fairview downtown area redevelopment plan

Town of Fairview

Downtown Area Redevelopment Plan

Area Redevelopment Plan Bylaw No 999/DP/2013

Prepared for the Town of Fairview

Prepared by Mackenzie Municipal Services Agency

Adopted May 21, 2013

Fairview Downtown Area Redevelopment Plan Bylaw No 999/DP/2013 May 2013

i

Table of Contents

Overview .............................................................................................................................. 1

Current Conditions ............................................................................................................... 6

Guiding Principles .............................................................................................................. 13

Design Guidelines and Recommendations ........................................................................ 15

Development Concepts ..................................................................................................... 35

Implementation .................................................................................................................. 44

Conclusion… ..................................................................................................................... 48

Glossary of Terms ............................................................................................................. 49

References... ..................................................................................................................... 50

Fairview Downtown Improvement Study May 2013

1

Overview

Purpose

The Downtown Area Redevelopment Plan (APR) was initiated by the Town of Fairview to

enhance the public realm along 110th Street (Main Street) and key feeder streets. This plan

provides guidelines to improve the human scale environment of downtown Fairview. In

addition, the plan will outline a detailed site plan for Hemstock Park and a detailed design

of gateway signage to highlight downtown Fairview from Highway 2.

The Downtown Area Redevelopment Plan is a statutory plan as defined by the Municipal

Government Act of the Province of Alberta.

Context

Approximately half way between Grande Prairie and Peace River, as illustrated in Figure 1,

the Town of Fairview is a key commercial and services center that serves local industry

and business as well as surrounding rural communities. In addition, Fairview is home to a

campus of the Grande Prairie Regional College. The Town of Fairview has prepared this

Area Redevelopment Plan to enhance existing and promote future development in the

downtown core. 110th Street is the gateway from Highway 2 into the commercial and

institutional core of the community. There is great potential to redevelop 110th Street as a

pedestrian-friendly, mixed-use environment that spurs further private investment in the

area.

Project Area

The plan area, represented in Figure 2, is the commercial core of Fairview. 110th Street

and 102nd Avenue are the traditional main streets. Recent redevelopment along 101st Ave

has increased the commercial importance of this corridor. Key institutional buildings such

as the Provincial Building and hospital, and recreational amenities such as the arena, are

within easy walking distance. 110th Street includes a number of well-established retail

businesses, restaurants, banks and the post office. The extension of 110th Street to

Highway 2 improves access into the commercial area of Fairview for through-traffic.

While this project provides direction for all sidewalks within the plan area, the

recommendations are largely focused on the Core Enhancement Zone, as identified in

Figure 3.

Figure 1 Town of Fairview Location

Local Context 1 Main Street Fairview, looking south


2

Figure 2 Plan Area and Town of Fairview Boundary


3

Figure 3 Core Enhancement Zone

Consultation

Concepts for the Downtown Area Redevelopment Plan were presented to twenty-one

members of the Chamber of Commerce on December 5, 2012, and to approximately

twenty-five members of the local Rotary Club on December 14, 2012. In addition, an

information display with Mackenzie Municipal Services Agency staff present for feedback

was set up from 2:00 pm to 6:45 pm at the local IGA. The information boards are attached

as Appendix A. This afforded interested residents the opportunity to find out more about

the Plan and provide their feedback.

A feedback survey, both hard copy and online – using Survey Monkey, was available for

community members to provide their feedback. The hard copy survey is attached as

Appendix B. A total of eighty-four individuals completed the online survey. In addition, two

hard copy surveys were submitted to the Town office as well as two letters. The

consultation feedback is attached as Appendix C.

A Community Café was held on March 12, 2013. Staff from MMSA presented the content

of the Area Redevelopment Plan; and Town staff addressed the issues of snow removal


4

and implementation funding. Seventy members of the Fairview community were in

attendance. All participants were asked to fill in a survey prior to leaving. A total of fifty-four

surveys were returned.

Community feedback from throughout the consultation process was incorporated into the

Final Draft, presented to Council in April 2013.

Relevant Plans and Policies

CNR Lands and Mainstreet Area Redevelopment Plan (Draft 2008)

MMSA was tasked with developing a plan to guide the future growth and development of

the former CNR rail lands and the main street area.

The plan outlined planning principles and a development concept to guide redevelopment

of the area. Further, it established policies and identified necessary changes to the Land

Use Bylaw to support the implementation of the plan.

A draft Area Redevelopment Plan, which is a statutory document under the Municipal

Government Act, was completed and presented to Council in March 2008. However, it was

not formally adopted by Town Council.

The contents of the redevelopment plan influenced the subsequent planning work on the

Municipal Development Plan, which highlights a desire to review and update this work. The

current plan can be considered a continuation of this work, with a refined scope and

greater design details.

Town of Fairview Municipal Development Plan Bylaw No. 969-DP-2010

The Town of Fairview Municipal Development Plan (MDP) was adopted by Town Council

in April 2011. It includes policies that provide direction for the Downtown Area

Redevelopment Plan. Notable relevant policies include sections:

4.0. Growth Management and Design

“Goal: Encourage the development of attractive and well-designed neighbourhoods which

provide a mix of housing options to meet the needs and requirements of the community.

Downtown: Downtown will remain the core of the Town. To be a vibrant downtown, it is

necessary to encourage mixed uses that will accommodate housing, offices and shops.

Downtown will be the focal point of cultural events and entrainment attractions for the

community.”

This Plan addresses the Growth Management section of the MDP. By improving the

streetscape, the Town is emphasizing Downtown as a focal point of the community and

encouraging reinvestment in the Downtown. This may encourage new businesses to locate

in the vacant areas within the core, rather than at the periphery.


5

6.0 Economic Development

“Goal: Promote business retention and entrepreneurship by developing policies and

programs to attract investment and employment.”

This Plan addresses the Economic Development section of the MDP by proposing

improvements to Fairview’s commercial district, which supports existing businesses and

can promote further investment in the Town.

7.0 Downtown

“Goal: Beautify downtown as a place to do business, entertain and reside all year round.”

This goal area is directly addressed by this Plan. The MDP directs the Town of Fairview to

undertake a review of the draft Main Street plan that was developed in 2008. This Plan can

be regarded as the next step in that planning process with a more refined scope that meets

the needs of the Town and aims to create momentum for positive change and

improvement in the community’s core. The MDP states that Downtown Fairview aims to be

a mixed-use hub, with high quality public spaces, an architectural theme, and an improved

streetscape and sidewalks.

Town of Fairview Parks and Trails Plan (2013)

Concurrent to the development of the Downtown Area Redevelopment Plan, the Town is

also developing a Parks and Trails Plan to enhance recreational amenities throughout the

community. Both studies address active transportation and will improve the walking and

cycling experience in Fairview.

ARP Organization

Overview identifies the Plan purpose, defines the Plan area and context, summarizes the

consultation process and provides a summary of relevant statutory and non-statutory plan

and policy documents.

Current Conditions describes conditions in the Plan area related to land use, zoning, land

ownership, parks and open space, transportation and parking, and utilities and

infrastructure.

Planning Principles presents the planning principles that guided the Plan development.

Design Guidelines and Recommendations provides guidelines to ensure a high quality of

future design and development for the Plan area and recommends streetscape

development components to provide a quality and sense of place unique to 110th Street.

Development Concepts summarizes the key design concept for Plan area.

Implementation summarizes the steps necessary to implement the Plan policy

recommendations and Land Use Bylaw amendments.


6

Current Conditions

Environmental Context

The Town of Fairview has a humid continental climate with warm summers and cold

winters. Over the course of a year, the temperature typically varies from -19°C to 23°C and

is rarely below-30°C or above 27°C1.

Located on a relatively flat, open prairie, the Town of Fairview is subject to winds that come

predominantly from the north and west (Figure 3).

The Town of Fairview is in a climatic zone that has a hardiness rating of 1b as identified by

Agriculture and Agri-Food Canada. Canada has nine zones, ranging from 0 (the harshest)

to 8 (the mildest). Each zone is divided into two parts, with “a” being harsher than “b.” In

creating the zone map, minimum and maximum temperatures, snow cover, rainfall, wind

patterns and the average number of frost-free days are taken into account.

1 weatherspark.com

Figure 4 Prevailing wind patterns in the province of Alberta

http://planthardiness.gc.ca/index.pl?&lang=en


7

Existing Land Use

Figure 4 Existing Land Use illustrates the existing land uses within the plan area.

Commercial, single family residential and vacant lands are the predominant land uses.

Institutional and public spaces in the Plan area include the United and Anglican Churches,

the Legion community hall, the Golden Age Club, bingo hall, arena, curling rink and

Hemstock Park.

The majority of commercial is oriented towards the street, however, the ‘Mall on Main’

provides commercial space oriented to the interior of the building. The commercial uses

along 110th Street are largely served by on-street parking. The majority of the remaining

commercial in the Plan area includes off-street parking.

A significant portion of the vacant land is located between Highway 2 and 101st Ave. The

remaining vacant land in the Plan area provides off-street parking.

