Sierra Springs Regional Commercial Master Site Plan Airdrie, Alberta Hopewell Development Corporation Project No May 26, 2010

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1 Sierra Springs Regional Commercial Master Site Plan Airdrie, Alberta Hopewell Development Corporation Project No May 26, 2010

2 TABLE OF CONTENTS Purpose... 2 Master Site Plan Guidelines... 3 Overall Sierra Springs Site Plan Concept... 4 Development Impacts... 5 Development Constraints... 5 Building Placement... 9 Phasing Plan Statistical Breakdown Floor Area Analysis Building Height Signage and Lighting Site Access Public Frontage Landscaping Exterior Elevations Regional Commercial Site Plan Concept Pedestrian Circulation Transit Parking Sustainable Development Concepts Site Design Concepts Architectural Guidelines

3 Big Hill Springs Road SITE #1 (24,870 vpd) SITE #2 PURPOSE Hopewell Development Corporation is developing a Regional Commercial shopping destination in Airdrie, Alberta. Highway #2 (60,470 vpd) Encompassing approximately 70 acres of land, which includes Walmart, Home Depot and Comfort Inn Suites, Sierra Springs is located south of Big Hill Springs Road between the Queen Elizabeth 2 Highway to the east and the Canadian Pacific Railway to the west (Figure 1). N Figure 1 Sierra Springs Site The purpose of this Design Brief and Master Site Plan is to provide a general design concept and development guidelines to ensure that a high design standard is established and maintained, including an enhanced pedestrian experience, all while providing a vibrant and viable shopping destination. 2

4 MASTER SITE PLAN GUIDELINES This Master Site Plan is intended to provide a general design concept for the Regional Commercial use sites developed by Hopewell at Sierra Springs (Figure 2). Once in place, these architectural and development guidelines will allow for a comprehensively designed, pedestrian enhanced retail / commercial centre. Elements such as entrance features, outdoor sitting areas, canopies, soft and hard landscaping and other features will lend visual interest and a pedestrian scale to the development site. Hopewell Development Corporation considers it essential that all current and future development in Sierra Springs conform to this Master Site Plan to maintain a comprehensive approach to the design and to provide for a superior and high quality pedestrian-oriented development. 3

5 FIGURE 2 OVERALL SIERRA SPRINGS SITE PLAN CONCEPT 4

6 DEVELOPMENT IMPACTS The intent of the commercial / retail developed lands remaining in Sierra Springs is to provide for a viable mix of large scale single tenants, combined with a variety of medium and smaller scale retail shops and services. These retail opportunities are meant to provide a diverse assortment of goods and services to the City of Airdrie as a whole and its surrounding areas (Figure 3). It is not anticipated that any impact from this development will be felt on the Central Business District. The re-urbanization plans for the downtown area are complete. DEVELOPMENT CONSTRAINTS The establishment of the Walmart Supercentre as the major retailer at Sierra Springs brings a strong anchor draw but with it some unique limitations which are in turn imposed on the rest of the development. These specific restrictions are as follows (as per Restriction Instrument # ) and are illustrated on the following pages: 1) Clearly defined No Build zones affecting the Regional Commercial site as well as Block 3 Lot 14 (Figure 4). 2) Parking requirements in terms of minimum numbers of spaces required exceeding the local bylaw requirements. 3) Varying distance restrictions from the property line and Walmart building perimeter for particular uses (Figure 5). 4) All remaining developable lands are Use Restricted Areas with particular uses specified and / or disallowed. 5) A height restriction of 7 metres as opposed to the local bylaw maximum allowable height of 10 meters. Figure 3 Downtown Airdrie There are other instruments restricting the commercial / retail uses as well as the typical bylaw and legal requirements such as building setbacks, yards, landscape buffers and utility rights-of-way which will all need consideration. 5

