City of Grande Prairie Development Services Department

Transcription

1 City of Grande Prairie Development Services Department COLLEGE PARK AREA REDEVELOPMENT PLAN Bylaw C-1015 Adopted September 13, 1999

2 CITY OF GRANDE PRAIRIE OFFICE CONSOLIDATION BYLAW C-1015 A Bylaw to designated the College Park Neighbourhood as a Redevelopment Area and to adopt the College Park Area Redevelopment Plan (As Amended by Bylaws C-1015A and C-1015B) The Council of the City of Grande Prairie, in the Province of Alberta, duly assembled, enacts as follows: 1. This Bylaw shall be cited as the College Park Area Redevelopment Plan Bylaw. 2. The College Park neighbourhood is designated as a redevelopment area pursuant to Section 634(a) of the Municipal Government Act, 1994 for the purposes set out therein. 3. The College Park Area Redevelopment Plan attached as Schedule A is adopted as the Grande Prairie College Park Area Redevelopment Plan pursuant to Section 634(b) of the Municipal Government Act, This bylaw shall take effect on the date of third and final reading. READ a first time this 16th of August, READ a second time this 13th of September, READ a third time and duly passed this 13th of September, G. Graydon (signed) Mayor J. Ferguson (signed) City Clerk J. Boyle (signed) Mayor J. Ferguson (signed) City Clerk

3 TABLE OF CONTENTS Section 1.0 Introduction Need for a Plan Legislative Context and Status of the Plan The Planning Process Plan Area Organization of the Plan... 3 Section 2.0 A Vision for the Future Vision Statement Plan Goals... 4 Section 3.0 The Issues... 5 Section 4.0 Objectives and Policies/Actions Land Use, Architecture and Landscaping Transportation Parks, Open Space and Landscaping Environment Municipal Infrastructure and Utilities Safety Neighbourhood Association Section 5.0 Implementation Appendix 1: Accessory Suites Appendix 2: Architectural Guidelines Appendix 3: Tree Planting for 102 Avenue and 105 Street - Bylaw C-1015B (July 10, 2017) Appendix 4: Home Green-up Program - Bylaw C-1015B (July 10, 2017)... 20

4 Section 1.0 Introduction 1.1 Need for a Plan College Park has suffered a decline in property standards over the past decade. Many homes are in disrepair and are in need of redevelopment. The number of rental properties is on the rise and already accounts for more than half of the residential units in the neighbourhood. Current land use bylaw designations continue to allow for the development of duplexes and multi-unit buildings and have fueled some land assembly activity. Many residents feel the neighbourhood is getting too fragmented and transient and would like to see it become more stable and family oriented. A plan has been prepared for two reasons. First, the neighbourhood has been experiencing redevelopment in the form of rezoning pressures, increased number of rental units, and commercial development. Second, the City identified College Park in the 1995 Municipal Development Plan as one of five neighbourhoods for which an area redevelopment plan is to be prepared. 1.2 Legislative Context and Status of the Plan An Area Redevelopment Plan is a statutory plan as described by the Municipal Government Act. It is a document that guides future development and changes within College Park. Once this plan has been adopted by City Council, land use planning and development decisions must respect the policies contained in the plan. The Land Use By- Law is the main instrument through which the land use policies of the plan will be implemented. City Council is not bound to undertake any of the projects described in this Area Redevelopment Plan. 1.3 The Planning Process The process that was used to prepare the Area Redevelopment Plan emphasized involvement of neighbourhood residents at every possible opportunity. Residents were able to identify issues and concerns through a neighbourhood meeting and a telephone survey. An eight-member steering committee was established to assist City planning staff in clarifying the issues and devising ways to address them. The draft plan was prepared by the steering committee between July and October It was distributed to all residents and property owners in the College Park area in advance of a neighborhood open house and meeting held in January 1999 to discuss the draft plan The City of Grande Prairie Page 2