Figure 5 Existing Land Use


8

Existing Zoning

Figure 5 Existing Land Use Districts illustrates the current zoning of land within the Plan

area, in accordance with the Town of Fairview Land Use Bylaw No. 984/LUO/2012.

Figure 6 Existing Land Use Districts


9

Property Ownership

As shown in Figure 6, the majority of the land in the Plan area outside of the street rights-

of-way is privately owned. This highlights the importance of the street right-of-way as the

Town’s key avenue to upgrade the downtown environment.

Figure 7 Public Land

Parking

The Plan area includes both on and off-street parking infrastructure. The existing on-street

parking supply along 110th Street is outlined in Table 1 below. The on-street parking

between 101st and 105th Avenue along 110th Street is at a forty-five degree angle. Above

105th Avenue the angle parking is thirty degrees.

Table 1 Existing Inventory of On-Street Parking on 110th Street

# of On-Street Parking Stalls

Block West East

101st Ave to 102nd Ave 17 17

102nd Ave to 103rd Ave 17 15

103rd Ave to 104th Ave 19 11

104th Ave to 105th Ave 17 5


Total = 146 88 58

Local Context 2 Angle parking along 110th Street


10

On-street parking along the avenues is parallel, reflecting their narrower width, as

compared to 110th Street.

Population Breakdown

The 2011 census reports the Town of Fairview’s population to be 3,162, a decrease of 4.1

percent from the 2006 census. The median age is 39.3, significantly higher than the

provincial average of 32.9.

Figure 8 Town of Fairview Population Breakdown by Age Category 2006 & 2011 (Statistics Canada)

The change in population in the Town of Fairview from 2006 to 2011 (Figure 7) shows a

growing number of elderly, particularly those over the age of eighty.

A more pedestrian-friendly environment is of particular importance to the youngest and

oldest segments of the population, who are not able to drive to meet their transportation

needs. Thus, improvements to the public realm should positively contribute to the quality of

life of Fairview’s long-time, elderly residents as well as its newest, young residents. In

addition, public realm improvements will also enhance the family-friendly nature of the

community by serving children and teens.

-150 -100 -50 0 50 100 150

0 to 4 years

5 to 9 years

10 to 14 years

15 to 19 years

20 to 24 years

25 to 29 years

30 to 34 years

35 to 39 years

40 to 44 years

45 to 49 years

50 to 54 years

55 to 59 years

60 to 64 years

65 to 69 years

70 to 74 years

75 to 79 years

80 to 84 years

85 years and over

2011 Female

2006 Female

2011 Male

2006 Male


11

A walking audit of 110th Street (Main Street)

110th Street runs from north to south from the Fairview hospital grounds to Highway 2 and

is approximately 0.74 km long and 24 metres (80 feet) wide for the majority of its length,

narrowing to 15 metres wide for the block just north of Highway 2. There are seven blocks,

two shorter and five of which are approximately 90 metres long. There are sidewalks along

both sides of the street from 106A Ave to the service road that precedes Highway 2.

At an average walking speed of 1.8 metres per second it would take approximately 7

minutes to get from end to end, at a slower walking speed of 1.0 metres per second, which

is more characteristic of the elderly population, it takes approximately 12.5 minutes.

Crossing the street takes approximately 14 seconds, and at a slower walking speed it

takes approximately 24 seconds to cross the street.

For the majority of the length of 110th Street the sidewalk is between 9.0 and 10.0 feet wide

(approximately 3 metres). At both the north and south ends of the street the sidewalk

narrows. The surface of the sidewalk varies inconsistently between poured concrete and

decorative pavers. Many of the sections covered by the decorative pavers have an uneven

surface. The pavers are predominantly red with accents of black. However, the majority of

black pavers have disintegrated quickly in comparison to the red, leaving dangerous dips.

The lighting standards along 110th Street are oriented towards the road and provide

appropriate lighting for vehicle traffic. Public landscaping is limited to hanging baskets on

the light fixtures during the summer months.

Public seating is available at the parking lot on the corner of 110th Street and 102nd Ave

where there is a single, unsecured bench. Another bench is located on private property in

front of the Certified General Accountant building at the north end of the street. Garbage

receptacles are located inconsistently throughout 110th Street. There is an unsecured

bicycle rack near the bench at the corner of 102nd Avenue and 110th Street. However, it is a

‘bike-breaker’ style rack that does not allow a bicycle to be easily secured by its frame and

is susceptible to vandalism. There is no other formal bicycle parking along 110th Street.

Curbside angle parking is provided along almost the entirety of 110th Street. There is off-

street parking on two lots on the west side of the street between 102nd Ave and 103rd Ave,

on the east side between the Dollar Store and the Midtowner Motel as well as off-street

parking between the building and the street in front of the KFC and the Midtowner Motel.

Hemstock Park consists of a small hill in the center, a gated fountain at the southwest

corner, two picnic tables and two garbage cans. The park is bordered by trees planted

along the east and south sides, a wall mural to the north and 110th street to the west. The

hill covers a cement slab, which cannot be easily removed. There is no lighting within the

park. Landscaping includes a flower bed along the northern park perimeter, adjacent to the

wall mural and four planters with flowers.

Local Context 3 110th Street

Local Context 4 Public Bench and Bicycle Parking along 110th Street


12

A walking audit of 101St Ave

In the Plan area, 101st Ave runs east to west from 106th Street to 113th Street, bisecting

110th Street, and is approximately 1 km long and 16.5 metres (55 feet) wide. There have

been many recent commercial developments along the south side of the avenue including

Subway, A&W, NAPA, etc. Both community grocery stores, the IGA and Super A, are

located along 101st Ave.

The sidewalk currently runs only along the north side of the street and is 10 feet wide with

a poured concrete surface.

Vehicle parking is parallel to the street on both sides. In addition, many commercial

locations include off-street parking. The off-street parking is inconsistently located along

101st Ave. It is adjacent to some developments, such as Subway and NAPA and between

the development and the street in others, such as Mad Dog Cresting and the IGA. On the

north side of the avenue, access to off-street parking requires vehicles to cross the existing

sidewalk.

Similar to 110th Street, the lighting along 101st Ave is oriented towards the road and

designed to provide appropriate lighting for vehicle drivers. The current light standards are

located along the south side of the avenue only. Additionally, power lines also run along

the south side of the street.

There is no existing street furniture along 101st Ave and landscaping is limited to two

plantings, one at the corner of 101st Ave and 110th Street by the Rotary Clock and the other

by a wayfinding sign at the intersection of 101st Ave and 109th Street.

A walking audit of 102nd Ave

The two blocks of 102nd Ave that are included in the Plan area, are an extension of 110th

street, the main commercial area of the Town. The avenue is 18 metres (60 feet) wide.

Because of 102nd Ave’s comparatively (to 110th Street) narrow width, on-street parking is

parallel to the curb, rather than angled. There are a number of driveways crossing the

sidewalk to provide access to off-street parking lots, which are adjacent to the businesses.

The businesses along 102nd Ave are built up to the property line, fronting the sidewalk, thus

providing some sense of enclosure for pedestrians. However, there are a number of empty

or parking lots that prevent a full effect.

3 metres wide (10 feet) sidewalks are present on both sides of the avenue and are paved

predominantly with decorative pavers.

Lighting along 102nd Ave is oriented towards the road and designed to provide appropriate

lighting for vehicle drivers. Light standards are located on both sides of the avenue.

There is no existing street furniture along 102nd Ave, though Clear Body Image and

Wellness Spa has placed a bench near their entrance. Landscaping is likewise limited to

private property.

Local Context 5 South side of 101st Ave

Local Context 6 West end of 102nd Ave in study area

Local Context 7 102nd Ave, facing east at 110th Street


13

Guiding Principles

Walkability

Walking is the most universal of transportation modes, available to almost every member

of a community. Walkability is a qualitative measure of how inviting, or not, an area is to

pedestrians. Walking matters because places that support walking have higher levels of

social cohesion, higher real estate values and support healthier lifestyles. Walkable

communities are places where it is safe, convenient, comfortable, efficient, and welcoming

to walk for residents and visitors of all ages, for utility, transportation and recreation.

Communities that were built after motor vehicles became common, such as Fairview, are

often less walkable because they are scaled to the automobile, with its faster speeds and

parking needs. However, small communities such as Fairview are at an advantage when

trying to improve their walkability because their size is inherently walkable. Downtown

Fairview also has a fine grained street network that supports walking. With the right design

of public spaces and a diversity of shops and services, downtown Fairview could support

an increasingly bustling atmosphere.

Complete Streets

Complete Streets are designed for all ages, abilities, and modes of travel. On Complete

Streets, safe and comfortable access for pedestrians, bicycles, and the mobility-impaired is

a fundamental planning concept. Ensuring that streets function for a variety of users

maximizes their cost effectiveness, sustainability, and safety.

