Page 1 of 1
THE CITY OF SPRUCE GROVE
BYLAW C-1074-19
CITY CENTRE AREA REDEVELOPMENT PLAN
WHEREAS, pursuant to the Municipal Government Act, R.S.A., 2000, c.M-26, a
municipality may adopt and amend an area redevelopment plan;
AND WHEREAS, the City of Spruce Grove wishes to adopt Bylaw C-1074-19, the City Centre Area Redevelopment Plan;
NOW THEREFORE, the Council for the City of Spruce Grove, duly assembled hereby enacts as follows:
1. Bylaw C-1047-19 City Centre Area Redevelopment Plan be adopted as outlined in Schedule 1, which is attached to and forms part of this Bylaw.
2. This bylaw shall come into force and effect when it receives third reading and is
duly signed.
First Reading Public Hearing Second Reading Third Reading Date Signed __________________________ Mayor __________________________ City Clerk
Sche
dule 1
City of Spruce Grove
City
Cen
tre
Area
Red
evel
opm
ent P
lan
City
Cen
tre
Area
Red
evel
opm
ent P
lan
i
[ B
LANK PA
GE ]
Table of Con
tents
1.0
Introd
uctio
n 1
1.1
Purpose and Intent of the
ARP
1
1.2
Plan
Con
text
1 1.3
Public Participation
3
2.0
Planning Con
text
5 2.1
Enabling Acts & Plans
5 2.2
Existing Co
ndition
s 6
2.3
Challenges & Opp
ortunitie
s 11
3.0
Visio
n, Objectives & Con
cept
12
3.1
Visio
n 12
3.2
Objectives
12
3.3
Rede
velopm
ent C
oncept Plan
12
4.0
Area Redevelop
ment P
olicies
15
4.1
Introd
uctio
n 15
4.2
Land
Use
15
4.3
Streets and Mob
ility
22
4.4
Urban
Design
27
4.5
Public Realm
29
4.6
Built Form
31
4.7
Signage
36
5.0
Implem
entatio
n 38
5.1
Rede
velopm
ent Leade
rship
38
5.2
City Centre Im
provem
ents Plan
38
5.3
Detailed Planning
and
Con
struction
38
5.4
Regulatory Framew
ork
39
5.5
Phasing
39
5.6
Mon
itorin
g and Am
endm
ent
39
6.0
Planning Terminology
43
Figures
Figure 1 CCA
RP Area Bo
undary ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 2
Figure 2 Current City
Centre Land
Use Zon
ing ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 9
Figure 3 CCA
RP Land Use Redevelop
men
t Con
cept Plan ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 14
Figure 4 CCA
RP Plann
ing Districts & Land Use ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 1
6 Figure 5 Street C
oncept M
cLeo
d Avenue
Eastw
ard‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 17
Figure 6 ARP
Future Aspiratio
nal Residen
tial D
ensity ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 2
0 Figure 7 Mob
ility Con
cept ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 23
Figure 8 McLeo
d Avenue
Street T
ypology & Cross‐Sectio
n ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 22
Figure 9 Co
lumbu
s Park Redevelop
ment C
oncept ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 2
8
Tables
Table 1 Future Aspira
tional Residen
tial D
ensity ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 1
9 Table 2 Im
plem
entatio
n Actions Tim
eline ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ 4
0
City
Cen
tre
Area
Red
evel
opm
ent P
lan
1
1.0
Intr
od
uct
ion
1.
1 P
urpo
se a
nd In
tent
of t
he A
RP
The pu
rpose of th
e City Cen
tre Area Red
evelop
ment P
lan (CCA
RP) is
to provide
a ta
ngible vision, dire
ction and supp
ortive principles to
guide de
sired
and
expected ne
w develop
ment a
nd re
developm
ent in
the City of Spruce Grove’s City
Centre area over the
next fifteen plus
years, with
the likely realization that th
e CC
ARP is a plan
for the
next
25+ years.
This ARP
provides a fram
ework and supp
ortin
g po
lices fo
r the
City
Ce
ntre th
at will:
provide a cohe
sive de
sign
plan that will allow fo
r the
de
sirable and
orderly re
developm
ent o
f the
City
Centre area
over time; and
guide future pub
lic and
private investment in the short (+/‐ 5
years), m
edium (5
‐10 years) and
longer te
rm (1
0‐15
+ years).
The CC
ARP will be an
impo
rtant g
uide
that defines a re
newed
vision
and plan
for reinvigorating Spruce Grove’s City
Centre.
1.2
Pla
n C
onte
xt
The City Centre, or D
owntow
n as it has synon
ymou
sly been referred
to in th
e past in Spruce Grove has long
been an
essentia
l part o
f the
City’s fabric. H
owever, over the
past twenty to
thirty years, as the
City began
experiencing ne
w growth and
pressures fo
r sub
urban
mod
els of com
mercial growth becam
e in vogue
, the
City
Centre felt
the exod
us of b
usinesses a
nd vita
lity.
Over the
past d
ecade in particular, Spruce Grove has con
sistently
been
one
of the
fastest g
rowing commun
ities in th
e province, w
hich
has led to th
e constant add
ition
of n
ew re
sidentia
l neighbo
urho
ods
as well as commercial growth on the pe
riphe
ry. Spruce Grove is now
a well‐e
stablished region
al service centre for a
wide trading region
, yet its City
Cen
tre has no
t been the be
nefactor to
‐date of growth
that wou
ld m
irror th
e City’s overall grow
th.
1.2.
1 P
lan
Are
a The CC
ARP Plan
Area is illustrated in Figure 1 and its bou
ndary
mirrors the bo
undarie
s of th
e City Cen
tre as expressed
in th
e Mun
icipal Develop
men
t Plan (M
DP). The intent of the
CCA
RP
boun
dary is to
encom
pass current and
future com
mercial and
mixed
‐use land
s as a part o
f the
wider defined
City
Centre area as
laid out in th
e MDP
. The City Centre lies no
rth of th
e well‐traveled Highw
ay 16A
corrid
or
and as a re
sult has extrem
ely high
visibility and strong
access po
ints
from
all directions. Land uses are com
prised
of traditio
nal local
commercial office, retail, pe
rson
al and
professional services fram
ed
in th
e no
rth by older single family re
siden
tial as well as pu
blic and
civic services. Recen
t red
evelop
men
ts have taken place in th
e City
Centre in th
e form
of small m
ixed
‐use com
mercial as well as some
more no
table larger scale higher d
ensity m
ulti‐un
it all of w
hich have
created a po
sitive en
ergy and
vibe towards City
Cen
tre revitalization.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
2
Figure 1 CC
ARP Area Bou
ndary
City
Cen
tre
Area
Red
evel
opm
ent P
lan
3
1.2.
2 H
isto
ric
Co
nte
xt
In 190
8 the Grand
Trunk Pacific Railw
ay cam
e through Spruce Grove
and a train station was built south of Highw
ay 16A
(historically
referred
to as Baseline Ro
ad) o
n the no
rth sid
e of th
e tracks, dire
ctly
in line
with
what is no
w M
ain Street in th
e City Cen
tre area. This
resulte
d in m
oving all of the
establishe
d bu
sinesses three qu
arters of
a mile west to the presen
t location of th
e City of Spruce Grove. W
ith
the establish
ment o
f the
railroad, th
e commun
ity becam
e a bu
sy
grain‐trading center.
1.3
Pub
lic P
artic
ipat
ion
A highly collabo
rative partnership betw
een the City Cen
tre Bu
siness
Association (CCB
A) and
the City of Spruce Grove has been
fund
amen
tal to the evolution and form
ulation of th
e AR
P. Over the
past 30 years there have been nu
merou
s efforts to create a
revitalization strategy, how
ever each of th
ose efforts had lim
ited
supp
ort a
nd engagem
ent b
y the city cen
tre bu
siness com
mun
ity. The
success of th
e curren
t ARP
process has been the result of positive
engagemen
t by the bu
siness commun
ity and
the establish
ment o
f an
actively involved
CCB
A.
The CC
ARP over a period of 2+ years (and
dating back on nu
merou
s occasio
ns to
the 20
14 City
Cen
tre Re
vitalization Discussio
n Pape
r)
has consulted the pu
blic to
gather a
range of ideas, as well as
guidance to
help to keep the CC
ARP grou
nded
in re
ality, rathe
r than
simply a utop
ian dream. It is estim
ated
that over the
cou
rse of th
e last 2+years over 5
00 individu
als have participated
in som
e form
of
engagemen
t and
inpu
t as it pe
rtains to
the City Cen
tre and its fu
ture
directions. A
lthou
gh th
e CC
ARP was fo
rmally initiated
in Octob
er
2017
, the
project te
am has been he
avily involved
since 201
4 through
multip
le com
mun
ity engagem
ent e
vents with
resid
ents, business
owne
rs, prope
rty ow
ners, high scho
ol stude
nts, Econo
mic
Developm
ent A
dvisory Co
mmittee
(EDA
C), City
Cen
tre Bu
sine
ss
Association (CCB
A), and
Spruce Grove and
District C
hambe
r of
Commerce (SGDC
C), in additio
n to City
Staff, Adm
inistratio
n and
Coun
cil. This on
going engagemen
t collabo
ratively he
lped
to define
the ne
eds and wants con
sistent with
the de
sired
ARP
vision and
intent.
In add
ition
to th
e ph
ysical in‐person engagemen
t process, the
project team in coo
rdination with
the City, utilized
social m
edia
resources through the CC
BA by way of Faceb
ook and Tw
itter
anno
uncemen
ts and
postin
gs. The
project te
am also
facilitated
the
creatio
n of a City
Centre Re
vitalization/CC
BA website which includ
ed
project u
pdates and
on‐line surveys. Engagem
ent a
nd con
sulta
tion
metho
ds includ
ed:
Spruce Grove 1965
Spruce Grove was incorporated
as a village
in 1955, a to
wn in 1971
City
Cen
tre
Area
Red
evel
opm
ent P
lan
4
In‐person op
en hou
se questionn
aires
On‐line surveys
Talk bub
bles
20
0‐person
con
sumer intercept survey
Open ho
use “dotmocracy” and “stick‐it‐to‐m
e” im
agery
panels
Visio
ning
session
s
One
‐on‐on
e cafe chat sessio
ns
Co
uncil Issue
s & Opp
ortunitie
s Worksho
p
De
sign charrette with
styrofoam
massing
and
aerial pho
to
“ideation”
Ch
ristm
as “Wish
List”
Outdo
or W
inter F
est d
esign charrette
High scho
ol surveys
The initial stages of th
e CC
ARP entailed on
‐the
‐groun
d fie
ldwork with
the en
tire project team to
kickstart th
e essential backgroun
d work
requ
ired in th
e Infrastructure Assessm
ent stage. Throu
ghou
t the
project d
uration, pub
lic engagem
ent w
as und
ertaken comprising
one‐on
‐one
cafe chats, tw
o (2) d
esign charrettes and
(2) o
pen
houses. A
s well, weekly project tou
ch points with
the Client te
am
that includ
ed project progress repo
rts and presentatio
ns/w
orksho
ps
with
City
Plann
ing & Engineerin
g Staff, Co
uncil and
the CC
ARP
Steerin
g Co
mmittee.
The following plans and initiatives have be
en re
ferred
to in th
e developm
ent o
f the
CCA
RP:
1991
Central Area Re
developm
ent P
lan
19
97 Dow
ntow
n Develop
ment A
ction Strategy
20
14 City
Cen
tre Re
vitalization Discussio
n Paper
20
16 Establishm
ent o
f City
Centre Bu
sine
ss Associatio
n
2016
/201
7 City Centre Visio
ning
Worksho
ps
City
Cen
tre
Area
Red
evel
opm
ent P
lan
5
2.0
Pla
nn
ing
Co
nte
xt
2.1
Ena
blin
g A
cts
& P
lans
2.
1.1
Mu
nic
ipal
Go
vern
men
t A
ct (
MG
A)
The CC
ARP has been
prepared in accordance with
Sectio
ns 634
and
63
5 of th
e MGA, which indicates that a
Cou
ncil may designate an
area of the
mun
icipality
as a redevelopm
ent a
rea for the
purpo
se of
any or all of th
e following:
i.
reserving or im
proving land
and
buildings in th
e area;
ii.
rehabilitating bu
ildings in th
e area;
iii.
removing bu
ildings from
the area;
iv.
constructin
g or re
placing bu
ildings in th
e area;
v.
establish
ing, im
proving or re
locatin
g roads, pub
lic utilities or
othe
r services in th
e area; and
/or
vi.
facilitating any othe
r develop
men
t in the area.
The MGA furthe
r specifies that an AR
P must d
escribe:
i.
the ob
jectives of the
plan and ho
w th
ey are propo
sed to be
achieved;
ii.
the prop
osed
land
uses for the
rede
velopm
ent a
rea;
iii.
if a rede
velopm
ent levy is to be impo
sed, th
e reason
s for
impo
sing
it; and
iv.
any prop
osals for the
acquisition of land
for a
ny m
unicipal
use, schoo
l facilitie
s, parks and
recreatio
n facilities, or a
ny
othe
r purpo
ses the Co
uncil con
siders ne
cessary.
The AR
P is intend
ed to
guide
develop
men
t activity
and
reinvestmen
t in th
e City Cen
tre area, and
to provide
both short a
nd long
‐term
policy direction. This CC
ARP shou
ld be re‐evaluated
every five (5
) years to ensure that it con
tinue
s to re
flect th
e City’s objectives and
visio
n for future developm
ent in the City Centre area.
2.1.
2 E
dm
on
ton
Met
rop
olit
an R
egio
n G
row
th
Pla
n (
EM
RG
P)
This CCA
RP has also been
prepared with
an un
derstand
ing of and
in
conformance with
the EM
RGP region
al vision (Octob
er 201
7)
emph
asizing respon
sible growth, integratin
g land
use and
infrastructure decision
s, and
building resilient, adaptable and
complete commun
ities. In particular, this AR
P strives to
create a
fram
ework of policies, guide
lines and
action ite
ms that will help the
City m
eet the
“Greenfie
ld Den
sity, Centres and
Intensificatio
n Targets” of 1
00 dwelling un
its per net re
sidentia
l hectare. This
directive is set out in Sched
ule 6 of th
e EM
RGP for the
City
of Spruce
Grove, in which th
e City is designated as a “metropo
litan
area”.
2.1.
3 M
un
icip
al D
evel
op
men
t P
lan
201
0 -
2020
The City’s M
unicipal Develop
men
t Plan (M
DP) w
as re
vised and
updated in 201
0. The
“Yo
ur B
right
Fut
ure” plan offers a geo
graphic
defin
ition
of the
City
Cen
tre and addressed revitalization in several
sections. A
n ob
jective of Sectio
n 5; Form and
Infrastructure is to
“develop
the City Centre as a m
ixed
‐use hub
of activity
with
a
distinct iden
tity.” The
initial con
cept fo
r this area is to
be on
e of th
e primary commun
ity gathe
ring places and
as a distinct urban
experie
nce that is m
ixed
use, ped
estrian friend
ly, and
offe
rs a
diverse and eclectic ra
nge of services. An Area Red
evelop
men
t Plan
for this area is part o
f the
implem
entatio
n plan
for Y
our B
right
Future.
Policies are guided
toward de
veloping
an urban form
with
small‐
scale commercial uses, a pedestrian‐oriented
enviro
nment,
consolidated
lots, and
the creatio
n of an Area Red
evelop
men
t Plan.
Performing a traffic analysis a
nd parking
study are som
e specific
initiatives also mentio
ned in Sectio
n 5. A
s par
t of t
he C
CARP
stud
y, a
n in
depe
nden
t Par
king
Stu
dy w
as c
ondu
cted
and
is in
clud
ed in
the
sepa
rate
Infr
astr
uctu
re A
sses
smen
t Bac
kgro
und
Repo
rt.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
6
Und
er Econo
mic Develop
ment (Section 6), the
MDP
calls for the
City
Ce
ntre to
be a mixed
‐use district that o
ffers hou
sing and services to
complem
ent the
veh
icle‐orie
nted
com
merce and
indu
stry else
whe
re
in th
e City. Policies are geared
to enh
ance business that serves local
custom
ers while also
attracting region
al users. The
con
cept of
mixed
‐use re
developm
ent is men
tione
d repe
atedly as a vision
for
the City Cen
tre. A sp
ecific task assigne
d un
der this section was to
cond
uct a
City
Cen
tre Re
vitalization Stud
y focusin
g chiefly on
econ
omic develop
men
t. As
par
t of t
he C
CARP
stud
y, a
n Ec
onom
ic
Bene
fits c
ompo
nent
was
con
duct
ed a
nd is
incl
uded
in a
sepa
rate
Ec
onom
ic B
enef
its &
Cos
ts B
ackg
roun
d Re
port
. While th
e MDP curren
tly lays th
e grou
ndwork at a policy level for
revitalization efforts, re
vision
s to th
e MDP
as a result of th
is City
Ce
ntre ARP
may be ne
cessary as th
e commun
ity fo
cuses more
energy on City Cen
tre‐specific actio
ns and
investmen
ts.
2.2
Exi
stin
g C
ondi
tions
The following provides a synop
sis of the
existing cond
ition
s in th
e City Centre AR
P touching
on Land
Use, Parking, and
Infrastructure &
Utilities. U
nderstanding
and
assessing
existing land
patterns, m
arket
cond
ition
s, infrastructure and
future develop
men
t potentia
l allows
for a
ddressing challenges and
opp
ortunitie
s necessary to
make
inform
ed and
desira
ble adjustmen
ts and
maximize essential area
investments.
2.2.
1 B
ackg
rou
nd
Rep
ort
s The CC
ARP has been
based
on extensive backgrou
nd re
search and
analysis includ
ing the review
of p
ast studies, the
preparatio
n of
several new
Backgroun
d Re
ports (techn
ical docum
ents) and
an
Issues & Solutions exercise un
dertaken
with
the Steerin
g Co
mmittee
and City Cou
ncil.
The CC
ARP is supp
orted by th
e following specific Backgrou
nd
Repo
rts that have inform
ed th
e po
licy directions and
land
use
recommendatio
ns in th
is AR
P:
1. Infrastructure Assessm
ent B
ackgroun
d Re
port (including
Parking Stud
y)
2. Land
Use & Urban
Form Backgroun
d Re
port
3. Co
lumbu
s Park Co
ncept P
lan Backgrou
nd Report
4. Econ
omic Ben
efits & Costs Backgroun
d Re
port.
2.2.
2 In
fras
tru
ctu
re &
Uti
litie
s Re
ferring to th
e Infrastructure Assessm
ent B
ackgroun
d Re
port, the
following summarizes th
e key fin
dings pertaining
to th
e existing
cond
ition
s in th
e City Cen
tre.
1.
Sani
tary
Sew
er A
sses
smen
t ‐ The
sanita
ry sew
er collection
capacity is sufficient, how
ever th
e infrastructure is prim
arily
Vitrified
Clay Tile (V
CT) p
ipe that have reache
d its intend
ed
service life. It is re
commen
ded that all VC
T pipe
be replaced
with
the eq
uivalent diameter PVC
. The
se upgrades are no
t required
immed
iately but sho
uld be
don
e in con
junctio
n with
improvem
ents to
the streetscape and/or water distrib
ution
system
.
