Stadium District Development Permit Progress

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Bonnie Watkins
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Stadium District Development Permit Progress PROJECT OVERVIEW The Stadium Shopping Centre has been a community asset within University Heights since, predating the University of Calgary.

1 Stadium District Development Permit Progress PROJECT OVERVIEW The Stadium Shopping Centre has been a community asset within University Heights since, predating the University of Calgary. Located at the intersection of th Avenue and Uxbridge Drive W, the project has provided local retail to residents, students, and professors. As the neighborhood expanded to include new amenities such as the CTrain, McMahon Stadium, and Foothills Hospital, the Stadium District has been unable to adapt to the growing number local users and their diverse needs. The new Stadium District will transform the area into a socially diverse, mixed-use, urban environment that supports a wide range of uses and users within University Heights and the City of Calgary. This environment will promote an accessible and walkable urban area that is safe and accessible. To make Stadium District one of Calgary s most livable, sustainable developments, the project synthesizes: A wide range of uses from residential to retail to office to hotel to communal gathering spaces A multimodal transportation network that balances the ability to access the Stadium District by automobile, transit, bicycle, and foot A design that creates a dynamic ground level environment reflecting the needs of the community at large LEGED Primary Entrance/ Roundabout An emphasis on providing sustainable, green infrastructure that contributes to a healthy urban living environment, looking to achieve LEED D status. A series of interconnected open spaces that are universally navigable and provide passive and active recreation opportunities for all area residents. These elements of healthy urban living shall create new connections for the University Heights community. ew and existing residents will continue to have their day to day needs met at local retail amenities while walking through a more enjoyable pedestrian environment. A centrally located plaza will promote a safe atmosphere for residents of all ages to come together. The new Stadium District will become a community asset for residents to call their own for generations to come. A hub for activity in University Heights, it will continue to be helping to drive the community into the future. 0 Residential & Grocery ( Flrs.) Residential & Retail ( Flrs.) Central Plaza Transit Stops Hotel ( Flrs.) Class A Office & Retail (0 Flrs.) Medical Office & Retail ( Flrs.) Retail Kiosk, ( Flr.) Below grade parking entry/exit PROCESS AD TIMELIE UHCA Pre-consultation Meeting Stakeholder Engagement Workshop # Stakeholder Engagement Workshop # UHCA Pre-consultation Meeting Community Forum Community Walkabout Public Design Workshop Draft Policies Open House SSC Redevelopment Website Launches City Council Public Hearing & ARP Approval Masterplanning Workshop # City-led Transportation Meeting Masterplanning Workshop # Community Association Meeting # Community Association Meeting # Masterplan Community Open House # Masterplanning Workshop # Masterplan Community Open House # Development Permit Preparation Design Engineering Development Permit Open House # VIEW FROM ORTHEAST Development Permit Submission Development Permit Approval City Review & Community Circulation Construction Documentation Preparation Construction Start Jun/, 00 Feb/, 0 ov/0, 0 Mar/, 0 Feb/, 0 Mar/, 0 Mar/, 0 May/, 0 Jun/, 0 Jul/, 0 Oct/, 0 ov/, 0 Feb/, 0 Apr/, 0 Apr/, 0 Apr/, 0 ov/, 0 ov/, 0 Dec/ -May/ 0 0 May/ 0 Jul/ 0 Sep/Oct 0 ov/ 0 Dec/ 0 Apr/ 0 VISIOIG CITY-LED ARP MASTERPLA DEVELOPMET PERMIT COSTRUCTIO MAY 0 WESTER SECTURITIES ATTEDED SSASPG MEETIGS We Are Here EXT STEPS* *Dates are estimates and are subject to change.

2 Vision and Guiding Principles - Urban Design Principles and the ext Step The new Stadium District will be an attractive, vibrant, mixed use destination providing employment opportunities, residential accomodations, and community services. URBA DESIG PRICIPLES MIXED-USES TRASIT ORIETATIO COMMUITY GATHERIG PUBLIC ACCESSIBILITY COMMUITY AMEITIES RESIDETIAL DIVERSITY THE EXT STEP - PROJECT CHARACTER Locals + City Wide Stadium District is a landmark central meeting place where ALL people come together. It will provide amenities and flexible /exciting opportunities that engage both a local and city wide audience. engaging connected Uxbridge + Unwin Uxbridge and Unwin become the crossroads of a new neighbourhood - a walkable, bike-friendly place with innovative transportation options. The CROSSROADS of Experiences The CROSSROADS of STADIUM DISTRICT timeless High Quality S Unique + Inspiring Stadium District has a unique legacy of its own. It is forward thinking, inspiring, community centered, and most important in it for the long run. iconic + Feel Good Stadium District features high quality design of buildings and public spaces, modern technology, set in a comfortable and healthy environment. The CROSSROADS of Lifestyles MAY 0

