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Stakeholder’s Meeting #2
September 19, 2012Crossings Public Library Branch
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Meeting Agenda
Purpose, Process & Rationale Existing Conditions Land Use Concept University Dr. Gateway Corridor Transportation Implementation Q&A
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Purpose of the ASP
To provide a planning framework that will guide the long-term development and the land use pattern for the area known as the West Lethbridge Employment Centre.
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Planning Process
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Planning Rationale Implementation of City’s long-range plan
Community need - additional employment / retail opportunities in the City – particularly West Lethbridge
Lessen demand for 3rd bridge crossing
Imminent provision of core infrastructure services – Bridge Dr. Corridor
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Plan Area
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Plan Area
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Directing Plans & Policies Integrated Community Sustainability Plan /
Municipal Development Plan (ICSP/MDP) Directs planning for the entire city Foresaw development of employment and
commercial uses in this area
West Lethbridge Urbanization Plan (1969) Envisioned commercial and industrial uses in this
area
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Meeting Agenda
Purpose, Process & Rationale Existing Conditions Land Use Concept University Dr. Gateway Corridor Transportation Implementation Q&A
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Geotechnical Evalulation
Desktop study + 20 boreholes were drilled
Area’s geology generally suitable for proposed land uses
Additional geo-technical work required in future planning stages More site specific More boreholes and testing required
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Environmental Overview
Desktop study
Identified a few low to moderate areas of environmental concern (i.e. Burnco), but are expected in industrial area
Generally suitable for proposed land uses
More detailed Enviromental Impact Assessment required in future planning stages
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Development Constraints
240 kvTransmission Line
Railway
Hwy #3
Sewage Lagoon
Gas Well
Cemetery
Residential Area
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Meeting Agenda
Purpose, Process & Rationale Existing Conditions Land Use Concept University Dr. Gateway Corridor Transportation Implementation Q&A
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Land Use Concept
Business Industrial
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Business Industrial
Appropriate uses include: offices , business support services, vehicle rentals/sales etc. W.T. Hill Business Park is an example
Prime area for knowledge-based industries in Lethbridge
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Land Use Concept
General & Business Industrial
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General & Business Industrial Primarily medium intensity industrial uses
such as: warehousing, finished goods assembly
Can also include some business industrial uses in certain locations
DOES NOT include intensive industrial uses Produce off-site impacts that are better
accommodated in NE Lethbridge Food processing, iron works etc.
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Land Use Concept
Large Format Commercial
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Large Format Commercial Significant retail and service development
serving the region and especially West Lethbridge
Relies upon good access/exposure to major transportation for customers and logistics
University Dr. is the primary arterial in West Lethbridge and connects to Hwy #3
Includes retail stores, shopping centres, hotels, restaurants
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Land Use Concept
Coulee View Commercial
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Coulee View Commercial
One of few areas in the City that can give public access to the top of river valley
Special consideration of land use, design and site layout in the area
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Coulee View Commercial
Mixed use, boutique retail shops, offices, restaurants, medium density residential etc.
Pedestrian-friendly environment
Buildings oriented towards street & architecturally distinct
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Land Use Concept
Transition Commercial
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Transition Commercial Transition from Large-Format Commercial
to Coulee View Commercial
Large format buildings & residential avoided
Focus on commercial, especially office uses
Design elements considered – but not to same extent as Coulee View Commercial
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Meeting Agenda
Purpose, Process & Rationale Existing Conditions Land Use Concept University Dr. Gateway Corridor Transportation Implementation Q&A
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University Dr. Gateway Corridor
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University Dr. Gateway Corridor
Must Accomplish: Provide an adequate level of service for
multiple transportation modes
Create a commercial gateway into the city that is appealing and maintains a sense of place
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University Dr. Gateway Corridor
Consists of Large Format Commercial uses, but attention paid to the aesthetic and functional design
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University Dr. Gateway Corridor
Public Lands Medians and boulevards utilize landscaping &
decorative features
Multi-use pathways on both sides of roadway ○ Must connect to the south and regional pathway
system
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University Dr. Gateway Corridor
Private Lands Site Layout○ Parking at rear & side of buildings ○ Buildings move closer to the roadway○ Entrances / arch. features oriented to roadway○ Accessible for other transportation modes
Site Access & Circulation○ Pedestrian access directly from public sidewalk to
doorway
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University Dr. Gateway Corridor
Private Lands Building Design○ Structures use distinct architectural features○ Avoidance of blank walls facing major roadways○ Loading & service area located where they are least
visible from roadway
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University Dr. Gateway Corridor Private Lands Example: Surrey, BC
Main Entrance Side Parking
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University Dr. Gateway Corridor Urban Development Nodes
Higher density mixed-use or residential development
Located at two major intersections
Access to public transit and pedestrian system
Access to nearby commercial services
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University Dr. Gateway Corridor Urban Development Nodes
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Meeting Agenda
Purpose, Process & Rationale Existing Conditions Land Use Concept University Dr. Gateway Corridor Transportation Implementation Q&A
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Arterial Roadways
Existing Arterials:- University Dr., Walsh Dr. & Bridge Dr.
Future Arterial:- Metis Tr.
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Additional Railway Crossing
In order to alleviate pressure an additional rail crossing is needed in one of two potential locations
Outline Plan to determine the location of the crossing
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Meeting Agenda
Purpose, Process & Rationale Existing Conditions Land Use Concept University Dr. Gateway Corridor Transportation Implementation Q&A
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Sequence of Development
Sequence is proposed to “ensure that development proceeds in an efficient and orderly fashion” and in a fiscally sustainable manner.
Outline Plans and therefore development will proceed following the sequence in the approved WLEC ASP.
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Sequence of Development
Proposed Sequence of Development was developed by project staff and based upon the following criteria: Geomorphology (i.e. lay of the land) Natural and Manmade Constraints Market Absorption for Land Uses (driven by
demand) Development Pressure (who wants to develop
and where) Timing of Utility Upgrades (distance from
existing services) Timing of Transportation Upgrades
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Sequence of Development
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Interim Land Uses
Landowners able to develop according to the existing land use district Most land is zoned “Future Urban
Development” district Allows uses such as: farms, greenhouses,
veterinarians
Establishment of other interim uses may be considered under the rezoning process. Rezoned to Direct Control (DC) district
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Interim Land Uses
Recognize that permanent development may not be possible in some areas of the WLEC until the distant future.
Interim land uses offer a provisional opportunity for some form of land development so long as: It does not restrict the future permanent
development of the area Does not strain existing services (roads, fire
dept. etc)
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Interim Land Uses
Examples:
Shipping Container Mini -Storage
RV Storage
Storage of Landscaping Supplies and Equipment (no customers and minimal employees)
Equestrian Instruction
Etc.
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Interim Land Uses
ASP defines what is appropriate for interim land uses: Land Use ○ No permanent structures – must be easy to
remove when area is ready for development
Max. area of property devoted to interim use (20%)○ Interim uses can put a strain on services if
they become too large
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Interim Land Uses
ASP defines what is appropriate for interim land uses: Parcel Fragmentation○ No further subdivision on parcels containing
interim development
Inclusion of interim uses in the ASP: Provides a standard to help ensure fairness Decreases uncertainty Improves chances of successful approval
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Questions?
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Upcoming Events:
Thurs. Sept. 27 – Public Open House
Fall 2012 – City Council Public Hearing & Decision
THANK YOU FOR YOUR PARTICIPATION!