Gateway Function

The recent addition of the intersection of Highway 2 and 110th Street provides a ‘gateway’

to the commercial heart of Fairview that did not exist previously. The ‘gateway’ provides

the opportunity to highlight the Town’s commercial core and create a positive first

impression of the Town from the highway through the design of attractive and appropriately

themed entrance signage.

Placemaking

Placemaking aims to increase the functionality and sociality of public spaces. It works to

enhance existing spaces through context specific changes that build on an area’s current

assets, beginning with small, do-able improvements that build momentum towards greater

change. Placemaking significantly impacts the community characteristics that attach

people to their place. Significant research has gone into understanding what makes a good

public space and what makes people love where they live.


14

Based on a multi-year research plan2 the top three factors that impact people’s attachment

to their place of residence are: social offerings – places for people to meet, aesthetics – the

physical beauty of the place, and openness – how welcoming the community is to different

types of people (Gallup 2010). A greater sense of attachment can lead to a greater

propensity to reinvest in the community. These factors can act as a draw for new residents.

The implementation of this plan can directly positively impact two of these key

characteristics.

2 http://www.soulofthecommunity.org/

http://www.soulofthecommunity.org/


15

Design Guidelines and Recommendations The Plan area can be divided into two main types, commercial and residential. The

recommendations provided below may vary based on the type.

Design consistency

To ensure that the overall character of the street is cohesive, it is prudent to establish

general design principles. In particular, the consistent use of material and colour can help

to tie the varying elements of the public space together. The recommendations below are

generally displayed in black, powder-coated steel options. This finish is recommended for a

variety of reasons:

Durability - powder coating is more durable than paint

Availability - black is a colour that will likely be available over the long term and is

not susceptible to colour trends

Style - black is both a classic and modern finish, which is likely to wear well over

time

In addition, consistent use of

particular shapes or lines can also

help link streetscape elements

together. The recommendations

below consistently use curvilinear

lines and minimize straight edges. As

the Town begins to purchase street

furniture, consistent form and finish

should be key criteria.

Paving elements should also be

consistent where possible. Smooth

concrete, with either exposed

aggregate or paver accents can be

incorporated in the sidewalks, the

base of gateway signage, and the

retaining wall, divider wall/raised

planter and entrance signage in

Hemstock Park.

Consultation Feedback

Comments regarding colour choice include:

“[Bike racks] in black to match the street

furniture, classic and functional.”

“I suggest that field stone and black iron be

considered the working materials. It captures the

past and is timeless and natural.”

Town residents also expressed a preference for

exposed aggregate as accent paving in the

furniture zone and the curb extensions.

Survey Monkey Results (67 respondents)

26.9%

37.3%

40.3%

Option A - Brick

Option B - StonePavers

Option C - ExposedAggregate


16

Sidewalks

The design of sidewalks varies in commercial and residential zones. Where pedestrian

traffic has the potential to be greater the sidewalk design standards should be higher.

Sidewalks can be divided into four zones.

1. The curb zone (only if adjacent to a roadway) is located adjacent to the roadway and

prevents excess water from collecting onto the sidewalk right-of-way. The curb zone

should be 15 cm wide (U.S. Department of Transportation, n.d.).

2. The furniture zone houses street furniture and utilities. The furniture zone should be a

minimum of 0.9 metres (3.0 to 4.0 feet) and can be much wider where street furniture

needs require more space.

3. The walk/talk zone is the area reserved for movement. The walk/talk zone should be

1.5 metres wide (5.0 to 6.0 feet) to comfortably accommodate two people walking side

by side. In addition, this width is also ‘wheelable’ and should be able to accommodate

two wheelchairs, scooters or walkers side by side or passing.

4. The frontage zone should be provided when the sidewalk is immediately adjacent to a

building, wall or fence. The frontage zone should be a minimum of 0.3 metres (1.0 to

2.0 feet) wide.

In commercial areas, the sidewalk should include all four zones. Where sidewalks are not

wide enough to fully accommodate each sidewalk zone, strategically placed curb

extensions can provide the missing functionality. A curb extension extends the sidewalk

into the parking lane to narrow the street and provide additional space for people. Curb

extensions have a number of important benefits. They:

Increase pedestrian visibility at intersections through improved sightlines

Decrease pedestrian exposure to vehicles by shortening the crossing distance

This will also reduce vehicle delay resulting from pedestrians crossing the street

Reduce vehicle speeds by physically and visually narrowing the roadway

Provide additional space for public amenities

Allow for two curb cuts at each corner, improving accessibility for people using

scooters, wheelchairs and strollers.

In low density residential areas the frontage zone is not relevant, as residential buildings

are set well back from the property line and the need for a furniture zone is significantly

reduced. Grass boulevards often provide a buffer between the street and the sidewalk in

residential areas.

The sidewalk paving treatment affects the quality of the pedestrian environment. The

pavement needs to be durable and able to withstand the weather conditions over time.

Sidewalks are generally constructed with concrete, asphalt or paving stones. Stamping or

colouring concrete add design detail, however this can also add additional maintenance

requirements, particularly annual or biannual sealing of the concrete surface.

Figure 10 Town of Fairview recommended residential district sidewalk cross section

Figure 9 Town of Fairview recommended commercial district sidewalk cross section


17

Pavement treatment provides an opportunity to communicate with pedestrians and

delineate sidewalk zones. Paver bands or stamped concrete with changes in texture and

pattern can reduce barriers for those that are visually impaired by providing cues to the

change from the pedestrian path, a street furniture buffer, and the roadway.

Commercial Zone Recommendations

WIDTH:

The width of the sidewalks in the

commercial zone of the Plan area

should remain the same except where

curb extensions are added. Where the

sidewalk is 10 feet wide (current

condition) the furniture zone shall be

0.9 metres wide (~3.0 feet), the

walk/talk zone shall be 2.0 metres

wide (~6.0 feet) and the frontage zone

shall be 0.3 metres wide (~1.0 feet).

CURB EXTENSIONS:

Curb extensions should be installed

on the majority of corners along 110th

Street (as shown in the 110th Street

Development Concept). By installing

curb extensions the walking time to

cross 110th Street will decrease from

approximately 24 seconds to 16

seconds. Two curb cuts, at 90

degrees to each other, should be

installed on each curb extension to

facilitate the transition from the

sidewalk to street level in both

directions for pedestrians with

reduced mobility.

PAVING:

Paving will be used to delineate

between the furniture and walk/talk

zones. The furniture zones will be

paved using decorative pavers,

stamped concrete (which would

require a biannual sealing) in a

decorative brick or stone pattern, or

exposed aggregate. There should be

Design Concept 3 Stamped concrete adds a small design detail that does not detract from the sidewalks primary function


Curb extension feedback shows that the

majority of Town residents support their

installation.

Survey Monkey Results (71 respondents)

Community Café Survey Results (52

respondents)

The primary concerns highlighted by residents

were the potential impacts of the extensions on

snow removal and parking. While curb

extensions will require changes to the Town’s

snow removal operations on 110th Street, it is

unlikely to affect their effectiveness. The curb

extensions have no effect on the quantity of

parking.

The feedback on paving likewise highlighted

Fairview residents’ concerns with snow

removal.

“Fallen leaf prints on concrete are pretty and

concrete cleans up so easy in the winter and is

tough.”

63.4%

36.6% Yes

NoDesign Concept 1 Curb extensions provide a number of benefits, including narrowing the street crossing for pedestrians

Design Concept 2 Curb extensions also provide space for pedestrian amenities

61.50%

38.50%

Yes

No


18

a contrast in colour between the furniture and walk/talk zones. The walk/talk and frontage

zone will be paved using poured concrete. A concrete stamp, such as a leaf, paw print, foot

print or custom design will create further visual interest. This stamping treatment will be

included in an irregular way to add whimsy to the pedestrian environment. This treatment is

unlikely to require additional sealing.

RE-ESTABLISHING THE CURB:

Locations where vehicles are required to cross the sidewalk create greater opportunities

for mishaps and injury and lower the quality of the pedestrian environment. Therefore, it is

prudent to re-establish the sidewalk and curb where possible, to limit the off-street parking

that backs onto the street and driveways along 110th Street. It is recommended that the

Town of Fairview re-establish the curb and on-street parking, at the following locations

along 110th Street:

1. Lot south of New Grand Hotel – The curb extension will close access to off-street

parking on 110th Street, while access to the lot will remain off of 101st Ave. This

recommendation is in line with a previous recommendation by Alberta Transportation

that the Town close the access, because it is too close to the intersection, which is

becoming increasingly busy as development along 101st Ave increases.

2. KFC – Three on-street parking stalls will be created as the three off-street parking

stalls are closed. This space in front of the building could potentially be converted into

patio space that would serve the business.

3. Old Fire Hall (soon to be The Stem and Petal Co.) – Four on-street parking stalls will

be created immediately fronting the building.

4. Midtowner Motel – Two driveway accesses will remain and four on-street parking stalls

will be created. The current driveway is over 30 metres wide. This change will bring

the area into compliance with the Town of Fairview’s current Land Use Bylaw, which

states “the maximum width of curb cuts shall not exceed 10.67 metres (35 feet) & curb

cuts shall be 6.09 meters (20 feet) from the intersection” (pg. 49).

