Gateway commercial MIXED USE MASTER SITE PLAN 1914 CENTRE STREET NORTH CALGARY, AB CANADA T2E 2S8 T. 403.264.7177 F. 403.264-7175 WWW.CITILAND.CA CITILAND AIrDRIE GATEWAY VENTURE INC. airdrie GATEWAY COMMERCE CENTRE airdrie, ALBERTA FEBRUARY 2012
CITILAND COMMERCIAL MIXED USE MASTER SITE PLAN PURPOSE The purpose of this Master Site Plan is to provide development guidelines for the Gateway Commercial Mixed Use District (CMU) in both a visual and contextual manner. This document forms an integral part of the Gateway CMU Land Use redesignation application and will form the basis for future development. CONTEXT & TRANSITION The subject lands are located between the Industrial Business Park to the east and the residential community of Stonegate directly west of Main Street N. Citiland has prepared Architectural Control Guidelines for the Industrial Business Park District One(IB-1) within the Gateway Business Park. The City approved these guidelines on February 8, 2006. To the south is the storm retention pond and to the north are the Airdrie City limits and existing agricultural uses. This Master Site Plan is to provide a transition zone between the industrial and residential land uses, and to produce architectural and development guidelines to allow for a comprehensively designed pedestrian-oriented mix of uses that includes residential townhomes, a four-storey condominium component, as well as office, retail and a private school. Architectural and development guidelines include design amenity spaces, residential uses, sufficient parking and site circulation while meeting marketplace realities. There should be strong connectivity within the CMU District as well as to the adjacent residential, commercial and industrial areas. As part of the Northeast Airdrie Community Area Structure Plan (ASP) and the Gateway Neighbourhood Structure Plan (Stage 2) there was a great deal of cooperation and coordination between land owners and the City to create transition and connectivity from adjacent uses. The creation of the CMU District is in large part the result of the City s desire to create the appropriate interface. CONTEXT MAP - A Master Site Plan Area
THE PLAN The objective of this plan is to offer a variety of high density dwellings as well as provide affordable housing options for its residents. The high emphasis placed on pedestrian connectivity within the site will help utilize the amenities provided. The close vicinity of shopping & services will mean residents will rely less on their cars as a primary source of transportation. The CMU will have 4 major components: C D A. Multi-family / Seniors housing in the south portion. B. Office / Commercial along Gateway Link C. Townhouse Residential D. Private School in the northeast portion B B IB-1 IB-2 LEGEND A. MULTI-FAMILY SENIORS HOUSING B. OFFICE / COMMERCIAL C. RESIDENTIAL TOWNHOUSES D. PRIVATE SCHOOL A CONTEXT MAP - B LAND USE CLASSIFICATION MASTER SITE PLAN AREA DC (C-3) DIRECT CONTROL WITH C-3 GUIDELINES (REGIONAL COMMERCIAL DISTRICT) CMU COMMERCIAL MIXED USE DISTRICT P-1 PUBLIC SERVICES DISTRICT DC (IB-1) DIRECT CONTROL WITH IB-1 GUIDELINES (INDUSTRIAL BUSINESS PARK ONE DISTRICT) DC (IB-2) DIRECT CONTROL WITH IB-2 GUIDELINES (INDUSTRIAL BUSINESS PARK TWO DISTRICT) CMU VICINITY MAP
MULTI-FAMILY / SENIOR HOUSING COMPONENT KEY MAP SITE PLAN The 4-Storey multi-family complex provides massing definition to the South site. Residents here enjoy views to a six acre pond area that is encircled by a walking path as well as manicured landscape. This also creates a visual axis through to the pond for the internal road and pedestrian routes. Adjacent on the north side is the commercial node accompanied with visitor parking, while parking for residents remain underground. Parking is internalized. The internal walkway provides direct access to the storefront commercial space but also allows residents to take advantage of safe and easy access to the rest of the surrounding community. With a contrast of smaller units, everything about the design will cater to a tranquil community. SITE AREA: UNIT COUNT: STATISTICAL