104th Avenue Corridor Plan
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The City of Edmonton is now implementing the vision and policies of the Area Redevelopment Plan (ARP) for the 104 Avenue Corridor between 111 Street and 123 Street, along the future alignment of the west leg of the Valley LRT line. The first step of the ARP implementation involves rezoning the Corridor to bring land use regulations into alignment with the new policy. The rezoning of the Corridor involves creating a set of unique zones that align with the new policy and respond to current conditions. An analysis of the current conditions was undertaken to provide intelligence that would inform the zones density, height, and floor area ratio. In order to get a better understanding of those conditions analysis was done on land use, existing zoning, building ages, residential tenure, existing dwelling counts and residential density, tax assessed values, and commercial square footage. Each parcels development potential was then measured by allocating a numerical factor to each element and devising a weighted formula. The result was that each parcel was assigned a redevelopment potential factor and thereby providing valuable information to base decision making upon.
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104th Avenue Corridor Plan
- 1. 104th Avenue Corridor Redevelopment Potential Iris Boettcher
- 3. Project Goal The rezoning of the Corridor involves creating a set of unique zones that align with the new policy and respond to current conditions. An analysis of the current conditions was undertaken to provide intelligence that would determine the zones density, height, and floor area ratio.
- 4. Parts of the Project Collect and analyze the data Determine potential spots for redevelopment Create zones specific to those areas
- 6. Challenges Various types of data Analyzing large amounts of data is very time consuming Needed repeatable solution I am a ‘newbie’ just learning the ropes
- 7. Building Data Assessment Values Main Workbench My Approach Being my first project… I kept it as simple as possible!
- 8. Building Information Needed to determine various building information: Stories Suite count Age Floor area by floor and total building floor area Once data was generated it was transferred to building outlines
- 15. Assessed Values Determining the assessed values of all parcels Regular Condominiums
- 18. Main Workbench Contains 4 parts Zoning Title parcels Assessment parcels Calculation of development potential
- 28. Calculating Development Potential Determined by: Allocating a numerical factor to each element Devising a weighted formula.
- 30. Data is Like an Iceberg… What people see… All the data that was involved…
- 32. Next Phase Creating and testing the zones, to see how they effect surrounding area.
- 33. ….suggestions! Questions? Comments... No reproduction of this presentation or maps, in whole or in part, is permitted without express written consent of the City of Edmonton, Sustainable Development
- 34. Thank you! Iris Boettcher City of Edmonton Iris.boettcher@edmonton.ca 780-496-6216 No reproduction of this presentation or maps, in whole or in part, is permitted without express written consent of the City of Edmonton, Sustainable Development
Editor's Notes
- The project scope is: West leg of the Valley LRT line Along 104 Avenue - 111 to 123 Street
- Project Goal 104 Avenue Area Redevelopment Plan (ARP) was approved by Council , now need to implement it An ARP is a tool used to guide development. First Step: Rezone the Corridor to bring land use regulations into alignment with the new policy. Before we do this we need to… Create zones that align with the new policy or ARP. To do this we need to… Do an analysis of the current conditions To determine the existing zones density, height, and FAR (Floor Area ratio) to see where we stand.
- Determining factors for redevelopment potential Land Use Classifies existing use on a parcel of land Existing Zoning Rules and regulations for the development of land Building Ages Residential tenure Owned or rented Existing Dwelling Counts Dwellings per building we need this to determine density Residential Density Number of dwellings per hectare Assessed Tax Values Value of the property from the taxation system Commercial Floor Area Ratio Floor space of a building relative to the size of the site on which it is located FAR = area of all floors of a building / site area
- various types of data Excel Oracle Spatial Oracle Non-spatial Esri Shape Access Databases Analyzing large amounts data is very time consuming Needed a repeatable solution for other areas of the City The biggest one…. I am a ‘newbie’ learning the ropes on my first project
- 2 workbenches write out to Access Databases which the main workbench reads Building information Assessment Values Was a side job and something I would pick up and put down often, I used Bookmarks Annotations Many notes
- Some of this info is used later to determine for example Suites Needed to determine Building Density Was described earlier Number of dwellings per hectare Floor Area needed to determine Floor Area Ratio Was described earlier Floor space of a building relative to the size of the site on which it is located Floor Area FAR = area of all floors of a building / site area (Described earlier)
- *** SAY BEFORE ANIMATION *** This workbench Calculates: Suite Count Build year Building Stories Bubble 1 - One constant between the three workbenches is this Reader at the start, an access database of the boundary use a FeatureReader First Part – Suite information Bubble 2 - Determines which buildings have suites (from table) and totals them by tax account Bubble 3 - Takes the suite count and attaches it as an attribute to the title parcel
- Second Part – Buildings Bubble 1 - Building Outlines AreaOnArea Overlay Assessment Parcels and building outlines to connect an Assessment Account Number Remove the remnant parcel portions Removed any building slivers resulting from the overlay Bubble 2 - Building Age Determine the year the building was built to add a building age as an attribute Adding attribute of No Build Year to buildings without a year built, in progress and not yet in the system Additional info from Alanna on no build year As soon as a plan is registered with land titles an account is auto generated in TACS. When a permit is approved to build, a building is in TACS. once the building is complete construction it is given a year built. Adding a building in TACS is not automated, a download is done from posse to TACS nightly that tells the assessors what permits have been approved and that flags what work they need to do
- Third Part - Determines Building stories Do not map this but need info for calculations Bubble 1 - Calculates the floors (Oracle Non Spatial) by building ID Need to determe FAR have floor area no need floors Bubble 2 - Connect the floors to the buildings by ID - Add centroid to the building, to overlay that onto the parcel to transfer the data.