This recommendation, in conjunction with new parking in front of Hemstock Park would

result in a net gain of fifteen on-street parking spaces along 110th Street (see Table 2).

Table 2 Resulting Inventory of On-Street Parking on 110th Street

# of On-Street Parking Stalls

Block West East

101st Ave to 102nd Ave 17 17

102nd Ave to 103rd Ave 17 18 (+3)

103rd Ave to 104th Ave 19 19 (+8)

104th Ave to 105th Ave 17 9 (+4)


Total = 161 (+15) 88 73 (+15)

Design Concept 4 A custom concrete stamp design, such as a wheat or canola, would provide a unique design detail that is locally relevant

Local Context 8 Off-street parking at KFC can be replaced 1:1 with on-street parking

Local Context 9 Four on-street parking stalls will serve the commercial business expected to open in 2013


19

There is a further two locations where vehicles are required to cross the sidewalk to access

off-street parking along 110th Street: Value Drugs and Dollar Store off-street parking lots.

Closing access at these points would significantly impact access to the off-street parking

and for this reason are not recommended.

ADD SIDEWALK INFRASTRUCTURE:

1. Expand the sidewalk leading from the street to the front door of the Anglican Church to

match up with the width of the church path to create a larger drop-off zone in front of the

church (see Local Context 2).

2. Install a sidewalk from the street to the entrance of the Audits and Safety Building at

10316-109 Street to meet a demonstrated desire line (see Local Context 3 and 4).

Local Context 10 Anglican Church

Local Context 12 Pedestrian desire line at the Audits and Safety Building in summer

Local Context 11 Pedestrian desire line at the Audits and Safety Building in winter


20

Residential Zone Recommendations

WIDTH:

Sidewalks along the boulevard in the residential areas should be increased from 4.0 feet to

6.0 feet wide to allow two people to walk side by side easily.

PAVING:

In a residential locations the furniture zone is often replaced by a grass boulevard, or

missing altogether. Thus, paving is limited to the walk/talk zone, where poured concrete

with a stamp detail will provide a smooth, level surface for pedestrians that is also easy to

shovel in the winter.


21

Street Lighting

Pedestrian oriented lighting is between 12 and 15 feet high and provides uniform light

levels in the pedestrian environment. The colour of the light should be white, which

provides a more natural lighting that facilitates distinguishing both colour and details and

allows for lower energy use than yellow light sources. This minimizes shadows and dark

spots and thereby enhances feelings of safety and security. In addition, pedestrian lighting

standards are a key way to enhance the public realm, helping to frame the street and

setting the architectural tone of the area. Pedestrian light standards also provide the

opportunity to include street banners, light displays and hanging baskets.

Recommendation

Pedestrian scale lighting should be installed along both sides of 110th

Street and 102nd Ave in the Plan area, and along the sidewalk side of 101st

Ave. The light standard should be located in the furniture zone of the

sidewalk and spaced to provide consistent light levels, with a minimum of

1.0 foot-candle.

The light standards should only be placed where needed and shine only

into the pedestrian area and roadway to avoid unnecessary light pollution.

When positioning the light standard and bike parking, it is important to

provide enough space between the bike parking and the light standard

such that a bike can be parked in either direction without touching the light

standard.

Waste Receptacles

Waste receptacles come in a variety of styles and include garbage-only, garbage-recycling

and garbage-recycle-compost combinations. Waste receptacles assist in maintaining the

cleanliness and appearance of the community. They also provide an opportunity for the

Town to demonstrate its commitment to recycling.

Recommendation

Waste receptacles should be placed at regular intervals along the length of 110th Street

and associated with other street furniture. Public recycling and garbage bins should be

located in the furniture zone and downwind from seating areas (south of seating areas, in

Fairview based on prevailing wind patterns).

Public Seating

Public seating is an integral component of a high quality public space. By providing

seating, a sidewalk becomes more than just a place to move through but also a place to

stay. This enhances the dynamism of the area by increasing the number of activities that

are available to the public. Seating provides a place for staying, resting, observing and

interacting with others. Public seating comes in many forms including, ledges, stairs and

benches. When locating seating, the following should be taken into consideration:

New pedestrian scale decorative light standards

(Lumec MetroScape is the suggested selection)

can provide historical charm with a modern

twist, using white-light LED technology.

A complementary traditional pole design, with

dual brackets offers the opportunity for hanging

baskets, light displays and themed banners.

The design provides 0% uplight, which ensures

that the light is directed into the pedestrian

realm and supports a sustainable ‘Dark Sky’

approach.

The Maglin Recycle Units are recommended for their classic style and adaptability. Pictured is the MRC253 unit, which provides three receptacles that can be labelled in a variety of ways.

http://www.lumec.com/products/luminaries/metroscape.html


22

Seating areas should be visible and located where there is pedestrian traffic to

encourage both use and feelings of safety and security.

Seating should be adjacent to and set back approximately 24 inches from the walk/talk

zone, to ensure that it remains clear of obstructions.

Benches should be placed to allow space so a wheelchair or scooter can be

accommodated at the side or in front of the bench.

Benches can face either the street or the sidewalk.

Recommendation

Given the relatively narrow furniture zone along the length of 110th Street, benches should

only be installed in the mid- and end-block curb extensions. Benches should be installed

and oriented as shown in the 110th Street Development Concept.

Bicycle Parking

Providing a secure place to lock a bike enables people to choose cycling as an effective

means to meet their everyday transportation needs. Bike parking should be highly visible

and near to building entrances both to increase awareness of its availability and increase

security of its use. In addition, bike parking should be located in the furniture zone, and

placed so that a bike can be parked on either side without coming too close to parked

vehicles on the street side or the walk/talk zone of the sidewalk. The parking should be

oriented parallel to the street, such that a parked bicycle does not impact the walk/talk

zone of the sidewalk. Standard bicycle parking rack designs include Arc, Hoop and Bike

Hitch styles. These styles allow the bike to be attached at two points on the frame,

ensuring that the bike will remain upright on the rack.

In addition to providing a place to securely park a bicycle, bicycle racks also often double

as a dog hitching post where people can securely tie their dogs when they enter a store.

Recommendation

Two-bicycle parking racks should be installed, parallel to the street and in the furniture

zone at the locations shown in the 110th Street Development Concept.

.

The Plainwell Bench by Landscape Forms is recommended for its classic style and adaptability. The aluminum construction with powder-coated finish should maximize durability.

Bicycle parking racks by Dero,

supplied in Canada by Habitat

Systems, are recommended

because of their wide variety of

standard and custom options.

A standard bicycle parking rack

should be chosen to maximize

utility and minimize cost.

Custom bicycle parking racks

provide a unique opportunity to

add whimsy to the Fairview

streetscape and highlight local

businesses and special

locations. The Town could

coordinate with local

businesses to install custom

bike racks at key locations,

such as a flower by the flower

shop, a dollar sign by local

bank branches, a beer mug by

the pub, etc.

Design Concept 5 Bicycle parking rack options. Standard Examples (left): Arc, Hoop, and Bike Hitch. Custom Examples (right): Flower, Coffee Carafe, and Apple


23

Bollards

Bollards are used to prevent vehicle

traffic from encroaching on pedestrian

areas and can also further emphasize

the architectural character of the

public realm by coordinating the style

of the bollards with the street lighting.

Bollards come with or without lights

integrated into their design. Installing

bollards with lighting can help to

provide pedestrian-scale lighting in

the streetscape.

Recommendation

Bollards should be installed where the

curb extensions extend into both the

street and avenue, at the locations

specified in the 110th Street

Development Concept.

The Lumec Bollards are

recommended for their style,

which will coordinate well with

the recommended pedestrian

light standards.


Residents were very supportive of the street

furniture recommendations.

Community Café Results (36 respondents)

Are you in favour of bicycle racks?


Are you in favour of pedestrian scale lighting?


What would you like to see in the sidewalk

extensions?

90.6%

9.4%

Yes

No

79.2%

20.8% Yes

No

0.00%20.00%40.00%60.00%80.00%

100.00%

http://www.lumec.com/products/luminaries/bollards-columns.html


24

Landscaping

Landscaping is a common way to enhance the public streetscape. Street trees and

landscaping add colour, visual interest and texture to the street, softening an otherwise

hard environment, which creates a more people-friendly environment. Street trees have a

variety of economic, environmental and social benefits.

Economic:

Provide an attractive environment for businesses and customers.

Enhance tourism values.

Shade extends pavement life.

Shade reduces energy associated with cooling and heating buildings.

Environment:

Removes CO2 and other greenhouse gases from the air.

Reduces the ‘heat island’ effect.

Shade reduces energy associated with cooling and heating buildings.

Social:

Encourages motorists to travel slowly by influencing perceptions of street width.

Creates a buffer between pedestrian and vehicle space.

Deciduous trees provide shade for pedestrians in the summer and allow the sun

through in the winter.