7 FIGURE 4 REGIONAL COMMERCIAL SITE CONCEPT DEVELOPMENT CONSTRAINTS 6

8 FIGURE 5 CONVENIENCE COMMERCIAL SITE CONCEPT DEVELOPMENT CONSTRAINTS 7

9 FIGURE 6 WALMART DISTANCE RESTRICTIONS DEVELOPMENT CONSTRAINTS 8

10 BUILDING PLACEMENT Buildings constructed on the Regional Commercial site at Sierra Springs will, for the most part, be oriented along the perimeter of the site with most of the parking and outdoor amenity spaces internalized between the retail buildings. This orientation achieves two design qualities: 1) Building and landscaping are adjacent to the main thoroughfare of Main Street, not parking lots; 2) The fabric of an urban shopping centre is enhanced with the fronts of the buildings opposing one another. Such an arrangement allows for a more dynamic retail environment by creating an urban streetscape which encourages walking from store to store and lingering in the outdoor amenity areas this design creates. Buildings placed in such a way, particularly those less than 743 square metres (8,000 square feet), will create desirable internal street-related activity. The resulting urban streetscape will encourage walking from store to store, especially with the provision of well-defined pedestrian routes, sidewalk cafes and courtyards. Such outdoor amenities will encourage people to linger and make for a vibrant pedestrianoriented shopping experience (Figure 7). Figure 7 Urban Streetscape Of course, the requisite parking is part of the design and will be integrated with the urban streetscape. Landscape features, sensitive sidewalk & crosswalk design, and traffic calming measures in the form of raised crosswalks and indirect drive aisles will ensure that parking areas do not detract from the on foot approach to shopping at Sierra Springs. 9

11 PHASING PLAN REGIONAL COMMERCIAL SITE CONCEPT 10

12 STATISTICAL BREAKDOWN PHASE 1 Description Use/Occupancy Tenant G.F.A. Parking Stalls Required ft 2 m 2 By-Law WalMart Stalls Provided Building A Bank 4, Building B Retail Store 5, Building C Pub 6, Building D Retail Store 5, Building E Lube Shop 1, Building F Gas Bar 1, Site Area Coverage Phase 1 Total 24,502 2, Acres 14.45% PHASE 2 Description Use/Occupancy Tenant G.F.A. Parking Stalls Required ft 2 m 2 By-Law WalMart Stalls Provided Building A Retail Store 5, Building B Restaurant 2, Building C Bank 5, Building D Retail Store 8, Building E Drug Store 30,000 2, Site Area Coverage Phase 2 Total 51,960 4, Acres 20.15% REGIONAL COMMERCIAL SITE CONCEPT 11

13 PHASE 3 Description Use/Occupancy Tenant G.F.A. Parking Stalls Required ft 2 m 2 By-Law WalMart Stalls Provided Building A Bank 5, Building B Restaurant 6, Building C Fashion 3, Building D Pet Store 11,355 1, Building E Furniture Store 9, Building F Book Store 9, Building G Outdoor Store 6, Building H Personal Service 6, Building J Fashion 6, Building K Fashion 8, Building L Broker 2, Building M Electronics Store 1, Building N Shoe Store 2, Site Area Coverage Phase 3 Total 79,090 7, Acres 25.43% REGIONAL COMMERCIAL SITE CONCEPT 12

14 STATISTICAL BREAKDOWN PHASE 4 Description Use/Occupancy Tenant G.F.A. Parking Stalls Required ft 2 m 2 By-Law WalMart Stalls Provided Building A Retail Store 25,325 2, Building B Theatres 30,710 2, Building C Retail Store 17,500 1, Site Area Coverage Phase 4 Total 73,535 6, Acres 28.13% PHASE 5 Description Use/Occupancy Tenant G.F.A. Parking Stalls Required ft 2 m 2 By-Law WalMart Stalls Provided Building A TBD 6, Building B TBD 5, Building C TBD 6, Building D TBD 9, Building E TBD 9, Building F TBD 4, Building G TBD 7, Building H TBD 6, Building J TBD 4, Site Area Coverage Phase 5 Total 60,310 5, Acres 24.68% REGIONAL COMMERCIAL SITE CONCEPT 13