2.
Wat
er D
istrib
utio
n Sy
stem
Ass
essm
ent ‐ The
existing system
does
not m
eet the
requ
iremen
ts fo
r water distribution demand and
fire flo
w. Critical upgrade
s to th
e water distrib
ution system
are
requ
ired in order to
meet the
requ
ired capacitie
s.
3.
Stor
mw
ater
Col
lect
ion/
Drai
nage
Sys
tem
Ass
essm
ent ‐ The
stormwater collection system
for the
City
Cen
tre is considered
to
have ade
quate capacity. Re
‐develop
men
t sho
uld consider m
ajor
system
drainage and po
nding at detailed de
sign.
4.
Broa
dban
d O
ppor
tuni
ty A
sses
smen
t – A sep
arate, con
curren
t stud
y by th
e City Centre has exam
ined
the future opp
ortunity fo
r increased broadb
and capacity. The
City
is looking at add
ing fib
re
optics cond
uits as part of the
overall infrastructure
improvem
ents in th
e City Centre.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
7
2.2.
3 P
arki
ng
There is a total of 3
73 on‐street parking
spaces in th
e City Centre
Stud
y Area with
135
of the
spaces located on
McLeo
d Avenue
(in
clud
ing 97
angled parking spaces between Que
en Street a
nd King
Street), 13
9 spaces on First A
venu
e, 36 on
Que
en Street a
nd 63 on
Main Street. 198
of the
stalls are angle and the remaining
175
are
parallel parking.
At present, the
re are no parking restrictio
ns on Main Street and
Que
en Street. McLeo
d Aven
ue and
First A
venu
e are restricted to a
two‐ho
ur time lim
it. For any parking
restrictio
n to be effective
regular a
nd con
sistent enforcement is requ
ired. Other salient
findings includ
e the following:
Average du
ratio
n du
ring a typical w
eekday between 9 am
‐ 6:30
pm was app
roximately 1.5 ho
urs througho
ut th
e stud
y area.
De
mand for p
arking
spaces is highest d
uring no
on time and
the afternoo
n.
Average occupancy in City
Cen
tre Stud
y Area is 51.6%
. 2.
2.4
Mo
bili
ty
McLeod Avenue
is th
e prim
ary east‐west veh
icular corrid
or in Spruce
Grove’s City
Centre and is actively used
by tradition
al m
otorists,
service vehicles, schoo
l buses, cyclists and
transit service.
Historically, M
cLeo
d Aven
ue has und
ergone
a num
ber o
f parking
reconfigurations, tho
ugh all have been
don
e in th
e absence of any
othe
r pub
lic re
alm con
siderations. M
cLeo
d Avenue
has th
e greatest
retail po
tential, yet a
mon
g the narrow
est sidew
alks. Changes to
‐date
have been driven
by maxim
izing the am
ount of o
n‐street parking
to
supp
ort b
usinesses and for the
con
venien
ce fo
r visito
rs, as op
posed
to m
aximizing the value and safety of the
ped
estrian expe
rience.
The original vehicle artery of th
e City Cen
tre, First A
venu
e is a street
that to
day be
nefits from
outstanding
visibility from
high volume
Highw
ay 16A
traffic flow
. First A
venu
e has transitio
ned over time to
be a predo
minantly
veh
icle cen
tric ro
ad with
a com
binatio
n of
angled
and
parallel parking, but a lack of p
edestrian orientation and
conn
ectivity.
Queen
Street p
rovide
s an
impo
rtant n
orth‐sou
th fu
nctio
n be
tween
First A
venu
e to M
ohr S
treet. How
ever, the
potentia
l for con
flict at
the intersectio
n of Highw
ay 16A
/First A
venu
e and Que
en Street w
ith
increased rede
velopm
ent is likely to becom
e an
issue for veh
icular
conflict a
nd pedestrian safety.
As one
of the
prim
ary and most traveled gateways to the City Cen
tre,
King Street represents an
impo
rtant a
ccess and egress ro
ute, but
safety con
cerns do
exist fo
r veh
icles turning in and
out of First
Avenue
whe
re ped
estrian crossin
g conflicts can
also
arise. Because
the City Cen
tre has historically been focused on
veh
icular
movem
ent, pe
destria
n mob
ility has been overlooked
in te
rms of
sidew
alk cond
ition
s, widths a
nd even an
absen
ce of sidew
alks whe
re
sidew
alks sho
uld exist (e
.g. Q
ueen
Street b
etween McLeo
d Aven
ue
to th
e Que
en Street P
rofessional Cen
tre). M
oreo
ver, the length of
certain blocks, nam
ely McLeo
d Aven
ue between Calaho
o Ro
ad and
Que
en Street p
resent limite
d op
portun
ities fo
r mid‐block, safe
pede
stria
n crossin
gs. A
lso, cycling has also been ne
glected in th
e past whe
reby no de
fined
cycling netw
ork has be
en prepared or
presented that is capable of con
necting with
the surrou
nding city
trail network.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
8
2.2.
5 L
and
Use
The curren
t area comprise
s the historic ‘dow
ntow
n’, tho
ugh lost
over th
e years are those elem
ents th
at typically wou
ld be associated
with
historic re
tention and cultu
ral value
. The
current m
ix of
buildings is com
mercial and
services and
a varied distrib
ution of low,
med
ium and
emerging
higher d
ensity resid
entia
l uses. The
City
Ce
ntre is a dispe
rsed
nod
e comprise
d of street‐oriented
retail, office
and residential uses. One
and
two storey street fronted
buildings
contrib
ute to a tradition
al re
tail environm
ent, thou
gh external
developm
ent con
tinue
s to put pressure on
the area as a retail no
de.
Figure 2 illustrates the existin
g land
use zon
ing in th
e AR
P Stud
y Area. The City Cen
tre stud
y area is currently com
prised
of six (6
) land
use districts; C
1: City
Cen
tre Co
mmercial, C2: Veh
icle Orie
nted
Co
mmercial, R1: M
ixed
Low
to M
edium Den
sity Re
sidentia
l, R2
: Medium to
High De
nsity
Residen
tial, PS: Pub
lic Services a
nd DC:
Direct Con
trol.
Recent re
developm
ents have he
lped
to break th
e mold and presen
t a future com
prise
d of m
odern urban mixed
‐use and
highe
r density
resid
entia
l formats. In
particular, recen
t multi‐un
it reside
ntial
projects such as W
indsor Estates, King Street on The Park and
The
Nest h
ave achieved
a level of d
ensity at o
r abo
ve EMRB
‘aspira
tional’
targets. W
indsor Estates (5
11 Que
en Street) has 188
units at a
de
nsity
of app
roximately 94
du/nrha, w
hile King Street on the Park
(33 Fifth Aven
ue) h
as 174
units at a
den
sity of 228
du/nrha
and
The
Nest (61
0 Calaho
o Ro
ad) h
as 68 un
its at a
density of 170
du/nrha.
Notable land
use com
pone
nts of th
e City Cen
tre are the provision of
public services, institu
tional and
indo
or re
creatio
n and cultu
ral uses,
all of w
hich are stron
g attributes and
necessary building blocks fo
r prom
oting a complete commun
ity. The
re is a m
ix of C
ity services,
churches, day cares, sen
iors’ cen
tres, ice rinks, fitness centres, trails
and a park amenity
‐ Ce
ntral Park which has historically been a focal
point for significant C
ity events.
One
of the
most n
otable land
uses in th
e stud
y area, outside
of the
commercial core is th
e olde
r single‐family re
sidences which scatter
the land
scape. They presen
t challenges fo
r assem
bly and/or design
guidelines as it relates to re
developm
ent a
nd re
zoning.
Rede
velopm
ent o
f the
se single‐family dwellings m
ay or m
ay not ta
ke
the form
of larger a
ssem
blies, but as is often the case in
rede
veloping
city
centres or d
owntow
ns, tim
e can be
the biggest
obstacle fo
r tho
se who
do no
t wish
to m
ove or simply wish
to re
tain
their h
ome. W
ith th
e prop
er ARP
in place, the
fram
ework can be
establish
ed to
find
the op
timal re
developm
ent formats for the
se
prop
ertie
s, but patience is re
quire
d.
The Main Street and
McLeo
d Avenue
area is characterized
by
commercial, retail, and office de
velopm
ent, containe
d with
in m
ostly
olde
r buildings, tho
ugh there have been some recent m
odern
building additio
ns, such as th
e Trito
n Ce
ntre and
McQ
ueen
Centre.
First A
venu
e betw
een Que
en Street a
nd Calahoo
Road is an
auto‐
oriented
stretch and
sho
uld continue
to provide
professional,
medical services and complem
entary re
tail with
distinct Highw
ay
16A expo
sure and
presence.
There are lim
itatio
ns to
existing rede
velopm
ent b
etween King
Street
and Main Street because of p
otentia
l con
tamination issue
s alon
g First A
venu
e (refer to
Bylaw
C‐671
‐07 and Environm
ental Site
Assessmen
ts con
ducted
as part of p
rope
rties at 315
and
309
First
Aven
ue). These environm
entally con
taminated
site
s, while isolated
lim
it and restrict red
evelop
men
t requirin
g creative and compatib
le
adaptive re‐use or e
xten
sive remed
iatio
n efforts.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
9
Figure 2 Current City Centre Land
Use Zon
ing
City
Cen
tre
Area
Red
evel
opm
ent P
lan
10
2.2.
6 C
olu
mb
us
Par
k Co
lumbu
s Park is located at th
e southe
ast corner o
f Main Street and
McLeo
d Aven
ue and
thou
gh it is highly visib
le, it is un
der‐utilized and
largely un
know
n to th
e commun
ity, as voiced
and
con
firmed
by
resid
ents at m
ultip
le engagem
ent e
vents. Cen
tred
aroun
d a
decorative foun
tain with
dated
teal green
metal benches and
entry
portal, the
park is currently
a network of ra
ised planters and
overgrow
n vegetatio
n with
hard spaces th
at do no
t allow fo
r active
or effe
ctive programming on
a year‐roun
d basis.
2.2.
7 E
con
om
ic C
on
dit
ion
s Spruce Grove’s re
gion
al‐serving
locatio
n and surrou
nding highway
infrastructure ensure that th
e City has excellent and
quick access to
smaller tow
ns located to th
e west a
nd th
us serves as a m
ajor
commercial service and
employment n
ode for the
region
, reaching
beyond
its resid
ent p
opulation to over 1
38,000
resid
ents. O
ver the
years 20
11 to
201
8 (usin
g the City’s M
unicipal Census), the
City
of
Spruce Grove grew from
26,17
1 to 35,76
6; an average annu
al
grow
th ra
te of 4
.6%.
Althou
gh new
com
mercial develop
men
t and
opp
ortunitie
s are taking
place at th
e ed
ges of th
e City, the
City
Centre represents an
impo
rtant future locatio
n for retail opp
ortunitie
s for local
inde
pend
ent retailers as well as chain store op
erations. Restaurants,
person
al services and conveniences to
p the list o
f potentia
l tenants
that sho
uld be
targeted
and
attracted
in con
junctio
n with
ongoing
rede
velopm
ent o
f the
City
Cen
tre as part o
f this CC
ARP. Recen
t developm
ents such as th
e Que
en Street P
rofessional Cen
tre, th
e King
Street P
laza, M
cQue
en Cen
tre, re
locatio
n of M
ain Street Law
(on First A
venu
e) and
other strategic re
cent strategic prope
rty
acqu
isition
s represen
t new
develop
men
ts th
at fram
e the City Cen
tre
with
a m
ix of u
ses. Add
ition
ally, large scale m
ulti‐un
it reside
ntial
developm
ents such as W
indsor Estates and
King Street on the Park
are evidence of the
feasibility and
lure of h
ighe
r den
sity ho
using
form
ats fram
ing the City Cen
tre.
Furthe
r infill and
rede
velopm
ent o
pportunitie
s will becom
e more
oppo
rtun
istic at o
lder, und
erutilized prop
ertie
s/bu
ildings along
McLeo
d Aven
ue and
Main Street over the
next d
ecade. This will help
to stim
ulate the revitalization of th
e City Cen
tre area by making it
more appe
aling for a
ttracting and retaining ne
w and
exciting
bu
sinesses in th
e City Cen
tre.
The City Centre currently
exhibits th
e following econ
omic m
etrics for
its com
mercial uses (S
ourc
e: C
ity o
f Spr
uce
Gro
ve R
etai
l & O
ffice
M
arke
t Stu
dy, 2
017):
Re
tail Inventory: 175
,000
sf
Retail Va
cancy: 14,70
0 sf (8
.4%)
Num
ber o
f Retail Businesses: 110
Office Inventory: 157
,000
sf
Office Vacancy: 13,90
5 sf (8
.9%)
Num
ber o
f Office Businesses: 102
City
Cen
tre
Area
Red
evel
opm
ent P
lan
11
2.3
Cha
lleng
es &
Opp
ortu
nitie
s The City Centre has fallen ou
t of relevance in th
e commun
ity as the
primary locatio
n of im
portant com
mun
ity se
rvices, com
mun
ity life,
office commercial and
retail commercial sho
pping. This area is th
e historical ‘dow
ntow
n’, and
it is identified as such in th
e MDP and
EMRG
P. Assessm
ent o
f the
City
Cen
tre’s existing cond
ition
s and an
un
derstand
ing through commun
ity engagem
ent h
as iden
tified a
numbe
r of challenges th
at m
ay inform
a different d
irection and
oppo
rtun
ity.
Chal
leng
es
The following are the no
table challenges affe
cting the City Centre in
its current fo
rm:
Vacant, und
erutilized and deterio
ratin
g commercial land
s and bu
ildings;
Inconsistent a
nd sub
urban strip
cen
tre developm
ent
patterns in what ide
ally sho
uld be
ped
estrian‐oriented
commercial areas;
Lack of accessib
le, flexible and usable pub
lic re
alm spaces
that wou
ld sup
port th
e City Cen
tre be
ing relevant as the
primary locatio
n of im
portant com
mun
ity events, office and
commercial services, and
retail shop
ping;
Limite
d diversity
in hou
sing
types and de
nsity
that sup
ports
the City Cen
tre’s fun
ctioning
with
in th
e City as a mixed
‐use
urban centre;
Ag
ing and inadequate capacity
of required infrastructure
utilitie
s;
Inadeq
uate zon
ing to enable mixed
‐use, inn
ovative
resid
entia
l and
enh
anced bu
ilding de
signs that e
mbrace
mod
ern place‐making principles;
Local roads th
at includ
e long
blocks, m
ultip
le curb cuts,
fragmen
ted sid
ewalks, disjointed
con
nections and
overall
barriers to
con
nectivity
and
safety;
Poorly m
aintaine
d and serviced
alleys th
at do no
t promote
safe ped
estrian mob
ility and
con
nectivity
through the City
Centre; and
Environm
entally con
taminated
site
s that limit and restrict
rede
velopm
ent.
O
ppor
tuni
ties
The following have been identified as th
e more po
ignant
oppo
rtun
ities to
add
ress th
e multitud
e of challenges in th
e City
Centre:
Create a vision and im
plem
entatio
n plan
to guide
investment
and rede
velopm
ent;
Im
prove the area’s streetscape
and
building qu
ality
and
resulting
streetfront experience;
Enhance pe
destria
n focused conn
ectivity, m
obility,
infrastructure and
amenities to
add
ress area shortcom
ings;
Provide a varie
ty of h
ousing
form
at options to
achieve
increased resid
entia
l density con
sistent with
the aspiratio
nal
targets of th
e Edmon
ton Metropo
litan
Regional G
rowth Plan
and City Centre AR
P vision
;
Defin
e ho
w re
quire
d infrastructure im
provem
ents are to
be
paid fo
r and
implem
ented to enable the fulfillm
ent o
f the
area vision;
Iden
tify necessary land
use, develop
men
t regulations and
urban and pu
blic re
alm design guidelines neede
d to sup
port
the attainmen
t of the
City
Cen
tre visio
n;
Iden
tify po
tential prope
rties and partne
rships th
at th
e City
could use for future civic, cultural or o
ff‐street parking
ne
eds; and
Plan, finance and
build necessary infrastructure per th
e implem
entatio
n plan
requ
iremen
ts.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
12
3.0
Vis
ion
, Ob
ject
ives
&
Co
nce
pt
3.1
Vis
ion
The Vision
, Prin
ciples and
Objectives collectively de
scrib
e a
complete, long
‐term outcome for the
City
Cen
tre at increasing
levels
of detail and
specificity. Plann
ing po
licy in th
e following sections
supp
orts th
e achievem
ent o
f spe
cific objectives, gen
eral prin
ciples,
and the overarching vision
described
in th
e following. The
vision
statem
ent for th
e City Centre is as fo
llows:
Spru
ce G
rove
’s C
ity C
entr
e w
ill b
e a
wel
com
ing,
fam
ily‐fr
iend
ly
City
Cen
tre
brim
min
g w
ith y
ear‐
roun
d ac
tivity
, fes
tival
s, e
vent
s,
shop
ping
, din
ing
and
invi
ting
gree
n, o
pen
and
publ
ic sp
aces
with
re
vita
lized
bui
ldin
gs a
nd e
nhan
ced
stor
efro
nts i
n a
wal
kabl
e en
viro
nmen
t. Th
e Ci
ty C
entr
e w
ill b
e a
plac
e w
here
peo
ple
of a
ll ag
es c
ome
to sh
op, d
ine,
wor
k, li
ve, s
ocia
lize,
inte
ract
and
pa
rtic
ipat
e in
a v
arie
ty o
f com
mun
ity, a
rts a
nd c
ultu
ral
expe
rienc
es.
The Spruce Grove City
Cen
tre is envision
ed to
becom
e a mod
ern
contem
porary urban
city
centre in its de
sign and feel th
at exude
s elem
ents of a
ped
estrian friend
ly place with
active commun
ity
spaces. This will m
ake it diffe
rent, yet attractive and marketable to
resid
ents, investors, develop
ers and bu
sinesses.
3.2
Obj
ectiv
es
The vision
for the
City
Centre is based on
the following guiding
objectives:
1.
Strengthen
the City Centre’s infrastructure, streetscape
and
bu
ilt enviro
nment to elevate its ope
ratio
n as a coh
esive,
unique
and
desira
ble area fo
r investm
ent a
nd living.
2. Ensure th
e City Cen
tre remains re
levant in th
e ever‐changing
commercial m
arketplace by focusin
g its com
mercial fu
nctio
n to provide
the most a
dvantageou
s variety of goo
ds, offices,
services and
access in a package attractive to all City
resid
ents.
3. Attract m
ixed
‐use com
mercial and
highe
r den
sity residential
above de
velopm
ent investm
ent to the City Centre to
increase hou
sing
sup
ply, and
provide
for d
iversity in hou
sing
mix and
price.
