODUCTION
Surrounded by the rolling prairie landscape, the downtown hosts commercial,
medical, and municipal services for the City. It is also a regional service centre
serving a surrounding population of approximately 46,000 people. For the most part,
the downtown lacks identity and character. The key constraints in downtown Airdrie
include:
•
•
•
•
limited shopping opportunities;
most of the residential stock is single family detached;
commercial development is spread out along Main Street,
most of it in a strip mall form;
vehicular traffic dominates downtown streets.
The City recognizes that Airdrie lacks a vibrant and strong downtown
core. The City believes that the downtown should be strengthened to
become a key central business district with supporting activities. These
Design Guidelines identify design parameters within which Downtown can
be redeveloped and strengthened.
It is a strategic goal of Council to diversify its tax base. It can accomplish this goal
by adding more commercial development in the downtown.
4.2
WHY DESIGN GUIDELINES?
Design Guidelines will provide a design framework for the consistent development
and redevelopment of the downtown. Design Guidelines give guidance and direction
for the conceptual design of structures, site amenities, landscaping and improvements
to the street environment. They provide direction for all new development and a set
of design standards and images appropriate for the area. They are intended to provide
flexibility to encourage individual uniqueness, but at the same time, they provide a
comprehensive framework to promote an identifiable character for downtown Airdrie.
To that end, the imposition of imported design ‘motifs’ or ‘themes’ has been avoided.
Instead, inspiration has been drawn from the regional geography, climate, history,
vegetation, and the social/cultural patterns of the area.
60
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.3
INTENT OF DESIGN GUIDELINES
Downtown Airdrie is a special place that plays a critical role in both residents’ and
visitors’ impressions of the City. High quality planning and design is essential for
downtown Airdrie. As a working document, these Design Guidelines will assist
residents, decision-makers, and investors alike in achieving a high quality living and
working environment. The Downtown Design Guidelines will describe the functions
and aesthetics of development for all downtown lands, as well as provide direction for
creating a unique image and identity for all new development and redevelopment in
downtown Airdrie.
It is intended that the City of Airdrie Downtown Design Guidelines will achieve the
following goals:
1. provide clear and concise direction for site design, building character and
orientation, signage, site landscaping, and open space;
2. stimulate the development and redevelopment of a visually appealing and
identifiable place; and
3. ensure harmony or compatible design within developments and between different
developments.
All site development and building construction undertaken in downtown Airdrie
must adhere to these Design Guidelines.
4.4
DEVELOPMENT APPROVAL
All development must comply with all of the requirements of the City of Airdrie Bylaws, and applicable Provincial codes and standards that ensure development meets
appropriate technical, environmental and construction standards.
These Design Guidelines are incorporated into the City’s development approval
process. Applicants are required to submit to the City preliminary site and building
design drawings that address the requirements set out in these Design Guidelines.
The City will then comment on the proposed development and indicate if that
development meets the intent of the Design Guidelines. Where, in the opinion of the
City, proposed development does not address the intent of the Design Guidelines, the
applicant will be required to redesign and resubmit the development proposal to
comply with the Design Guidelines. This process will ensure that future development
contributes positively to an appropriate local character, which includes high quality
materials and landscaping.
61
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.5
GENERAL REQUIREMENTS
The following are some of the regulations that will affect conceptual design. It is not
a comprehensive list of all the specific requirements. Development proponents or
their agents are responsible for ensuring that their developments comply with all
federal, provincial and local building and development regulations, some of which
include:
•
1997 Alberta Building Code;
•
City of Airdrie Land Use Bylaw No. 955;
•
all applicable environmental laws and regulations;
•
all applicable Fire Department requirements;
•
National Building Code of Canada.
There are a number of general design requirements that apply throughout Downtown
Airdrie. The following apply to all development.
General Servicing Requirements
•
1997 Alberta Building Code;
•
City of Airdrie Land Use Bylaw No. 955;
•
all applicable environmental laws and regulations;
•
all applicable Fire Department requirements;
•
National Building Code of Canada.
General Human Comfort and Safety Requirements
•
Servicing, drainage and related structures must be situated so that their visual and
physical impact on the public realm is minimized;
•
electrical services to buildings must be provided underground;
•
servicing kiosks must be screened by landscaping, hidden in underground vaults
or incorporated into the architecture of the building itself;
•
during construction adjacent streets and boulevard areas must be kept clean on a
daily basis.
62
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.6
CONTEXT
is bounded by 8 Street SW to the west, 1st Avenue NW in
the North, Main Street to the east, and Elk Hill/Ridgegate
Downtown
Way to the south.
View west approaching downtown along First Avenue.
Arriving into downtown along 1st Avenue provides a unique experience. Views of the
church steeple, storefront commercial buildings, mature street trees, and the Agricore
grain elevators, help create a smaller scale, more traditional, small town character, than
experienced when approaching downtown from other directions.
Gateways are places where the downtown can be announced, and a sense of anticipation
can be created. Major gateways into Airdrie are located at the edges of the downtown.
The most important gateways are at the Highway 2 interchanges, especially on Highway
567 at Main Street. Other gateways exist along Main Street at the Main and 1st, Main and
Centre, and Main and Elk Hill/Ridgegate Way intersections.
63
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
BENCH TYP.
STREETLIGHT TYP.
TREE + SHRUBS IN PLANTER W.
CONCRETE EDGE TYP.
PRESSED CONCRETE IN ROAD WITH
CONCRETE BAND TYP.
WASTE RECEPTICLE TYP.
PRESSED CONCRETE
PLANTER W. SHRUBS+ CONCRETE
EDGE TYP.
Future gateway intersections at the corner of
8th Street SW and 1st Avenue NW, and Main
Street and 1st Avenue NW.
64
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Airdrie has an established parks
and trails system. The Model
Train Site complements the
range
of
recreational
opportunities
available
to
Airdrie residents. Nose Creek is
an important resource and
amenity to downtown.
The City may consider land
acquisition for public open
space and multi-purpose civic
centre. Development of a multi-purpose civic centre for a range of cultural and
community groups could mean the creation of a landmark building for Airdrie, and the
stimulation of quality downtown redevelopment. Public open space would serve as a
downtown gathering place and focal point for the downtown.