Provide a wind break for pedestrians.

Supports a desirable community environment.

Enhances connections between people and the natural environment.

Key considerations

Though street trees are a valuable addition to a commercial street, the environment

contains key challenges that must be addressed to maximize the health and viability of the

street tree. When contemplating the installation of a tree it is important to consider:

Species viability

Diversity and spacing requirements

Sight lines

Soil and area requirements (both below and at grade)

Potential impacts on utilities (above and below grade)

Maintenance requirements

Planting strategies

VIABILITY:

The Town of Fairview is in a climatic zone that has a hardiness rating of 1b as identified by

Agriculture and Agri-Food Canada. Canada has nine zones, ranging from 0 (the harshest)

to 8 (the mildest). Each zone is divided into two parts, with “a” being harsher than “b.” In

Design Concept 6 Street trees add extra colour and texture to the commercial environment

Design Concept 7 In the before and after pictures above, the positive impact that street trees and street furniture have on the urban environment is evident

http://planthardiness.gc.ca/index.pl?&lang=en


25

creating the zone map, minimum and maximum temperatures, snow cover, rainfall, wind

patterns and the average number of frost-free days are taken into account.

Given this relatively harsh climate, there are a limited number of tree varieties that can

thrive in the Town of Fairview’s climate as well as a commercial setting. Outlined in Table 3

are the two recommended options.

Table 3 Tree species options

Green Ash (Patmore)

Characteristics Advantages Disadvantages Height: 10-19 metres (45-50 feet)

Spread: 9-12 metres (35-40 feet)

Hardiness: Zone 2

Leaves: Green, fall colour is

bright yellow

Flowers/Fruit: winged seedpods

Pruning: Prune in late winter/early

spring or when the tree

is in full leaf during

summer.

Other: “Patmore Green” variety

leafs out earlier and

holds leaves better than

most other green ashes.

Many varieties are

seedless.

Grows quickly

Disease resistant

Drought tolerant

Long life span

Seedless varieties available

There are a number of regional examples of Green Ash in a commercial setting

Requires careful pruning – particularly in the early stages of growth

Susceptible to weak crotches

Susceptible to ash decline, cankerworms, ash borers, ash bark beetles, and ash plant bugs.

Amur Maple

Characteristics Advantages Disadvantages Height: 6 metres(15-20 feet)

Spread: 4-6 metres (15 feet)

Hardiness: Zone 2

Leaves: Dark green glossy

leaves, fall colour

ranges from yellow to

red

Flowers/fruit: White to pale yellow

flowers in spring, red

winged fruit

Pruning: Prune in mid to late

summer. Can be trained

into a tree form or a

multi-stemmed bush.

Other: Available multi-stemmed

or single trunk

One of the hardiest maples

Drought tolerant

Interesting variation in colour throughout the year

Slow growing

Sensitive to 2, 4-D herbicides, leaf spot, iron chlorosis if soil is too alkaline or drains poorly.

Design Concept 9 Amur Maple could provide additional colour and texture to Main Street

Design Concept 8 Green Ash could provide additional colour and texture to Main Street

http://www.regina.ca/residents/tree-yard/control-pests/control-pests-common/pests-cankerworms/

http://www.regina.ca/residents/tree-yard/control-pests/control-pests-common/pests-cankerworms/

http://www.regina.ca/residents/tree-yard/control-pests/control-pests-common/pests-ash-borer/

http://www.regina.ca/residents/tree-yard/control-pests/control-pests-common/pests-bark-beetle/

http://www.regina.ca/residents/tree-yard/control-pests/control-pests-common/pests-bark-beetle/

http://www.regina.ca/residents/tree-yard/control-pests/control-pests-common/pests-ash-plant/


26

Bur Oak

Characteristics Advantages Disadvantages Height: 21-24 metres (70-80 feet)

Spread: 9.1-12 metres (30-40

feet)

Hardiness: Zone 2

Leaves: Dark green glossy

leaves, fall colour is

yellow/yellow-green

Flowers/fruit: Acorns

Pruning: Prune in late winter to

early spring, before

leaves appear.

Adaptable and hardy

Grows well in dry and wet conditions

Pollution tolerant

A popular boulevard tree

Long life span

May become too large for an urban street

SPACING AND DIVERSITY:

Spacing between trees should reflect the ultimate canopy size of the species, site

conditions and design criteria. Tree spacing will affect the form and development of the

tree over years of growth. Trees spaced closely develop a dense canopy and upright form.

Trees spaced further apart develop an open canopy with lower branching. Groups of trees

can be mutually beneficial as a result of increased shading, reduced evapotranspiration,

reduced soil compaction, shared soil volume and reduced reflective heat on single trees.

Given the small number of trees recommended, spacing limitations are not a significant

consideration.

Tree species diversity promotes the long term health of community trees, increasing the

tolerance for disease and pests. In general, there should be no more than 25% of any one

genus in the community.

SIGHT LINES:

Trees grow in a variety of forms. In order to maintain vehicular and pedestrian sight lines,

which enable traffic and personal safety, it is preferable for trees to have a full crown and

single, slim trunk. Round, spreading, oval, vase, columnar, open and irregularly shaped

trees meet this criteria.

SOIL AND AREA REQUIREMENTS:

Trees require a certain volume of soil, nutrients, water and drainage to remain viable over

the long term. If these requirements are not met, a street tree can be an expensive

investment with an insufficient return. If, however, these requirements are met, the value of

street trees can appreciate over time and become a highly valued part of the landscape.

Design Concept 10 Bur Oak could provide additional colour and texture to Main Street


27

In an urban, commercial setting, engineering requirements result in a highly compacted

ground. Highly compacted soils provide poor drainage, access to air and water, which

limits the viability of street trees. However, a number of planting strategies exist that limit

the impact of compaction on street trees.

UTILITY IMPACTS:

Trees can impact public utilities both above and below grade including overhead lines,

underground lines and sewer lines.

MAINTENANCE:

Watering and pruning are the primary tree maintenance requirements. Pruning should

occur biannually or annually, depending on the tree type, to keep tree shape and remove

damaged limbs. The appropriate time to prune varies by tree species. The most common

pruning techniques for deciduous ornamental trees are crown cleaning, crown thinning,

crown reduction and crown raising. The crown is comprised of the branches and leaves.

Crown cleaning involves the removal of weak, damaged or diseased branches. Crown

thinning involves the removal of branches for the purposes of increasing light penetration

and air circulation within the canopy as well as reducing the weight of selected limbs.

Crown reduction reduces the height or length of branches by cutting them back to lower

laterals or to locations between branches. Crown raising involves the removal of lower

branches that otherwise obstruct the passage of people or equipment. Sterilizing pruning

saws and shears between cuts and between trees is good practice to minimize the

possibility of disease transfer between trees.

Drought limits the growth of newly planted trees more than anything else. A watering plan

should be established to ensure adequate water to the tree. However, while trees need

water to survive, street trees with a limited growing area or surrounded by heavily

compacted soils can also easily be overwatered and become water logged, effectively

killing the tree roots.

PLANTING STRATEGIES:

A variety of planting strategies exist to enhance street tree health and longevity in an urban

setting3:

Water and irrigation systems can ensure that plantings get adequate water.

Root paths are manufactured channels filled with soil to allow roots to grow to

areas with better soil quality and quantity.

Continuous soil zones are a long, continuous trench of quality soil to provide

adequate volume for tree growth, these areas are protected from soil compaction.

Soil vaults are containers that keep roots separated from other infrastructure.

Soil cells provide frames that can be installed below the pavement surface to take

the weight load and provide an area of lightly compacted soil.

3 http://www.deeproot.com/index.php

http://www.deeproot.com/index.php


28

Root barriers provide a physical obstruction between roots and infrastructure,

while channelling roots towards suitable soil.

Landscaping can be planted in three ways along the street: in the ground; in permanent,

raised planters that are tied into the ground; and in movable planters. Each method has

both advantages and disadvantages, outlined below in Table 4.

Table 4 Street Tree and Landscape Planting Options

In Ground

Advantages

Planting is connected to ground soil and water, potentially increasing tree health, mature tree size and lifespan.

Covers the least space on the sidewalk for street trees planting.

Can accommodate both tree and ground cover plantings. Disadvantages

Most likely to develop conflicts between tree roots and utilities.

Plants must deal with greater pollution.

Permanent Built-in, Raised Planter (Street Tree and Landscaping)

Advantages

A raised planter is a climate moderator that creates a milder climate for the plants within. The planter collects and retains heat from the sun, this can result in trees leafing-out earlier and holding their leaves for longer.

Planting is connected to ground soil and water, potentially increasing tree health, mature tree size and lifespan.

Provides space for companion planting at the tree base, which can lower maintenance requirements.

Less exposure to ground-level pollution sources, such as gasoline, salt, etc.

Less likely to develop conflicts between tree roots and utilities.

Planting can be connected to ground soil and water, potentially increasing tree health, mature tree size and lifespan.