4. Em
phasize the City Centre as a fo
cal point fo
r com
mun
ity
celebrations by making it a vibrant year‐roun
d de
stination
for sho
pping, obtaining
services a
nd arts & culture activity
that will attract a variety of visito
rs, businesses and
resid
ents.
5. Prom
ote mob
ility and
street a
ctivity
with
in th
e City Cen
tre
by facilitating conven
ient and
efficien
t mob
ility and
parking
that emph
asizes a com
fortable, efficien
t and
safe pe
destria
n environm
ent.
3.3
Red
evel
opm
ent C
once
pt P
lan
The CC
ARP vision
is premised
on creatin
g an
urban
metropo
litan
environm
ent that is progressive, m
odern and contem
porary from
its
building form
through to a streetscape
that re
spects vehicles and
parking, but prio
ritizes th
e movem
ent a
nd m
obility of p
edestrians.
To sup
port th
e overall vision and ob
jectives, this section contains a
rede
velopm
ent con
cept th
at will enable the evolution of a coh
esive,
mod
ern rede
velopm
ent p
attern over time.
The Land
Use and
Urban
Form Con
cept presented
in Figure 3
iden
tifies m
ajor initiatives propo
sed for red
evelop
men
t of the
City
Ce
ntre. The
con
cept re
spon
ds to
the de
sire of re
sidents for a
mod
ern urban and contem
porary City
Centre that doe
sn’t
necessarily emulate historic or small‐tow
n main streets, but ra
ther
looks to an econ
omically sustainable urban
future.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
13
3.3.
1 M
ajo
r R
edev
elo
pm
ent
Init
iati
ves
The CC
ARP Re
developm
ent C
oncept includ
es strategic initiatives
supp
ortive of th
e City Cen
tre vision
that have the po
tential unlock
the future potentia
l for th
e City Cen
tre in te
rms of social and
econ
omic value
. Each of th
e CC
ARP major plann
ing initiatives are
presented in th
e context o
f the
City
Cen
tre and have actionable
policies as well as De
sign and Pu
blic Realm
guide
lines
recommen
datio
ns. The
prim
ary rede
velopm
ent initia
tives propo
sed
in Figure 3.1 for refocusing the City Cen
tre includ
e the following.
With
in each initiative, m
ultip
le smaller a
ctions cou
ld be un
dertaken
to collectively make the overall implem
entatio
n more meaningful
and impactful:
1.
Mix
ed‐U
se D
evel
opm
ent P
atte
rn ‐ through am
ende
d zoning
prom
ote be
st develop
men
t practices by creatin
g a fram
ework
for M
ixed
‐Use th
at includ
es a diversity of h
ousing
form
ats.
2.
Dive
rse
& D
ense
Hou
sing
Opt
ions ‐ provide a diversity
of m
ulti‐
unit ho
using form
ats, typo
logies and
den
sities c
onsistent with
the EM
RB’s aspira
tional den
sity targets, and
app
ropriate fo
r all
ages to
brin
g new vita
lity to City
Centre.
3.
Mai
n St
reet
& M
cLeo
d Av
enue
‘Hig
h St
reet
’ Rev
italiz
atio
n ‐
iden
tifies a conversion
of current parking
along
McLeo
d Avenue
from
King Street to
Que
en Street to parallel. This wou
ld create a
fram
ework for n
arrowing the street by widening sid
ewalks,
introd
ucing curb exten
sions or traffic calming circles, m
id‐block
pede
stria
n crossin
gs, elim
inating the nu
mber o
f curb cuts,
slowing traffic and
accom
mod
ating future m
ulti‐mod
al transport
includ
ing transit and
bicycles.
4.
Stre
etsc
ape,
Par
king
& P
edes
tria
n De
sign
Impr
ovem
ents
‐ Incorporate brande
d wayfin
ding
and
dire
ctories to key buildings,
areas, pub
lic spaces, parking
and
civic amenities. Con
nectivity
is
also inadequate in th
e City Cen
tre as it re
lates to areas in th
e perip
hery such as Que
en Street P
lace or C
ity Hall. Co
nnectivity
can be
achieved through the thou
ghtful placemen
t and
articulation of sidew
alk patio
s and parklets. The
City
Centre can
be m
ore walkable by prio
ritizing pe
destria
n mob
ility th
rougho
ut,
but p
articularly at the
intersectio
ns along
McLeo
d Avenue
and
First A
venu
e.
5.
Infr
astr
uctu
re R
ehab
ilita
tion ‐ m
ake up
grades to
area’s aging
infrastructure to
fully re
alize the future poten
tial of the
City
Ce
ntre in te
rms of re
developm
ent, reinvestmen
t and
reinvigoratio
n. This can includ
e additio
nal sidew
alks, as well as
road
and
utilities upgrades.
6.
Wes
t End
Roa
d an
d Co
nnec
tivity
Impr
ovem
ents
‐ refers to
the
area along
McLeod Aven
ue and
First A
venu
e be
tween Que
en
Street and
Calahoo
Road allowing for b
etter n
orth sou
th
pede
stria
n mob
ility includ
ing a po
tential network of con
nections
north to M
cPhe
rson
Avenu
e and Moh
r Avenu
e.
7.
Revi
taliz
e Co
lum
bus P
ark ‐ p
laces are shaped
by the pe
ople who
use them
and
remem
bered by th
e statem
ents and
amenities
that greet th
em; the
City
Centre can and shou
ld have more
cultu
ral con
tent in place ancho
red near or a
roun
d a redesigned
Co
lumbu
s Park.
8.
Urb
an D
esig
n G
uide
lines
to Im
prov
e Bu
ildin
gs ‐ represents one
of
the most impo
rtant o
pportunitie
s to create urban form
and
desig
n that is con
sistent with
the vision
for a
mod
ern urban city
centre, not just with
in th
e commercial core, but equ
ally
impo
rtant in the residential periphe
ry with
in a 10‐minute walk.
9.
Defin
ition
of L
and
Use
Pre
cinc
ts ‐ Specifically designated Precincts
that collectively shape the visio
n of th
e City Centre, yet allowing
for a
uniqu
e identity with
in each so th
at th
e overall area can be
diverse and full or character and
vibrancy for a
ll ages.
10.
Firs
t Ave
nue
Prom
inen
ce ‐ distinctly differen
t from M
cLeo
d Avenue
and
charting a ne
w path that captures highway
commercial visibility with
guide
lines th
at provide
a transition
into th
e City Cen
tre. This will provide
con
nectivity
to M
cLeo
d Avenue
and
pedestrian safety by closing off the
veh
icle access
from
Highw
ay 16A
at Q
ueen
Street a
nd re
strictin
g access from
Highw
ay 16A
at K
ing Street to
First A
venu
e.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
14
Figure 3 CCA
RP Land Use Redevelop
ment C
oncept Plan
City
Cen
tre
Area
Red
evel
opm
ent P
lan
15
4.0
Red
evel
op
men
t P
olic
ies
4.1
Intr
oduc
tion
The Land
Use and
correspon
ding
Red
evelop
ment P
lan represents a
potential built‐form
outcome for the
Spruce Grove City
Cen
tre. It was
develope
d with
careful con
sideration of th
e plan
con
text; the
strengths, weaknesses, opp
ortunitie
s, and
challenges identified for the
stud
y area; the
vision articulated
by city re
siden
ts, business, CCB
A,
Staff and
Cou
ncil; and
the interface with
the pu
blic re
alm con
cept.
The gene
ral objectives of the
Red
evelop
ment P
olicies are as fo
llows:
a. Supp
ort inten
sification and densificatio
n through mixed
and
multi‐pu
rpose de
velopm
ents in th
e City Cen
tre that ensure
new utility
and
overall rehabilitated
infrastructure is efficiently
utilized.
b. Integrate a diversity
of land uses in th
e City Centre includ
ing
resid
entia
l uses that allow fo
r hum
an scale activation of pub
lic
spaces like Colum
bus Plaza.
c. Create an environm
ent that e
stablishe
s econ
omic viability and
vitality for C
ity Cen
tre bu
sine
sses th
at can
be sustaine
d year‐
roun
d and be
yond
regular b
usiness ho
urs.
d. Achieve a high
stand
ard of architectural and
urban
design
quality
for a
ll new infill develop
men
t and
redevelopm
ent
projects.
e. Prom
ote a safe, con
venien
t, walkable pe
destria
n‐scale City
Centre fo
r residen
ts, visito
rs and
employees.
The rede
velopm
ent inten
t and
policies are provided
in th
e them
es of
Land
Use, Streets & M
obility, U
rban Design & Pub
lic Realm, and
Built
Form
. In supp
ort o
f the
rede
velopm
ent con
cept presented
in Sectio
n 3.0, th
e combinatio
n of th
e Re
developm
ent C
oncept and
Policies will
work together to
guide
the evolution of th
e City Cen
tre towards a
future with
vertical m
ixed
‐use develop
ment, increased density
and
ho
using diversity, and
an up
lifted, m
odern streetscape and bu
ilt fo
rm.
4.2
Land
Use
The en
vision
ed Land Use patterns sup
port opp
ortunitie
s provide
d by
the area’s re
gion
al locatio
n, its long
‐stand
ing retail and commercial
presence, its desire
for a
n expand
ed cultural sector, its goal to have
stronger pub
lic transit, its proximity
to Highw
ay 16A
, poten
tial of
Columbu
s Plaza, and
its central location in th
e commun
ity adjacen
t to
establish
ed re
sidentia
l neighbo
urho
ods and a large indu
stria
l em
ploymen
t base.
The contextual re
latio
nship of th
e olde
r existing single‐fa
mily
resid
entia
l north of C
hurch Ro
ad is examined
towards fu
lfilling
rede
velopm
ent a
nd den
sification to provide
a noticeable increase in
local pop
ulation with
in a 5 to
10‐minute walk of th
e City Cen
tre core.
This is im
portant b
ecause of the
role th
at a growing resid
ent b
ase in
short w
alkable proxim
ity can
have on
business supp
ort o
n a year‐
roun
d basis.
The rede
velopm
ent con
cept dem
onstrates h
ow im
plem
entatio
n of th
e CC
ARP land
use and
urban
form
policies enables success beyond
that
which th
e city has been able to
realize de
spite
past a
ttem
pts.
4.2.
1 P
lan
nin
g P
reci
nct
s The City Centre’s land
use has been divided into fo
ur (4
) plann
ing
precincts as sho
wn in Figure 4. These precincts provide
objectives,
policies, and
develop
ment g
uidelines to
encou
rage and
guide
desire
d changes to th
e City Centre’s form
and
mix of com
patib
le re
sidential,
commercial, and
institu
tional uses.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
16
Figure 4 CCA
RP Plann
ing Districts & Land Use
City
Cen
tre
Area
Red
evel
opm
ent P
lan
17
4.2.
1.1
McL
eod
Ave
nu
e P
reci
nct
A
‘hig
h st
reet
’ with
a v
ertic
al m
ixed
‐use
opp
ortu
nity
The City Centre intersectio
n at ‘M
ain & M
cLeod’ is intend
ed to
be
the area’s ‘place to
be’, and
the McLeo
d Avenue
Precinct
encompasses th
ese areas that are characterized
by compact, street‐
oriented
develop
ment.
This precinct is the short‐term
prio
rity area fo
r streetscape
revitalization and infrastructure upgrade
s that a
re intend
ed to
‘kick‐
start’ the area’s re
developm
ent a
nd enh
ance th
is area as the City’s
commercial ‘high street’. Be
yond
the ‘M
ain & M
cLeo
d’ starting po
int,
the extension of re
developm
ent a
long
McLeod Aven
ue in both
directions will con
tribute as im
portant g
atew
ays to th
is ene
rgized
central core and a focal point fo
r cultural activities.
At th
e Precinct’s east K
ing Street gatew
ay, redevelop
ment w
ill
pursue
sup
portive streetscape and bu
ilt fo
rm enh
ancemen
ts, and
over th
e longer‐term transitio
n to a vertical m
ixed
‐use nod
e whe
re
cultu
re and
entertainmen
t can
take place. The
land
uses with
in a
block of th
e ‘M
ain & M
cLeo
d’ intersectio
n shall be characterized
by
high
ene
rgy retail shop
s. (e
.g. con
venien
ce, spe
cialty, personal and
profession
al services), foo
d & beverage, and
opp
ortunity fo
r mixed
‐use residential and
/or o
ffice uses above. Land uses m
oving east and
west from ‘M
ain & M
cLeo
d’ shall accept an expand
ed ra
nge of
commercial uses, and
these may includ
e vertical mixed
‐use
resid
entia
l over o
ffice develop
ments.
McLeod Aven
ue west o
f Queen
Street shall continue
the ‘high street’
visio
n by extending
mixed
‐use street‐oriented
develop
ment;
however, its fo
rm
expand
s to allow fo
r offices, larger
commercial
developm
ents, and
the
possibility of live/work
units at g
roun
d level.
The continuatio
n of
McLeod Aven
ue’s
streetscape
improvem
ent e
fforts is critical fo
r presenting a good
‘first’
impressio
n of th
e area, and
all ne
w develop
ment m
ust con
tribute to
the pu
rsuit o
f a high‐qu
ality
and
walkable bu
ilt enviro
nment. The
McLeod Aven
ue Precinct sup
ports b
usinesses that can
serve the
wider com
mun
ity while still m
aintaining
and
enh
ancing
opp
ortunitie
s for a
majority
of smaller scale locally‐owned shop
s. Add
ition
ally, the
west a
reas shall allow fo
r the
possib
ility of live/work bu
sinesses (i.e.
artisans, craftsm
en, personal services) as mixed
‐use develop
ment.
An expression of th
e po
tential urban
form
looking east at ‘Main &
McLeod’ from
Main Street is con
ceptually sho
wn in Figure 5.
Figure 5 Street Con
cept M
cLeod Avenue
Eastward
City
Cen
tre
Area
Red
evel
opm
ent P
lan
18
Polic
ies
a.
Land
Use Bylaw
shall be
amende
d to provide
opp
ortunitie
s for m
ixed
‐use com
mercial and
/or com
mercial/residen
tial
developm
ent, while ensuring retail and commercial uses are
maintaine
d and prom
inen
t at street level.
b. De
velopm
ent shall contrib
ute to a high‐qu
ality, urban
form
and pe
destria
n en
vironm
ent.
c. Au
to‐orie
nted
uses shall be proh
ibite
d.
d. At‐grade
surface parking
lots fron
ting McLeod Aven
ue are
proh
ibite
d.
e. Diverse retail and commercial uses with
narrow storefron
ts
shall be the pred
ominant form at the
street level of b
uildings
betw
een Que
en Street a
nd King Street on McLeo
d Avenue
and alon
g Main Street.
f. Outdo
or dining spaces and
seatin
g shall be encouraged
for
restaurants.
g. Groun
d flo
or re
tail uses between Que
en Street a
nd King
Street m
ay permit de
velopm
ent w
ith larger wrap arou
nd
tenant spaces to provide
larger ancho
r opp
ortunitie
s.
4.2.
1.2
Fir
st A
ven
ue
Pre
cin
ct
An a
ttra
ctiv
e lo
cal b
usin
ess s
ervi
ces s
tree
t The First A
venu
e Precinct is envisione
d as an attractive street fo
r local business that shall continue
its tradition
al street level
commercial and
retail developm
ent form while providing
new
op
portun
ity fo
r abo
ve groun
d mixed
‐use office/retail com
mercial
developm
ent. This area’s visu
al exposure to Highw
ay 16A
presents
an opp
ortunity to
attract and
promote the City Cen
tre to th
e traveling pu
blic, and
develop
ment w
ith interesting vertical storefron
t expression
s and a layered streetscape will help supp
ort this
outcom
e.
Land
uses in th
e First A
venu
e Precinct shall em
phasize grou
nd level
office, professional, or m
edical services that ta
ke advantage of the
high
visibility to
Highw
ay 16A
. Street‐le
vel retail and
food
and
be
verage uses rem
ain acceptable; how
ever, it is recognized
that th
is sin
gle‐sid
ed ro
adway is less con
ducive to
ped
estrian shop
ping
and
may be be
tter suited for b
usinesses less re
liant on clusterin
g.
Polic
ies
a. Upd
ate Land
Use Bylaw
to establish a mix of retail and
office
type
uses. Retail or com
mercial uses shou
ld be provided
on
the grou
nd floo
r of any new
develop
men
t. b.
Ve
rtical storefron
t expressions and
attractive signage shall
be re
quire
d facing
Highw
ay 16A
. c.
De
velopm
ent shall contrib
ute to a high‐qu
ality
urban
form
and pe
destria
n en
vironm
ent.
d. Au
to‐orie
nted
uses shall be proh
ibite
d.
e. At‐grade
surface parking
lots associated with
a develop
ment
and fron
ting First A
venu
e are proh
ibite
d.
f. Mixed
‐use develop
men
t with
office abo
ve com
mercial shall
be prio
ritized
. g.
New
develop
ments adjacen
t to Co
lumbu
s Park shall provide
an
ope
n, safe, well‐lit pe
destria
n friend
ly interface to th
e pu
blic sp
ace.
h. Sm
all and
med
ium‐scale re
tail/commercial bays shall be
the
pred
ominant form at g
roun
d level.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
19
4.2.
1.3
Urb
an L
ivin
g P
reci
nct
U
rban
livi
ng e
xper
ienc
e th
roug
h de
nsifi
catio
n The Urban
Living Precinct provide
s Spruce Grove with
a uniqu
e resid
entia
l living expe
rience consisting of a ra
nge of m
ulti‐un
it ho
using form
s situated with
in a truly mixed
‐use area. This Precinct
shall be rede
velope
d with
infill hou
sing
that offe
rs higher d
ensity and
diversity
in fo
rm.
Rede
velopm
ent in this Precinct sup
ports the overall City
Cen
tre
aspirin
g toward achieving a reside
ntial density of 100
dwelling un
its
per residen
tial hectare (d
u/nrha) as targeted
for ‘urban centres’
located in m
etropo
litan
areas as de
fined
with
in th
e Ed
mon
ton
Metropo
litan
Region Growth Plan (EMRG
P). This CC
ARP strives to
be
consistent w
ith th
ese targets in its forecasting and is allocatin
g for
densities abo
ve 100
du/nrha, but com
prise
d of a m
ix of h
ousing
de
nsity
and
form
ats to promote individu
ality
rather th
an sam
eness
and a sterile urban
form
. This Precinct plans fo
r a fu
ture with
out low
‐de
nsity
resid
entia
l uses to sup
port th
e City Centre’s transition
toward higher den
sity residential uses.
A forecast of e
xpected de
nsity, based
on available infill and
rede
velopm
ents land
s and de
nsity
assum
ptions, as identified in
Figure 6, ind
icates app
roximately 11
4 du
/nrha in th
e Urban
Living
Precinct com
prising
med
ium den
sity at 77 du
/nrha and high
density
at 149
du/nrha. This de
nsity
forecast whe
n combine
d with
the
existing de
velope
d multi‐un
it de
velopm
ents at a
den
sity of 90
du/nrha, equ
ates to
an estim
ated
total U
rban
Living Precinct
resid
entia
l den
sity of 102
du/nrha. This forecast, as show
n in Table 1,
illustrates th
at City
Cen
tre AR
P is projected to m
eet the
EMRG
P’s
aspiratio
nal U
rban
Cen
tres Den
sity Target. M
oreo
ver, the de
nsity
forecasts result in an estim
ated
total pop
ulation of 3,900
representin
g an
increase of b
etween just over 2
,000
new
residents in
the Urban
Living Precinct. This po
pulatio
n is a ne
cessary compo
nent
to sup
porting local businesses in the City Cen
tre.