4.7
KEY DESIGN PRINCIPLES
Several key design principles guide the revitalization of downtown Airdrie:
•
create gateways and attractive transportation routes to and from downtown;
•
make Main Street and 1st Avenue NW safe and comfortable for pedestrians;
•
foster a downtown image and atmosphere by locating future buildings near the
street edge;
•
ensure the existing downtown and downtown expansion area are connected;
•
establish a civic presence in the downtown;
•
introduce increased residential uses near and within the downtown; and
•
integrate the downtown with the broader community.
These key design principles are reflected in the Design Guidelines.
65
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.8
DESIGN GUIDELINES
The Design Guidelines are categorized under five distinct headings:
•
Image Making;
•
Site Organization;
•
Development Pattern;
•
Landscape Design;
•
Building Form and Character.
These guidelines apply to all new development. They also apply to redevelopment
projects. Additionally, guidelines are specific to Commercial Buildings and
Residential Buildings.
4.9
IMAGE MAKING
Airdrie is situated in a prime location, with key views to the prairies from many
downtown streets.
Key nodes of activity are dispersed throughout the downtown. Community uses
include places of worship, and the City offices.
These places draw people to
downtown, as do the financial institutions and medical offices. Entertainment options
are provided by the movie theatre, restaurants, and pubs. This existing variety of
destinations encourages a wide user group for the area. Future development should
give visitors a reason to linger and explore other aspects of the downtown.
Objectives:
4.9.1
•
to create signature gateways at main roads that act as entries to the downtown;
•
to encourage a pleasant pedestrian environment;
•
to promote long term high quality development that is visually appealing.
Sense of Entrance and Gateway
Defining entry points to the downtown provides a visual cue to residents and visitors
alike that the downtown is an identifiable entity establishing gateways reinforces the
notion that the downtown is a special area with unique functions.
66
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Intent:
create a sense of transition as one enters or leaves the downtown through
symbolic gateways at intersections or dramatic changes in the streetscape
image. At a smaller and site specific scale, each building or property should also
have a strongly identified entrance.
To
Guidelines:
¾ A special gateway consisting of ornamental fencing, signage, decorative street
paving such as pressed concrete, and manicured landscaping should be created at
the intersection of Main Street and Highway 567 and the intersection of Main
Street and Big Springs Road;
Gateway at Highway 567 and Main Street includes
decorative paving such as pressed concrete,
planting, lighting, and character signage.
¾ Enhanced lighting, both in illumination and quality/quantity of light
standards/fixtures, which meets safety standards, should be provided along all
downtown streets;
¾ Enhanced landscaping should be provided along all downtown streets;
67
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ Site design of corner lots should explore opportunities to provide landmarks or
gateway features, especially at the intersections of 8th Street SW/1st Avenue NW,
Main Street/1st Avenue NW,
Main Street/Centre Avenue, and Main
Street/Ridgegate Way.
Corner lots should incorporate landmark and gateway
features.
4.9.2 Civic Uses and Public Art
Public plazas and civic spaces make an important statement about a community’s
identity and civic pride. Airdrie has determined that such spaces are important
elements in the revitalization of the downtown.
Intent:
To
create an attractive public realm in downtown by establishing engaging civic
uses in key locations.
68
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Guidelines:
¾ Civic uses will be located at key intersections and visually prominent positions;
¾ Civic buildings will be designed to set a high standard for all other downtown
development;
¾ Public art should be encouraged as a means of providing interest, civic identity
and community pride;
¾ Aesthetic enhancement of bridges over Nose Creek should be explored;
¾ Public art should be encouraged as a desirable public amenity;
¾ Public art shall be carefully designed to fit the site context and Airdrie’s
Downtown Vision.
4.9.3
Pedestrian Environment
Safe, pleasant pedestrian movement to and through the downtown is critical in order
to create a downtown image that is more typical of traditional downtowns. Airdrie’s
downtown will require significant modification to make it pedestrian friendly and a
place whose image is attractive for pedestrians.
Intent:
To
establish a high quality, pleasant pedestrian area which creates a positive urban
image.
Guidelines:
¾ The downtown should be redesigned into a pedestrian-friendly shopping and work
area;
¾ Wide sidewalks should extend throughout the downtown;
¾ Pedestrian pathways should connect the downtown to other parts of the
municipality and link to Nose Creek;
¾ New development in the downtown shall generally be oriented to pedestrians
while facilitating vehicular traffic;
¾ New development should reflect a pedestrian scale.
69
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.10
SITE ORGANIZATION
The
downtown is easily accessible by vehicle, and contains many
surface parking lots. In fact, much of the downtown is covered by
parking lots, most of which exist only for single commercial developments, and are
privately owned. In particular, the arrangement of surface parking lots along Main
Street gives it a strip mall suburban character. There is no on-street parking on Main
Street south of Centre Avenue, and little on-street parking elsewhere.
The existing street frontage along Main Street is
dominated by large surface parking lots.
Objectives:
•
To promote downtown Airdrie as a dynamic commercial, retail, office,
residential, entertainment and civic function centre;
•
To promote high quality building and landscape design;
•
To integrate downtown development with surrounding areas;
•
To promote a pedestrian environment and pedestrian-scale development in
downtown Airdrie while accommodating the automobile;
•
To encourage redevelopment of downtown Airdrie into a more traditional
downtown which includes street-oriented commercial and retail activities, traffic
calming, civic uses and on-street parking;
•
To recognize the interrelationship of adjacent land uses;
•
To encourage residential development in and near the downtown;
•
To promote a safe and attractive downtown.
70
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.10.1 Site Development
Overall, downtown development must be integrated within individual development
sites and between adjacent developments. The potential for sharing site amenities
with adjacent developments should be considered. This may include shared parking
and driveway accesses to create open space, shared landscape buffers, and open
space.
At key locations, landmark architecture should be encouraged in order to instill
character in the downtown. For instance, character buildings and landscaping should
be considered at gateway intersections, on sites that act as an end to a street (such as
Centre Avenue), or on other sites with significant locations.