A raised planter also raises the crown of the tree, meaning that smaller trees can be planted, while maintaining sight lines.

The edge of a raised planter can act as an informal seating area. Disadvantages

Takes up more real estate on the sidewalk.

Movable Planters (Landscaping only)

Advantages

Flexible, have the ability to change location if needed Disadvantages

Is movable and therefore has greater susceptibility to vandalism

Will only support smaller plantings

Will dry out faster, must be watered more often

Takes up more real estate on the sidewalk

Trees become root bound more quickly

Design Concept 11 Tree grates help integrate trees into the commercial environment.

Design Concept 12 A Schubert Chokecherry tree in a raised planter in Grande Prairie Alberta


29

In addition to street trees, complementary plantings, primarily shrubs and ground cover,

can provide additional texture and colours throughout the year. Careful selection of the

complementary plantings will limit their impact on the Town’s landscaping maintenance

resources. Table 5 highlights recommended low maintenance shrubbery.

Table 5 Shrub species options

Dogwood

(Red Osier and Tatarian)

Distinctive for its red/purple or yellow shiny branches, this shrub is a beautiful ornamental

that will add color, even during the winter.

Juniper

Junipers are needle plants that exist in a variety of shapes and sizes. By planting a range

of species of juniper, the plant can provide diversity in textures and form. Similar to

spruce, Junipers stay green during the winter.

Cherry

Nanking and Cherry Prinsepia Nanking cherry makes a beautiful hedge that flowers in spring and will attract birds in the

summer (do not plant them too close to street furniture).

Cherry prinsepia is a good hedge, which can have an appearance similar to bamboo

when sheared.

Landscaping Recommendation

Street trees should be installed at the locations specified in the 110th Street Development

Concept. Trees should be planted at grade and Silva Cell technology should be used to

provide a greater area of lightly compacted soil to the tree.

110th Street does not have power lines therefore there is no utility conflict above grade.

Given the relatively small number of trees recommended, there is no risk of the trees

becoming overcrowded as they reach maturity. In addition, the small number of trees

recommended and the variety of trees in Fairview ensure that diversity limitations are not a

significant consideration. If, however, the Town were to consider a greater number of trees

along 110th Street, it would be prudent to plant a mixture of the recommended trees, in a

symmetrical pattern to limit vulnerability to any one tree species’ weakness or disease. In

general, given the width of the sidewalk, larger street trees such as Green Ash or Bur Oak,

should only be installed along 110th Street in the curb extensions, to avoid impeding the

walk/talk zone.

Design Concept 13 Dogwood shrubs provide colour all year round

Design Concept 14 Juniper shrubs provide green all year round


30

Tree Species Recommendation

Given its fall colour and size, Amur Maple is the preferred tree option for planting along

110th Street. However, Green Ash, Amur Maple and Bur Oak are all appropriate options.

If, however, there is a desire to increase the number of plantings, such as two mid-block

plantings on either side of the street in each block, then a mixture of Green Ash or Bur Oak

in the extensions and Amur Maple mid-block would be appropriate.


Overall, street trees are popular with Town

residents. Of 72 respondents only 22%

indicated a preference for no trees. The

majority indicated a preference for trees to be

planted at ground level with a grate, rather than

in a raised planter.

“It would be nice to see trees incorporated into the sidewalk extensions.”

Both Columnar and Griffin Poplar were

suggested for street trees. However, their tall,

slim shape is not quite right for lining the street.

Also, they drop sticky buds, which could make

a mess of the sidewalk and benches.

22.2%

54.2%

23.6%

Street Tree Planting Options

Option A -Raised

Option B -Grate

Option C -No trees


31

Paint and Colour

A good people-oriented environment provides visual interest. As such, blank walls near or

adjacent to pedestrian paths effectively limit the quality of the environment. However,

blank walls also represent an opportunity to enhance the environment through the use of

paint. There are numerous examples of communities using murals as both a community

building and economic development tool. Other public infrastructure, such as utility boxes

and fire hydrants can also provide the canvas for local public art, adding colour and

whimsy to public spaces throughout the community.

Murals commonly depict the community’s history, or celebrate the community’s current

culture, economy and residents. Local artists can also be commissioned to create unique

art. However, in terms of creating a more vibrant pedestrian environment, simple, low cost

paint treatments such as colourful stripes, or participatory paint projects, such as

handprints from local residents, can have the desired effect of creating a visually appealing

and interesting landscape.

Mural/Utility Box Cover Ideas

Historical

o Settlers moving from Waterhole to Fairview

o Grain Elevator Row

o The coming of Fairview college

o Historical main street Fairview

o Historical main street Waterhole

Community

oriented/participatory

o Handprints of every

child/resident in the

Town of Fairview

o Farmers field

Whimsical

o AGT/TELUS logo

(historical to

modern)

o Different phones

(historical to

modern)

o Municipal logos of

all the Fairviews in

the world

o A trompe l'oeil

mural

Design Concept 15 A utility box cover

in Surrey, BC from Super Graphics

Design Concept 16 A simple mural can add vibrancy to the street-scape.

Local Context 13 Blank walls along 110th Street are a blank canvas to add colour and interest


Many Town residents were enthusiastic about

adding murals and art to the downtown.

“I would even paint some utility boxes if you supply the paint! Did one in Victoria and it was fun and great to see the reaction of passersby. I incorporated it to the scenery around it. Love to see the talent of the community showcased by any means.”

Some residents highlighted murals they

particularly enjoy:

Design Concept 17 A trompe l’oeil mural depicts an unexpected scene.


32

Simple

o Colourful strips, checks, waves, etc.

Recommendation

The Town of Fairview should work with local business owners to reinvigorate the blank

walls in the plan area with murals and interesting paint finishes.

Local Context 14 A blank utility box near 110th Street

Design Concept 18 Historic images of downtown Fairview are a possible subject for a public mural

Design Concept 19 Historic images of downtown Waterhole are a possible subject for a public mural


33

Signage & Wayfinding

Wayfinding systems highlight destinations and paths for both motorists and pedestrians. A

useful wayfinding system improves the community’s legibility, simplifying navigation and

making key destinations recognizable for both visitors and residents.

When developing wayfinding signs for the plan area, the following should be considered:

Use concise language

Limit the number of signs to avoid visual clutter

Keep text to one line for wayfinding signs

High contrast colours maximize legibility

Where possible, text should be reinforced by symbols

Symbols should be universally recognizable

Avoid the use of abbreviations or logos

Pedestrian-oriented signs should be located such that those viewing them are not

required to stand in the walk/talk zone of the sidewalk

For directional signage, destinations in the same direction should be grouped

Ensure appropriate height of 140 centimetres to 170 centimetres above ground

floor level

Text on wayfinding signs should be:

o Aligned to the left

o Large

o Legible (fonts such as Verdana, Arial or Helvetica are appropriate)

o Free of clutter

o Incorporate matt or satin finishes to reduce glare from a variety of angles

Recommendation

A Gateway Sign should be installed near the junction of Highway 2 and 110th Street to

identify Downtown Fairview.

Near the intersection of 110th Street and Highway 2, a traffic oriented wayfaring sign,

similar to those installed by 113th Street and 101st Ave, and 109th Street and 101st Ave

should be installed.

A sign should be installed at Hemstock Park to identify the park name and create a greater

sense of place.

The Town of Fairview should install directional, pedestrian-oriented signs on light

standards in the downtown to identify key community landmarks and approximate walking

times from the sign to the destination.

Fairview Fine Arts Center

Provincial Building (Town Office, Library)

Hospital

Fairplex Arena

Design Concept 20 Pedestrian oriented wayfaring signs can encourage walking between destinations in the community core

Local Context 15 Existing vehicle-oriented wayfaring sign in Fairview


34

Tennis Courts

Curling Rink

Bowling Alley

Splash Park

Recreation Center

GPRC/Fairview Regional Aquatic Center

Fairview RCMP Museum

E.E. Oliver Elementary School

St. Thomas More School

Fairview High School

In addition to wayfaring signs, additional traffic signs will help to direct movement and

increase the legibility of the core. Firstly, Handicap Parking signs should be installed on

sign posts at all handicap parking stalls, so that they remain obvious in the winter months,

when snow covers up signs painted on the street. Secondly, a Hospital sign should be

installed near the intersection of 110th Street and Highway 2 to clearly indicate where the

hospital is relative to this key intersection.

Providing additional signage in the following locations can support vehicular flow that

minimizes the impact on the pedestrian environment.

1. Value Drugs – on the access crossing the 110th Street sidewalk an ‘Exit and Right

Turn Only’ and ‘Pedestrian Crossing’ sign will be installed.

2. Dollar Store – an ‘Enter Only’ sign will be installed to remind drivers that traffic flows in

one direction through that lot.