Table 1 Future Aspira
tional Residential D
ensity
Cu
rren
t L
and
Use
Fu
ture
Mu
lti-
Fam
ily R
esid
enti
al"U
RB
AN
LIV
ING
" P
rec
inct
Ne
t L
and
A
rea
(he
cta
res)
hig
h
den
sit
yp
op
ula
tio
nsc
enar
io
"Asp
irat
ion
al"
den
sity
scen
ario
(du
/nrh
a)
Sin
gle
Fam
ilyH
igh
Den
sity
Res
ide
ntia
l5.
11,
505
149
Sin
gle
Fam
ilyM
ediu
m D
ens
ity R
esid
entia
l3.
154
677
8.2
2,05
11
14
Cu
rren
t L
and
Use
Fu
ture
Mu
lti-
Fam
ily R
esid
enti
al"U
RB
AN
LIV
ING
" P
rec
inct
Ne
t L
and
A
rea
hec
tare
Cu
rren
t C
ity
Cen
tre
po
pu
lati
on
Cu
rre
nt
Cit
y C
entr
e m
ult
i-fa
mily
den
sity
(du
/nrh
a)
Mu
lti-
Fam
ilyM
ix o
f M
ed
ium
an
d H
igh
Den
sity
Res
iden
tial
8.5
1,83
590
16.7
3,88
61
02T
OT
AL
(fu
ture
infi
ll re
dev
elo
pm
ent
+ ex
isti
ng
mu
lti-
fam
ily)
To fu
rthe
r sup
port th
e City Cen
tre, th
e McLeo
d Aven
ue Precinct a
lso
encourages vertical m
ixed
‐use re
sidential use. It is likely that
additio
nal residen
tial den
sity will occur in th
e McLeo
d Avenue
Precinct th
at wou
ld re
sult in add
ition
al City
Centre de
nsity
furthe
r supp
ortive of th
e EM
RGP ‘aspira
tional’ target.
Polic
ies
a.
Re
side
ntial uses shall w
ork toward achieving a de
nsity
target
of 100
du/nrha
as set o
ut by the EM
RB.
b. Am
end Land
Use Bylaw
to establish High Density Re
side
ntial
adjacent to
Calahoo
Road and alon
g Ch
urch Road and
Jespersen (between Main Street and
King Street) h
aving a
density
between 12
0 to 150
du/nrha.
c. Am
end Land
Use Bylaw
to establish Med
ium Den
sity
Reside
ntial along
Jespersen Aven
ue, M
cPhe
rson
Avenu
e and
Moh
r Avenu
e be
tween Main Street and
Que
en Street,
betw
een 50
to 75 du
/nrha.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
20
Figure 6 ARP
Future Aspiratio
nal Residential D
ensity
City
Ha
llQ
ueen
Str
eet
Pro
fess
iona
lCen
tre
Com
mer
cial
Pro
tect
ive
Ser
vice
s
Win
dso
rE
sta
tes
Kin
gS
tre
et
onth
eP
ark
City
Ha
ll
Co
lum
bus
Pa
rk
Ce
me
tary
Com
mer
cial
Hig
hD
ens
ityM
ulti-
Uni
tR
esi
den
tial
Med
ium
Den
sity
Mu
lti-U
nit
Re
side
ntia
l
2to
4S
tore
yM
ixed
-Use
Re
side
ntia
l/Com
mer
cia
l
Exi
stin
gM
ulti-
Fa
mily
Inst
itutio
nalo
rC
ivic
Pro
pert
ies
AR
PS
tudy
Are
aR
esid
entia
lDen
sity
Fo
rmat
s
7
4
12
3
5 6
11
13
13
15
16
10
8
12
14
9
1-
610
Ca
lah
ooR
oa
d
17
0d
u/n
rha
2-
Sp
ruce
Gle
n
30
du
/nrh
a
3-
131
Moh
rA
ven
ue
36d
u/n
rha
4-
Win
dso
rE
sta
tes
94d
u/n
rha
5-
440
Mai
nS
tre
et
10
8d
u/n
rha
6-
420
Mai
nS
tre
et
10
0d
u/n
rha
7-
Kin
gS
tre
et
onth
eP
ark
17
4d
u/n
rha
8-
400
Ca
lah
ooR
oa
d
82
du
/nrh
a
9-
300
Qu
een
Str
eet
44
du
/nrh
a
10
-21
1C
hur
chR
oad
11
7d
u/n
rha
11
-32
0C
hur
chR
oad
10
8d
u/n
rha
12
-22
4C
hur
chR
oad
92
du
/nrh
a
13
-20
0C
hur
chR
oad
12
4d
u/n
rha
14
-11
2C
hur
chR
oad
13
3d
u/n
rha
15
-21
1Q
uee
nS
tree
t
91
du
/nrh
a
16
-11
4M
cLe
od
Ave
nue
11
4d
u/n
rha
AR
PS
tud
yA
rea
Exi
stin
gM
ulti-
Uni
tD
ens
itie
s
City
Cen
tre
Area
Red
evel
opm
ent P
lan
21
d.
Maximum
building he
ight in th
e Medium Den
sity
Reside
ntial shall be
4‐storeys
e. A range of hou
sing form
s shall be encouraged
to
accommod
ate diffe
rent income levels, age group
s,
households and
lifestyles.
f. De
velopm
ent shall contrib
ute to a high‐qu
ality
urban
form
and
ped
estrian en
vironm
ent.
g. Parking requ
iremen
ts fo
r multi ‐un
it reside
ntial in the
City Centre shall be 1 space pe
r dwelling un
it or as
determ
ined
through a Parking Managem
ent P
lan.
4.
2.1.
4 C
ivic
Pre
cin
ct
Conv
erge
nce
of g
over
nmen
t & c
omm
unity
inst
itutio
nal
The Civic Precinct shall focus on
governm
ent a
nd other institu
tional
uses th
at provide
com
mun
ity services available to all resid
ents with
in
the City Cen
tre. A Strategic Plan and Needs Assessm
ent study by the
City was re
cently prepared to examine the Library and Cu
ltural
need
s. Pub
lic Facilitie
s in th
e AR
P area are well utilized
and
near
capacity. M
any city departm
ents are located in other satellite
buildings and
not in th
e City Hall building. This may permeate into
oppo
rtun
ities or req
uiremen
ts fo
r add
ition
al space fo
r City
de
partmen
ts.
The Civic Precinct is largely develope
d, but it still provides some
oppo
rtun
ity fo
r infill and
intensificatio
n to bolster its contrib
ution to
the diverse mix of C
ity Cen
tre land
uses as an interesting and
impo
rtant p
lace. Red
evelop
ment in this Precinct shall contrib
ute to
achieving a ‘sen
se of p
lace’ associated with
its un
ique
civic service
identity that will be recognized
com
mun
ity wide. Urban
design and
streetscape enhancem
ents shall occur o
vertime to add
interest, and
these up
grades sho
uld be
accelerated
in con
junctio
n with
any
mun
icipal upgrading
activities.
Polic
ies
a. New
stand
‐alone, single‐use commercial buildings are
proh
ibite
d.
b. Civic, institu
tional and
recreatio
nal uses shou
ld be
continue
d, and
given
opp
ortunitie
s for e
xpansio
n on
curren
tly zon
ed PS land
s.
c. City shall look fo
r opp
ortunitie
s to locate m
ore pu
blic and
cultu
ral service sp
aces in th
e City Cen
tre.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
22
4.3
Str
eets
and
Mob
ility
The illustrative Co
ncept P
lan is furthe
r sup
plem
ented by Figure 7
which visu
ally sho
ws the future m
obility network. The
illustrative
concept p
lan reflects a long
‐term im
plem
entatio
n of th
e po
licies
includ
ed in th
is section of th
e CC
ARP, su
pported by th
e Land
Use &
Urban
Form Backgroun
d Re
port. It m
ust b
e no
ted that certain
compo
nents of th
is concep
t such as th
e closure of Queen
Street a
t Highw
ay 16A
or p
arklets m
ay be pilot p
rojects to te
st th
e results and
requ
ire fu
rther study and
refin
emen
t to implem
ent m
ore
perm
anen
tly.
4.3.
1 S
tree
ts
The existing street network, particularly along
McLeo
d Aven
ue
shou
ld be the focus of a re
configuration to accom
mod
ate greater
levels of m
obility fo
r pedestrians and
cyclists, w
hile also be
ing able to
supp
ort future urban grow
th, transit and traffic flow
that is and
will
be expected to con
tinue
moving through the City Cen
tre. This will
ensure th
at a satisfactory level of service is maintaine
d for v
ehicles,
while providing
straightforward and efficient access to th
e City
Centre fo
r residents who
cho
ose to cycle or w
alk.
Firs
t Ave
nue
The original vehicle artery of th
e City Centre, First A
venu
e is a street
that to
day be
nefits from
outstanding
visibility from
high volume
Highw
ay 16A
traffic flow
. First A
venu
e has transitio
ned over time to
be a predo
minantly
vehicle centric ro
ad with
angled and parallel
parking, but a lack of p
edestrian orientation.
Que
en S
tree
t Queen
Street p
rovides an
impo
rtant n
orth‐sou
th fu
nctio
n be
tween
First A
venu
e to M
ohr S
treet. How
ever, the
potentia
l for con
flict at
the intersectio
n of Highw
ay16
A / F
irst A
venu
e and Queen
Street w
ith
increased grow
th from
rede
velopm
ent is likely to becom
e an
issue
for veh
icular and
ped
estrian safety. The
intersectio
n of M
cLeod
Avenue
& Que
en Street serves as an im
portant internal transition
po
int for th
e City Centre.
McL
eod
Aven
ue
McLeod Aven
ue is th
e prim
ary east‐west vehicular corrid
or in Spruce
Grove’s City
Centre and is actively used
by tradition
al m
otorists,
service vehicles, schoo
l buses, cyclists and
transit service.
Historically, M
cLeod Aven
ue has und
ergone
a num
ber o
f parking
reconfigurations, tho
ugh all have been
don
e in th
e absence of any
othe
r pub
lic re
alm con
siderations, nam
ely increasing
the side
walk
widths. Changes to
‐date have been driven
by maxim
izing the am
ount
of on‐street parking
to sup
port businesses a
nd fo
r the
con
venience
of visitors, as op
posed to m
aximizing the value of th
e pe
destria
n experie
nce.
Figure 8 depicts th
e transformed
street con
figuration of M
cLeo
d Avenue
in sup
port of the
vision
for the
City
Centre.
Figure 7 M
cLeod Avenue
Street T
ypology & Cross‐Sectio
n
City
Cen
tre
Area
Red
evel
opm
ent P
lan
23
Figure 8 Mob
ility Con
cept
City
Cen
tre
Area
Red
evel
opm
ent P
lan
24
King
Str
eet
As one
of the
prim
ary and most traveled gateways to the City Cen
tre,
King
Street rep
resents an
impo
rtant a
ccess and egress ro
ute, but
safety con
cerns do
exist fo
r veh
icles turning into and
out of First
Avenue
and
pedestrian crossin
g conflicts.
Polic
ies:
a. To
facilitate a transit corrid
or, angle parking
shall be
eliminated
and
replaced
with
parallel parking
along
McLeod
Avenue
between King
and
Que
en Streets.
b. A central landscaped med
ian shall be placed
dow
n the
middle of M
cLeo
d Aven
ue between King
Street a
nd Queen
Street while accom
mod
ating necessary Fire Service
requ
iremen
ts.
c. The nu
mber o
f drivew
ays shall be avoide
d on
McLeo
d Avenue
and
First A
venu
e and requ
ire all new develop
men
ts
or re
developm
ents to
access parking from
lane
ways, whe
re
possible.
d. A mid‐block pedestrian/road
con
nection shall be review
ed
alon
g McLeo
d Aven
ue between Que
en Street a
nd Calahoo
Ro
ad.
e. McLeo
d Aven
ue, Q
ueen
Street a
nd M
ain Street shall have
bulb outs for traffic calm
ing.
f. McLeo
d Aven
ue/King Street and
McLeo
d Aven
ue/Calahoo
Ro
ad shall have intersectio
n improvem
ents.
g. Re
view
closing
right‐in and
right‐ou
t veh
icular traffic flow
at
Highw
ay 16A
/First A
venu
e and Que
en Street a
nd if fe
asible
implem
ent a
one
‐year p
ilot p
roject to
evaluate impacts on
traffic flow
and
business.
h. Re
view
a central m
edian at King Street and
First A
venu
e to
eliminate “chicane
‐style” access from
Highw
ay 16A
westbou
nd and
if fe
asible im
plem
ent a
one
‐year p
ilot
project to evaluate im
pacts on
traffic flow
and
business.
i. A stud
y shall be cond
ucted to determine the feasibility of
extend
ing McPhe
rson
Avenu
e from
Que
en Street to Calaho
o Ro
ad to
ensure future m
obility flow
for v
ehicles, ped
estrians
and cyclists.
j. Re
view
local road conn
ectio
ns in th
e area bou
nded
by Moh
r Avenue
, Que
en Street, First A
venu
e and Calaho
o Ro
ad fo
r future m
ulti‐mod
al im
provem
ents.
k. Traffic calming consisting of smaller traffic calming with
non
‐locking knockdow
n bo
llards shall be review
ed and
if fe
asible,
implem
ented alon
g Ch
urch Road, M
ohr A
venu
e and
Jespersen Avenue
. l.
On‐Street cycling shall be en
couraged
with
in th
e City Cen
tre
that links to th
e Herita
ge Trail ne
twork.
4.3.
2 L
anew
ays
In th
e conven
tional sense, lanew
ays with
in a City
Centre serve
busin
esses and reside
nces by providing access to
service entrances
of buildings, private parking, and
other back of hou
se activities, such
as waste and
recycling collection.
In m
any citie
s no
w, lanew
ays
them
selves are becom
ing
activated
as recreatio
nal and
cultu
ral spaces. W
ithin Spruce
Grove’s City
Centre these
functio
ns prevail, how
ever
there are lane
ways that serve
as access to pub
lic areas, m
ost
notably Co
lumbu
s Park.
Polic
ies:
a. Principles sup
porting Crim
e Preventio
n Through
Environm
ental D
esign (CPTED
) to provide elem
ents of safety
and multi‐mod
al fo
rms of transport shall be
implem
ented.
b. Re
view
use of lanew
ays for b
urying
of o
verhead utilitie
s.
c. Co
mmercial develop
ments shall access parking
by lane
ways.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
25
d. Mid‐way between Que
en Street a
nd Calahoo
Road on
McLeo
d Aven
ue, provide
through access to
sho
rten
block
length.
e. The City shall secure a right‐of‐way exten
sion of th
e laneway
betw
een Que
en Street a
nd Calahoo
Road (between McLeo
d Avenue
and
First A
venu
e) to
exten
d the full length.
f. Private waste and
recycling storage facilities located with
in
lane
way rights‐of‐w
ays shall be proh
ibite
d.
g. Private parking with
in lane
way right‐of‐ways shall be
proh
ibite
d.
4.3.
3 P
edes
tria
n M
ob
ility
Pu
blic sidew
alks re
fer to paved areas on
pub
lic land
s intend
ed fo
r pe
destria
n travel alongsid
e streets or ro
adways. In
certain areas
whe
re ped
estrian mob
ility is of h
igh impo
rtance, like McLeo
d Aven
ue,
public sidew
alks m
ay be en
hanced
through widen
ing, spe
cial surface
treatm
ents, uniqu
e lighting, and
the installatio
n of site
furnish
ings. It
is recommen
ded that sidew
alks are designed primarily fo
r ped
estrian
circulation, but m
ust a
ccom
mod
ate disabled
persons usin
g motorized
scoo
ters or w
heelchairs.
Main Street will play a pivotal role in th
e establish
men
t of the
“four
corners” at M
cLeod Aven
ue and
Main Street. A
s such, the
sidew
alks
are impo
rtant in term
s of how
they con
nect with
and
flow
to th
e envisio
ned sidewalks along
McLeo
d Avenue
. Sim
ilarly, Q
ueen
Street
provides a necessary and
central pedestrian link be
tween First
Avenue
and
McLeo
d Aven
ue and
is th
e critical ancho
r to the future
public and
ped
estrian realm along
McLeo
d Aven
ue. O
ther streets in
the AR
P are also critical fo
r ped
estrian mob
ility and
sho
uld be
closely
exam
ined
as part of red
evelop
men
ts where sidew
alks do no
t exist.
McL
eod
Aven
ue (K
ing
Stre
et to
Que
en S
tree
t)
McLeo
d Aven
ue is th
e main thorou
ghfare in th
e City Cen
tre with
the
greatest re
tail street level frontage today and in th
e future, yet
amon
g the narrow
est sidew
alks. M
cLeo
d Aven
ue between King
Street and
Queen
Street sho
uld be
come the active pe
destria
n spine
in th
e City Cen
tre and will re
quire
major im
provem
ents to
the
pede
stria
n sidewalk realm.
McL
eod
Aven
ue (Q
ueen
Str
eet t
o Ca
laho
o Ro
ad)
McLeo
d Aven
ue exten
ding
from
Que
en Street to Calaho
o Ro
ad is
envisio
ned to becom
e a live‐work resid
entia
l/com
mercial street,
alon
g which sidew
alks will be impo
rtant to have a m
ore de
fined
street infrastructure & fu
rnitu
re zon
e 3 ed
ge. The
length of the
road
betw
een qu
een Street and
Calahoo
Road will necessitate the
introd
uctio
n of a m
id‐block crossing to enable safer n
orth‐sou
th
pede
stria
n transitions.
Firs
t Ave
nue
As a predo
minantly
veh
icle cen
tric ro
ad with
a sidew
alk on
ly on the
north sid
e, storefron
t visibility is critical fo
r businesses a
long
this
street. The
future of First A
venu
e is tied
to com
mercial and
office
uses, w
here
pede
stria
n movem
ent a
nd
safety will still be
impo
rtant for
workers and
visitors. It is less
impe
rative
however fo
r First
Avenue
to have an
external dining and
storefront
fron
tage, but th
e overall sidew
alk
widths shou
ld be
widened, w
here
possible to
optimal
standards of 2
metres.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
26
Que
en S
tree
t and
Mai
n St
reet
Main Street will play a pivotal role in th
e establish
men
t of the
“four
corners” at M
cLeod Aven
ue and
Main Street. A
s such, sidew
alks are
impo
rtant in term
s of how
they con
nect with
and
flow
to th
e envisio
ned sidewalks along
McLeo
d Avenue
. Sim
ilarly, Q
ueen
Street
provides a necessary and
central pedestrian link be
tween First
Avenue
and
McLeo
d Aven
ue and
is th
e critical ancho
r to the future
public and
ped
estrian realm along
McLeo
d Aven
ue. Sidew
alks along
Main Street and
Que
en Street d
o no
t presently have sig
nificant retail
fron
tage exposure, but fu
ture re
developm
ent a
nd infill, particularly
alon
g Main Street, north and
sou
th of M
cLeo
d Aven
ue will see
the
need
for stron
g storefront visibility and presence to
grow and
along
with
it th
e role of the
sidew
alk in a m
anne
r similar to that
recommende
d for M
cLeo
d Avenue
between King
Street a
nd Que
en
Street.