15 STATISTICAL BREAKDOWN PHASE 6 Description Use/Occupancy Tenant G.F.A. Parking Stalls Required ft 2 m 2 By-Law WalMart Stalls Provided Building A Electronics Store 12,540 1, Building B Restaurant 5, Building C Bank 6, Building D Retail Store 5, Building E Restaurant 5, Site Area Coverage Phase 6 Total 34,440 3, Acres 24.44% PHASE 7 Description Use/Occupancy Tenant G.F.A. Parking Stalls Required ft 2 m 2 By-Law WalMart Stalls Provided Building A Retail Store 10, Building B Restaurant 6, Site Area Coverage Phase 7 Total 16,000 1, Acres 10.27% REGIONAL COMMERCIAL SITE CONCEPT 14

16 STATISTICAL BREAKDOWN TOTALS Description Tenant G.F.A. Parking Stalls Required ft 2 m 2 By-Law WalMart Stalls Provided Phase 1 24,502 2, Phase 2 51,960 4, Phase 3 79,090 7, Phase 4 73,535 6, Phase 5 60,310 5, Phase 6 34,440 3, Phase 7 16,000 1, Site Area Coverage Overall Total 339,837 31,469 1,598 1,745 1, % FLOOR AREA ANALYSIS Floor Area Phase 1 No. of Bldgs Phase 2 No. of Bldgs. Phase 3 No. of Bldgs. Phase 4 No. of Bldgs. Phase 5 No. of Bldgs. Phase 6 No. of Bldgs. Phase 7 No. of Bldgs. Total No. of Bldgs. <2,000 ft ,000 4,000 ft ,000 6,000 ft ,000 8,000 ft > 8,000 ft Totals REGIONAL COMMERCIAL SITE CONCEPT 15

17 BUILDING HEIGHT Building heights vary throughout the development, and range from approximately seven metres to ten metres maximum, depending largely on the use or particular tenant. Some of the larger tenants anticipated to be part of the regional site have been positioned along the east side of the property as a buffer against the CPR lands and to maximize visibility from the east side along Main Street. SIGNAGE AND LIGHTING The design and placement of site identification pylons, pedestrian scale site signage and building signage will all contribute to the character of Sierra Springs. The pedestrian scale signs will be distributed throughout the site as required and will complement the pedestrianoriented retail environment. Store front signage may be in the form of wall or fascia mounted, or as copy on entrance fabric canopies. In all cases, the signage will enhance the overall appearance of each building and be complementary to the architectural style (Figures 9 and 10). Of course, all signage will be consistent with the current City of Airdrie Land Use Bylaw. Sufficient lighting will be provided along all vehicular and pedestrian routes to ensure safety at night and enhance the overall street design. Buildings at Sierra Springs will incorporate exterior lighting elements. They will highlight and complement features of the buildings and the surrounding site. Figure 9 Pedestrian Scale Signage Figure 10 Signage & Lighting Both building and site lighting will be designed to minimize impact on adjacent land uses while providing adequate levels of visibility, safety and security. 16

18 SITE ACCESS Access to all of the retail and commercial sites of Sierra Springs is provided from either Main Street or Sierra Springs Drive. Access to the Regional Commercial site in particular is from three all-turns points along Main Street, including a shared access with Walmart at the south end of the site. Site access is located in such a way as to have minimal interference with the pedestrian circulation while still providing sufficient access for vehicles (Figure 11). Internally, a well-planned system of roadways and pedestrian pathways will connect the various retail buildings and parking zones. Landscape features, pedestrian walkways and crosswalks will all provide traffic calming measures, visual and physical indicators for drivers to be aware of pedestrians, and vice versa. Figure 12 Building Frontages PUBLIC FRONTAGE Sierra Springs Drive and Main Street are significant transportation arteries within the City of Airdrie. As such, all buildings that are visible from public roads shall incorporate interesting design elements consistently on all façades. A high degree of visual interest will be achieved by including design features such as enhanced building entries, display windows, columns, canopies, and the like. Side and rear elevations shall also include architectural features, materials and treatments that are complementary to the entire development. Visual transparency through storefront windows is a key element along building frontages to encourage variety and interest. Site visibility is also achieved < Figure 11 Site Access by spacing buildings apart along the adjacent roadways to allow views into the site. Internally, the arrangement of buildings to delineate pedestrian links and outdoor gathering spaces will be carefully considered. Building placement along with soft and hard landscaping will combine to create an accessible, pedestrian-enhanced shopping experience. There may be some opportunity to front smaller scale retailers onto the plaza space between buildings. This would be subject to specific tenant requirements and approvals. Details along building frontages, landscape features and site furnishings will all work together to create a safe and interesting pedestrian scale shopping destination (Figure 12). 17

