Calgary Green Line North 64 Ave N Charrette Ideas Session
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1 1 Calgary Green Line North 64 Ave N Charrette Ideas Session IBI Group April 19, 2016
2 3 Charrette Agenda Tuesday Time Activity Person-in-Charge 18:30 18:35 5 min Welcome John Forsdick / City Councillors 18:35 18:45 10 min Playback of Gains & Pains Priorities Oliver Hartleben 18:45 19:00 15 min Market Opportunity and Redevelopment Economics Blair Erb 19:00 19:15 15 min Break John Forsdick 19:15 19:30 15 min TOD Components and Board Game Instructions Gary Andrishak 19:30 20:30 60 min Board Game Gary Andrishak 20:30 20:40 10 min Initial Observations on the Board Game Gary Andrishak 20:40 20:45 5 min Next Steps and Thank You John Forsdick
3 Gains & Pains Playback Oliver Hartleben IBI Group 4
4 Gains and Pains Board Summary 1. Green space 2. Quiet community 3. Walkable streets 4. Recreation facilities 1. Increased development 2. Public facility renewal 3. Walkable streets 4. Green space 1. Traffic impacts 2. Walk/bike connectivity 3. Too little development 4. Centre St pedestrian crossings 1. Transit user parking 2. Public space impacts 3. Wildlife impacts 4. LRT traffic impacts Based on original dot voting exercise on
5 Gains Now Number of Responses Based on original dot voting exercise on
6 Gains Next Number of Responses Based on original dot voting exercise on
7 Pains Now Number of Responses Based on original dot voting exercise on
8 Pains Next Number of Responses Based on original dot voting exercise on
9 What We Understood the Community Said: The 64 Avenue North community values: Its green space and recreation facilities Quiet neighbourhoods Walkable streets and connections to recreation The 64 Avenue North community is concerned about: Parking and traffic impacts now and into the future Pedestrian and bicycle connectivity in the neighbourhoods and across Centre St Too little development activity Impacts to open space and wildlife Impact of LRT on vehicle circulation The 64 Avenue North community would like to see: Increased development to fill in the gaps Renewal of public facilities (e.g. community centre) Walkable streets and a vibrant pedestrian realm Quality open space and green space
10 The Link to the TOD Team Work CONCERNS & ASPIRATIONS Walkability & Connectivity Parking & Traffic Public & Green Spaces Renewal of Public Facilities Appropriate Development
11 12 Market Opportunity and Redevelopment Economics Blair Erb Coriolis Consulting Corp.
12 13 The Logic Behind the Numbers + Building Density / Height - Too much density The right density Too little density MAXIMUM DENSITY should not exceed market demand & community acceptance VIABLE DENSITY or Economic Opportunity MINIMUM DENSITY required to make re-development possible
13 14 Market Demand MAXIMUM DENSITY to align with market demand
14 15 Multifamily Forecast by Location with GLN 2015 to 2045 Multifamily Development by Location Attached Units 2015 to 2045 % % Share of City Apartment Units 2015 to 2045 Share of City Centre City 0 0% 31,900 28% Northwest 22,900 33% 22,400 20% GLN Corridor 9,000 13% (+) 10,500 10% (+) Remainder of NW 13,900 20% (-) 11,900 11% (-) Southeast 19,300 28% 21,600 20% Southwest 19,600 28% 25,900 23% Northeast 7,600 11% 10,100 9% Entire City 69, % 111, %
15 16 Market Segments Developing areas Infill/Greenfield A Developed areas Redevelopment B
16 17 Multifamily Opportunity at GLN Stations 2015 to 2045 = Segment Attached Units Apartment Units Total Units A B 96 th Avenue to 160 th Avenue 9 th Avenue to Beddington 5,500 units 6,500 units 12,000 units 3,500 units 4,000 units 7,500 units Total Units Near GLN Stations units 10,500 units 19,500 units