Polic
ies
a. Pede
stria
n safety shall be
prio
ritized
in all aspe
cts of pub
lic
realm design and implem
entatio
n.
b. To
facilitate pe
destria
n movem
ent, sid
ewalks shall be
widened
along
First A
venu
e, M
ain Street, Q
ueen
Street, King
Street and
McLeo
d Aven
ue at the
sam
e tim
e as re
quire
d infrastructure im
provem
ents.
c. Sidewalks sho
uld be
provide
d on
both sides of th
e streets
througho
ut th
e Urban
Living Precinct with
a 2 m
etre
separatio
n be
tween the curb and
the sid
ewalk to allow fo
r land
scaping (trees or g
rass bou
levard) and
sno
w re
moval.
d. Install a new
sidew
alk on
the west side of Que
en Street,
north of M
cLeo
d Aven
ue and
exten
ding
north to
the Que
en
Street Professional Building and extend
ing to M
ohr A
venu
e.
e. Install a new
sidew
alk on
the east side of M
ain Street, north
of Chu
rch Street and
exten
ding
north to
Jespersen Avenue
. f.
Sidewalks shall be
ade
quately illum
inated
to ensure a high
level of p
edestrian safety and
com
fort.
g. Obstructio
ns to
sidew
alks, including
drivew
ay aisles and
above grou
nd utilities shall be
minim
ized
for p
edestrian
safety and
visibility.
h. Private utilizatio
n of pub
lic sidew
alks shall be
allowed
for
tempo
rary patio, retail, display, or o
ther non
‐permanen
t uses. A
ll private uses m
ust sub
mit for a
pproval w
ith th
e City
through an
establishe
d protocol.
4.3.
4 P
arki
ng
an
d A
cces
s Parking in th
e City Cen
tre is sufficient fo
r future de
velopm
ent,
however im
provem
ents to
add
ress transit, employee
and
customer
utilizatio
n and sig
nage are needed. How
ever, the
impe
nding arrival
of transit fo
r which angled parking is no
t com
patib
le, w
ill re
sult in a
loss of app
roximately 40
parking
spaces alon
g McLeo
d Aven
ue
betw
een King
Street a
nd Queen
Street. Therefore, shared parking
wou
ld be a creative solutio
n to parking
managem
ent w
ith limite
d cost im
plications, w
hile ensuring on
‐street p
arking
is utilized
by
those who
need it most. Moreo
ver, a Parking Managem
ent P
lan will
be critical to
ensure that all available on
and
off‐street parking
op
tions are identified. Businesses shou
ld also play a ro
le by en
gaging
with
and
encou
raging
staff to use available off‐site
parking
areas.
Polic
ies
a. Re
view
current cash‐in‐lieu
policy for n
ew develop
ment to
determ
ine alternatives fo
r future land
acquisition or shared
parking.
b. Re
view
time lim
it restrictio
ns fo
r City
Cen
tre on
‐street
commercial parking
areas as approp
riate.
c. Following a reason
able period of time for b
usinesses and
custom
ers to get accustomed
to any new
parking
changes,
City shall mon
itor a
nd add
ress any issues th
at arise through
a Parking Managem
ent P
lan.
d. City shall pu
rsue
partnerships o
r opp
ortunitie
s to utilize
vacant lots or o
ther und
erutilized spaces during bu
sine
ss
hours to provide
off‐street parking
spaces.
e. Parking Patio
s shall be
permitted
for o
n‐street parking
spaces on McLeo
d Aven
ue if not re
moving more than
2
parking spaces per block, and
no more than
4 in to
tal
betw
een King
Street a
nd Calahoo
Road.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
27
4.4
Urb
an D
esig
n
Urban
Design compo
nents comprising civic, ope
n and pu
blic sp
aces
and facilities represents a valuable asset to the overall
rede
velopm
ent. They su
pport a
diversity of activities fo
r all users on
a daily and
year‐roun
d basis.
4.4.
1 O
pen
Sp
aces
an
d P
arks
Open spaces, parks and
plazas a
re intend
ed fo
r pub
lic uses such as
social gathe
rings, pub
lic events, as well as passive and active
recreatio
n. The
City
Cen
tre has a collection of valuable, yet in so
me
respects und
erutilized op
en spaces. The
se includ
e most n
otably
Central Park, Colum
bus P
ark, trail con
nections and
an urban
commun
ity garde
n. The
current ope
n green space be
side Broxton
Scho
ol is to
be used
by the scho
ol fo
r playing
fields.
Polic
ies
a. Integrate pu
blic ope
n spaces in City
Cen
tre with
citywide
system
s b.
Open spaces and
parks sho
uld have clear legible pu
blic
access, be fle
xible in te
rms of use, and
con
sider sun
transition/angles and
year‐roun
d cultu
ral activities in th
eir
desig
n.
c. Pu
blic and
priv
ate op
en space and
parks shall follow to
Crime Preven
tion Through Environm
ental D
esign (CPTED
) principles.
d. Pu
blic ope
n spaces shall en
courage installatio
n of pub
lic art
and othe
r cultural elemen
ts con
sisten
t with
the City’s
Cultu
ral M
aster P
lan.
e. Prop
erty owne
rs shall be
encou
raged to prepare vacant lot
strategies in th
e commercial areas to
animate, sc
reen
or
active private op
en space.
4.4.
2 C
olu
mb
us
Par
k In th
e context o
f Spruce Grove, Colum
bus Park is a valuable op
en
space asset in the City Centre and its locatio
n is highly visible at th
e intersectio
n at M
ain Street and
McLeo
d Avenue
. A Con
ceptual Plan
for C
olum
bus Park as a ne
w year‐roun
d, flexible plaza space th
at will
fulfill the role of b
ecom
ing a focal gathe
ring, so
cializing and
interacting pu
blic sp
ace, capable of h
ostin
g even
ts and
festivities on‐
site is show
n in Figure 9. The
Con
ceptual Plan provides a flat, ope
n and fle
xible green space that is available for u
se in fo
ur se
ason
s for a
varie
ty of e
vents or fo
r passive daily use.
Polic
ies:
a. Re
develop Co
lumbu
s Park as a key, flexible year‐roun
d pu
blic ope
n space.
b. Co
lumbu
s Park shall adh
ere to Crim
e Preven
tion Through
Environm
ental D
esign (CPTED
) prin
ciples.
c. Fixtures and
elemen
ts sho
uld be
designe
d and/or located to
receive as m
uch sunlight as the surrou
nding environm
ent
will permit and provide shaded
areas whe
re app
ropriate.
d. Site lines shou
ld be de
signe
d and/or located to re
duce glare
and minim
ized
wind cond
ition
s from
adjacent p
rope
rties.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
28
Figure 9 Colum
bus P
ark Redevelopm
ent C
oncept
Col
um
bu
s P
laza
Op
tion
1C
ity C
entr
e A
rea
Red
eve
lopm
ent
Pla
n 1
05
2.5
0 SC
ALE
: 1:5
NO
RT
H R
EF
Leg
end
Co
lum
bu
s P
laza
Se
atin
g
Fir
e P
it
Bu
s S
top
Fo
od
Tru
ck
Str
ee
t Pla
za
Bu
lb o
ut
Co
vere
d S
tage
A
A
B
B
C
C
DD
E
E
F
F
G
G
H
HMcL
eod
Ave
nue
Main Street
Co
lum
bus
Pla
za
A
C
B
D
E
FG
H
City
Cen
tre
Area
Red
evel
opm
ent P
lan
29
4.4.
3 P
arkl
ets
Parklets are ra
pidly be
coming a place‐making ‘m
ust‐have’ w
here
parking spaces or o
pen spaces are te
mpo
rarily converted into a
public space whe
re peo
ple gather, m
aking a safer a
nd m
ore
enjoyable pu
blic re
alm.
The tempo
rary nature of
these spaces cou
ld allow
for m
obility of the
space
itself and
for city
maintenance in winter
mon
ths to be effective and
unen
cumbe
red.
Polic
ies:
a. Tempo
rary/m
ovable parklets shall be pe
rmitted
in th
e McLeo
d Aven
ue Precinct.
b. A pilot p
roject shall be
implem
ented for a
period of no less
than
one
year (Sprin
g to Fall) that iden
tifies a locatio
n for the
testing of a parklet project th
at wou
ld be maintaine
d and
overseen
by the CC
BA.
c. De
sign crite
ria shall be
determined
through Land
Use Bylaw
am
endm
ents.
4.
5 P
ublic
Rea
lm
The pu
blic re
alm creates a vibrant com
mercial core by attracting
pede
stria
ns, m
otorists, transit users and
cyclists to
spe
nd time in
Spruce Grove’s City
Centre. In
order fo
r the
infill, rede
velopm
ent a
nd
overall revita
lization to be a successful catalyst, the pu
blic re
alm
must b
e attractive for a
ll types of users and
facilitate a wide varie
ty
of com
mun
ity and
cultural events and activities year‐roun
d.
The pu
blic re
alm con
sists of any pub
licly owne
d exterio
r spaces such
as streets, sidew
alks, lanew
ays, green
and
ope
n spaces.
Infrastructure re
novatio
ns are identified in th
e supp
ortin
g Infrastructure Assessm
ent B
ackgroun
d Re
port as a ne
cessary
cond
ition
for red
evelop
men
t in the City Cen
tre.
4.5.
1 S
tree
tsca
pe
The Re
developm
ent C
oncept (refer to
Figure 3.1) illustrates a
cohe
sive urban
design vision
for the
streets, sidew
alks and
laneways.
Streetscapes
are de
fined
as
the spaces
betw
een the
buildings on
either side of
a street.
Streetscapes
defin
e the
street
character a
s a
link be
tween pu
blic and
private spaces. It is impo
rtant that
streetscapes be desig
ned to re
flect th
e character o
f the
neighb
ourhoo
d and offer a
safe, com
fortable enviro
nmen
t for
pede
stria
ns.
Polic
ies
a. Plan
for a
nd m
ake streetscape improvem
ents to
the McLeo
d Avenue
Precinct a
s the initial ARP
catalyst p
roject.
b. Plan
for a
nd m
ake streetscape improvem
ents in a phased
manne
r to up
grade respective precincts over time.
c. Ad
d more street trees to beautify th
e City Cen
tre.
d. Iden
tify and un
dertake installatio
n of con
sistent ped
estrian‐
scale street lightin
g and weather‐app
ropriate fu
rnitu
re
fixtures in com
mercial areas.
e. In non
‐com
mercial precincts, ensure a consistent ide
ntify in
street lightin
g and furnitu
re fixtures.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
30
4.5.
2 In
fras
tru
ctu
re
The ne
twork of utilities and
services com
prising
water, sew
er, gas,
broadb
and etc. are integral to
making sure th
at any re
developm
ent
can take place.
Infrastructure capacity
in th
e City Centre has be
en exceede
d and
therefore must b
e up
graded
to have rede
velopm
ent take place.
Alon
g with
necessary im
provem
ents to
the infrastructure it is
impe
rative that phasin
g and tim
ing of con
struction be
managed
to
limit the disrup
tions on local businesses. The
most cost a
nd time
efficient process fo
r the
City
Cen
tre AR
P will ultimately be
to
unde
rtake streetscape im
provem
ents at the
sam
e tim
e as
infrastructure im
provem
ents.
Polic
ies
a. Und
ertake a Capita
l Improvem
ent P
lan (CIP) to refin
e cost
and ph
asing for infrastructure improvem
ents th
rougho
ut th
e AR
P.
b. Plan
and
install necessary infrastructure upgrading
requ
iremen
ts fo
r McLeo
d Avenue
streetscape
revitalization
as part o
f the
overall catalyst project.
c. Utilize the CIP to m
ake future upgrade
decisions sup
portive
of th
e AR
P Co
ncep
t and
in a way th
at m
aximizes
constructio
n efficiencies and minim
izes business disrup
tions.
4.5.
3 W
ayfi
nd
ing
Wayfin
ding
signage is one
of the
most visible and
cost‐effective
programs to provide
con
sumers and visitors with
ease of m
obility,
awaren
ess of parking
and
businesses, and
overall enjoym
ent.
Polic
ies
a. A wayfin
ding
strategy shall be de
velope
d in coo
peratio
n betw
een the CC
BA and
the City.
b. A consistent a
nd creative City Centre Wayfin
ding
Program
shall be introd
uced
with
dire
ctional signage placed at
strategic po
ints in th
e commercial precincts with
the primary
anchoring po
int for a City
Centre directory at Colum
bus Park.
c. A un
ique
mod
ern style for street signage, w
hich re
flects the
envisio
ned contem
porary m
odern image of th
e City Cen
tre
shall be establish
ed.
d. Wayfin
ding
shall feature prom
inen
tly th
e locatio
ns and
distances to off‐street parking
areas in and
aroun
d the City
Centre area.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
31
4.6
Bui
lt F
orm
The bu
ilt fo
rm provides the requ
isite descriptive narrative to dire
ct a
look and
feel in th
e archite
ctural expression that is con
sistent with
the vision
as a mod
ern, urban
City
Centre. The
se built form
policies
comprise categorie
s ranging from
height a
nd step backs, to
fron
tage
and articulation, to
transparency and
massin
g, to
site
design and
parking. The
policy directions are descriptive to allow fo
r eno
ugh
flexibility so as to allow fo
r freed
om of e
xpression and diffe
rentiatio
n with
in pragm
atic and
allowable re
gulatio
ns.
Each of the
identified precincts, except for th
e Urban
Living Precinct
and Civic Precinct, is envision
ed to
com
prise
a m
ix of com
mercial and
mixed
‐use buildings. Recognizing
that th
ese precincts have been
develope
d specifically fo
r the
geography of the
CCA
RP plan area,
they are not intend
ed as gene
ric districts fo
r app
lication in areas
outside of th
e AR
P plan
area. The
refore, it is recommende
d that
these precincts be
placed in a new
division
with
in th
e bylaw to
em
phasize their u
niqu
eness a
s part of the
City
Centre.
4.6.
1 C
om
mer
cial
Gu
idel
ines
These po
licies apply to all commercial precincts excep
t whe
re
specifically noted
otherwise.
Height, Setbacks a
nd Step Backs
a. McLeo
d Aven
ue between King
Street a
nd Calahoo
Road,
building he
ight shall be
limite
d to a m
aximum
of fou
r (4)
storeys, excluding
roof to
p garden
s, with
a stepp
ing back 3
metres from
the storey ben
eath com
men
cing
at a
height o
f 3 storeys.
b. On the east side of King Street between First A
venu
e and
Jespersen Avenue
, building he
ight shall be
limite
d to a
maximum
of six (6
) storeys, excluding
roof to
p garden
s.
c. Height o
f a new
building shou
ld be compatib
le with
neighb
ourin
g bu
ildings. A
corne
r building may be taller than
adjacent buildings to
define a primary en
trance point to
the
block.
d. Bu
ildings shall be
built to th
e fron
t and
side prop
erty line, in
orde
r to maintain an
active interface for p
edestrians. Front
setbacks up to tw
o (2) m
etres may be considered
to provide
ou
tdoo
r amenity
space (e
.g. patios, plazas) whe
re sidew
alks
are tw
o (2) m
etres or less to
accom
mod
ate accessibility
features (e
.g. ram
ps) in the absence of wider sidew
alks.
Fron
tage and
Articulation
a. Individu
al com
mercial te
nancies shall be
defined
clearly with
articulated
entrances and
con
sistent sign treatm
ent.
b. Entrances to buildings shall be
provided facing
the adjacent
street, universally‐accessib
le, and
clearly visible to create an
identity and sense of arrival.
c. At least 1
00% of the
groun
d fron
ting McLeo
d Aven
ue
betw
een King
Street a
nd Queen
Street o
f any building
(excluding
lobb
y, m
echanical roo
m or a
ccess to floo
rs abo
ve)
shall be occupied
by on
e or m
ore of th
e following ‐ R
etail,
Person
al Service, Foo
d Store or Eating & Drin
king
Establish
men
t. d.
Bu
ildings with
fron
tage exceeding
15 metres in length shall
be avoided
, whe
re possib
le, to maintain a pe
destria
n scale of
building rhythm
. e.
Larger buildings shall be
divided
into ‘m
odules’ or sectio
ns
that re
flect a m
ore tradition
al scale along
the streetscape by
breaking
up the roof‐line
or facades.
f. Whe
re a building of m
ore than
15 metres in width is
unavoidable, th
e bu
ilding shall be divide
d into increm
ents of
no m
ore than
8.3 m
etres to 10 metres through articulation
of th
e facade
. This shou
ld be achieved
through combinatio
ns
or breaks in m
aterials.
g. Va
riatio
n in ro
of lines shall be en
couraged.
h. Bu
ildings shall accentuate th
e corners of significant street
intersectio
ns th
rough the use of both prom
inent b
uilding
massin
g, add
ressing the intersectio
n as well as the
streetfron
ts and
building features to
provide
visu
al icon
s with
in th
e City Cen
tre area. This shou
ld be strongly
City
Cen
tre
Area
Red
evel
opm
ent P
lan
32
emph
asized
at the
intersectio
ns of M
cLeo
d Avenue
& M
ain
Street and
McLeo
d Aven
ue & Que
en Street.
i. New
develop
ment a
djacen
t to Co
lumbu
s Plaza shall provide
an
active pe
destria
n entrance and
fron
tage onto the plaza.
j. Lobb
ies for residen
tial or o
ffice com
pone
nts of m
ixed
‐use
buildings m
ay be accommod
ated
at the
groun
d flo
or,
provided
their street frontage do
es not exceed 10
metres.
k. The character o
f the
precinct shall be
defined
as a high
‐qu
ality
enviro
nment that is distinguish
ed by its organized,
but varied façade
s with
sup
erior d
etailing and sig
nage.
l. Bu
ilding façade
s alon
g streets that are m
ainly commercial
and/or re
tail in nature shall be highly transparen
t and
articulated
at street level to
actively en
gage ped
estrians and
create amen
ity and
visual interest.
m. Archite
ctural com
pone
nts shall be used
to differentia
te one
face of a
building from
ano
ther. The
design of structures
shou
ld be archite
cturally com
patib
le with
other structures
through the use of similar a
nd com
plem
entary fo
rms,
materials and scale.
n. The façade
s of m
ulti‐tenant buildings shall be
organized
to
provide a strong
and
con
sistent rh
ythm
and
unifie
d exterio
r to th
e streetscape. Flat, un
diffe
rentiated bu
ilding faces
shou
ld be avoide
d.
o. Facade
height m
aximum
shall be
8 m
etres.
p. Streetfron
t level storefron
t shall be
a m
inimum
floo
r to
ceiling
height o
f 3.6 m
etres to a m
aximum
of 4
.5 m
etres.
q. Bu
ilding design
shall includ
e mod
ern form
s of architectural
detailing
or features that sup
port th
e envisio
ned mod
ern
character o
f the
precinct including
elements such as
cornices, parapets, pilasters, windo
w fe
nestratio
n, windo
w
features, and
entrances.
r. Archite
ctural details such as re
cesses, overhangs, signage,
lighting, planters, banne
rs, and
canop
ies shall be utilized to
create articulation and visual interest on bu
ilding façades.
s. The rear facade
of a
building facing
First A
venu
e or
Columbu
s Plaza shall use materials of a stand
ard similar to
the fron
t facade of th
e bu
ilding.
t. Lobb
ies for residen
tial or o
ffice com
pone
nts of m
ixed
‐use
buildings shall be
accom
mod
ated
at the
groun
d flo
or,
provided
their street frontage do
es not exceed 15
metres
alon
g First A
venu
e.
u. Bu
ilding façade
s alon
g First A
venu
e shall have some
transparency and
be articulated
at street level to
actively
engage ped
estrians as well as passing Highw
ay 16A
motorists, and
create am
enity
and
visu
al interest.
v. Archite
ctural com
pone
nts shall be used
to differentia
te one
face of a
building from
ano
ther. The
design of structures
shou
ld be archite
cturally com
patib
le with
other structures
through the use of similar a
nd com
plem
entary fo
rms,
materials and scale.