$\kros-rod\ : a$ small community

3 cross roads noun \kros-rod\ : a small community located at such a crossroads ; a central meeting place Vision and Guiding Principles - Project Character Everyone loves a great neighbourhood and Stadium District redefines what that means. As an ECLECTIC COMBIATIO of elements, amenities and styles, our development brings together the BEST OF MAY WORLDS. The Stadium District feels right at home in the community of University Heights, and is destined to become a LOG-TERM ICO in the city of Calgary and beyond. It s the perfect fusion of culture, commerce and leisure, IT S LOCAL AD CITY WIDE. IT S HEALTHY AD TECHY. IT S ICOIC AD FAMILIAR. The vibe here is absolutely eclectic - so many local gems that pull you in from all over!...with so many convenient flexible features. Stadium District makes it very easy to keep a healthy lifestyle! Stadium District is not over the top fancy. It is approachable and memorable with endless possibilites... IT S URBA AD SUBURBA. IT S ITIMATE AD EXCITIG. IT S TIMELESS AD MODER. With hints of quaint suburban character and temptations of urban cool, you can get the best of the both worlds here. Stadium District can be our Friday night date venue, AD Calgary s next light festival destination! This is honest quality living that accomodates various lifestyles while keeping it REAL. MAY 0

4 Massing Refinement Moving from the master plan to schematic design, the design process progressed and improvements were made. PLAZA PAVILIO LOCATIO Further direct sunlight simulation showed that the pavilion was occupying the sunniest spot in the original masterplan. The pavilion has been relocated to an area that receives the least direct sunlight and is conceived as a glass garden pavilion to allow far natural light. The sunniest spot of the plaza is now available for public use. 0 0 RESIDETIAL MASSIG A linear form with central corridor provides more units with views to the park on one side and to the plaza on the other. Having more eyes on the streets and park improve public safety. CELEBRATED PARKADE ETRACE The original main parkade entrance was located directly in front of vehicles entering the site from Uxbridge drive. It also divided the ground LEGED Primary Entrance/ Roundabout Residential & Grocery ( Flrs.) EW MAJOR PEDESTRIA COECTIO TO THE PARK floor retail space and interrupted the walkable store frontage. The parkade entrance is now envisioned as a glass and wood structure, a Residential & Retail ( Flrs.) Building is now a single residential center piece of a secondary plaza between Central Plaza building creating a larger space the medical office building to the south and Transit Stops Hotel ( Flrs.) Class A Office & Retail (0 Flrs.) between itself and the medical office building. This area is now a better residential building to the north. The new location of the parkade entrance reduces traffic speed Medical Office & Retail ( Flrs.) and more significant connection from and increases vehicle stacking area that prevents Retail Kiosk, ( Flr.) the park to the plaza and residential congestion at the Uxbridge Drive roundabout. 0 Below grade parking entry/exit neighbourhood. VIEW FROM PARK MAY 0

Circulation Improvements to the project area will create a comprehensive, connected network for automobiles, transit, bicycles, and pedestrians.

PROPOSED STREET ETWORK PROPOSED TRASIT ETWORK GROUD LEVEL PLA in d a o R w n U Ulster Road 0 Uxbridge Drive Uxbridge Drive e th avenu LEGED LEGED RESIDETIAL ABOVE ue en th av Main Arterial Street