Design Concept 21 Handicapped parking signs, placed where they can be easily viewed year round will increase the legibility of the community infrastructure for those with reduced mobility

Design Concept 22 A hospital wayfinding sign should be installed near the new intersection between Hwy 2 and 110th Street


35

Development Concept

110th Street (Main Street)

Outlined at the back of the document is the illustrated 110th Street Development Concept,

which incorporates sidewalk repaving and rebuilding, curb extensions, and seven types of

street furniture. The design, when implemented, will provide an inviting, usable public

space in the commercial core for both pedestrians and motorists.

Table 6 110th Street Design Concept Content

Design Component Number Locations

Curb Extensions 19 19 Street Lights 40 40 Bicycle Parking 18 16 Bollards 9 4 Benches 11 9 Waste Receptacles 11 11 Street Trees 16 16

To support the sidewalk improvements, the Town should consider limiting the first on-street

parking space of each block in the direction of travel to small vehicles (as shown in the

110th Street Development Concept). This will help preserve the sightline down the street for

vehicles attempting to cross or turn left onto 110th Street, as well as pedestrians crossing

the street.


37

101st Ave

Currently, the sidewalk runs along the north side of 101st Ave and is approximately 3

metres wide (10 feet). There is little other infrastructure that contributes to a comfortable

pedestrian environment and the majority of the sidewalk fronts onto off-street parking lots.

Upgrades to the sidewalk should focus on repaving and street furniture that comfortably fits

into the furniture zone of a 3 metre wide sidewalk. First priority should be pedestrian scale

lighting, as good lighting is the first step to feeling welcome and safe, followed by bicycle

parking near to businesses and waste receptacles at regular intervals or near waste-

generating establishments.

Between 110th and 109th Street the sidewalk should remain on the north side of the street,

as the development on the south side has too many driveway crossings that would

compromise the quality of the sidewalk. However, along the remaining length of 101st Ave

in the Plan area, the sidewalk could be moved to the south side of the street to capture the

existing lighting infrastructure. Moving the sidewalk to the south side of the street would

also improve pedestrian access to the Super A. However, it would be important to ensure

the walk/talk zone of a sidewalk along the south side of 101st Ave is not impacted by the

existing light standards and power poles. If the sidewalk is moved to the opposite side of

the street, the sidewalk should at minimum be built to the commercial sidewalk standards

outlined on page 18 of this document.

102nd Ave

In the Plan area, 102nd Ave functions similarly to 110th Street as a commercial area. As

such, the sidewalk upgrades should mirror those along 110th Street, with pedestrian scale

lighting, waste receptacles and bicycle parking. Additional parking space should be created

by reinstalling angle parking along the north side of the street, while retaining the parallel

parking on the south (Figure 9).

Figure 11 Cross section of 102nd Ave with angle parking on north side of the avenue and parallel parking on south side of the avenue

This change will result in 51 parking spaces along the north side of the avenue, compared

to 27 along the south side as shown in the 102nd Avenue Parking Concept.

Movie Town

18.01102 AVE

Sandy's Jewelery

CIBC

Tru Hardware

Friedel's Mens Wear Ltd

Surface Parking Lot

15.01

1

364

19 64.43

4.435.514.004.43

45°

102 AVE

R & R Insurance &Post Office &Royal Bank

Marlin Travel

Vacant Lot

ThompsonWagner

15.01

6.10

205

4 5 5

102 AvenueParking Concept

nd

Meters

1050


39

Gateway Signage

In general a gateway is designed to highlight a particular area. A gateway sign should be

installed to highlight the main entrance to the commercial core of Fairview from the

highway, located near the junction of Highway 2 and 110th Street. This would enhance the

intersection and define it, for both visitors and residents, as the main entrance to

Downtown.

A number of gateway designs have been provided through the Downtown Area

Redevelopment Plan process. However, there is insufficient community consensus to

recommend a particular design or sign type. The Town of Fairview should continue to work

to develop consensus on a gateway sign design. A variety of gateway sign design types

are available, including arch, planter style, freestanding wall and freestanding letters.

Design Concept 23 A variety of gateway sign types could work to highlight downtown Fairview


40

Hemstock Park

Hemstock Park provides a community gathering space, particularly for community events,

such as the Summers End Festival, that occur in the downtown. Therefore, the goal of the

redesign is to maximize its utility and flexibility as a community gathering space for both

formal gatherings and day-to-day use. The image below depicts the design concept,

followed by a detailed description.


41

Recommendations

CREATE AN ENTRANCE:

A formal park entrance should be established at the southwest corner of the park to invite

people into the park. The entrance feature will help draw attention to the park from

passersby along the street and provide wayfinding for both visitors and residents, some of

whom were not aware of the park’s location.

To create a consistent theme and visually link the public spaces along 110th Street, the

entrance of Hemstock Park should coordinate with any gateway entrance feature that may

be installed at the head of 110th Street.

INCREASE THE FUNCTIONAL SPACE:

A 0.6 m retaining wall along the back half of the hill, following the existing curve, should be

installed to achieve a flat hill top. The resulting flat area will be approximately 970 square

feet (90 square metres) and provide a usable surface/stage for events.

The maximum rise of the hill should be lowered to 0.6 m, enabling the retaining wall to be

built without a safety railing. At this height the retaining wall can also act as informal

seating, where people can easily perch.

CREATE A USEFUL FOCAL POINT:

In the resulting flat area a gazebo, similar to the one pictured at left, should be installed to

provide a focal point and sheltered area within the park. The gazebo will provide shaded

seating year-round and an effective stage area for special and impromptu events.

A design similar to the one pictured allows people to see through, minimizing the creation

of blind spots in the park. Alterations to the gazebo, compared to the one pictured, should

include a bench running along the inside of the gazebo, adjacent to the banister, for

seating and, the removal of the center pillar in the front of the gazebo, to make an

unobstructed stage area.

LIGHTING:

The provision of lighting in the park will make the area more inviting in the evening.

Lighting should be incorporated in a number of locations. On the gazebo, lighting should be

incorporated to highlight its architecture. This will also bring light back towards the lane-

side of the park. The retaining wall should have decorative lights at its ends. The lights

should be similar in style to either the street lighting or bollards installed along the main

street.

Design Concept 24 A gazebo will create a focal point in the park


42

FOUNTAIN:

The current water fountain has limited

aesthetic value and should be

removed. Feedback from residents

was split between those suggesting a

simple fountain that children could

walk through and encouraging the

Town to remove the fountain all

together. Given that the Water Splash

Park is only one block away and, the

maintenance requirements of a

fountain, removing the fountain is the

preferred option.

STREET FURNITURE:

An increased amount of seating

should be provided in the park. Three

benches should be installed facing

into the park, that provide seating for

those observing activities occurring in

the gazebo/on the hill top. A seating

cluster in the south boulevard that

includes three benches and a low

‘coffee’ table will provide a large,

flexible space.

Four picnic tables will provide space

for more people to enjoy lunch. In

addition, it is recommended that the

tables include a game board insert

(see picture), to provide the

opportunity for games in the park.

Two waste receptacles, located near

the picnic tables will help keep the

park clean. Three bicycle parking racks, located in the furniture zone of the sidewalk,

between the park and the street will enable park users to arrive by bicycle and create a

visual barrier between the park space and vehicles. Finally, bollards at the corner of 110th

Street and 103rd Ave will protect the park and the curb extension from vehicle

encroachment.


Comments regarding the Hemstock design

include:

“This would look beautiful if they did this to the

Hemstock Park”

Thoughts on the fountain were mixed:

“[A] spray fountain powered by solar panels”

“Fairview has too much winter to worry about a

fountain”

Residents also provided useful suggestions:

“A plaque with the history behind the name

Hemstock Park”

“More benches and plus a garbage bin near the benches, so don't have to see litter all around the benches.”

The gazebo concept was very popular, with 25

likes on Facebook.

Town residents gave a variety of landscaping

suggestions, including lavender, cherries,

rhododendrons and eucalyptus. Unfortunately,

both lavender and eucalyptus are not hardy

enough for Fairview’s climate. With a zone 3

rating, rhododendrons may be possible in

sheltered locations. Cherry trees and shrubs

are a possibility but should be used sparingly,

as their fruit can be messy in a public setting.

Design Concept 25 Tables with game boards inserted encourage different day-to-day activities in the park


43

LANDSCAPING:

Hemstock Park is home to a number of trees, however, the poplar in the northeast corner

is nearing the end of its life and its roots make the area unusable. In addition, one of the

spruces at the back of the park is in poor condition. Therefore, it would be appropriate to

renew some of the plantings in the park in the near future.

A Bur Oak should replace the poplar. Bur Oak is a beautiful, long-lived tree, which can

grow to be very large and will anchor the landscaping in Hemstock Park for years to come.

The spruce in poor condition should be replaced by an Amur Maple, which will provide

beautiful fall colour and visually link the street and the park, if Amur Maples are planted as

street trees. An additional Amur Maple should be planted in the northwest quadrant of the

park to provide some shade to the picnic tables. Columnar aspen should be planted

adjacent to the building wall at the north end of the park, to soften the wall edge. If

columnar aspen are planted, they should be installed with root-barrier to the north, to

encourage root growth away from the neighbouring building.