Transparency and
Massin
g a.
For n
ew buildings, or w
here a storefron
t is be
ing remod
eled
, a minimum
of 6
0% of the
groun
d level facade and side
s of
buildings adjacent to pu
blic rights‐of‐w
ays shall be
transparen
t (windo
ws a
nd doo
rs) to allow visibility to th
e insid
e of th
e bu
ilding and add to th
e safety of the
pub
lic
realm.
b. Highly reflective glass is no
t app
ropriate at street level and
shall be proh
ibite
d.
c. A minimum
of 4
0% glazing
for b
usiness frontage at grade
shall be used
to facilitate interaction with
pedestrians along
McLeo
d Aven
ue between Que
en Street &
Calahoo
Road and
alon
g McLeo
d Aven
ue and
the east side of King Street
betw
een First A
venu
e and Jespersen Aven
ue.
d. Windo
w covering materials (p
aper, paint, tint, films, coatin
g,
woo
d or m
etal panels) is not accep
table that blocks more
than
20%
of the
storefron
t windo
w.
e. Groun
d flo
or storefron
ts shall be
requ
ired to have a cano
py
or awning
as part of the
building facade
. Overhead elem
ents
shou
ld be provided
on bu
ilding façade
s over portio
ns of the
adjacent sidew
alk for w
eather protection for p
edestrians.
These shou
ld be individu
alized
for specific develop
men
ts.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
33
f. Aw
nings and cano
pies shall be
designed to m
atch th
e main
structural elements of the
lower facade
and
overall de
sign of
the storefront.
g. Aw
nings shall not exten
d across m
ultip
le storefron
ts and
/or
multip
le buildings and
sho
uld fit th
e width and
shape
of any
storefront or w
indo
w ope
nings that it covers.
h. Do
me cano
pies/awnings or re
tractable aw
nings are no
t considered
app
ropriate and
shall be
prohibited in th
e McLeo
d Aven
ue precinct.
i. All blank walls are to
be treated, eith
er with
cladd
ing that is
complem
entary to
the cladding
of the
building and adds
interest to
the look and
texture of th
e wall and
building, or
with
artwork, whe
re app
ropriate.
j. Whe
re re
ar building flanking walls are visib
le, throu
gh re
ar
lane
access and/or re
ar parking, guide
lines shall be
designe
d to im
prove and be
autify the rear building facade
. k.
A minimum
of 5
0% glazing
at g
rade
along
First A
venu
e shall
be used to facilitate interaction with
ped
estrians and
prom
ote safety.
Site Design and Parking
a. Cu
rren
t cash‐in‐lieu
policy shall be review
ed as part of a
Parking Managem
ent P
lan to ensure approp
riate parking
requ
iremen
ts and
alte
rnatives are con
sidered.
b. Parking (eith
er su
rface, structured or internalized
) shall be
perm
itted
at the
rear of b
uildings.
c. Ve
hicular a
ccess to individu
al site
s shall be taken from
the
rear in order to
maintain a continuo
us pedestrian
environm
ent a
long
storefron
ts. If a
site
does no
t have access
to th
e rear, access po
ints to
structured vehicle parking
shou
ld be focused on
streets or side that have less
pede
stria
n activity, in orde
r to redu
ce poten
tial con
flicts.
d. Ve
hicle access points to und
ergrou
nd or a
bove
grou
nd/pod
ium parking
structures shall be taken from
the
rear of site
s wherever p
ossib
le.
e. Whe
re possible, vehicular access po
ints m
ay be consolidated
to serve m
ultip
le buildings with
in a block, in orde
r to redu
ce
interrup
tions to
the pe
destria
n environm
ent a
long
adjacen
t street.
f. Surface parking areas shall be screen
ed from
view of
adjacent ped
estrian areas with
land
scaped
edges.
g. Loading and waste storage areas shall be
located at th
e rear
of all bu
ildings, and
shall be
screene
d from
view from
adjacent properties and pe
destria
n areas.
4.6.
2 In
stit
uti
on
al G
uid
elin
es
Height and
Step Backs
a. Larger setbacks shall be pe
rmitted
in order to
provide
add
ed
space for p
edestrian access or a
n ou
tdoo
r pub
lic space such
as a small cou
rtyard or p
atio sp
ace. This shou
ld be review
ed
and pe
rmitted
on a case‐by‐case basis.
Fron
tage & Articulation
a. Entrances to buildings shall be
provided facing
the adjacent
street, and
sho
uld be
clearly visible to create an
iden
tity and
sense of arrival.
b. Entrances shall be un
iversally‐accessib
le, and
utilize
elem
ents such as detailing, paving materials, lightin
g,
signage and
canop
ies to be welcoming and provide weather
protectio
n.
c. Va
riatio
n in ro
of lines shall be en
couraged.
d. Bu
ildings shall accentuate th
e corners of significant street
intersectio
ns th
rough the use of both prom
inent b
uilding
massin
g, add
ressing the intersectio
n as well as the
streetfron
ts and
building features to
provide
visu
al icon
s with
in th
e City Cen
tre area.
e. Archite
ctural com
pone
nts shall be used
to differentia
te one
face of a
building from
ano
ther. The
design of structures
shou
ld be archite
cturally com
patib
le with
other structures
through the use of similar a
nd com
plem
entary fo
rms,
materials and scale.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
34
f. Bu
ilding design
shall includ
e mod
ern form
s of architectural
detailing
or features that sup
port th
e envisio
ned mod
ern
character o
f the
precinct.
Transparency & M
assin
g a.
All blank walls are to
be treated, eith
er with
cladd
ing that is
complem
entary to
the cladding
of the
building and adds
interest to
the look and
texture of th
e wall and
building, or
with
artwork, whe
re app
ropriate.
b. Whe
re re
ar building flanking walls are visib
le, throu
gh re
ar
lane
access and/or re
ar parking, guide
lines shall be
designe
d to im
prove and be
autify the rear building facade
. Site Design & Parking
a. Parking (eith
er surface or structured) shall be
permitted
at
either th
e rear or side of buildings, and
/or m
ay be
internalized.
b. Ve
hicular a
ccess to individu
al site
s shall be taken from
the
side or re
ar. If a
site
doe
s no
t have access to
the rear, access
points to
structured vehicle parking shou
ld be focused on
streets or side that have less ped
estrian activity, in order to
redu
ce poten
tial con
flicts.
c. Ve
hicle access points to und
ergrou
nd or a
bove
grou
nd/pod
ium parking
structures shall be taken from
the
rear of site
s wherever p
ossib
le.
d. Loading and waste storage areas shall be
located at th
e rear
of all bu
ildings, and
shall be
screene
d from
view from
adjacent properties and pe
destria
n areas.
4.6.
3 R
esid
enti
al G
uid
elin
es
Height and
Step Backs
a. Larger setbacks shall be pe
rmitted
in order to
provide
add
ed
space for p
edestrian access or a
n ou
tdoo
r pub
lic space such
as a small cou
rtyard or p
atio sp
ace. This shou
ld be review
ed
and pe
rmitted
on a case‐by‐case basis.
b. Groun
d‐oriented
multi‐un
it residential, includ
ing live‐work
alon
g McLeo
d Aven
ue shall be
built with
a fron
t building
setback of 3 m
and
a re
ar lot setback of 6
metres).
c. Groun
d‐oriented
multi‐un
it residential, includ
ing live‐work
alon
g McLeo
d Aven
ue shall establish
the main flo
or at a
minimum
of 1
.0 m
abo
ve th
e adjacent street level to
prom
ote privacy for the
units yet still m
aintain “eyes on
the
street” from
the un
it. These entrances are to
be spaced
freq
uently and
com
bined with
steps, terraces, or stoop
s.
d. Bu
ilding height shall be
limite
d to a m
inimum
of two storeys
and a maxim
um of six (6
) storeys (n
ot to
exceed 20
metres),
and exclud
ing roof to
p garden
s, th
rougho
ut th
e precinct.
e. Height o
f a new
building shall be compatib
le with
neighb
ourin
g bu
ildings. A
corne
r building may be taller than
adjacent buildings to
define a primary en
trance point to
the
block.
f. Multi‐un
it cond
ominium or a
partment b
uildings shall no
t exceed
40 metres of con
tinuo
us fron
tage.
g. Va
riatio
ns in th
e setback of individu
al units up to 2 m
etres
shall be em
ployed
to emph
asize individu
al unit ide
ntity.
h. Breaks in fron
tage shall accommod
ate sid
ewalk conn
ectio
ns
to ensure block pe
rmeability and accessibility between the
street and
lane
ways/alleys.
i. All new
buildings and
add
ition
s shall be bu
ilt to
R‐2 Zon
ing
setback and site coverage standards.
j. Step
‐backs are not re
quire
d althou
gh step‐backs shall be
used
for p
rivate am
enity
space or a
s green roof areas whe
re
desired.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
35
Fron
tage & Articulation
a. Va
riatio
n in ro
of lines shall be en
couraged.
b. Bu
ildings shall accentuate th
e corners of significant street
intersectio
ns th
rough the use of both prom
inent b
uilding
massin
g, add
ressing the intersectio
n as well as the
streetfron
ts and
building features to
provide
visu
al icon
s with
in th
e City Cen
tre area.
c. Lobb
ies for residen
tial or o
ffice com
pone
nts of m
ixed
‐use
buildings m
ay be accommod
ated
at the
groun
d flo
or,
provided
their street frontage do
es not exceed 10
metres.
d. The character o
f the
precinct shall be
defined
as a high
‐qu
ality
enviro
nment that is distinguish
ed by its organized,
but varied façade
s with
sup
erior d
etailing and sig
nage.
e. Archite
ctural com
pone
nts shall be used
to differentia
te one
face of a
building from
ano
ther. The
design of structures
shou
ld be archite
cturally com
patib
le with
other structures
through the use of similar a
nd com
plem
entary fo
rms,
materials and scale.
f. Bu
ilding design
shall includ
e mod
ern form
s of architectural
detailing
or features that sup
port th
e envisio
ned mod
ern
character o
f the
precinct including
elements such as
cornices, parapets, pilasters, windo
w fe
nestratio
n, windo
w
features, and
entrances.
Transparency & M
assin
g a.
All at‐grade resid
entia
l units are encou
raged and shall be
able to
provide
visu
al privacy from
any pub
lic or internal
sidew
alks with
out the
need for h
igh or non
‐transparent
privacy fences or w
alls that detract from
the active street
edge. A
lternatively, entrances m
ay be raise
d to 2 m
etres
above grade.
b. Balcon
ies shall be integral to
the overall form and
design of
the developm
ent, and shou
ld not project beyon
d fron
t prop
erty line.
c. Va
riatio
ns in architectural detailing (e.g., materials, colou
rs)
shall be used
to create individu
al unit ide
ntity
while
maintaining
a design consistency in th
e overall develop
ment.
d. New
buildings shall have as their fun
damental cladd
ing brick,
woo
d, or g
lass and
materials shou
ld be compatib
le with
and
complem
ent a
djacent b
uildings.
e. Vinyl siding is not an acceptable cladd
ing material.
Site Design & Parking
a. Re
side
ntial parking
requ
iremen
ts shall be
redu
ced to a
minimum
of 1
space per unit.
b. Parking (eith
er surface or structured) shall be
permitted
at
either th
e rear or side of buildings, and
/or m
ay be
internalized.
c. Ve
hicular a
ccess to individu
al site
s shall be taken from
the
rear in order to
maintain a continuo
us pedestrian
environm
ent a
long
storefron
ts. If a
site
does no
t have access
to th
e rear, access po
ints to
structured vehicle parking
shou
ld be focused on
streets or side that have less
pede
stria
n activity, in orde
r to redu
ce poten
tial con
flicts.
d. Ve
hicle access points to und
ergrou
nd or a
bove
grou
nd/pod
ium parking
structures shall be taken from
the
rear of site
s wherever p
ossib
le.
e. Visitor parking
may be accommod
ated
with
surface stalls
accessed
from
a re
ar lane
f.
Loading and waste storage areas shall be
located at th
e rear
of all bu
ildings, and
shall be
screene
d from
view from
adjacent properties and pe
destria
n areas.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
36
4.7
Sig
nage
As with
the bu
ilding and site desig
n guidelines, the
individu
ality
of
each precinct is also m
anife
st in th
e type
of signage th
at shall or shall
not b
e pe
rmitted
in each respective precinct. Signage fo
r buildings is
only app
licable to
the commercial com
pone
nts of th
e McLeo
d Avenue
and
First A
venu
e Precincts.
McLeod Avenue
Precinct
a. Signage shall be pede
stria
n‐oriented, usin
g fram
ing/structural m
aterials consisten
t with
the associated
bu
ilding and/or with
the adjacent pub
lic re
alm streetscape
elem
ents (e
.g. light stand
ards or street furnishings).
b. Co
nsideration shall be made to signage th
at is con
sistent
with
the mod
ern character intent o
f the
area, (e
.g. façade ‐
mou
nted
signs, projection/blade signs, overhang sig
ns, or
awning
signs).
c. Projectin
g or blade
signs shall be
hun
g from
high‐qu
ality
brackets, w
hich are black or silver in colou
r and
mou
nted
so
they hang pe
rpen
dicular to the bu
ilding.
d. Projectio
n/blade sig
nage at a
minimum
height o
f 2.7 m
etres
to a m
aximum
height o
f 3.3 m
etres shall be requ
ired for a
ll streetfron
t retail businesses fron
ting McLeo
d Aven
ue. For
live work bu
ildings with
walk up
add
resses, the
height shall
be m
easured from
the ho
rizon
tal plane
of the
business.
e. The surface area of the
signage band (fa
scia or e
ntablature
sign) shall no
t exceed 20
% of the
storey’s wall area.
f. Windo
w signs along
the east side of King Street between
First A
venu
e and Jespersen Aven
ue shall be
limite
d to not
more than
40%
of the
windo
w disp
lay to accom
mod
ate
passing motorists.
g. Bu
ildings on corner lots shall have signs th
at add
ress both of
the adjacent streets.
h. Sand
wich bo
ards shall be
permitted
as long
as a minim
um
clear sidew
alk space of 1 m
etre can
be maintaine
d be
tween
the sig
n, th
e pe
destria
n realm and
the bu
ilding facade
. The
maximum
size shou
ld not exceed 1 sq. m
., with
a m
aximum
height of 1
.3 m
etres.
i. Large A ‐fram
e po
rtable signs are to
be proh
ibite
d.
j. Bu
ilding walls shall no
t be treated as billbo
ards.
k. Bu
ilding and tenant identification signs shall be organized as
distinct architectural elemen
ts, reinforcing
rhythm
and
character o
f the
building façade
s.
l. Bu
ilding sig
nage shall be
limite
d in scale and
integrated
with
the de
sign
of the
building façades. For single tenant
buildings, one
corpo
rate I.D. sign will be perm
itted
per
building or view plane
. m. Bu
ilding sig
nage shall reflect th
e character o
f the
building
functio
n to assist in orie
ntation and character.
n. Overhead stand‐alon
e pylon or highw
ay‐type signage is not
perm
itted.
o. Ro
of‐m
ounted
signs are not permitted
. p.
The use of internally illuminated
fluo
rescen
t box signage is
no permitted.
q. Co
rporate aw
nings advertising particular produ
cts are no
t considered
accep
table as signage fo
r awnings.
r. Groun
d level storefron
t signage shall allow fo
r larger fon
ts
and fascia signage along
the east side of King Street between
First A
venu
e and Jespersen Aven
ue.
s. For freestand
ing, single use retail alon
g the east side of King
Street between First A
venu
e and Jespersen Avenue
the use
of internally illuminated
fluo
rescen
t box signage shall be
perm
itted.
t. For m
ixed
‐use m
ulti‐tenant develop
men
ts, the
use of
illum
inated
fluo
rescen
t box signage is not permitted.
First A
venu
e Precinct
a. Signage shall be pede
stria
n vehicle oriented, usin
g fram
ing/structural m
aterials consisten
t with
the associated
bu
ilding and/or with
the adjacent pub
lic re
alm streetscape
elem
ents (e
.g. light stand
ards or street furnishings).
b. Co
nsideration shall be made to signage th
at is con
sistent
with
the he
ritage character o
f the
precinct, and historical
sign installatio
n metho
ds (e
.g. façade‐mou
nted
signs or
awning
signs).
City
Cen
tre
Area
Red
evel
opm
ent P
lan
37
c. Bu
ildings on corner lots shall have signs th
at add
ress both of
the adjacent streets.
d. Bu
ilding and tenant identification signs shall be organized as
distinct architectural elemen
ts, reinforcing
rhythm
and
character o
f the
building façade
s.
e. Bu
ilding sig
nage shall be
limite
d in scale and
integrated
with
the de
sign
of the
building façades. For single tenant
buildings, one
corpo
rate I.D. sign will be perm
itted
per
building or view plane
. f.