SUMMARY * PROPOSED FLOOR AREA: PROPOSED FAR: 1.5 PROPOSED BUILDING FOOTPRINT: 2.32 ACRES 174 UNITS 153,000 SF 39,000 SF PROPOSED BUILDING COVERAGE: 38.5% MAXIMUM FLOOR LEVELS: 4 STOREYS POND SETBACKS: MAIN STREET SOUTH PROPERTY LINE NORTH PROPERTY LINE PARKING REQUIREMENTS: RES. 1.0 STALL/1BEDRM RES. 1.5 STALL/2BEDRM RES. 2.0 STALL/3+BEDRM VISITOR 0.2 CARS/UNIT TOTAL REQUIRED: PARKING PROVIDED: RESIDENTIAL VISITOR TOTAL PROVIDED: 9.0 METRES 6.5 METRES 3.0 METRES 3.0 METRES 80 UNITS 80 STALLS 94 UNITS 141 STALLS 0 UNITS 0 STALLS 174 UNITS 35 STALLS 256 STALLS 221 STALLS 35 STALLS 256 STALLS * ALL STATISTICS ARE APPROXIMATE MAIN STREET NORTH
RETAIL / OFFICE COMPONENT The commercial node enables a distinctive core feature for the site. Scale of the 2-Storey buildings allow for a vibrant pedestrian atmosphere and contributes to the landscape strategy. Retail aspects within this component will focus on catering to local residents as well as Gateway employment (ie. restaurants, convenience stores) Outdoor plazas and patios along with public arcades provide amenity areas and connective elements between adjacent buildings. Office component on the 2nd floor will mirror the streetscape theme as to cultivate an uptown feel. Set-backs encourage street related activities Building density and placement add to the neighbourhood atmosphere of the development. Architectural character will reflect a unified theme with the rest of the development. Restaurants and other vendors will cater to the needs of the local residents and workers in the area. KEY MAP STATISTICAL SUMMARY * SITE AREA: (LOT 1 & LOT 5) 2.47 ACRES COMMERCIAL BUILDING 1 AREA RETAIL BUILDING 1 AREA: 7,800 SF OFFICE BUILDING 1 AREA (2ND FLOOR): 6,800 SF COMMERCIAL BUILDING 2 AREA RETAIL BUILDING 2 AREA: 7,000 SF OFFICE BUILDING 2 AREA (2ND FLOOR): 6,000 SF COMMERCIAL BUILDING 3 AREA RETAIL BUILDING 3 AREA: 7,800 SF OFFICE BUILDING 3 AREA (2ND FLOOR): 6,800 SF COMMERCIAL BUILDING 4 AREA RETAIL BUILDING 4 AREA: 7,000 SF OFFICE BUILDING 4 AREA (2ND FLOOR): 6,000 SF SITE PLAN PLAZA PLAZA PLAZA PLAZA TOTAL RETAIL AREA: TOTAL OFFICE AREA: TOTAL AREA: LOT 1 LOT 5 BUILDING HEIGHT: PARKING REQUIREMENTS LOT 1 RETAIL SALES COUNT: 1 STALL/37 SQ. METRES OF RETAIL FLOOR AREA PLUS 1 STALL PER 93 SQ. METRES OF STORAGE AREA OFFICE COUNT: 1 STALL/43 SQ. METRES OF GROSS FLOOR AREA TOTAL STALL COUNT REQUIRED: PARKING STALL COUNT PROVIDED: LOADING SPACES REQUIRED: LOADING SPACES PROVIDED: PARKING REQUIREMENTS LOT 5 RETAIL SALES COUNT: 1 STALL/37 SQ. METRES OF RETAIL FLOOR AREA PLUS 1 STALL PER 93 SQ. METRES OF STORAGE AREA OFFICE COUNT: 1 STALL/43 SQ. METRES OF GROSS FLOOR AREA TOTAL STALL COUNT REQUIRED: PARKING STALL COUNT PROVIDED: LOADING SPACES REQUIRED: LOADING SPACES PROVIDED: 29,600 SF (2,760 SM) 25,600 SF (2,378 SM) 27,600 SF 27,600 SF 2 STOREY 38 STALLS 28 STALLS 66 STALLS 66 STALLS 2 STALLS 2 STALLS 38 STALLS 28 STALLS 66 STALLS 66 STALLS 2 STALLS 2 STALLS * ALL STATISTICS ARE APPROXIMATE
TOWNHOUSE / CONDOMINIUM COMPONENT The 3-storey townhomes provide a fluid transition between the school and the commercial node to create a self contained masterplan with emphasis on manicured green space, warm and distinct architectural designs, and the safety and convenience of a close knit community. Homes are oriented onto greenspace Affordable housing options with great amenities in the neighborhood provide a vibrant community to raise a young family. A south-north pedestrian link to the commercial node and the pond area to the south encourages less driving, more walking and cycling as essential amenities are within walking distance. An east-west link through the townhomes provides a convenient route to the Main Street and the school. Tandem parking allows for increased density, extra storage and indoor parking. KEY MAP SITE AREA: UNIT COUNT: STATISTICAL SUMMARY * 6.33 ACRES 160 UNITS PROPOSED FAR: 0.710 UNIT AREA CALCULATION 24 A 15% @ 1,309 SF = 31,416 SF 82 B 51% @ 1,130 SF = 92,660 SF 10 C 6% @ 1,297 SF = 12,970 SF 37 D 23% @ 1,292 SF = 47,804 SF 2 E 1% @ 1,733 SF = 3,466 SF 5 F 3% @ 1,484 SF = 7,420 SF 160 