Stakeholder’s Meeting #2 September 19, 2012 …...Thurs. Sept. 27 – Public Open House Fall 2012 – City Council Public Hearing & Decision THANK YOU FOR YOUR PARTICIPATION! Title

Stakeholder’s Meeting #2

September 19, 2012Crossings Public Library Branch

Meeting Agenda

Purpose, Process & Rationale Existing Conditions Land Use Concept University Dr. Gateway Corridor Transportation Implementation Q&A

Purpose of the ASP

To provide a planning framework that will guide the long-term development and the land use pattern for the area known as the West Lethbridge Employment Centre.

Planning Process

Planning Rationale Implementation of City’s long-range plan

Community need - additional employment / retail opportunities in the City – particularly West Lethbridge

Lessen demand for 3rd bridge crossing

Imminent provision of core infrastructure services – Bridge Dr. Corridor

Plan Area

Plan Area

Directing Plans & Policies Integrated Community Sustainability Plan /

Municipal Development Plan (ICSP/MDP) Directs planning for the entire city Foresaw development of employment and

commercial uses in this area

West Lethbridge Urbanization Plan (1969) Envisioned commercial and industrial uses in this

area

Meeting Agenda


Geotechnical Evalulation

Desktop study + 20 boreholes were drilled

Area’s geology generally suitable for proposed land uses

Additional geo-technical work required in future planning stages More site specific More boreholes and testing required

Environmental Overview

Desktop study

Identified a few low to moderate areas of environmental concern (i.e. Burnco), but are expected in industrial area

Generally suitable for proposed land uses

More detailed Enviromental Impact Assessment required in future planning stages

Development Constraints

240 kvTransmission Line

Railway

Hwy #3

Sewage Lagoon

Gas Well

Cemetery

Residential Area

Meeting Agenda


Land Use Concept

Business Industrial

Business Industrial

Appropriate uses include: offices , business support services, vehicle rentals/sales etc. W.T. Hill Business Park is an example

Prime area for knowledge-based industries in Lethbridge

Land Use Concept

General & Business Industrial

General & Business Industrial Primarily medium intensity industrial uses

such as: warehousing, finished goods assembly

Can also include some business industrial uses in certain locations

DOES NOT include intensive industrial uses Produce off-site impacts that are better

accommodated in NE Lethbridge Food processing, iron works etc.

Land Use Concept

Large Format Commercial

Large Format Commercial Significant retail and service development

serving the region and especially West Lethbridge

Relies upon good access/exposure to major transportation for customers and logistics

University Dr. is the primary arterial in West Lethbridge and connects to Hwy #3

Includes retail stores, shopping centres, hotels, restaurants

Land Use Concept

Coulee View Commercial


One of few areas in the City that can give public access to the top of river valley

Special consideration of land use, design and site layout in the area


Mixed use, boutique retail shops, offices, restaurants, medium density residential etc.

Pedestrian-friendly environment

Buildings oriented towards street & architecturally distinct

Land Use Concept

Transition Commercial

Transition Commercial Transition from Large-Format Commercial

to Coulee View Commercial

Large format buildings & residential avoided

Focus on commercial, especially office uses

Design elements considered – but not to same extent as Coulee View Commercial

Meeting Agenda


University Dr. Gateway Corridor


Must Accomplish: Provide an adequate level of service for

multiple transportation modes

Create a commercial gateway into the city that is appealing and maintains a sense of place


Consists of Large Format Commercial uses, but attention paid to the aesthetic and functional design


Public Lands Medians and boulevards utilize landscaping &

decorative features

Multi-use pathways on both sides of roadway ○ Must connect to the south and regional pathway

system


Private Lands Site Layout○ Parking at rear & side of buildings ○ Buildings move closer to the roadway○ Entrances / arch. features oriented to roadway○ Accessible for other transportation modes

Site Access & Circulation○ Pedestrian access directly from public sidewalk to

doorway


Private Lands Building Design○ Structures use distinct architectural features○ Avoidance of blank walls facing major roadways○ Loading & service area located where they are least

visible from roadway

University Dr. Gateway Corridor Private Lands Example: Surrey, BC

Main Entrance Side Parking

University Dr. Gateway Corridor Urban Development Nodes

Higher density mixed-use or residential development

Located at two major intersections

Access to public transit and pedestrian system

Access to nearby commercial services

University Dr. Gateway Corridor Urban Development Nodes

Meeting Agenda


Arterial Roadways

Existing Arterials:- University Dr., Walsh Dr. & Bridge Dr.

Future Arterial:- Metis Tr.

Additional Railway Crossing

In order to alleviate pressure an additional rail crossing is needed in one of two potential locations

Outline Plan to determine the location of the crossing

Meeting Agenda


Sequence of Development

Sequence is proposed to “ensure that development proceeds in an efficient and orderly fashion” and in a fiscally sustainable manner.

Outline Plans and therefore development will proceed following the sequence in the approved WLEC ASP.


Proposed Sequence of Development was developed by project staff and based upon the following criteria: Geomorphology (i.e. lay of the land) Natural and Manmade Constraints Market Absorption for Land Uses (driven by

demand) Development Pressure (who wants to develop

and where) Timing of Utility Upgrades (distance from

existing services) Timing of Transportation Upgrades


Interim Land Uses

Landowners able to develop according to the existing land use district Most land is zoned “Future Urban

Development” district Allows uses such as: farms, greenhouses,

veterinarians

Establishment of other interim uses may be considered under the rezoning process. Rezoned to Direct Control (DC) district

Interim Land Uses

Recognize that permanent development may not be possible in some areas of the WLEC until the distant future.

Interim land uses offer a provisional opportunity for some form of land development so long as: It does not restrict the future permanent

development of the area Does not strain existing services (roads, fire

dept. etc)

Interim Land Uses

Examples:

Shipping Container Mini -Storage

RV Storage

Storage of Landscaping Supplies and Equipment (no customers and minimal employees)

Equestrian Instruction

Etc.

Interim Land Uses

ASP defines what is appropriate for interim land uses: Land Use ○ No permanent structures – must be easy to

remove when area is ready for development

Max. area of property devoted to interim use (20%)○ Interim uses can put a strain on services if

they become too large

Interim Land Uses

ASP defines what is appropriate for interim land uses: Parcel Fragmentation○ No further subdivision on parcels containing

interim development

Inclusion of interim uses in the ASP: Provides a standard to help ensure fairness Decreases uncertainty Improves chances of successful approval

Questions?

Upcoming Events:

Thurs. Sept. 27 – Public Open House

Fall 2012 – City Council Public Hearing & Decision

THANK YOU FOR YOUR PARTICIPATION!

Documents

Stakeholder’s Meeting #2 September 19, 2012 …...Thurs. Sept. 27 – Public Open House Fall 2012 – City Council Public Hearing & Decision THANK YOU FOR YOUR PARTICIPATION! Title