Building sig
nage shall reflect th
e character o
f the
building
functio
n to assist in orie
ntation and character.
g. Groun
d level storefron
t signage shall allow fo
r larger fon
ts and
fascia signage.
h. Maximum
freestanding
sign he
ight in th
is precinct shall be
7.5 metres, to
allow fo
r Highw
ay 16A
visibility and expo
sure.
i. The surface area of the
signage band (fa
scia or e
ntablature
sign) shall no
t exceed 20
% of the
storey’s wall area.
j. Windo
w signs shall be
limite
d to not m
ore than
40%
of the
windo
w disp
lay to accom
mod
ate passing Highw
ay 16A
motorists.
k. The use of internally illuminated
fluo
rescen
t box signage
shall be pe
rmitted.
l. Bu
ilding walls perpend
icular to
First A
venu
e, but not fron
ting
First A
venu
e shall be used
for b
illbo
ard bu
sinesses with
in th
e prem
ises.
m. Neon sig
ns are often
associated with
early to
mid‐twen
tieth
century commercial businesses/bu
ildings and
may still have
a place in Spruce Grove. Spe
cial con
side
ratio
n shall be given
to allow buildings located alon
g First A
venu
e to incorporate
neon
signage, whe
re app
ropriate on a case‐by‐case basis.
n. Sand
wich bo
ards shall be
permitted
as long
as a minim
um
clear sidew
alk space of 1 m
etre can
be maintaine
d be
tween
the sig
n, th
e pe
destria
n realm and
the bu
ilding facade
.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
38
5.0
Imp
lem
enta
tio
n
The im
plem
entatio
n of th
e City Cen
tre AR
P’s redevelop
men
t con
cept
(Sectio
n 3) and
policies (Sectio
n 4) will be achieved
using
the
following implem
entatio
n plan
to re
alize the dreams, vision and
potential for th
e City Cen
tre.
Implem
entatio
n priorities and respon
sibilitie
s are ou
tlined in th
e following subsectio
ns, and
the elem
ents of the
implem
entatio
n strategy includ
e: leadership, detailed planning; regulatory
fram
ework; im
plem
entatio
n team
; phasin
g; and
, mon
itorin
g.
5.
1 R
edev
elop
men
t Lea
ders
hip
The achievem
ent o
f the
City
Cen
tre AR
P’s visio
n, goals, and
ob
jectives will re
quire
leadership fo
cused on
moving the plan
forw
ard over time. A
leadership group
sho
uld be
establishe
d and
tasked
with
ensuring City departm
ents, lando
wne
rs, businesses, and
othe
r stakeho
lders adhe
re to
the City Centre AR
P’s priorities and
regulatio
ns.
5.2
City
Cen
tre
Impr
ovem
ents
Pla
n The City Centre AR
P envision
s a m
ixed
‐use, ped
estrian friend
ly, and
aesthe
tically pleasing urban en
vironm
ent a
cross the entire plan
area.
Achieving what is intend
ed will ta
ke m
any years accomplish
, and
it
will be through actio
ns initiated
by the City of Spruce Grove and
through private sector projects un
dertaken
with
the Plan
Area.
To und
erstand and facilitate what improvem
ents are intend
ed with
in
the pu
blic re
alm a com
preh
ensiv
e utility and
streetscape
design plan
will be provided
as the City Cen
tre Im
provem
ents Plan. This plan
will
outline
what road and mun
icipal infrastructure will be requ
ired
across th
e City Cen
tre to achieve th
e City Cen
tre AR
P’s vision
, and
it
will be relied on
to inform
decisions on bo
th City
and
private
developm
ent initia
tives. Furthermore, th
e City Centre Im
provem
ents
Plan
will sup
port fu
ture detailed planning
and
con
struction priorities.
5.3
Det
aile
d P
lann
ing
and
Con
stru
ctio
n De
tailed planning
that builds up
on th
e AR
P’s v
ision and po
licies is
requ
ired to execute, build upo
n, and
upd
ate the Plan’s dire
ction.
The de
tailed planning
will con
sider ARP
iden
tified initiatives to
help
achieve the AR
P’s v
ision and ob
jectives th
at includ
e infrastructure
and roads, streetscaping, parking, w
ayfin
ding, and
beautificatio
n that
includ
e:
Phase 1: M
ain and McLeo
d Streetscape Im
provem
ents
i. De
sign Utility
and
Streetscape
Improvem
ents
ii. Co
nstruct U
tility
and
Streetscape
Improvem
ents
Columbu
s Park Re
developm
ent
i. Land
scape and Engine
ering De
sign
ii.
Park Con
struction
Mob
ility Im
provem
ent P
lan and Mon
itorin
g i.
Que
en Street/Highw
ay 16A
access closure and First
Avenue
east‐west stop removal (P
ilot P
roject).
ii. Close left tu
rns n
orthbo
und from
King Street to
First
Avenue
(Pilot P
roject).
City
Cen
tre
Area
Red
evel
opm
ent P
lan
39
iii.
Pede
stria
n mob
ility enh
ancemen
ts and
upgrade
planning
iv.
West A
RP ro
ad and
ped
estrian conn
ectio
ns re
view
and plan.
Parking Managem
ent P
lan
i. Create plan to inform
and
optimize commercial
parking supp
ly.
ii. Iden
tify future parking
needs and
supp
ly solutions.
Wayfin
ding
and
Street B
anner P
rogram
City Centre Branding
Study
5.
4 R
egul
ator
y F
ram
ewor
k To
achieve th
e City Centre AR
P visio
n an
app
ropriate re
gulatory
mechanism
is re
quire
d to im
plem
ent the
land
use, built form
up
grading, and
mob
ility changes propo
sed. The
City
of Spruce Grove
Land
Use Bylaw
is th
e regulatory to
ol fo
r implem
entin
g the AR
P’s
rede
velopm
ent p
lan, and
a new
City
Cen
tre land
use district w
ill be
establish
ed based
on the AR
P’s five (5) land use precincts and
recommende
d bu
ilt fo
rm design guidelines.
5.5
Pha
sing
The City Centre AR
P is intend
ed to
facilitate a rede
velopm
ent o
ver a
sig
nificant p
eriod of time (i.e. 30 or m
ore years), and
its
transformation will be de
pend
ent o
n the progress of n
ecessary
infrastructure upgrade
s.
The ph
asing of urban
realm im
provem
ents and
infrastructure will be
essential to the progression of develop
ment, and in th
e initial stage
this will be inform
ed by the initiatives iden
tified in Table 2 ‐
Implem
entatio
n Actio
ns Timeline, re
finem
ents re
quire
d up
on fu
rthe
r review
, mun
icipal bud
getin
g, and
private sector investment.
5.6
Mon
itorin
g an
d A
men
dmen
t The po
licies with
in th
e City Cen
tre AR
P shall be mon
itored regularly
to ensure they re
main curren
t and
relevant. W
here determined
ne
cessary the AR
P may be altered thorou
gh th
e bylaw amendm
ent
process, and
all prop
osed
amendm
ents shall be
presented
to City
Co
uncil for th
eir con
sideration.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
40
Table 2 Im
plem
entation
Actions Tim
eline
Typ
e o
f A
cti
on
(Re
gu
lato
ry,
Ca
pit
al
Pro
ject
or
Stu
dy)
Le
ad
R
es
po
ns
ibili
ty(d
oe
s n
ot
ne
ga
te c
oo
pe
rati
on
of
oth
er
inte
rna
l d
ep
art
me
nts
)
Fu
nd
ing
So
urc
e
1.0
INF
RA
ST
RU
CT
UR
E &
TR
AN
SP
OR
TA
TIO
N
1.1
Und
erta
ke a
Cap
ital I
mpr
ovem
ent P
lan
to r
efin
e co
st a
nd p
hasi
ng fo
r in
fras
truc
ture
impr
ovem
ents
thro
ugho
ut A
RP
S
tudy
Are
aS
tudy
(In
tern
al)
Eng
inee
ring
C
apita
l B
udge
t
1.2
Und
erta
ke W
ater
, Util
ity im
prov
emen
ts a
long
McL
eod
Ave
bet
wee
n K
ing
St &
Que
en S
tC
apita
l Pro
ject
Eng
inee
ring
U
tiliti
es F
und
1.3
Und
erta
ke W
ater
, Util
ity im
prov
emen
ts a
long
Mai
n S
t bet
wee
n F
irst A
ve &
Chu
rch
Rd
Cap
ital P
roje
ctE
ngin
eerin
g
Util
ities
Fun
d
1.4
Con
vert
on-
stre
et p
arki
ng a
long
McL
eod
Ave
from
ang
le to
par
alle
l bet
wee
n K
ing
St &
Que
en S
tC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
1.5
Str
eets
cape
rec
onfig
urat
ion
alon
g M
cLeo
d A
ve b
etw
een
Kin
g S
t & Q
ueen
St
Cap
ital P
roje
ctE
ngin
eerin
g
Cap
ital
Bud
get
1.6
Und
erta
ke im
prov
emen
ts to
4-w
ay s
top
inte
rsec
tion
at M
cLeo
d A
ve &
Mai
n S
t and
McL
eod
Ave
& Q
ueen
St
incl
udin
g cu
rb e
xten
sion
s (b
ulb
outs
)C
apita
l Pro
ject
Eng
inee
ring
& P
ublic
Wor
ksC
apita
l B
udge
t
1.7
Cre
ate
a C
ity C
entr
e P
arki
ng M
anag
emen
t Pla
n to
opt
imiz
e pa
rkin
g su
pply
Stu
dy (
Inte
rnal
)E
cono
mic
Dev
elop
men
tC
ity O
pera
ting
Bud
get
1.8
Intr
oduc
e ne
w p
edes
tria
n-sc
ale
light
ing
alon
g M
cLeo
d A
ve b
etw
een
Kin
g S
t & Q
ueen
St a
nd a
long
Mai
n S
t bet
wee
n F
irst A
ve &
Chu
rch
Rd
Cap
ital P
roje
ctE
ngin
eerin
g
Cap
ital
Bud
get
1.9
Pilo
t pro
ject
to c
lose
of Q
ueen
St a
t Hw
y 16
A a
nd r
emov
e ea
st-w
est s
top
alon
g F
irst A
veC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
1.1
0P
ursu
e pa
rtne
rshi
ps w
ith p
rope
rty
owne
rs a
nd o
ther
und
erut
ilize
d sp
aces
(e.
g. C
hurc
hes)
to p
ovid
e of
f-st
reet
pa
rkin
g ar
eas
Stu
dy (
Inte
rnal
)E
cono
mic
Dev
elop
men
tn/
a
2.0
PU
BL
IC R
EA
LM
2.1
Sid
ewal
k im
prov
emen
ts in
clud
ing
wid
th in
crea
se a
long
McL
eod
Ave
bet
wee
n K
ing
St &
Que
en S
tC
apita
l Pro
ject
Eng
inee
ring
Cap
ital
Bud
get
2.2
Sid
ewal
k im
prov
emen
ts a
long
Mai
n S
t bet
wee
n F
irst A
ve &
Chu
rch
Rd
Cap
ital P
roje
ctE
ngin
eern
gC
apita
l B
udge
t
2.3
Col
umbu
s P
laza
Det
aile
d D
esig
n an
d C
onst
ruct
ion
Cap
ital P
roje
ctE
ngin
eerin
g(i
n c
oo
pe
ratio
n w
ith E
con
om
ic
De
velo
pm
en
t & C
ultu
ral S
erv
ice
s)
Cap
ital B
udge
t and
/or
Dev
elop
men
t Le
vies
2.4
Intr
oduc
e a
CP
TE
D p
olic
y fo
r la
new
ays/
alle
ys in
the
City
Cen
tre
Stu
dy (
inte
rnal
)P
lann
ing
& D
evel
opm
ent
City
Ope
ratin
g B
udge
t
2.5
Ass
ess
feas
ibili
ty fo
r a
side
wal
k pa
tio in
cent
ive
prog
ram
Stu
dy (
Inte
rnal
)E
cono
mic
Dev
elop
men
tC
ity O
pera
ting
Bud
get
2.6
Und
erta
ke a
Str
eet B
anne
r pr
ogra
m w
ith s
choo
ls a
nd lo
cal a
rttis
ts fo
r pu
blic
art
thro
ugho
ut C
ity C
entr
eC
apita
l Pro
ject
Cul
tura
l Ser
vice
sF
eder
al/P
rovi
ncin
al A
rts
Gra
nts
and
Loca
l Bus
ines
ses
2.7
Str
eets
cape
impr
ovem
ents
alo
ng M
cLeo
d A
ve b
etw
een
Kin
g S
t & Q
ueen
St
Cap
ital P
roje
ctE
ngin
eern
gC
apita
l B
udge
t
2.8
Str
eets
cape
impr
ovem
ents
alo
ng M
ain
St b
etw
een
Firs
t Ave
& C
hurc
h R
dC
apita
l Pro
ject
Eng
inee
rng
Cap
ital
Bud
get
2.9
Upd
ate
Byl
aw fo
r si
dew
alk
patio
s, p
arki
ng e
ncro
achm
ent a
nd/o
r pa
rkle
ts a
t str
ateg
ic lo
catio
nsR
egul
ator
yP
lann
ing
& D
evel
opm
ent
City
Ope
ratin
g B
udge
t
2.1
0U
nder
take
des
ign
stud
y fo
r C
ity C
entr
e B
rand
ing
& W
ayfin
ding
Pro
gram
Stu
dy (
inte
rnal
)P
lann
ing
& D
evel
opm
ent
City
Ope
ratin
g B
udge
t
2.1
1S
elec
tion
and
inst
alla
tion
of c
onsi
sten
t str
eet f
urni
ture
ele
men
ts in
City
Cen
tre
Cap
ital P
roje
ctE
ngin
eern
gC
apita
l B
udge
t
3.0
LA
ND
US
E &
UR
BA
N F
OR
M
3.1
Am
endm
ents
to fu
ll La
nd U
se B
ylaw
and
Zon
ing
Reg
ulat
ory
Pla
nnin
g &
Dev
elop
men
tC
ity O
pera
ting
Bud
get
3.2
Det
aile
d D
esig
n G
uide
lines
Reg
ulat
ory
Pla
nnin
g &
Dev
elop
men
tC
ity O
pera
ting
Bud
get
3.3
Iden
tify
pote
ntia
l pro
pert
y ac
quis
ition
s fo
r fu
ture
off-
stre
et p
arki
ng n
eeds
Stu
dy (
inte
rnal
)E
cono
mic
Dev
elop
men
tC
ash-
in-L
ieu
3.4
Iden
tify
othe
r po
tent
ial p
rope
rty
acqu
isiti
ons
need
ed to
impl
emen
t AR
PS
tudy
(in
tern
al)
Eco
nom
ic D
evel
opm
ent
Cap
ital
Bud
get
3.5
Rev
iew
and
am
end
valu
e fo
r ex
istin
g C
ash-
in-L
ieu
polic
y fo
r pa
rkin
gS
tudy
(in
tern
al)
Pla
nnin
g &
Dev
elop
men
tC
ash-
in-L
ieu
3.6
Est
ablis
h a
vaca
nt lo
t str
ateg
y fo
r in
terim
use
sS
tudy
(in
tern
al)
Eco
nom
ic D
evel
opm
ent
City
Ope
ratin
g B
udge
t
3.7
Upd
ate
Byl
aw fo
r m
inim
um p
arki
ng r
equi
rem
ents
for
resi
dent
ial a
nd r
etai
lR
egul
ator
yP
lann
ing
& D
evel
opm
ent
City
Ope
ratin
g B
udge
t
Imp
lem
enta
tio
n A
ctio
n
SH
OR
T T
ER
M (
0 -
5 Y
ea
rs)
City
Cen
tre
Area
Red
evel
opm
ent P
lan
41
Table 2 Im
plem
entation
Actions Tim
eline
Typ
e o
f A
cti
on
(Re
gu
lato
ry,
Ca
pit
al
Pro
ject
or
Stu
dy)
Le
ad
R
es
po
ns
ibili
ty(d
oe
s n
ot
ne
ga
te c
oo
pe
rati
on
of
oth
er
inte
rna
l d
ep
art
me
nts
)
Fu
nd
ing
So
urc
e
4.0
INF
RA
ST
RU
CT
UR
E &
TR
AN
SP
OR
TA
TIO
N
4.1
Wat
er, U
tility
impr
ovem
ents
alo
ng F
irst A
ve b
etw
een
Kin
g S
t & C
alah
oo S
tC
apita
l Pro
ject
Eng
inee
ring
U
tiliti
es F
und
4.2
Wat
er, U
tility
impr
ovem
ents
alo
ng C
hurc
h R
d be
twee
n K
ing
St &
Cal
ahoo
Rd
Cap
ital P
roje
ctE
ngin
eerin
g
Util
ities
Fun
d
4.3
Wat
er, U
tility
impr
ovem
ents
alo
ng M
cLeo
d A
ve b
etw
een
Que
en S
t & C
alah
oo R
dC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
4.4
Intr
oduc
e a
med
ian
alon
g K
ing
St &
Hw
y 16
A a
t Firs
t Ave
with
impr
oved
ped
estr
ian
cros
sing
Cap
ital P
roje
ctE
ngin
eerin
g
Cap
ital
Bud
get
4.5
Und
erta
ke im
prov
emen
ts to
inte
rsec
tion
at M
cLeo
d A
ve &
Kin
g S
tC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
4.6
Sid
ewal
k im
prov
emen
ts a
long
McL
eod
Ave
bet
wee
n Q
ueen
St &
Cal
ahoo
Rd
incl
udin
g ad
ditio
n of
new
sid
ewal
ks
on Q
ueen
St a
nd M
ain
St f
rom
Chu
rch
St f
rom
McL
eod
to J
espe
rsen
Cap
ital P
roje
ctE
ngin
eerin
g
Cap
ital
Bud
get
4.7
Str
eets
cape
impr
ovem
ents
alo
ng Q
ueen
St b
etw
een
Firs
t Ave
& C
hurc
h R
d an
d K
ing
St b
etw
een
Firs
t Ave
&
Chu
rch
Rd
Cap
ital P
roje
ctE
ngin
eerin
g
Cap
ital
Bud
get
4.8
Intr
oduc
e a
mid
-blo
ck c
ross
ing
on M
cLeo
d A
ve m
id w
ay b
etw
een
Que
en S
t & C
alah
oo R
dC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
4.9
Intr
oduc
e ne
w p
edes
tria
n-sc
ale
light
ing
alon
g F
irst F
irst A
ve a
nd r
emai
nder
of M
cLeo
d A
ve to
Cal
ahoo
Rd
Cap
ital P
roje
ctE
ngin
eerin
g
Cap
ital
Bud
get
4.1
0U
nder
take
impr
ovem
ents
to in
ters
ectio
ns a
t Firs
t Ave
& K
ing
St a
nd F
irst A
ve &
Que
en S
tC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
4.1
1U
nder
take
stu
dy to
exa
min
e fe
asib
ility
of i
ntro
duci
ng a
bik
e la
ne o
r sh
ared
roa
d ne
twor
k al
ong
Chu
rch
Rd
Stu
dy (
inte
rnal
)E
ngin
eerin
g
City
Ope
ratin
g B
udge
t
4.1
2In
trod
uce
desi
gnat
ed T
rans
it S
tops
alo
ng M
cLeo
d A
veC
apita
l Pro
ject
Env
ironm
nent
& T
rans
itC
ity O
pera
ting
Bud
get
5.0
PU
BL
IC R
EA
LM
5.1
Str
eets
cape
impr
ovem
ents
alo
ng F
irst A
ve b
etw
een
Kin
g S
t & C
alah
oo R
dC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
5.2
Str
eets
cape
impr
ovem
ents
alo
ng K
ing
St a
nd Q
ueen
St b
etw
een
Firs
t Ave
& C
hurc
h R
dC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
5.3
Intr
oduc
e w
ayfin
ding
and
sig
nage
thro
ugho
ut C
ity C
entr
e an
d on
Hw
y 16
A o
n ap
proa
ches
to C
ity C
entr
eC
apita
l Pro
ject
Pla
nnin
g &
Dev
elop
men
tC
ity O
pera
ting
Bud
get
5.4
Ass
ess
feas
ibili
ty o
f a C
PT
ED
(C
rime
Pre
vent
ion
Thr
ough
Env
ironm
enta
l Des
ign)
ince
ntiv
eR
egul
ator
yP
rote
ctiv
e S
ervi
ces
City
Ope
ratin
g B
udge
t
6.0
LA
ND
US
E &
UR
BA
N F
OR
M
6.1
Iden
tify
pote
ntia
l pro
pert
y ac
quis
ition
s fo
r fu
ture
off-
stre
et p
arki
ng n
eeds
(on
goin
g)S
tudy
(in
tern
al)
Eco
nom
ic D
evel
opm
ent
Cas
h-in
-Lie
u
6.2
Ass
ess
feas
ibili
ty fo
r an
ince
ntiv
es p
rogr
am fo
r fa
çade
impr
ovem
ents
Stu
dy (
inte
rnal
)E
cono
mic
Dev
elop
men
tC
ity O
pera
ting
Bud
get
6.3
Ass
ess
feas
ibili
ty fo
r an
ince
ntiv
es p
rogr
am s
peci
fic to
Urb
an R
esid
entia
l Mix
ed-U
se D
evel
opm
ent/R
edev
elop
men
t or
Liv
e/W
ork
Res
iden
tial D
evel
opm
ent/R
edev
elop
men
tS
tudy
(in
tern
al)
Eco
nom
ic D
evel
opm
ent
City
Ope
ratin
g B
udge
t
6.4
Eng
age
in d
iscu
ssio
ns w
ith k
ey la
nd/p
rope
rty
owne
rs fo
r po
tent
ial b
uild
ing
acqu
isiti
ons
for
City
Ser
vice
sS
tudy
(in
tern
al)
Eco
nom
ic D
evel
opm
ent
n/a
6.5
Ong
oing
mon
itorin
g an
d re
view
of L
and
Use
Byl
aw a
nd D
esig
n G
uide
lines
and
Upd
ate
AR
P if
req
uire
dS
tudy
(In
tern
al)
Pla
nnin
g &
Dev
elop
men
tC
ity O
pera
ting
Bud
get
6.6
Dev
elop
a c
once
pt p
lan
for
the
Chu
rch
Rd
corr
idor
bet
wee
n K
ing
St a
nd C
alah
oo R
dS
tudy
(In
tern
al)
Eng
inee
ring
C
ity O
pera
ting
Bud
get
Imp
lem
enta
tio
n A
ctio
n
ME
DIU
M T
ER
M (
6 -
10
Ye
ars
)
City
Cen
tre
Area
Red
evel
opm
ent P
lan
42
Ty
pe
of
Ac
tio
n(R
eg
ula
tory
, C
ap
ita
l P
roje
ct
or
Stu
dy
)
Le
ad
R
es
po
ns
ibili
ty(d
oe
s n
ot
ne
ga
te c
oo
pe
rati
on
of
oth
er
inte
rna
l d
ep
art
me
nts
)
Fu
nd
ing
So
urc
e
7.0
INF
RA
ST
RU
CT
UR
E &
TR
AN
SP
OR
TA
TIO
N
7.1
Wat
er, U
tility
impr
ovem
ents
els
ewhe
re in
AR
P S
hado
w A
rea
(Urb
an L
ivin
g P
reci
nct)
- Q
ueen
St,
Jesp
erse
n A
ve,
Mai
n S
t and
Moh
r A
veC
apita
l Pro
ject
Eng
inee
ring
U
tiliti
es F
und
7.2
Und
erta
ke im
prov
emen
ts to
inte
rsec
tion
at M
cLeo
d A
ve &
Cal
ahoo
Rd
Cap
ital P
roje
ctE
ngin
eerin
g
Cap
ital
Bud
get
7.3
Und
erta
ke fe
asib
ility
stud
y fo
r ex
tens
ion
of M
cPhe
rson
Ave
to C
alah
oo R
d fr
om Q
ueen
St o
r ex
tens
ion
of M
ohr
Ave
to
Cal
ahoo
Rd
from
Que
en S
tC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
8.0
PU
BL
IC R
EA
LM
8.1
Ext
end
stre
etsc
ape
impr
ovem
ents
alo
ng C
hurc
h R
d be
twee
n K
ing
St a
nd C
alah
oo R
d an
d al
ong
Que
en S
t to
the
Que
en S
tree
t Pro
fess
iona
l Bui
ldin
gC
apita
l Pro
ject
Eng
inee
ring
C
apita
l B
udge
t
9.0
LA
ND
US
E &
UR
BA
N F
OR
M
9.1
Ong
oing
mon
itorin
g an
d re
view
of L
and
Use
Byl
aw a
nd D
esig
n G
uide
lines
and
Upd
ate
AR
P if
req
uire
dS
tudy
(In
tern
al)
Pla
nnin
g &
Dev
elop
men
tC
ity O
pera
ting
Bud
get
9.2
Ass
ess
City
Ser
vice
s ca
paci
ty n
eeds
(e.