Intent:
To
promote Downtown Airdrie as a dynamic and more traditional
downtown community and civic centre, which is a focus for specialty
retail, office, entertainment, restaurant and public services, and medium density
residential uses.
Guidelines:
¾ Each development site should be examined to determine its potential impact upon
the downtown;
¾ Where a site is determined to have an effect upon the downtown’s role and
function, the design solution for that site should identify clearly how the site
integrates with the overall character of the downtown;
¾ Each development should examine and identify its relationship to pedestrian use,
street frontage and public spaces;
¾ All development shall have a street and pedestrian orientation;
¾ Development should have a pedestrian scale.
4.10.2 Responding to Site Conditions and Context
Downtown Airdrie has evolved over a number of years in response to market demand
and local needs. Much of that development has occurred in an isolated site context,
unrelated to adjacent development or nearby natural features. Future development
should be planned so that buildings, landscaping and access relate to the local setting.
71
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Intent:
To
promote high quality site planning which is sensitive to off-site and onsite features such as existing land use and views.
Guidelines:
¾ Prior to site design, a site analysis should be undertaken to identify significant onsite and off-site opportunities and constraints which might inform design;
¾ Site planning and architectural design should also be responsive to built or natural
systems surrounding the site in a manner which enhances the overall image of the
downtown;
¾ Views of the agricultural landscape should be carefully incorporated into any new
development.
4.10.3 Access, Circulation and Parking
Downtown Airdrie has evolved over time into a strip mall dominated commercial
area. Many properties have direct access onto Main Street, creating an unsafe mix of
pedestrian and vehicle traffic. In the future, access and parking will need to be
reordered so that site access is reduced to a few key locations and on-site parking is
visually and physically separated from streets. Successful downtown revitalization
will require a consistent commitment to the safe integration of pedestrian and vehicle
movement. Pedestrians must take precedence in the downtown while facilitating
vehicle movement through the downtown. Parking lots should be redesigned to
include defined, safe pedestrian routes and landscaping.
Intent:
To
ensure an effective and efficient pedestrian and vehicular circulation
system which enhances the image of Airdrie and which reduces conflicts
between the pedestrian/ vehicular realm
Guidelines:
¾ As 1st Avenue NW develops, it should be redesigned with wide sidewalks, a treed
street edge, planting areas, pedestrian crossings, on-street parking and vehicle
movement lanes;
72
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ if an underpass is developed on 1st Avenue N.W., it shall be designed to
accommodate pedestrian circulation and incorporate urban design features,
including public art, in order to soften its impact;
¾ pedestrian access to retail and commercial buildings or uses should be continuous
along the facade of the building, at the same grade as the sidewalk;
Angled parking option for 1st Avenue NW.
Parallel parking option for 1st Avenue NW.
¾ local streets should encourage on-street parallel or angled parking to reduce onsite parking requirements and reflect a more intimate character;
¾ where on-street parking is angled it should be defined with such as pressed
concrete and incorporate planting areas;
¾ public parking and employee or service vehicle access and pedestrian access from
streets/sidewalks should be distinct and separate from one another;
73
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ modulation of building facades at ground level should be used to enable a range
of street activities, including browsing, window shopping, outdoor cafes, street
entertainment;
¾ buildings should be sited in a manner that provides safe and attractive pedestrian
networks that supplement the streetscape network;
¾ public access to retail and
commercial uses on the ground
floor should occur directly
from the sidewalk;
¾ corner buildings should be
sited in a manner that will be
conducive to natural pedestrian
movements at ground level;
¾ shared
driveway
access
between adjacent buildings is
encouraged;
¾ roads in the downtown should
be enhanced with the addition
of landscape feature plantings
to help separate pedestrian
from vehicular circulation;
Building facades should encourage street activity.
74
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Corner sites should encourage pedestrian activities
¾ outdoor cafes should be encouraged adjacent to the public realm;
¾ buildings should incorporate overhead elements over portions of the sidewalk for
weather protection, to enhance pedestrian scale and modify micro-climates;
¾ while maintaining continuity in building facades, a network of mid-block
pedestrian alleys should be provided to link adjacent activity areas and backyard
parking to front street commercial development;
¾ sidewalk development should be of a consistent character to reinforce a common
design image throughout the downtown.
4.11
DEVELOPMENT PATTERN
There are a few locations along Main Street and 1st Avenue NW that provide quality
street edges, where the storefront comes to street edge and helps to frame the street
cross-section. Except for a few isolated buildings, the downtown is dominated by
surface parking lots adjacent to the street. Existing overhead utility wires on 1st
Avenue NW, a lack of highly visible edges, no street trees, and few storefronts give a
poor first impression to people coming or leaving downtown.
Vacant and underutilized lots provide an opportunity for the development of new
character buildings, the development of viable public open spaces and the creation of
strong positive images.
75
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Objectives:
•
To establish a high quality downtown through high quality new development and
redevelopment;
•
to create visually appealing public spaces;
•
to use landscaping features to highlight interesting commercial development,
particularly new development adjacent to public space;
•
to create a pleasant integrated development pattern which stimulates pedestrian
use, reduces land use and vehicular circulation conflicts, and promotes cohesive
development.
4.11.1 Defining Edges and Connections
The downtown should have a very clear image and definition. It should begin and
end with strong edges that demarcate it as a special area.
Intent:
To
establish clear distinctive edges to downtown development areas
and between public and private spaces. The streetscape should be
well defined using formal standards for both hard and soft landscape materials.
Guidelines:
¾ The specific elements of a
characteristic
streetscape
should
be
established,
including light standards, sign
standards,
feature
site
furnishings, pedestrian paving
widths/ patterns/ materials;
¾ streetscape elements on 1st
Avenue NW and Main Street
should be formal and include
pressed concrete and trees in
hard surfaces or in groups.
Vegetation in large planters
combined with shrubs or tree
grates is also encouraged;
A palette of street furniture and accessories needs to be established.
76
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ streetscape elements on other roads should be softer in character – for example
boulevards should be planted with sod and trees;
¾ width of sidewalks and rights-of-way should be sufficient to allow for the provision
of street trees;
¾ landscaping should define the edges of development areas while providing continuity
between buildings;
¾ private and public spaces should be easily identifiable to local residents and visitors
alike.