UNITS = 195,736 SF COVERAGE CALCULATION 24 A @ 725 SF = 20,300 SF 82 B @ 563 SF = 47,292 SF 10 C @ 710 SF = 7,100 SF 37 D @ 710 SF = 26,270 SF 2 E @ 902 SF = 1,804 SF 5 F @ 1,046 SF = 5,230 SF 12 ELEC. CLOSET @ 100 SF = 1,200 SF SITE PLAN PROPOSED BUILDING COVERAGE: 39.6% BUILDING HEIGHT: SETBACKS: MAIN STREET (EAST PROPERTY LINE) (SOUTH PROPERTY LINE) SOUTH PROPERTY LINE EAST PROPERTY LINE NORTH PROPERTY LINE PARKING REQUIREMENTS: RESIDENTIAL 1.4 STALL/UNIT FOR 160 UNITS VISITOR 0.2 STALL/UNIT FOR 160 UNITS TOTAL REQUIRED: PARKING PROVIDED: RESIDENTIAL VISITOR TOTAL PROVIDED: 3 STOREYS 7.20 METRES 8.00 METRES 11.75 METRES 3.40 METRES 3.40 METRES 6.00 METRES 224 STALLS 32 STALLS 256 STALLS 320 STALLS 32 STALLS 352 STALLS * ALL STATISTICS ARE APPROXIMATE
2 - STOREY PRIVATE SCHOOL COMPONENT KEY MAP SITE PLAN The 2-Storey school will utilize a site graded ideally for playfields. The planned school will be located directly east of the proposed Townhome/Condominium site and service many of the residents with younger children. K-12 Private School / Koinonia Christian School The playfield will provide landscaped edges on the east side of the site and a seperation from the IB-2 district. The architectural guidelines will adhere to the theme presented within this Master Site Plan. This component interfaces with the residential portion of the CMU and will comprise of an expandable design. POND South Elevation East Elevation STATISTICAL SUMMARY * SITE AREA: PROPOSED FLOOR AREA: PROPOSED BUILDING FOOTPRINT: LANDSCAPED AREAS: 4.47 ACRES 54, 043 SF 24, 808 SF 11,825 SM North Elevation West Elevation NUMBER OF CLASSROOMS: 14 MAXIMUM NUMBER OF STUDENTS: 400 PARKING REQUIRED: 48 PARKING PROVIDED: 69 *ALL STATISTICS ARE APPROXIMATE
LEGEND PROPOSED SIDEWALK EXISTING SIDEWALK CROSSWALK * T PROPOSED TRANSIT STOP AMENITY FEATURE * T * * * * * * PEDESTRIAN CIRCULATION
Area Description Multi-family / Senior Housing Component A Commercial / Retail Component B-1 Commercial / Retail Component B-2 LANDSCAPED AREA: SOFTSCAPE 3,907 SM 41.6% 1,274 SM 25.8% 1,395 SM 27.6% HARDSCAPE 82 SM 0.9% 320 SM 6.5% 320 SM 6.3% TOTAL LANDSCAPE 3,989 SM 42.4% 1,594 SM 32.3% 1,715 SM 33.9% NON-LANDSCAPED AREA: 5,411 SM 57.6% 3,343 SM 67.7% 3,343 SM 66.1% TOTAL AREA 9,400 SM 100.0% 4,937 SM 100.0% 5,058 SM 100.0% Area Description Townhouse / Condominium Component C Private School Component D 5 LOTS COMBINED LANDSCAPED AREA: SOFTSCAPE HARDSCAPE TOTAL LANDSCAPE 9,494 SM 37.0% 12,345 SM 68.0% 28,415 SM 45.0% 316 SM 1.2% 671 SM 3.7% 1,709 SM 2.7% 9,810 SM 38.3% 13,016 SM 71.7% 30,124 SM 47.7% NON-LANDSCAPED AREA: 15,817 SM 61.7% 5,146 SM 28.3% 33,060 SM 52.3% TOTAL AREA 25,627 SM 100.0% 18,162 SM 100.0% 63,184 SM 100.0% *ALL STATISTICS ARE APPROXIMATE LEGEND TURF & LANDSCAPED AREAS (SOFTSCAPE) PLAZAS & DECORATIVE PAVING (HARDSCAPE) LANDSCAPE CALCULATION
DESIGN FEATURES ARCHITECTURAL GUIDELINES / THEMES The architectural guidelines will provide continuity in design throughout the development. All buildings on the site will provide compatible architectural styles and exterior finishes. Architectural features will include elevation detailing such as exterior colours & finishes, exterior details, landscape strategy, building and site signage and lighting choices. Detailed Architectural Guidelines will be prepared in conjunction with the first developments. The guidelines will set a character (Victorian, Traditional, Modern, etc.) and detail the associated design elements enabling a cohesive plan. All future developments within the CMU district will be expected to follow this comprehensive set of design guidelines. The images presented in this section reflect a general conceptual strategy. Modulated elevations will foster visual interest along the building frontage, and integrate the building frontage with the landscape features, signage and lighting. The overriding objective is to provide detailed design elements that lend visual interest and a human scale to development and streetscape. SHOPFRONT STANDARDS & PUBLIC FRONTAGE The building frontages incorporate design elements and finishes to