5 Circulation Improvements to the project area will create a comprehensive, connected network for automobiles, transit, bicycles, and pedestrians. The circulation and transportation improvements follow the guidance of the accepted Transportation Impact Assessment (TIA). PROPOSED STREET ETWORK PROPOSED TRASIT ETWORK GROUD LEVEL PLA in d a o R w n U Ulster Road 0 Uxbridge Drive Uxbridge Drive e th avenu LEGED LEGED RESIDETIAL ABOVE ue en th av Main Arterial Street Parking Intersection Bus Line Intersection Collector Loading Dock Underground Parkade Access Bus Stop Project Boundry Local Street Parkade Entrance/exit Project Boundry Intersection designed for site access from East only FLOWERS DRY CLEAER MID TO HIGH ED RESTAURAT PROPOSED BICYCLE ETWORK BAK TAKE-OUT FOOD PROPOSED PUBLIC PEDESTRIA ETWORK LEGED 0 Primary Entrance/ Roundabout COFFEE SHOP 0 Residential & Grocery ( Flrs.) DETIST 0 Residential & Retail ( Flrs.) SMALL FOOD Central Plaza Transit Stops DAY CARE CAFE Hotel ( Flrs.) Class A Office & Retail (0 Flrs.) BREW PUB DETIST CHIROPRACTOR Medical Office & Retail ( Flrs.) EXHIBIT C Retail Kiosk, ( Flr.) 0 Below grade parking entry/exit * LEGED LEGED Multi-use Pathway m Bikelane Bike Sharrows Major Pedestrian Circulation Bus Stop Pedestrian Bridge MAY 0 * Pedestrian overpass, Design and construction schedule under discussion with the city. PROPOSAL FOR STRUCTURAL EGIEERIG COSULTIG SERVICES STADIUM SHOPPIG CETRE REDEVELOPMET FOR: RTKL DATE: MODAY, JULY, 0

Built Form RETAIL KIOSK Single storey Glass Garden Pavilion Includes a small Café and outdoor flexible dining Also integrates vertical circulation from Parkade with Escalators and Elevators Provides

Bedroom/ Bath and Bedroom/ Bath Units Some units have private balconies and roof terraces Common amenities include game room, small fitness center and shared Great Rooms for parties and events

estimated 0 rooms Lower levels include Hotel Lobby, Restaurant, Meeting rooms, Fitness Center and Indoor Pool Ground level incorporates Layby drop off and outdoor dining near the plaza 0 0 0

) Medical Office & Retail ( Flrs.) Retail Kiosk, ( Flr.

lobby Building steps back above podium to open flexible office floor with center core Estimated floor size,0 sq. m. or,00 sq. ft.

6 Built Form RETAIL KIOSK Single storey Glass Garden Pavilion Includes a small Café and outdoor flexible dining Also integrates vertical circulation from Parkade with Escalators and Elevators Provides easy access to public restrooms on P of the Parkade below The Stadium Redevelopment will establish a pedestrian-oriented urban environment with limited shadowing and massing impacts while engaging the surrounding communities. MEDICAL OFFICE BUILDIG storey building designed to accommodate medical tenants Flexible open plan with center core Ground level Retail, office Lobby, and potential for a Café and Daycare Estimated floor plate size, sq.m. or,0 sq.ft. RESIDETIAL & RETAIL Storey building orients residential views to the park on the west and the plaza activities to the east 0 Residential Apartments with approximately - units per level A Mix of Bedroom/ Bath and Bedroom/ Bath Units Some units have private balconies and roof terraces Common amenities include game room, small fitness center and shared Great Rooms for parties and events Outdoor amenity sun decks at L and L provide gathering area and dog walking area Small balconies on the south include BBQ grills and group seating areas HOTEL storey Extended Stay Hotel with an estimated 0 rooms Lower levels include Hotel Lobby, Restaurant, Meeting rooms, Fitness Center and Indoor Pool Ground level incorporates Layby drop off and outdoor dining near the plaza RESIDETIAL & GROCERY LEGED Primary Entrance/ Roundabout Residential & Grocery ( Flrs.) Residential & Retail ( Flrs.) Central Plaza Transit Stops Hotel ( Flrs.) Class A Office & Retail (0 Flrs.) Medical Office & Retail ( Flrs.) Retail Kiosk, ( Flr.) 0 Below grade parking entry/exit OFFICE 0 storey Class A Office Ground Level Retail (Such as Cafes, Bank or Dentist) with Office Lobby Potential for a nd level Fitness Center with access from main lobby Building steps back above podium to open flexible office floor with center core Estimated floor size,0 sq. m. or,00 sq. ft. storey residences include smaller sized apartments A Mix of Studio/Bachelor, Bedroom/ Bath and Bedroom/ Bath Units, with Town Home Units Ground level Grocer and Restaurant anchor the north end of the Plaza Townhome units with stoops along the streets step back to units on the terrace above A large sun filled amenity roof deck above the Grocery incorporates seating and BBQ grills Easy Lobby and Grocery access from public transportation on Uxbridge LAD USES & SEQUECIG The proposed land-uses offer opportunities for all of the guiding principles to be incorporated in a manner that contributes to the entire community. An appropriate mix of tenants to suit the nature and scale of this mixed-use development will help to complete the vision. The design team has made significant progress on the layout and design and we are now reviewing the appropriate sequencing of construction. We currently envision the buildings on the site s West and ortheast edges being built first, followed by the office building and hotel. Our goal is to have the entire project completed in approximately years from the start of construction. MAY 0 AREA SUMMARY Use EXHIBIT C Yield(GFA) ft 00, Yield(GFA) m,. Office & MOB,,..0% Residential,,. 0.% Hospitality,0,0..% SUBTOTAL,,. Mechanical 0,.0,0 00,,. Retail PHASE PHASE TOTAL PROPOSAL FOR STRUCTURAL EGIEERIG COSULTIG SERVICES STADIUM SHOPPIG CETRE REDEVELOPMET FOR: RTKL DATE: MODAY, JULY, 0 Portion.%