4.11.2 Visual Quality
The downtown should be a place where shoppers and residents come to
experience a unique and special place. The experience of being downtown should
be an attraction in and of itself. By ensuring that the streetscape is well designed
an image and identity is created.
Intent:
To
promote high quality development. The streetscape should be designed to
ensure a formal and well-maintained appearance that is aesthetically
pleasing and provides a unifying green appearance.
Guidelines:
¾ All streets should be planted with formal plantings of street trees and, where
appropriate, be complemented with low shrub plantings and trees in planters and
planting beds;
¾ streets should be designed to a high quality standard, including formed curbs,
broom finish concrete sidewalks and pressed concrete decorative detailing;
¾ overhead power lines and obtrusive utility boxes shall not be permitted for new
development in the downtown;
¾ streetscape design should take into consideration the selection of materials that
will ensure a lasting neat appearance, that is easily maintained;
¾ fencing and planting materials should provide a softening and screening effect,
that maintain sight lines for safety;
77
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.11.3 Screening Views
Unpleasant views, such as parking lots and the backs of buildings, should be screened
from public view while maintaining sight lines for safety.
Intent:
To
protect
important
views and buffer views to
parking areas and some
commercial uses.
Guidelines:
¾ Vertical streetscape elements such as planting or decorative walls and wrought
iron fences should be used to screen adjacent less desirable views;
¾ landscape elements should be used to screen residential areas from commercial
uses or parking associated with commercial uses;
¾ commercial waste containers should be screened from public view;
¾ use of berms, shrub beds, low walls, and decorative fences should be considered
to screen undesirable views, soften views of expansive architectural features, and
to provide visual interest to expansive site features such as parking areas.
Waste containers should be screened with fences and landscaping.
78
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.11.4 Street Lighting
Street lighting creates an important statement about the downtown. Well planned and
attractive street lighting encourages pedestrian use at night, increases safety and
provides a strong visual cue.
Intent:
To
provide clear orientation and personal safety through the use of onsite lighting. Additional consideration should be given to enhancing
special features or aesthetic qualities.
Guidelines:
¾ Lighting shall be provided for all walkways, driveways, parking areas, and
loading areas to ensure personal safety and site security;
¾ signage and special architectural or landscape amenities should be enhanced with
additional feature lighting;
¾ lighting fixtures should be concealed where possible or incorporated into the
architecture of the building;
¾ where lamp standards and fixtures are exposed, the aesthetic quality of these
elements must be considered to ensure an overall positive image to the
development;
¾ continuous lighting should be provided along all walks and trails including the
Nose Creek pathway through the downtown;
¾ lighting design should take into account minimum photometric standards for
safety;
¾ photometrics
should
be
enhanced
to
highlight
special
features/intersections/passenger loading zones;
Lamp standard scale should relate to both vehicles and pedestrians.
79
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ the scale of lamp standards and height of the light fixture should relate to both the
vehicular roadside scale, as well as the sidewalk pedestrian scale;
¾ street lighting (type and location) should accentuate the downtown, especially
during winter months;
¾ decorative lighting should be used throughout the winter months, not only for the
holiday season.
4.11.5 Roads and Parking
The downtown is easily accessible by vehicle, and presently ample parking is
available. It is recommended that the large number of parking lots should be reduced.
All development will be served by on-street parking that is available throughout the
downtown. Additional parking may also be located within buildings in parkades or
behind buildings in new developments. Small strategically located parking lots
should be located throughout the downtown and could be funded through cash-in-lieu
contributions. Parking will be encouraged to the rear of buildings on the development
lot.
Intent:
To
provide access and parking that is attractive and efficient.
Guidelines:
¾ Parking should generally be internalized, or provided at the back and side of new
development;
¾ on street parking shall be permitted throughout all land use areas, except where
street widths restrict space availability;
¾ shared driveways and parking areas should be encouraged for adjoining
developments, to minimize street intersections.
¾ large parking lots should be divided into smaller parking areas through the use of
landscaping. Parking areas should not exceed 20 parking stalls before land use
buffers and planted medians are provided;
¾ special street markings and signage should be considered to enhance identification
and use of on-street parking areas;
¾ parking medians should be planted with trees for shade/wind protection. Native
species should be considered;
¾ lines of sight should be preserved at corners of parking lots;
80
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ planting medians in parking lots should be a minimum of 3 metres wide to
support shade tree rooting area;
¾ parking lots should be buffered with vegetation while permitting views into and
through for safety purposes;
¾ all parking areas shall be paved, drained and appropriately screened;
¾ snow storage spaces should be incorporated into parking lots by planning snow
dump areas;
¾ where possible, access should be combined and parking should be shared for all
land-use areas.
4.11.6 Streetscape Materials
Use of high quality street landscaping materials will enhance the downtown as an
attractive pedestrian environment, which will create a more viable commercial area.
Intent:
To
promote use of high quality street and landscaping materials.
Guidelines:
¾ The choice of high quality materials should be selected based on the following
criteria:
− durability and performance; and
− aesthetic appeal and timeless quality;
¾ streetscape materials should be selected which establish a vibrant, high quality
image along all streets;
¾ street trees shall be incorporated on every street;
¾ different varieties of trees should be used on different streets to add interest and
distinguish one street from another;
¾ paving materials should be used to mark pedestrian areas, identify parking areas,
and make walkways more distinctive from traffic lanes.
81
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Planting different tree species on different streets for species diversity and
neighbourhood identity.
4.11.7 Public Open Space
Open space is an important element in the creation of a successful downtown. The
Nose Creek pathway, as it runs through the downtown, should be utilized for
pedestrian circulation and sidewalk cafes and patios. It is anticipated that the
pathway through the downtown will not be naturalized to the extent of the remainder
of the system through the City. Enhancements to the pathway include decorative
lighting, enhanced seating areas and signage.
Intent:
To
promote appropriate open space areas. Open space should therefore not be
thought of as "leftover" space. Rather, the intent of planning for open space
should be to enhance the public image, and create meaningful recreational
opportunities for the community.