19 LANDSCAPING Apart from the buildings themselves, landscaping is the major visual element within the development. It is intended to be a unifying element that helps tie the development together. Soft landscaping will be used to enhance pedestrian areas, parking areas, entrances into the site and the interface with sidewalks and public thoroughfares. Integrated site features such as coloured and textured paving materials, green spaces, planters, street furniture, lighting and signage will all combine to encourage street-front activity and complement both the landscaping and the architecture (Figure 13). Figure 13 Green Space EXTERIOR ELEVATIONS In order to reinforce a design image unique to Sierra Springs, certain architectural elements shall be utilized and be common throughout each retail/commercial site. It is recognized that many of the buildings at Sierra Springs are essentially visible on all sides. It is appropriate therefore that the design elements utilized on these buildings be incorporated on all façades. Each building shall provide a mixture of vertical and horizontal design elements to articulate tenant entries. Pilasters, decorative lights and canopies shall clearly indicate entry points for pedestrians and enhance the character of the entrance (Figure 14). Entries are to be treated as a feature of each building façade. The individual entries on multiple tenant buildings shall each be identifiable without detracting from the building s overall appearance. Figure 14 Building Elevations The use of glazing at tenant entries shall accentuate entrance locations and provide display opportunities for tenants. 18

20 REGIONAL COMMERCIAL SITE PLAN CONCEPT 19

21 PEDESTRIAN CIRCULATION The retail and commercial sites of Sierra Springs will be designed to provide an immediate enhanced pedestrian experience. For the Regional site in particular, all areas of the site that propose to provide buildings smaller than 743 square metres (8,000 square feet) shall be designed in such a way as to incorporate superior and high quality pedestrian-enhanced design elements such as lighting, clear connections, site furniture, signage, landscaping and building design. All of these features working together will provide visual interest and give a pedestrian scale to the development. Walkways shall connect with public sidewalks along Main Street and Sierra Springs Drive where possible, leading pedestrians toward the retail buildings (Figure 17). They will be generous in width and landscaped with shade trees (Figure 15). Pedestrian walkways that traverse vehicular areas will be identified appropriately. Crosswalks will be clearly delineated. Curb cuts and ramp access for the handicapped shall be provided where required (Figure 16). Wide sidewalks shall be provided along the full length of any building façade featuring a customer entrance. Placement of buildings, vehicular access, pedestrian walkways and landscaping are all intended to allow for easy pedestrian movement throughout the site, and to provide for outdoor amenity spaces and vibrant streetscapes. Figure 15 Walkways Figure 16 Pedestrian Crosswalks 20

