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With a population expected to reach 1.3 million over the next 25 years — compared to approximately 878,000 in 2014 — the City of Edmonton is encouraging the densification of its downtown core. In order to manage this growth, the municipality is in the process of implementing sustainable development measures along several corridors throughout the city. The 104 Avenue Corridor Area Redevelopment Plan (ARP), adopted by city council last week, aims to transform what is currently a suburban-like arterial bounded by commercial plazas and low-to-mid density housing into a major urban thoroughfare served by the planned Valley Line LRT.
The ARP establishes a collective vision for public and private redevelopments along the portion of 104 Avenue between 111 Street to the east and 123 Street to the west, including several city blocks on the north and south sides of the street. In total, 28 city blocks covering a total surface of 58 hectares are concerned by this policy dictating new guidelines for the mobility network, land use, built form, heritage, community facilities and public realm improvements. More than 45,000 people currently live within the indicated area, mostly concentrated in the Oliver and Westmount neighbourhoods where the future LRT will make stops at 112 Street, 116 Street and 120 Street.
The first step in the implementation of the ARP involved the rezoning of the section of 104 Avenue affected by this new development policy. Until 1989, the north side of 104 Avenue was occupied by a Canadian National (CN) rail yard. Once the facility was dismantled, the area transitioned towards commercial mixed-use and medium-density residential uses. However, with the increasing development pressure experienced by Edmonton's downtown neighbourhoods and the growing appeal of an urban lifestyle, the need to allow denser sustainable mixed-use communities to form along city streets has become necessary.
Under the new plan, diverse uses and heights are encouraged to replace the retail plazas, parking lots, and aging housing stock of the area. Future edifices will climb between six and 15 storeys, with the tallest structures framing the intersection where the planned LRT stations will be located. The shortest ones will be placed along the Avenue and surrounding blocks to allow for a gradual transition towards the residential neighbourhoods on each side, which also includes mandatory setbacks for buildings taller than four floors.
With a maximum length of 100 metres, the new developments will have to feature active street frontage to further animate the street within a block of each LRT Station. Street layout recommendations also include a three-metre-wide landscaped and sidewalk zone along the closest travel lane, completed by another three-metre setback from the property line operated by each new development. Finally, additional pedestrian connections and key pedestrian crossings will be created throughout the ARP to enhance the pedestrian experience and encourage walkability in what will become a transit-oriented and socially diverse community.
Several projects are already under construction along the section of the avenue concerned by the ARP, notably the MacEwan University Centre for Arts and Culture at the corner of 104 Avenue and 112 Street, and the Brewery District. More development applications are expected to be submitted in the upcoming months. Additional images and information about these projects can be found in the Database files linked below. Want to get involved in the discussion or share your photos? Check out the associated Forum threads or leave a comment at the bottom of this page.