Shrubs and ground cover should be planted in a number of locations in the park to provide

additional colour and texture year-round with minimal maintenance requirements. This

landscaping should be added to the planting bed adjacent to the neighbouring building. In

addition, the area at the back, between the gazebo and retaining wall will be planted with

ground cover to minimize maintenance requirements and avoid an awkward grass area.

The raised planter in the curb extension should also have ground cover. A ground level

planter will provide landscaping at the southwest corner of the curb. Finally, the formal park

entrance should be highlighted with landscaping. Annual flower planting should continue in

the existing planters.

Design Concept 26 A ground level planter can enhance the corner of 110th Street and 103rd Ave


44

Implementation

Phasing

The above recommendations, if implemented, will significantly alter the Town of Fairview’s

public realm. However, these changes will come at a cost. Therefore it is important to have

a phased implementation plan where early improvements build enthusiasm for what is to

come.

To the extent possible, streetscape improvements should work from Hemstock Park

outwards as outlined below.

1. Hemstock Park

2. 110th Street from 102nd Ave to 103rd Ave

3. 110th Street from 101st Ave to 102nd Ave

4. 110th Street from 103rd Ave to 104th Ave

5. 110th Street from 104th Ave to 105th Ave

6. 110th Street from 105th Ave to 106th Ave

7. Gateway Arch

However, this order may change as upgrades occur following required infrastructure

upgrades.

Supportive policies

In addition to good design and street furniture placement, a good public environment is

impacted by the private development around it. Below are key policy areas that can impact

the pedestrian environment.

Building Height

The ratio between the street width and adjacent building height (street enclosure) defines

how cozy or exposed the street feels. Generally ratios of 1:1 to 5:1 provide a sense of

enclosure and are therefore considered supportive of pedestrian environments.

110th Street in the Town of Fairview is approximately 30 metres wide (100 feet) (from

building to building) for the majority of its length. Therefore, along 110th Street, buildings

with a frontage that is shorter than 6.1 metres high (20’ feet) will not provide the sense of

enclosure required to support a pedestrian-friendly street. 101st Ave is approximately 20

metres wide (66 feet), which would require less building height to provide a sense of

enclosure; however, because many of the buildings are significantly set back from the

property line, building height standards similar to those on 110th street are appropriate.


45

Recommendation:

Council consider including a building height minimum in the C-1 and C-1A districts to

ensure that new development in the commercial core of Fairview is supportive of the

pedestrian environment.

Figure 12 6:1 Building Height to Street Width Ratio does not provide the a sense of enclosure to the pedestrian environment

Figure 13 3:1 Building to Height Ratio provides a sense of enclosure and interest that is supportive to a high quality pedestrian environment.

Building Facades

Long expanses of blank walls are not supportive of a high quality pedestrian environment.

They are both boring and hostile to pedestrians because there is little to look at and few

opportunities to be observed by others, which creates a feeling of isolation. Narrow building

frontages (7.0 to 15.0 metres) with individual entrances that suggest a pattern of

individually owned shops are desirable. If this pattern is not possible then larger buildings

can create this atmosphere through the installation of windows or interesting exterior

cladding treatments.

Recommendation:

Council consider limiting the length of blank walls fronting onto the street (or avenue) in the

C-1 and C-1A district.


46

Vehicle access

The potential for conflicts between pedestrians and vehicles increases when they are

required to share the same spaces. On 110th Street this happens not only when

pedestrians cross the street but also when vehicles cross the sidewalk to access parking at

the Midtowner hotel, KFC, the Dollar Store and the Value Drugs parking lot.

Recommendation:

Council consider prohibiting off-street parking access off of 110th Street for new

developments.

Parking Requirements

Vehicle parking is a significant component of the commercial environment. Obviously, it

provides easy access for those who drive to their destination, however parking has a

number of costs to the public environment as well. Parking takes up a significant amount of

space, which often goes unused for large parts of the day. The provision of parking pushes

the spaces used by people, rather than their cars, further apart. A high quality pedestrian

environment relies on an interesting, dynamic environment. Thus, the provision of parking,

particularly off-street parking, can have a significant, negative impact on the pedestrian

space.

Recommendations:

Council consider lowering or eliminating parking requirements for businesses along 110th

Street, b b where on-street parking serves the development.

Council consider lowering parking requirements for medium to high density residences in

the C-1 and C-1A districts.

Council consider incorporating shared parking policies into the Land Use Bylaw to

minimize parking requirements while still providing adequate parking.

Parking Lot Landscaping Requirements

A basic parking lot is a large expanse of pavement or gravel, filled with vehicles. This area

is not conducive to a high quality environment, particularly when the parking lot is between

the building entrance and the sidewalk. However, landscaping and designated pedestrian

paths can do much to soften the impact. In particular, landscaping that border where the

sidewalk and parking lot meets can enhance the pedestrian experience. In addition,

landscaping can reduce the heat island effect and improve site drainage.

Design Concept 27Landscaping in the parking lots helps to soften the concrete pad


47

Recommendation:

Council consider amending the Land Use Bylaw to include landscaping requirements for

off-street parking lots.

Council consider amending the Land Use Bylaw to require the provision of a pedestrian

path between the building entrance and the sidewalk where the parking lot separates the

two.

Supportive programs

Buy a _______ programs

Buy a bench programs are a common way for municipalities to encourage their citizens to

support public spaces. This program type can be readily transferred to many other types of

public amenities including trees, bike racks, fountains and planters. Jurisdictions with these

types of programs are listed below:

Grande Prairie, AB

St. Albert, AB

Jasper, AB

Lacombe, AB

http://www.cityofgp.com/index.aspx?page=804

http://www.stalbert.ca/commemorative-bench-program

http://jasper-alberta.com/default.aspx?pageid=216

http://www.town.lacombe.ab.ca/75/141/pkbench.htm


48

Conclusion

The Town of Fairview Downtown Area Redevelopment Plan Area Redevelopment Plan will

significantly change the public realm of the community core. It is hoped that these changes

will positively impact the pedestrian experience in the downtown and increase the safety

and legibility of the area for both pedestrians and drivers. These changes will enhance the

Town of Fairview’s attractiveness and its spaces where people can gather, both key factors

in enhancing peoples’ attachment to place and their propensity to invest and reinvest in

their community.


Glossary of Terms Council means the Council of the Town of Fairview

Desire Line is an informal path taken by pedestrians, often visible by erosion caused by

footfall on soft surfaces. The path is usually the shortest and most easily navigated route

between an origin and destination.

Development Officer means a person appointed as a Development Officer pursuant to the Town of Fairview Land Use Bylaw. District means Land Use District as defined in the Town of Fairview Land Use Bylaw Downtown means the historical centre or heart of a town and surrounding region, providing a mixture of uses including retail, office, arts and culture, housing, civic and entertainment uses. Guiding Principle specifies a strategic direction or principle for achieving the purpose. Height means the vertical distance measured from grade to the peak of a building’s roof.

Infill Development means (re)development of the built up areas of a community, occurring on vacant or under-utilized lands. Land Use Bylaw means a bylaw adopted by Council that establishes land use districts and prescribes rules for development within those districts.

Municipal Development Plan means a statutory plan, formally adopted by Council, which describes the future land uses proposed for the municipality Municipal Infrastructure means all physical improvements that are required to provide roads, boulevards, sidewalks and walkways, sanitary sewer, storm sewer, water service, and parks.

Off-Street Parking Lot means an area providing for the parking of motor vehicles. Pedestrian Scale means to design buildings, open spaces and streets that create comfortable and interesting spaces for the pedestrians using them.

Policy means a statement identifying a specific course of action for achieving objectives. Setback means the distance between a building and the street at ground level. Shared Parking means parking spaces that are shared by more than one user, allowing a minimal amount parking facilities to be used more efficiently.


References

Curb Extensions. 2012 Accessed August 27, 2012

from http://www.walkinginfo.org/engineering/crossings-enhancements.cfm#curb-extensions

Hole, Lois. Lois Hole`s Favorite Trees and Shrubs. 1997. Lone Pine Publishing.

Markham. Trees for Tomorrow Streetscape Manual. 2009

National Research Council, Federation of Canadian Municipalities. Sidewalk Design,

Construction, and Maintenance: A Best Practice by the National Guide to Sustainable

Municipal Infrastructure. July 2004

Planning and Urban Design Standards. American Planning Association. 2006.

Project for Public Spaces. Benches. http://www.pps.org/reference/benches/ Accessed:

August 27, 2012.

Transportation Research Board. National Cooperative Highway Research Program. Local

Policies and Practices That Support Safe Pedestrian Environments. 2012

Vector Magic.Inc. 2012. Weatherspark. Accessed December 18, 2012.

http://weatherspark.com/averages/28131/Fairview-Alberta-Canada

http://www.walkinginfo.org/engineering/crossings-enhancements.cfm#curb-extensions

http://www.pps.org/reference/benches/

http://weatherspark.com/averages/28131/Fairview-Alberta-Canada

fairview downtown area redevelopment plan

Documents