82
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Guidelines:
¾ Interfaces with pedestrian related linkages shall be considered for all open space
areas;
Sidewalk
Courtyard
Sidewalk
Plaza
Pedestrian linkages to open space areas are important.
¾ common open space areas may
be located at grade or on top of a
structure that is integrated into
the design of the building;
¾ the terminus of Centre Avenue
should be designated and
designed as a key open space,
available for a range of
community activities;
¾ Nose Creek trails through the
downtown should be enhanced;
¾ open space should be extensively
landscaped to enhance the visual,
physical and environmental
qualities of the downtown;
¾ pedestrian paths and walks
should be clearly delineated
through the use of decorative
walk surfaces including concrete
boardwalks
and/or
pressed
concrete surfaces;
¾ all streets should incorporate
wide and safe pedestrian/cyclist
realms.
Integrate common open space areas
within building design.
83
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Downtown streets, are part of the open space system and should
incorporate wide and safe pedestrian and cyclist routes.
4.12
LANDSCAPE DESIGN
Landscaping
is critical to the development of a high quality image
for the downtown. It should be reflective of the regional and site context and help
create an image and identity to the downtown. Landscaping will be required for all
development lots.
Landscaping is a key element that provides a medium of integration within the site
and with adjacent sites. Landscape design applies to anything used to define and add
interest to outdoor space including: plant materials such as trees, shrubs and
groundcovers, but also to pavements, fencing, outdoor furnishings, rocks, retaining
walls, planters, arbors and trellis, and shelters such as gazebos or pavilions as well as
other sculptural, or water features. The use of landscape features is encouraged for all
new development.
84
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Objectives:
•
To establish a high quality landscape image which reflects the character of the
area;
•
To minimize maintenance costs;
•
To reinforce the role of the downtown as an important core commercial,
residential and specialty area;
•
To promote the use of high quality plant materials.
4.12.1 Landscape Features
Landscape features can provide a sense of linkage between buildings and between
different areas in the downtown. The selection of landscape features should reflect
that special role.
Intent:
To
promote high quality landscape design and create interest at a pedestrian
scale.
Guidelines:
¾ Pedestrian surfaces should be emphasized by using decorative paving treatments
such as pressed concrete;
¾ retaining walls and screening walls should be softened with the planting of shrubs
that cascade over the retaining system;
¾ chainlink fences shall not be permitted;
¾ wrought iron fence material is encouraged for high profile locations, such as
plazas and gateways;
¾ gateways on public and private property should include high quality landscape
features that convey an image complementary to the vision for the downtown;
¾ landscape design should be completed by a Registered Landscape Architect who
is trained in the planning, design and implementation of high quality landscape
plans suitable for Airdrie’s downtown;
85
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Landscape detail at the pedestrian scale is critical.
¾ only low, transparent fences are permitted at the interface of private and public
property;
¾ site entries should be highlighted by arbors, archways, or pergolas;
Arbours, archways and pergolas should be used to highlight site entries.
¾ architectural elements should be used to provide shelter and create focal points;
¾ street furnishings (lights, bollards, waste receptacles, bicycle stands, tree grates)
shall follow an identified palette in the downtown;
86
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Planters should be of significant width and depth so that
both shrub masses and/or groundcovers will fit within one planter.
¾ where planters are used, they should generally be of sufficient size to
accommodate shrubs, trees, and/or ground covers.
4.12.2 Plant Materials
Plant materials convey an image of community pride and a statement about design
intent. They can be used to screen undesirable views, to create attractive entrances to
the downtown, to establish a pleasant pedestrian environment, to reduce conflict
between pedestrians and vehicles and to accentuate buildings and street corners.
Where possible, native species should be used to complement the Airdrie setting.
Intent:
To
promote the use of high quality plant materials. High quality plant material
should be selected to reinforce a positive, green image.
Guidelines:
¾ plant material, such as the use of clusters of shrubs with trees at selected sites,
should reflect the character of the Airdrie locale where possible;
¾ plant material selection should complement site use and scale of development;
¾ plant material should provide year round appeal (colour, texture, form) through
use of flowering shrubs, perennials, winter twig colour;
¾ high profile planting should be encouraged at entry intersections using a style that
repeats elements at other key intersections in downtown;
87
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ plant material should include a mix of deciduous and coniferous species, using
native plants where feasible;
¾ plant material should take into account reduced water/maintenance requirements;
¾ landscape design should provide an interesting mix of canopy and ground cover
elements;
¾ landscape material should be of a pedestrian scale;
¾ sight lines should be preserved for safety through landscape areas.
4.13
BUILDING FORM AND CHARACTER
Airdrie evolved during the era of the modern automobile. As a result, downtown
Airdrie is automobile oriented, with a number of strip malls and buildings that
generate drive-by traffic. There are few buildings remaining that can be used to guide
the character of Airdrie’s built form. Therefore, no one building theme can or should
be identified for Airdrie. Future buildings should be designed to fit their site context
and to reflect their functional relationship with their site and use.
Future development must be of pedestrian scale, with attention to both detail and the
type of materials used in downtown buildings. While some variety in building style
is healthy and appealing, differing building styles should always be visually
compatible in scale and material. Successful integration of new buildings in
downtown Airdrie will rely most heavily on the continuation of pedestrian scale.
Owners wishing to construct new buildings on infill sites are strongly encouraged to
solicit professional design advice. These guidelines provide a starting point for new
development.
They should also be used when considering renovation or
redevelopment of existing buildings. This section deals with materials, style, and
detailing from the point of creating quality design with visual interest in mind.
Objectives:
•
to site buildings as part of a larger setting, complementing adjacent uses and
buildings;
•
to promote use of building materials that have a lasting quality;
•
to encourage building form, type and character that is visually appealing, has
pedestrian scale and is appropriate for the site and its broader context.
The following guidelines are intended to establish a minimum level of consistency in
the downtown.
88
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.13.1 Architectural Character
Airdrie has a limited architectural heritage which can be used to guide future building
form. The challenge will be to develop an architectural character that evolves over
time into an attractive, and functionally interesting downtown.