17 18 Illustrative Allocation of Multifamily Units Stations Between 9 th Avenue and Beddington Attached Units Apartment Units = Total Units 64 th Avenue 1,000 units 1,500 units 2,500 units 9 th, 16 th, 28 th Avenue Stations 1,000 units 2,000 units 3,000 units Other Stations 1,500 units 500 units 2,000 units Total 3,500 units 4,000 units 7,500 units
18 19 Case Studies MINIMUM DENSITY to make redevelopment possible
19 Case Study 1: Existing Commercial Centre Street 20
20 21 Case Study 1: Existing Commercial Metric Figures Minimum Land Value Needed to Support Redevelopment $135 psf of site area Townhouses Midrise Woodframe Apartment/Mixed Use Highrise Concrete Apartment/Mixed Use Not viable 6 storeys 3.5 to 4.0 FAR gross Not currently marketable
21 Case Study 2: Older Low Density Multifamily 22
22 23 Case Study 2: Older Low Density Multifamily Metric Figures Minimum Land Value Needed to Support Redevelopment $115 psf of site area Townhouses Midrise Woodframe Apartment/Mixed Use Highrise Concrete Apartment/Mixed Use Not viable 6 storeys 3.0 to 3.5 FAR gross Not currently marketable
23 Case Study 3: Older Single Family Dwellings 24
24 25 Case Study 3: Older Single Family Dwellings Metric Figures Minimum Land Value Needed to Support Redevelopment Townhouses Midrise Woodframe Apartment/Mixed Use Midrise Concrete Apartment/Mixed Use $85 psf of site area Marginal viability varies by property 4-6 storeys 2.5 FAR gross Not currently marketable
25 Case Study 4: Older Duplex Properties 26
26 Case Study 4: Older Duplex Properties Metric Figures Minimum Land Value Needed to Support Redevelopment Townhouses Midrise Woodframe Apartment/Mixed Use Midrise Concrete Apartment/Mixed Use $85 to 90 psf of site area Not currently viable 4 to 6 storeys 2.5 FAR gross Not currently marketable
27 Time for a break! 29
28 TOD Board Game Gary Andrishak. IBI Group 30
29 A quick reminder what the Green Line project is about Layer 1: The LRT line and stations Layer 2: First/last mile connectivity Layer 3: TOD the urban transit village Layer 4: City shaping ability 31
30 32 Charrette Gaming Session Game Board Workbook Playing Pieces
31 Game Board 33
32 34 Playing Pieces BAG 1 Transit Station Streets and Blocks BAG 2 Place- Making BAG 3 Development and Buildings
33 Use of Playing Pieces 35
34 36 Precedent: Green Line Southeast - Gaming Session 1 Board Game (Participants) Design Concept (Consultants) 3 2
35 37 Precedent: Green Line Southeast - Final Product Transportation Open Space Development
36 Transit Station
37 Transit Connection 39
38 Complete Street 40
39 Pedestrian Connection
40 Pedestrian Bridge 43
41 Crosswalk 44
42 Bike Station 45
43 Traffic Circle 46
44 Parking Structure 48
45 Plaza 51
46 Public Art / Landmark 52
47 Community Gateway 53
48 Small Park 54
49 Playground 55
50 Large Park 56
51 Recreation Field 57
52 Community Gardens 58
53 Dog Park 59
54 Pop-up Project 60
55 Green Energy Projects 61
56 Town Houses 62
57 Stacked Town Houses 63
58 Wood Frame Apartment 4 Storeys 64
59 Wood Frame Apartment Up To 6 Storeys 65
60 Concrete Apartment Up To 12 Storeys 66
61 Concrete Apartment Up To 22 Storeys 67
62 Mixed-use 68
63 Affordable Housing 69
64 Seniors Housing 70
65 Live-work 71
66 Shops 72
67 Grocery 73
68 Corner Store 74
69 Restaurant 75
70 Farmers Market 76
71 Hotel 77
72 Office 78
73 Social / Cultural Centre 79
74 School 80
75 Heritage 81
76 Industrial Innovation 82
77 83 Game Board 6,192 Residents (600m radius)
78 84 Let s get started!
79 See You on Thursday at 6:30 pm! 85
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