7 Human Scale eighbourhood VIEW FROM ORTHEAST THE ORTH EAST CORER is about a human-scale neighbourhood. The edges of the grocery store are lined with townhome units complete with stoops and terraces. These units shall provide eyes on the streets that improves public space safety. The upper volume is set back from the lower units, further reducing the perception of size. MAY 0

8 Active Public Space VIEW FROM PLAZA THE PLAZA is the new town square of the neighbourhood. All four sides are lined with neighbourhood retail and grocery stores. The plaza is a flexible space which will be programmed with seasonal events and activities. MAY 0

9 Design for the Seasons VIEW FROM PARK LOG WITER SEASO is a major consideration in the development of the architectural vocabulary. Very often, one is presented with happy, sunny and lush green imageries when the reality is vastly different. The design plays with the notions of blending in and standing out from the winter landscape with a feeling of warmth that emanates from within. MAY 0

10 Parkade TH R O The user experience and design of the proposed parkade has been given careful consideration and will incorporate proper way finding, lighting and safety. The Parkade is a level underground structure situated below the entire site. It contains the vast majority of on-site public and private parking, secured bicycle parking, mechanical and electrical building systems as well as waste and recycling storage for the development. The parkade provides connections from parking to the above plaza amenities and retail areas. Level P parking serves the Retail, Hotel, and Office users. The primary ramp for vehicles using the site is on the west side of the site with a secondary parkade ramp for Hotel and Office on the east side, two exit-only ramps; one at northwest corner of the site exiting onto Unwin Road and a second at the east edge of the site turning south onto Uxbridge Drive. RESIDETIAL RAMP P - UWI ROAD UWI R OAD EXIT RAMP P - UWI ROAD PRIMARY RAMP P - PLAZA LEVEL PRIMARY RAMP P - P T HA VE U E ESCALATOR/ELEVATOR TO PLAZA E V I R D E G D I R B X U OFFICE/HOTEL RAMP P - PLAZA LEVEL BICYCLE RAMP EXIT OLY RAMP P - UXBRIDGE DRIVE (right turn only) RESIDETIAL RAMP P - UWI ROAD PRIMARY RAMP P - P Within level P the majority of the parking stalls serves Office parking. Level P has a designated private residential parking area with direct dedicated parkade ramp from the orth on Unwin Road. The remaining spaces on P are allocated for Office parking. Bicycle parking for Residential use (±0 stalls) are allocated on level P. Bicycle parking for Office use are allocated on level P complete with the potential for a dedicated bike ramp connecting to the pathway on Uxbridge Drive and showers and lockers for bicycle commuters. Given the size and overall scale of the parkade, our consultant team is currently analyzing the total number of parking stalls required for the site including peak hour demands. OFFICE/HOTEL RAMP P - PLAZA LEVEL RESIDETIAL RAMP P - UWI ROAD PRIMARY RAMP P - P EXHIBIT C OFFICE RAMP P - P LEGED RETAIL PARKIG MEDICAL/OFFICE PARKIG HOTEL PARKIG RESIDETIAL PARKIG TOTAL PROVIDED MAY 0 0 STALLS 0 STALLS 0 STALLS 0 STALLS 00 STALLS *PARKIG STALL COUTS ARE APPROXIMATE AD SUBJECT TO CHAGE. ALLOCATIO OF STALLS TO VARIOUS USERS AS IDICATED IS FOR SCHEMATIC PURPOSES OLY. PROPOSAL FOR STRUCTURAL EGIEERIG COSULTIG SERVICES STADIUM SHOPPIG CETRE REDEVELOPMET FOR: RTKL DATE: MODAY, JULY, 0