Intent:
To
design and construct new buildings that reinforce downtown Airdrie as a
traditional downtown that is pedestrian oriented.
Guidelines:
¾ The character of the downtown should be defined as a high quality environment,
distinguished by its organized, but varied, facades, with superior detailing and
signage;
¾ all primary buildings should be oriented to the street and should have a clear and
positive pedestrian orientation;
¾ architectural components shall be used to differentiate one face of the building
from another. The design of structures should be architecturally compatible
through the use of similar and complementary forms, materials and scale.
4.13.2 Architectural Features
Architectural detailing should be carefully undertaken to stimulate an interesting and
attractive urban image while avoiding features which are inappropriate (i.e., Spanish
or Bavarian style) and do not reflect its regional context.
89
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Intent:
To
design and construct new buildings which have an interesting and
appropriate building form.
Guidelines:
¾ Architectural features and details should articulate structure forms and modulate
facades;
Not this . . .
This.
¾ recesses, overhangs, canopies and sunscreens should be used to articulate building
facades. Monolithic building expression that results in box-like structures with
little articulation of exterior wall surfaces shall be discouraged;
¾ individual tenancies shall be defined clearly with articulated entrances and
consistent sign treatment;
¾ the facades of multi-tenant buildings shall be organized to provide a strong and
consistent rhythm to the streetscape. Flat, undifferentiated building faces shall be
avoided;
90
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.13.3 Facade Treatment
The future downtown will require careful attention to detail. In particular, building
facades must be carefully designed to ensure that they relate in a positive fashion to
the pedestrian environment.
a) Minimum Wall Articulation
Intent:
To
promote walls that express a variety of three-dimensional forms and
prevent the construction of expansive blank walls.
Guidelines:
¾ No wall that faces a street or an open area on the same lot (such as a parking lot)
shall have a blank, uninterrupted length exceeding 9 metres without including at
least two of the following: change in plane, change in texture or masonry pattern,
windows, a landscape device such as a trellis or an equivalent element that
subdivides the wall in human scale proportions;
¾ side or rear walls that face walkways may include false windows and door
openings defined by frames sills and lintels, or similarly proportioned
modulations of the wall, only when actual doors and windows are not feasible
because of the nature of the use of the building;
¾ the sides of the building that are not on a property line shall have materials that
are consistent with the material on the street side of the building;
¾ materials shall not dramatically change at the corners of buildings unless the
corner is on a property line.
b) Building Facade
Intent:
To
promote a sense of public presence for all buildings. Attention must be
paid to all faces of structures that have a ‘public face’ (i.e. facing a street).
Special attention should be given to the facades of buildings on corner sites where
visibility is high.
91
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Guidelines:
¾ Facades that face streets or pedestrian frontage shall be subdivided and
proportioned using features such as windows, entrances, arcades, arbors, awnings,
canopies and trellises along no less than fifty percent of the facade;
¾ awnings shall be no longer than a single storefront or 30 metres wide without a
break of at least 0.60 metres or a change in elevation;
¾ all solid walls of a facade shall have a recognizable “base” consisting of:
− thicker walls, ledges, or sills,
− integrally textured materials such as stone, masonry, or concrete,
− integrally coloured and patterned materials such as smooth finished stone or
tile,
− lighter or darker coloured materials.
¾ all facades shall have a recognizable top consisting of (but not limited to):
− three-dimensional cornice treatments that project the top of the building
outwards,
− a sloping roof with a minimum 40 cm overhang in concert with a cornice,
− a sloping roof with an overhang visually supported by brackets,
− a parapet that is articulated, or
− flat faced canopies or roof overhangs are not permitted unless they are
supported by columns and conform to the above.
¾ sloping roofs:
− where sloping roofs are used, they shall have a minimum slope of 5 in 12,
− canopy roofs on multiple storey buildings shall have a minimum slope of 5 in
12,
− metal roofs shall not be a primary colour.
c) Entrances
Building entrances have an important dual function to welcome
visitors/residents/employees/shoppers, and to provide a sense of identity to passersby.
Intent:
To
promote public entrances that are clearly identifiable and accessible.
92
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Guidelines:
¾ Public entry-ways and public interface functions should be designed to express a
pedestrian scale;
¾ primary building entrances shall be clearly defined and shall have a sheltering
element such as a canopy awning, arcade, or portico to provide protection from
the weather;
¾ the primary entrance to a building shall be located along the front wall of the
building unless otherwise required for handicapped access. Secondary entrances
such as those for second floor apartment/office must be visible from a street or
alley (for safety);
¾ public entry-ways and public interface functions should be used as opportunities
to enhance the building image;
¾ individual entrances in multi-tenant buildings shall have clear identities.
d) Encroachments
Encroachments into the public realm which contribute to the overall pedestrian
comfort of the downtown may be permitted.
Intent:
To
encourage articulation of architectural features and provide protection from
the elements for pedestrians.
Guidelines:
¾ Architectural features, such as bay windows, decorative roofs and canopies and
entry features may project up to 1.25 metres into street rights-of-way, provided
that they are not less than nine 2.75 metres above the sidewalk;
¾ trellises, canopies and fabric awnings may encroach 1.8 metres onto the sidewalk;
¾ canopies and awnings when provided must project a minimum of 1.5 metres from
the building;
¾ awnings less than 1.8 metres in length are permitted to have less depth.
93
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
e) Roofscapes
Roof design has a significant affect upon the architectural integrity and interest of an
area. Throughout all areas of the Downtown, roofscapes should be designed to
enhance architectural style and interest while addressing weather protection
considerations.
Intent:
To
promote interesting and varied roofs that address weather protection
issues.
Guidelines:
¾ Long expanses of uninterrupted single-height flat roofs shall be avoided;
¾ roof forms should incorporate elements which create visual interest;
¾ functional elements, such as mechanical equipment and roof penetrations, shall be
screened or integrated with the roof form in a manner consistent with the overall
architecture of the building;
¾ roof top equipment shall be located to minimize exposure to the street. Parapet
height of flat roofs should be set to screen the view of vents and roof-top
equipment from neighbouring streets and sites.
f) Materials and Colours
The use of building materials and colours should be carefully monitored to ensure
that there is a proper balance between interest, ingenuity and development
compatibility.