22 FIGURE 17 PEDESTRIAN CIRCULATION REGIONAL COMMERCIAL SITE CONCEPT 21

23 TRANSIT It is acknowledged that local and regional transit service is planned to operate along Sierra Springs Drive SE and Main Street SE. In accordance with the Transit Service Plan, there will be a bus zone concrete apron at Northbound Main Street on the far side of Sierra Springs Drive. This bus zone will be provided to City of Calgary specifications. Pedestrians are provided with a crossing across Sierra Springs Drive, south of the Comfort Inn to facilitate access to transit service at this location. Pedestrian access across driving aisles will be clearly differentiated through the use of signage, surface marking and /or a change of surface materials or colors. Pedestrian routes will be free of obstacles which could interfere with those using wheelchairs. Sidewalks will be constructed with curb cuts, further enabling wheelchair access. Ultimately the transit system will be integrated into the community design as a key component of the community centre, neighbourhood nodes and major community focal points. Sidewalks provided on both sides of the transit route along Main Street and Sierra Springs Drive facilitate pedestrian access to bus zones. Landscaping and fencing materials adjacent to pedestrian routes will be of a height which minimizes potential hiding places and maximizing visual surveillance of the pedestrian route in keeping with the principles of Crime Prevention through Environmental Design (CPTED). 22

24 PARKING All of the parking required for each retail/commercial site in Sierra Springs will be provided on site and will be to the satisfaction of the Land Use Bylaw. Parking areas along Main Street and Sierra Springs Drive shall be separated by a minimum of a 6-metre wide landscaped buffer. Landscaping features within the field of parking will be used as buffers to create a pleasant and safe separation of vehicle and pedestrian environments. Curbed parking islands will be planted with canopy trees and shrubs. The design of parking and loading areas must represent a balance between the functional, aesthetic and market demand. Loading areas, ancillary storage, utility meters and garbage collection shall be incorporated into the overall design of the buildings and landscaped so that the visible and acoustic impacts are screened from adjacent properties and public areas. These measures will ensure an attractive street and pedestrian environment is maintained throughout Sierra Springs. SUSTAINABLE DEVELOPMENT CONCEPTS Several ideas can be made manifest in the design of the retail sites at Sierra Springs to provide for a more sustainable development: Encouraging walking by providing safe and well defined pedestrian routes, and cycling by providing ample bike racks will lessen the impact of vehicles. Buildings, particularly the CRUs comprised of smaller tenants, are designed using a modular approach. This allows for ease of expansion and flexibility in the future. Energy efficient HVAC systems will be utilized & tested after installation to ensure equipment is performing as designed. Mechanical appliances can be water efficient, as can low-flow plumbing fixtures which can also be specified. Lighting can be designed using motion detection systems or be equipped with timers to ensure they are only being used when required. Plant material native to the region s climate, soils and water availability will be used to ensure survival while reducing maintenance and irrigation requirements. Native species will be used as extensively as possible. Facilities for collecting recyclables will be provided both during construction and after the buildings are occupied. Recycling of waste building materials during construction. 23

25 SITE DESIGN CONCEPTS Landscaped Medians Outdoor Amenity Spaces Vibrant Streetscapes Furniture Buffered Parking Generous Sidewalks Textured Pedestrian Crosswalks Lighting and Signage Small Scale Retail Opportunities Outdoor Plazas 24

26 ARCHITECTURAL GUIDELINES Architectural Guidelines will be prepared and submitted with the next Development Permit application for Sierra Springs. The establishment of these guidelines is to help ensure that high standards of development are maintained within Sierra Springs and to present a unified development. For the most part, building materials form the essential character of each building and thus they collectively form the character of the development. The choice and use of materials in each building project must therefore contribute to the quality image of Sierra Springs. In general, the colours, materials and finishes of all the buildings shall be coordinated to reduce the impact of massing of the larger buildings, reduce the appearance of blank walls, and to achieve a sense of continuity (Figure 18). Colours, materials and finishes are to be coordinated on all exterior building elevations to achieve continuity and compatibility of design. All buildings shall be faced with finishing materials which exhibit a durable permanent quality appearance. Acrylic stucco is intended to be the primary exterior building finish material. The limited palette of base building stucco colours is intended to unify the buildings. The large display windows, decorative lights, fabric canopies and Figure 18 Materials & Colours signs are also intended to provide a sense of unity while adding a retail flavour and interest to the development. Other elements such as outdoor sitting areas, and soft and hard landscaping will also be considered as features which will lend visual interest and a pedestrian scale to the development site. 25

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