delineate entries and provide distinctive store frontage for pleasant entry conditions. The use of storefront windows on commercial frontage and business entries will create visual transparency and interest. For both Gateway Drive and Gateway Link the building frontages will attract perimeter traffic and will provide perimeter site visibility. Internal building frontages will border internal public spaces including pedestrian links and shape outdoor common areas to contribute to the local community atmosphere. The facade treatment will wrap around the side of the building to provide a consistent profile facing both public roadways. A combination of soft and hard landscaping will be incorporated into the site development to enhance a pedestrian oriented shopping experience. The developer working with the approving authority has recommended various amenities such as crosswalks, textured concrete, planters and landcaping, street lights and other features that create a safe pedestrian environment and lend visual interest and a human scale to the street. SITE ACCESS & CIRCULATION Access is not permitted off Main Street N. limiting driveways to Gateway Drive. The challenge was creating sufficient access and circulation to the site while protecting a pedestrian environment. Intersections within the site will utilize traffic calming measures through providing pedestrian street crossings and connected pedestrian circulation routes for pedestrian flow. Traffic calming measures include crosswalks, walkways and textured crosswalks to provide a strong visual and physical reminder to both pedestrians and drivers to slow down and watch out for each other. The site access and circulation provides a connection with surrounding streets, site developments and perimeter uses. SIGNAGE & LIGHTING Signage and lighting design are principal unifying elements for the overall site development and both contribute to a pedestrian street presence. A guiding principle will be to provide sufficient lighting for vehicle and pedestrian routes to enhance the street, to provide safety and to not unnecessarily interfere with the residential areas. Shop front signage promotes an attractive community environment by taking into the consideration the overall appearance, architectural style and to tie the various mixed uses together visually. Signage will be provided with the intent to compliment the pedestrian-oriented commercial environment and will be consistent with the Land Use Bylaws.
LANDSCAPE DESIGN The landscape design creates opportunities for pedestrian friendly integration with the on-street frontage and encourages street front activities. Planting strategy will minimize water usage for green spaces. Storefront canopies and vestibules, street lighting, signage, and other features such as outdoor sitting areas will compliment both the landscape and the architecture. The detailed Architectural Guidelines to be prepared with the first development permit will also contain a section on landscape design to set out clear direction on how the hard and soft elements of a landscaping plan will foster and enhance a livable streetscape. PARKING Sufficient parking will be provided as required by the Land Use Bylaw. All parking will be provided on site. Landscaping features and building placement will be used to achieve greater seperation of vehicle and pedestrian environments. The combination of commerical uses such as offices and restaurants with adjacent residential components should allow for the optimization of parking as many of the proposed land uses have different peak time requirements. Loading areas will be located at the rear of the building and be screened as required to ensure an attractive street appearance and to preserve the pedestrian environment. On-street parking is restricted but visitor parking stalls will be provided. BUILDING HEIGHT Building heights on the commercial street is two storeys with retail and service opportunities on the ground floor and offices on the upper floor. School 2 storeys Office/Commercial 2 storeys Multi-family 4 storeys Townhomes 3 storeys