g. L
ibra
ry, C
ity H
all a
nd C
omm
unity
Ser
vice
sS
tudy
(In
tern
al)
Fac
ilitie
s &
Fle
etC
ity O
pera
ting
Bud
get
LO
NG
TE
RM
(1
1 -
15
+ Y
ea
rs)
Imp
lem
enta
tio
n A
ctio
n
Table 2 Im
plem
entation
Actions Tim
eline
City
Cen
tre
Area
Red
evel
opm
ent P
lan
43
6.0
Pla
nn
ing
Ter
min
olo
gy
Access: The
accessib
ility to
and
with
in th
e site for v
ehicles, cycles,
and pe
destria
ns in te
rms of th
e po
sitioning
and
treatm
ent o
f access
and circulation routes, and
how
these fit into th
e surrou
nding access
netw
ork.
Articulation: The
articulation and de
sign of a building façade
creates
identity for ind
ividual units with
in a larger building and can provide
the adjacent pub
lic re
alm with
a ped
estrian scale.
Bollard: A
sho
rt vertical post o
r sim
ilar structure th
at can
define
areas in th
e streetscape and provide an
attractive de
sign
elemen
t. Bo
llards are often used
to separate pe
destria
ns or streetscape
elem
ents from
veh
icles.
Building He
ight: The
vertical distance of the
highe
st point of the
roof
or any ro
oftop de
ck, fen
ce, railing, widow
’s walk, or o
ther ro
oftop
structure or fe
ature above the mean fin
ished
grade
of the
groun
d adjoining the bu
ilding.
Building Lot C
overage: An area with
in th
e prop
erty bou
ndaries of a
lot o
r tract with
in which an allowed
building or structure m
ay be
placed
(doe
s no
t include
paved
surfaces).
Bulb‐out: A
bulb‐ou
t (also kno
wn as curb extension) is used to exten
d the sid
ewalk, th
ereby redu
cing
the crossing
distance fo
r ped
estrians,
and allowing pe
destria
ns and
app
roaching
veh
icles to see
one
another w
hen vehicles parked in a parking
lane
wou
ld otherwise
block visib
ility. Bulb‐ou
ts are also
used as a traffic calming measure.
Catalytic Project: R
edevelop
ment p
rojects and programs aimed
at
increasin
g econ
omic and
com
mun
ity value
with
in areas, districts, or
neighb
orho
ods of a m
unicipality. These projects leverage a
significant a
nd visible investment in the area, increase the value of
surrou
nding prop
ertie
s, and
sup
port com
preh
ensiv
e planning
goals.
Character: Special physic
al characteristics of a structure or a
rea (e.g.
archite
cture, land
scaping, natural fe
atures, open space, type
s and
styles of h
ousing, num
ber a
nd size of ro
ads and sid
ewalks) that set it
apart from its surrou
ndings and
con
tribute to its individu
ality.
Charette: A
n intensive focused worksho
p in which designe
rs,
prop
erty owne
rs, develop
ers, pub
lic officials, citizens, and
other
stakeh
olde
rs work together to
brainstorm and
envision
poten
tial
projects of b
enefit to the commun
ity.
Conn
ectio
n: The
linkages with
in th
e commun
ity th
at brin
g together
and move pe
destria
ns, bicycles, veh
icles, etc. from one
area to
another.
Crime Preventio
n Through Environm
ental D
esign (CPTED
): a multi‐
disciplinary approach to
deterrin
g criminal beh
aviour th
rough
environm
ental design, which re
lies up
on th
e ability to
influ
ence
offend
er decision
s that precede
crim
inal acts, m
ostly
with
in th
e bu
ilt
environm
ent.
Curb Cut: A
curb break, or a
place or w
ay provide
d for veh
icular
ingress (entrance) or e
gress (exit) between prop
erty and
an abuttin
g pu
blic street.
Dens
ity: The
num
ber o
f dwelling un
its on a site expressed in dwelling
units per net re
sidentia
l hectare (d
u/nrha).
Dining/Storefron
t Zon
e: Building façade
s, entrances, and
windo
ws to
create an interface be
tween bu
ildings and
the pu
blic re
alm. The
desig
n of th
ese elem
ents as they re
late to
the adjacent sidew
alks
and streets affects street activity
and
perceptions of scale, variety,
and rhythm
. Allowed
uses with
in th
e fron
tage zon
e includ
e side
walk
cafes, non
‐permanen
t signage, retail disp
lays, and
land
scaping.
Facade: The
face of a
building. All wall planes of a building which are
visib
le from
one
side or perspective. The
fron
t facade faces and is
most closely parallel to the fron
t lot line
.
Facade
(Street Level): The po
rtions of a
Facade which face and
are
most closely parallel to a street lot line, th
at engage pe
destria
ns and
he
lp to
create street activity
through features such as storefron
t windo
ws, welcoming storefront signs, etc.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
44
Gatew
ay: A
n urban de
sign
feature or area that provide
s visual
access, dire
ction and/or celebratio
n of th
e commun
ity fo
r tho
se
enterin
g. W
ithin th
e CC
ARP, th
ere are three areas that have be
en
defin
ed as be
ing approp
riate fo
r such features, w
hich cou
ld includ
e (but is not limite
d to) architectural detailing, signage, streetscape
elem
ents, and
pub
lic art.
Green
Space: A
n op
en urban
space with
plant life or the
natural
environm
ent; also, any natural area, land
scaped
area, yard, garde
n or park accessible to
the pu
blic.
Guidelines: Statements of p
lann
ing intent th
at are m
ore de
tailed
than
policies, but not as strict a
s rules and regulatio
ns.
High Density Land
Use: C
ompact or clustered
develop
men
t, resulting
in a highe
r overall nu
mbe
r of u
nits built in th
e same area and
po
ssibly re
ducing
the demand for d
evelop
men
t in other a
reas.
Highe
r density develop
men
t does no
t necessarily mean multifam
ily
developm
ent o
r high‐rise bu
ildings. H
ighe
r densitie
s can
be achieved
by building ho
mes on sm
aller lots, by bu
ilding attached
hom
es
(row
houses or tow
nhom
es) o
r by bu
ilding multi‐un
it structures
(apartment b
uildings or con
dominiums).
Infill D
evelop
ment: The constructio
n of a building on
a vacant p
arcel
located in a predo
minately bu
ilt up area. The
local zon
ing regulatio
ns
determ
ine whether th
e ne
w building fits harm
oniously into th
e neighb
orho
od.
Infrastructure: The
services and
facilities for w
hich th
e mun
icipality
has capital investm
ent a
nd m
aintenance re
spon
sibilities, includ
ing
roadways, sidew
alks, brid
ges, street lights and traffic signals, transit
buses, solid waste m
anagem
ent systems, potable water distrib
ution
system
s, storm
sew
ers, sanita
ry sew
ers, sp
orts fields, playgroun
ds,
aren
as, poo
ls, police and em
ergency respon
se statio
ns, vehicles and
equipm
ent, civic bu
ildings, parks, bou
levard trees, and
com
puter a
nd
telecommun
ications equ
ipment.
Land
Use Bylaw
: A bylaw
of a
mun
icipality
passed by Cou
ncil as a
Land
Use Bylaw
pursuant to the provision
s of th
e Mun
icipal
Governm
ent A
ct and
intend
ed to
con
trol and
regulate th
e use and
developm
ent o
f land and bu
ildings with
in th
e mun
icipality.
Laneway: A
narrow ro
adway between bu
ildings, hedges, or fen
ces.
Also re
ferred
to as an
Alleyw
ay.
Live W
ork Dw
elling: A dwelling un
it used
for b
oth dw
elling pu
rposes
and any no
nresidentia
l use permitted
in th
e zoning
district in which
the un
it is located, provide
d that not m
ore than
two pe
rson
s who
do
not reside in th
e un
it are em
ployed
on the prem
ises.
Materiality: The
quality of colou
rs, m
aterials, and
finishes con
vey the
character a
nd durability of a
building.
Mixed
‐Use Develop
ment: The de
velopm
ent o
f a tract o
f land or
building or structure with
two or m
ore diffe
ring uses such as
resid
entia
l, office, re
tail, service, pub
lic, or e
ntertainment, in a
compact urban
form
.
Mul
ti‐m
odal
: Allowing for a
range of differen
t mod
es of travel such
as walking, cycling, driving, and
pub
lic transit.
Mun
icip
al D
evel
opm
ent P
lan
(MDP
): The principal statutory land
use
plan
for the
entire
mun
icipality, ado
pted
by Co
uncil, in accordance
with
the provision
s of th
e Mun
icipal Governm
ent A
ct.
Nod
e: A cen
tral or con
necting po
int a
t which pathw
ays intersect or
branch.
Pedestrian Friend
ly: The
den
sity, layout, and
infrastructure th
at
encourages walking
and
biking with
in a sub
division
or d
evelop
ment,
includ
ing short setbacks, fron
t porches, sidew
alks, and
bike paths.
Precincts: Distinct areas of tow
n that are characterized
by a specific
land
use pattern and
character.
Policy: An official plan of action adop
ted by an individu
al or g
roup
, which fo
r land use plans adop
ted by m
unicipalities in Alberta can
be
distinguish
ed as either statutory plans (M
unicipal Develop
men
t Plans, Area Structure Plans, or Inter‐m
unicipal Develop
men
t Plans)
or non
‐statutory plans.
City
Cen
tre
Area
Red
evel
opm
ent P
lan
45
Public Art: Pub
lic art re
fers to
art placed in pub
lic settin
gs fo
r the
pu
rpose of enriching
the commun
ity by evoking meaning
in th
e pu
blic re
alm. Pub
lic art can
take a variety of forms: (1
) Architectural
desig
n elem
ents (carvings, embedd
ed re
lief sculptures); (2)
Land
scape features; (3) Streetscape
design (benches, artist garde
ns);
(4) Sculptures (site
‐specific m
onum
ental w
orks); (5) C
ivic
enhancem
ent p
rojects (placed symbo
ls, wayfin
ding
signs and
markers); (6) E
xhibits, extem
porane
ous pe
rformances, indigeno
us
artw
ork “fou
nd objects” located in pub
lic spaces; (7
) Com
mun
ity Art
(engravings, m
urals, vernacular p
ieces); (8) Eph
emeral Art (sidew
alk
poetry, ice sculpture).
Public Realm: The
region
, sph
ere, or d
omain with
in which anything
occurs, prevails, or d
ominates available to anyon
e. From a land
use
standp
oint, pub
lic re
alm is all pu
blic ope
n space and rig
hts‐of‐way
(streets, sidew
alks, alleys, hike and bike trails, etc.); also, pub
lic
space that is fo
rmed
by archite
cture or land
scape features to
create
common
s, cou
rtyards, quadrangles, urban
parks, etc.
Redevelopm
ent Incentive: M
easure th
at can
be taken, usually by a
governing agency, to encourage certain types of develop
ments.
Revitalization: Re‐establish
ing the econ
omic and
social vita
lity of
urban areas through infill, legislation, ta
x incentives, com
mercial
developm
ent, etc., w
ithin existing urban areas to ta
ke advantage of
existing investments in infrastructure and
redu
ce th
e ne
gative
impacts of urban
spraw
l.
Setback: The
minimum
distance by which any building or structure
must b
e separated from
a street right‐of‐w
ay or lot line.
Shared
Parking: A
pub
lic or p
rivate parking area used jointly
by tw
o or m
ore bu
sinesses, re
tail shop
s, etc.
Street Edge: The
vertical face fo
rmed
by bu
ilding facade
s, street
trees, and
screen
ing walls that is aligne
d alon
g a street and
form
s a
comfortable peo
ple‐scaled
space.
Street Infrastructure & Furniture Zon
e: The
area be
tween the
roadway curb face and
border o
f the
Strolling Throughw
ay Zon
e.
Allowed
uses with
in th
is zone
can
includ
e pu
blic site
furnish
ings,
transit stops, landscaping, sidew
alk cafes, and
patio.
Streetscape: The
treatm
ent o
f space between bu
ildings and
street
that define
s the pu
blic re
alm. Streetscape
elemen
ts m
ay includ
e bu
ilding fron
tage/Facade, pub
lic art, outdo
or cafes, transit stop
s or
shelters, landscaping
(trees, planters, fo
untains, etc.), sidew
alk
pavers, spe
cial embe
dded
street p
aving, street furniture (b
enches,
kiosks, etc.), signs, awnings, and
street lighting.
Strolling Throu
ghway Zon
e: An area th
at has been reserved
for
pede
stria
n travel only.
Traffic Calming: M
easures taken to re
duce th
e adverse impact of
motor veh
icles o
n bu
ilt‐up areas. Traffic calming usually involves
redu
cing
vehicle spe
eds, providing
more space for p
edestrians and
cyclists, and
improving the local enviro
nment a
nd safety by installing
speed bu
mps, bulb‐ou
ts, traffic circles, alte
rnate paving
materials at
crossw
alks, etc., to slow traffic.
Utilities: Eith
er (1
) mun
icipal and
region
al utilities such as water and
sanitary sew
er, or (2) “shallow” utilitie
s such as gas, te
leph
one, and
electric.
Walkability: The
measure of the
overall walking
con
ditio
ns in an area,
also th
e extent to
which th
e bu
ilt enviro
nmen
t is friend
ly to
pe
destria
ns. Increased
walkability has be
en proven to have individu
al
and commun
ity health
ben
efits, as well as econ
omic ben
efits.
Wayfin
ding: The
ways in which peo
ple orient th
emselves in physic
al
space and navigate from
place to
place. W
ayfin
ding
can
includ
e sig
nage or o
ther graph
ic com
mun
ication, ta
ctile elements, and
provisions fo
r special‐needs users to
help users choo
se a path with
in
the bu
ilt enviro
nment.