Public Realm COCEPT DESIG The open space concept aims to create an active public realm that is connected to the surrounding urban fabric and creates a

The framework layers many elements to develop multiple types of spaces, including: flexible / programmable plaza, retail streets, gateways, outdoor patios

MIXED USE BUILDIGS PARKIG Entry Ramp to Underground Parking Short Stay Parking Pedestrian Access to Underground Parking Underground Parking Exit Lane

Pedestrian Green Link PUBLIC OPE SPACES 0 Central Plaza - Main Square South East Plaza Gateway West Pedestrian Green Link Green Roof East Retail Strip

11 Public Realm COCEPT DESIG The open space concept aims to create an active public realm that is connected to the surrounding urban fabric and creates a pedestrian focused environment. The framework layers many elements to develop multiple types of spaces, including: flexible / programmable plaza, retail streets, gateways, outdoor patios and accessible green roofs. MIXED USE BUILDIGS PARKIG Entry Ramp to Underground Parking Short Stay Parking Pedestrian Access to Underground Parking Underground Parking Exit Lane Residential / Retail Office / Retail Hotel Medical Offices Cafe / Parkade Access GATEWAYS + EDGES Access off Uxbridge Dr Gateway Plaza off Avenue West Pedestrian Green Link PUBLIC OPE SPACES 0 Central Plaza - Main Square South East Plaza Gateway West Pedestrian Green Link Green Roof East Retail Strip PUBLIC REALM SURFACES 0 Servicing Lane (also pedestrian link) Pedestrian Priority - Shared Surface Public Sidewalk / Multi-Use Pathway Vehicular Access / Pedestrian Priority Pedestrian Walkway SOUTH EAST PLAZA GATEWAY 0 0 CETRAL PLAZA LOOKIG SOUTH SUMMER 0 EXHIBIT C MAY 0 CETRAL PLAZA LOOKIG ORTH WITER PROPOSAL FOR STRUCTURAL EGIEERIG COSULTIG SERVICES STADIUM SHOPPIG CETRE REDEVELOPMET FOR: RTKL DATE: MODAY, JULY, 0

Open Space Concepts ORTHER EDGE RESIDETIAL CORRIDOR ORTH EAST RESIDETIAL FROTAGE CETRAL PLAZA - MAI SQUARE AVEUE - GATEWAY PLAZA - vegetated buffer - private apartment entrances - tree alee along

Retail Hotel Medical Offices Cafe / Parkade Access MIXED USE BUILDIGS Residential / Retail Office / Retail Hotel Medical Offices Cafe / Parkade Access WEST EDGE PEDESTRIA GREE LIK - vegetated buffer

and trees to frame key views into the central plaza PLAZA DESIG ELEMETS Flexible Open Space Water Jets / Skating Rink Pavilion / Underground Parking Access Shared Surface 0 Patio Seating and Loose

Signange Location Sidewalk 0 Accessibility Ramp Commercial Frontage Parkade Exit Ramp Bus Shelter 0 WEST EDGE WESTER GATEWAY - gateway feature signaling entrance - pedestrian only access - multi

interaction and collaboration - seasonal and daily uses - cafe pavilion - pedestrian access to parkade - pedestrian priority shared public surfaces OFFICE / RETAIL EAST EDGE COMMERCIAL FROTAGE -