Intent:
To
identify a colour palette for finishes that promotes harmony within and
between developments.
Guidelines:
¾ Building design shall utilize a variety of materials and finishes used in
combination to articulate the building components and differentiate expansive
elevations;
¾ the use of brick and wrought iron is encouraged;
94
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ building materials shall be compatible with their context, including adjacent
structures and surrounding landscape. Materials that might unnecessarily date the
overall development or materials used in a non-contextural novelty fashion will
be discouraged;
¾ building colour schemes shall be balanced and shall be compatible with the
surrounding landscape and adjacent structures;
¾ facade colours shall be low reflectance, subtle, neutral or earth tone colours within
a medium or moderately dark range of value;
¾ the use of high intensity colours, metallic colours, black or fluorescent colours
shall be prohibited;
¾ exterior building materials shall not include smooth faced concrete block (triple
score acceptable), tilt up concrete panels, vertical siding or smooth concrete;
¾ where horizontal steel panels are used they shall not be a primary colour (true
blue, bright red, bright yellow, orange, or true green) unless used in conjunction
with a neutral or earth tone colour which forms 75% of the surface area;
¾ building trim and accent areas may feature brighter colours, including primary
colours;
¾ accent colours should identify public entrances to buildings;
¾ exposed concrete (except for normal foundation projection above grade) must be
heavily ribbed, textured, coloured or bushhammered;
¾ all building materials are to be sufficiently durable and shall be detailed to
withstand Airdrie’s extremes in climate;
¾ reflective or heavily tinted glass is not permitted;
¾ wherever possible, colours should be integral to the material and not applied.
g) Signage
Signage can play a major role in affecting the perception of the built environment.
Uncontrolled signage can disrupt the overall character of a downtown and can
detrimentally affect the pedestrian realm. Downtown Airdrie has an opportunity to
use signage as an integrating element.
95
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Intent:
To
encourage a system of signs that complements the image of the downtown.
Guidelines:
¾ Building signage shall be limited in scale and integrated with the design of the
building facades. For single tenant buildings, one corporate identification sign
will be permitted per building, or view plane;
¾ facade mounted signs, projection or overhang signs and awning signs are
encouraged;
Signs may be mounted on facades or project from building.
¾
building signage should reflect the character of the building function to assist in
orientation and character;
¾
building signage reflecting authentic historic elements is encouraged;
¾
building walls shall not be treated as billboards;
96
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾
4.14
roof mounted signs are prohibited;
¾
for a multi-tenant building, the use of a sign box which is incorporated into the
elevational treatment of the building is encouraged;
¾
building and tenant identification signs should be organized as distinct
architectural elements, reinforcing rhythm and character of the building facades.
COMMERCIAL BUILDINGS
In the Downtown:
•
Commercial uses shall be located in all ground floor space;
•
Residential or office uses should generally be located above ground floor
commercial for all side streets;
•
All development will emphasize pedestrians.
In addition to the foregoing, the following items provide detailed guidelines for
commercial development
97
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.14.1 Massing and Building Height
If the downtown is to convey a more traditional downtown image, it will need to
develop a consistent massing and building height which complements pedestrian
scale street use.
Intent:
To
design and construct new buildings which have a mass and height
appropriate for a pedestrian-scale commercial downtown.
Guidelines:
¾ Buildings shall not exceed three stories in height;
¾ buildings along 1st Avenue NW and Railway Street should not be less than two
stories in height;
¾ seventy five percent of the length of the street front facade shall be located no
more than 1.5 metres from the property line along Railway Street;
¾ avoid long, uninterrupted street facades; use plan articulation for doorways, retail
windows, outdoor sitting spaces, etc. and use architectonic devices to segment
longer facades;
¾ roof overhangs or canopies shall not be more than 3 metres above the walking
surface;
98
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ subtle articulation of building walls should be achieved by manipulating window
placement in walls, casings and other trim details, resulting in various shadow
lines;
¾ more pronounced articulation should be achieved by setting windows and
entrances in or out from the wall.
4.14.2 Wall Articulation
Varied walls provide interest and definition to space. To avoid a sterile commercial
environment, building walls should create variety. This is especially critical along 1st
Avenue NW and Railway Street.
Intent:
promote walls that express a variety of three-dimensional forms and prevent
the construction of expansive blank walls.
To
Guidelines:
9.0m maximum
Pilaster
(rectangular
column)
canopy
reveal
column
¾ Building bays shall be a maximum of 9 metres in width;
¾ visually, bays shall be defined by architectural features such as columns, pilasters,
canopies, reveals or horizontal offsets.
99
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.14.3 Streetscaping
Commercial developments will need to have the most significant streetscaping to
ensure that is a pleasant and appealing pedestrian environment.
Intent
create a very high quality pedestrian environment using quality landscape
materials.
To
Guidelines:
¾ Brick pavers shall be used for all sidewalks along 1st Avenue NW, Main Street,
Centre Avenue and Railway Street;
¾ formal landscaping along 1st Avenue, Main Street, Centre Avenue and Railway
Street shall include trees within tree grates, low shrub beds and use of wrought
iron fencing in detailing;
¾ public plazas should utilize materials, including unit pavers, that are
complementary to adjacent public and private space;
¾ street lighting shall be of a consistent type, colour and quality;
¾ maximum Building Setbacks:
Front: 0m
Side: 0m
4.15
RESIDENTIAL USES
The downtown is proposed to include rental and home ownership units.
Neighbourhoods adjacent to the downtown, should have direct links to commercial
uses while retaining the attributes of a pleasant residential area.
100
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
In residential developments:
•
•
Residential use densities shall be limited to 10 to 30 units per acre;
residential units shall be ground oriented townhouses, duplexes and compact
single family housing forms with opportunities for multi-family at the periphery
of the downtown.
101
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
4.15.1 Massing and Building Height
The residential area will have a variety of ground oriented housing types.
Intent:
To
permit a variety of ground oriented housing which maintains a small town
scale, distinct from nearby Calgary.