- Bubble 1 - Attaches information so far to the Building outlines Bubble 2 - Map the building outlines in relation to the alleyways so we can determine sites that have garages or sheds. Bubble 3 & 4 - Neighbour-finder determines: Not within 12m of alley they go to the Building_information access database Within 12m they then go to a tester and if over 100m2 it goes to Building information database also, Within 12m and Under 100m it goes to garages and sheds access database. Bubble 5 - The data is then written to an access database, that will later be used for the main workbench
- Using TACS (taxation) data. Determine which are regular accounts and which are condo as how we calculate value for both is different. Condo’s need to be compiled using a Condo Header
- Bubble 1 - Again the constant, the access database of the boundary Bubble 2 - sort with AttributeSorter Regular Condo Units Bubble 3 - Top stream is for Condo accounts bottom is regular accounts The bottom is attribute pull from the assessment table The top requires connecting the condo accounts to the condo header and then using a StatisticsCalculator to sum all the value Bubble 4 & 5 - Again both are written to an access database
- Now to what I affectionately call “THE BEAST” click! Here I pull in databases that were created in the two earlier workbenches, to use for additional calculations and then generate more data 4 parts of Workbench: Zoning Title parcels Assessment parcels And calculates Dev potential
- Bubble 1 - Again the constant, the access database of the boundary for pulling in additional information So the 4 parts are Bubble 2 – Zoning Bubble 3 - Title parcels Bubble 4 - Assessment parcel Bubble 5 - And Calculating the Development Potential Bubble 6 - Most of the work happen here with the Assessment Parcels
- SAY BEFORE ACTIVATING ANIMATION This is where most of the work happens, in 4 groups Where we add Zoning, Areas Planning LUC, Taxation LUC and connect to main taxation account Bubble 1 - Highlight First section of workbench Bubble 2 - Add Zoning to parcel (Top) Bubble 3 - Add areas in m2 and Hectares to parcel (middle) Bubble 4 - Add Planning Land Use Code to parcels (bottom) Bubble 5 - Connect the main Taxation account (side)
- Bubble 1 – Where we Determine Tenancy Bubble 2 - Connect to an excel spreadsheet that links the text description to the numbered TACS Land Use code Bubble 3, 4, 5 & 6– Tester for 1, 2 or 3 Land Use Codes TestFilter then directs them to the proper FeatureMergers depending on if it is 1, 2 or 3 land uses Bubble 7 - The rest of this portion checks all the land use code descriptions for any rental descriptions and adds the ‘Rental’ or Owned’ attribute
- Bubble 1 – This is where we calculate Floor Area Ratio and Building Density is calculated for every parcel. Bubble 2 - Connect the Access database of Building information Bubble 3 – Using FeatureMerger to connect to parcels we then calculate Floor Area Ratio and the Building Density Bubble 4 - Connect the excel spreadsheets of the maximum floor area ratio and building density for each zone and DC2 Zone - To attach these as attributes to each parcel depending on zone. Explanation of DC1 and DC2 - DC2 & DC1 Zones are site specific with varied Density and FAR values, so the individual values are saved in the table Bubble 5 – Determine if the Floor Area ratio and Building densities are Over or Underbuilt based on the max for each zone.
- What we were working towards…. Determining development potential of each parcel To do this each parcel was then measured by allocating a numerical factor to each element and devising a weighted formula. Once the factors were assigned, they are then added together to get the resulting redevelopment potential factor, from 0 to 5. This provides valuable information to base decision making upon.
- Step 1 Join the database for assessed values to parcels with calculations created in this workbench Step 2 Building age 50 years older = 1 Under = 0 Step 3 Residential Density Underbuilt = 1 Overbuilt = 0 Step 4 Commercial Floor Area Ratio over or under built Underbuilt = 1 Overbuilt = 0 Built to capacity = 0 Commercial Land Use coefficient is added Commercial Land = 1 Step 5 Tenancy Rental = 1 Owned = 0 Step 6 Vacant land Vacant = 5 Final Then the ExpressionEvaluator adds all the 1’s and 0’s up for a total development potential
- So all these beautiful spiders and 6 months comes down to one map That I can not show you…. This map rates every parcel with a redevelopment rating of 0 to 5. This will be used to create the new zones specific to these areas and their needs.
- Creating and testing the zones created, to see how they effect surrounding area. We can then adjust development regulations to see how best to set rules of the zone