12 Open Space Concepts ORTHER EDGE RESIDETIAL CORRIDOR ORTH EAST RESIDETIAL FROTAGE CETRAL PLAZA - MAI SQUARE AVEUE - GATEWAY PLAZA - vegetated buffer - private apartment entrances - tree alee along street edge - tree along the street edge - elevated residential units - multi-use pathways to connect to larger city network - sheltered bus stop MIXED USE BUILDIGS Residential / Retail Office / Retail Hotel Medical Offices Cafe / Parkade Access MIXED USE BUILDIGS Residential / Retail Office / Retail Hotel Medical Offices Cafe / Parkade Access WEST EDGE PEDESTRIA GREE LIK - vegetated buffer - private apartment entrances and patios - no vehicular access - western pathway and green space RESIDETIAL / RETAIL EAST EDGE GATEWAY FEATURE - major gateway to site to be lined with patio spaces and trees to frame key views into the central plaza PLAZA DESIG ELEMETS Flexible Open Space Water Jets / Skating Rink Pavilion / Underground Parking Access Shared Surface 0 Patio Seating and Loose Chairs Outdoor Meeting Spaces Unique and Playful Huts Short Term Parking Stalls Mound Seating Stage Active Retail Frontage 0 0 PLAZA DESIG ELEMETS Multi Use Path Hotel Patio Seating Potential Signange Location Sidewalk 0 Accessibility Ramp Commercial Frontage Parkade Exit Ramp Bus Shelter 0 WEST EDGE WESTER GATEWAY - gateway feature signaling entrance - pedestrian only access - multi modal lane to connect pedestrians to central plaza RESIDETIAL / RETAIL MAI SQUARE CETRAL PLAZA - flexible open spaces for active public programming - variety of public seating to encourage interaction and collaboration - seasonal and daily uses - cafe pavilion - pedestrian access to parkade - pedestrian priority shared public surfaces OFFICE / RETAIL EAST EDGE COMMERCIAL FROTAGE - active frontage to increase pedestrian use - lighting and vibrant edge components - vegetated planters - parkade exit ramp Active Retail Frontage Angled Parking Shared Surface Seasonal / Sculptural Pavilions Mound Seating Water Jets / Winter Skating Rink Tables and Chairs 0 Patio Seating Central Plaza Ramp Landing Seatwall Accessibility Ramp Potential Signange Location WEST EDGE PEDESTRIA GREE LIK - vegetated buffer - daycare outdoor space - no vehicular access - western pathway and green space MEDICAL OFFICES HOTEL SOUTH EAST GATEWAY PLAZA - signage and wayfinding - public seating - accessible ramp to central plaza - major gateway to site - signange for retail businesses - outdoor patio space Shared Surface Sidewalk Multi Use Walkway SOUTH EDGE FROTAGE CORRIDOR - signage and wayfinding - sheltered transit stop - multi-use pathway connecting site to west - future elevated pedestrian connection over AVE EDGE COMPOETS - unique, eye catching components indicating edge of development and invite intrigue and exploration Uxbridge Dr W AVEUE - CORRIDOR WESTER PEDESTRIA LIK UXBRIDGE DRIVE MIXED USE BUILDIGS Residential / Retail Office / Retail Hotel Medical Offices Cafe / Parkade Access DESIG ELEMETS MIXED USE BUILDIGS Residential / Retail Office / Retail Hotel Medical Offices Cafe / Parkade Access DESIG ELEMETS MIXED USE BUILDIGS Residential / Retail Office / Retail Hotel Medical Offices Cafe / Parkade Access Signage 0 Outdoor Amenities Private Patios Residential Frontage Private / Public Rooftop Patios Pedestrian / Bike Path Fire Pit 0 Outdoor Amenities Underground Parkade Access Vegetative Buffer Gateway Shared Surface Short Term Parking Ground Level Patio Daycare Bike Parking Flexible Seating 0 Private Residence Balcony Private Residence Entry Sidewalk Multi Use Path Private Residential Entrances Rooftop Patio Bus Stop 0 Lay-By Residential / Retail Tunnel Entrance Gateway Feature Ground Level Patio Multi Use Walkway 0 DESIG ELEMETS Bus Shelter Pedestrian Overpass Multi Use Pathway Public Seating 0 Signange Green Corridor Shared Surface Hotel Pick Up and Drop Off Access to Central Plaza Transit Lay-By Bus Shelter Multi Use Pathway Transit Lay-By Avenue W Multi Use Pathway Private Patios Vegetated Buffer Access Path th Level Amenity Space Uxbridge Dr W MAY 0

Stadium District Masterplan

Stadium District Masterplan Masterplan (noun): an evolving long-term planning document that establishes the framework and key elements of a site. It reflects a clear vision synthesizing developer goals