Guidelines:
¾ Buildings shall not exceed four stories;
¾ building with four stories shall be stepped back in the fourth floor to permit light
penetration to the street;
¾ multi-unit buildings shall present the main entrances or an equivalent ‘gateway’ to
the principal frontage street;
¾ private yards shall be clearly defined from public walkways;
¾ ground floor units shall be raised above surrounding grade by at least .5 metre to
ensure proper overlook of public areas such as sidewalks;
¾ direct outside entry to ground floor units as well as common lobby/hallway
entrances shall be required.
4.15.2 Streetscaping
The residential area should have a pleasant and appealing pedestrian environment
which accentuates a sense of community.
Intent:
To
create a high quality pedestrian environment using quality landscape
materials.
Guidelines:
¾ Concrete, interspersed with unit pavers at key intersections, shall be used for all
sidewalks in the residential area;
¾ sidewalk widths shall be a minimum of 1.8 m;
¾ formal landscaping shall include trees within grassed boulevards;
102
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
¾ private plazas should utilize materials that are complementary to adjacent public
space;
¾ for ground oriented townhouses, significant landscaping will be required.
¾ maximum Building Setbacks:
Front: 3m
Side: 2m
Rear: 10m
¾ parking:
•
Garages shall be located at the rear or side of residential buildings.
•
side garages shall be setback a minimum of 6m from the front facade of the
building.
103
City of Airdrie
Downtown Area
Redevelopment Plan
July 1999
Streetscape Component
Manufacturer: Lumec
Model:
Dome Series – Dome 2
Pedestrian
Streetlight and
Banner Pole
Pole and Base: As shown
Manufactuer: Lumec
Model:
Description:
Colour:
SPR5J-20-BAD20-BAA220-G-LMS14568ACOLTX
20 Foot Pole, galvanized
Lumec standard finished textured Midnight Blue
or RAL # 5011 midnight
Accessories/
Configurations: Banner Arms
Note:
electrical supply/design not included
decorative cap
Top of banner mounted at
5.0m max,
Banner 1.4x0.5m max
Modified clamp
mount banner arms
ball
Round steel decorative pole
- galvanized finish with
lumec standard finish
texture Midnight Blue
Modified LUMEC R80 base
assembly mechanically
fastened,covers concrete
sonotube
Concrete sonotube
extend to frost depth
Y
Y
Streetscape Component
Downtown Bench
Manufacturer: Victor Stanley
Model:
Description:
Colour:
Note:
S-13
3.8” thick solid steel
bars with IPE reverse
contoured wood slat
bench
Victor Stanley powder coat
Teal or RAL #5020
wood slats can be redwood
for a reduced cost, but this
also reduces vandal
resistance
Y
Y
Streetscape Component
Litter Receptacle
Manufacturer: Victor Stanley, Inc.
Model:
Description:
Colour:
Option:
S-42
thick solid steel bars formed and
welded to define a profile
VS powder coat Teal or RAL# 5020
Recycle Lid and Emblems
Y
Y
Streetscape Component
Tree Grate
Manufacturer: Dobney Foundry, Surrey, BC
Model:
Description:
Colour:
Frame and
Fasteners:
OT60
60” square with 16” opening, break away
portions to accommodate tree trunk
growth, pedestrian proof version
unfinished grey iron
Installation kits are available, including
pilfer-proof fasteners
Y
Y
Streetscape Component
Tree Guard
Manufacturer: Victor Stanley Inc.
Model:
Description:
Colour:
S-6
Compliments litter receptacle
powder coat teal
Y
Y
Streetscape Component
Bike Stand
Manufacturer:
DeroRacks Inc.
Model:
Colour:
Bike Hitch
Black
Y
Y
Streetscape Component
Bollard
Manufacturer: Lumec.
Model:
Voltage:
Base:
Colour:
BOR80 Lower Head 5/8”x 9”
70WMH
BOR80 Caste Base
Lumec Powder Coat Midnight Blue
Note:
Available with or without lamp
Note: This bollard will
compliment the banner pole base.
Y
Y
Streetscape Component
Stone Planters/Walls
Manufactuer:
Description:
Custom Installed
Concrete wall with concrete coping and
concrete stone veneer in northwest
river rock style, used to highlight special
entry areas, planters, retaining walls,
building columns, etc.
Note:
Or natural stone equivalent
Y
Y
Streetscape Component
Special Paving
Materials
Option 1
Manufacturer: Westcon Precast Inc.
Model:
Description:
Colour:
Model:
Description:
Colour:
Alberta Rumble Paver
Roughened surface for a stone type
finish reflective of a western type finish
from the earlier years as a local product
used for public traffic areas
Mountain blend (grey/buff)
Holland Paver
soldier course edge in sidewalk
(6cm pavers) and herringbone pattern in
road (8cm pavers)
Tan,Grey,Natural, Brown
Option 2
Manufactuer:
Description:
Colour:
custom
4”x8” or 4x12” large cedar plank
decking at grade to highlight
cafes, and low traffic areas on
private property
Natural
Y
Y
Streetscape Component
History Marker
Manufacturer: Custom
Base:
Description:
Note:
Concrete
Interpretive history/local interest
panels with historic photos and text
mounted on natural stone marker,
located in planting beds at significant
locations
Lighting should be provided where
possible.
Y
Iron Horse
The steam railway
development in Airdrie
at the turn of the
century happened at
this location in 1901.
Y
Streetscape Component
Colour Palette
Textured
Midnight Blue
Powdercoat
RAL # 5011
Concrete Unit Pavers
Natural
Brown
Cedar
Mountain Blend
Light fixtures
Light poles
Banner Poles
Bollards
Teal
PowderCoat
RAL#5020
Litter Receptacles
Benches
River Rock
ConcreteVeener
or Natural stone
Cedar/IPE Wood Finishes
Will weather to a neutral
grey
Benchs
Private decks/boardwalks
Black
PowderCoat
RAL#9005
Bike Stand
Grey Concrete
Concrete Curbs
Concrete Wall Copings
Standard
Broom
Sidewalks
Y
Natural Iron
Tree Grates
Finish
Y