5 1.4 Plan Area The area to be covered by the College Park Area Redevelopment Plan consists of the residential area north of 100 Avenue, east of 106 Street, west of Muskoseepi Park, and south of 104 Avenue. It also includes the commercial strips directly bordering 100 Avenue on the north and the south between 106 Street and Muskoseepi Park (see Future Land Use Map). College Park is made up of a residential area and a commercial strip along 100 Avenue. Approximately 16.9 hectares of land falls within the plan area. The residential area is approximately 13.7 hectares in gross physical area while the commercial area occupies approximately 3.2 hectares. As of April 1999, the population of College Park was estimated to be 545 persons. This results in a population density of 44 persons per gross hectare in the residential area while the City average is approximately 35 persons per gross hectare. 1.5 Organization of the Plan The plan is organized into five sections: Section 1.0 Section 2.0 Section 3.0 Section 4.0 Section 5.0 outlines the reasons for preparing a plan, the status of the plan, the process for its preparation, and describes the plan area. identifies the vision statement for the neighbourhood and the goals of the plan. summarizes the main issues and concerns facing the neighbourhood as identified by neighbourhood residents. contains the objectives, policies and action statements that have been put forward to address the issues facing the neighbourhood. outlines the means by which the policies and recommendations of the plan are to be implemented and put into effect. The City of Grande Prairie Page 3

6 Section 2.0 A Vision for the Future 2.1 Vision Statement The College Park neighbourhood has the envious position of being nestled between the Grande Prairie Regional College and Muskoseepi Park. This provides for a quiet, safe, and picturesque neighbourhood with all amenities being close at hand. In the future, the community will be defined as: a unique residential area unified by architectural standards; a family oriented neighbourhood providing a safe and active environment for children; a sustainable community focusing on environmental awareness; aesthetically pleasing with large, mature trees and spacious lots; and an area with strong community spirit and pride. 2.2 Plan Goals The goals of the College Park Area Redevelopment Plan are as follows: To provide clear guidelines for the development of private and public properties within the College Park area To enhance compatibility and harmonious relations between residential and commercial properties To sponsor the creation of a neighbourhood association to represent the interests and aspirations of College Park residents To communicate the aspirations of the neighbourhood regarding public infrastructure and municipal service levels to the City To increase pride in the neighbourhood amongst College Park residents and enhance the physical character of the area To enhance links between the neighbourhood and Muskoseepi Park and between the neighbourhood and Grande Prairie Regional College lands To introduce environmental awareness to College Park residents and foster the development of a sustainable, environmentally responsible neighbourhood. The City of Grande Prairie Page 4

7 Section 3.0 The Issues The following list of items provides a glimpse into the characteristics residents value about College Park: the green aspects such as the mature trees on the boulevards and spacious, well-kept lots; closeness to a range of amenities such as Muskoseepi Park, Grande Prairie Regional College, the downtown core, and the commercial businesses along 100 Avenue; and small and quiet neighbourhood with no through traffic. Some aspects of the neighbourhood that residents dislike or would like to see changed are listed below: the number and appearance of duplex/semi-detached dwellings, multiunit dwellings, and apartments; the number of rental units in the area; the lack of clear architectural guidelines that would maintain a standard and character in the neighbourhood; the level of enforcement of development regulations and unsightly premises by-law; the poor upkeep of several of the properties in the neighbourhood; the poor condition and maintenance of many of the sidewalks in the area; the rough, overgrown alleys and laneways; the amount of on-street parking in the neighbourhood; the lack of street signage to help control speeding and deter accidents; the lack of landscaping along the boulevards bordering College Park; the lack of clearly defined buffers between the residential and commercial properties; and some streets lacking mature trees. The City of Grande Prairie Page 5

8 Section 4.0 Objectives and Policies/Actions 4.1 Land Use, Architecture and Landscaping Objectives: Providing a framework within which different land use activities and different intensities of land use can co-exist is desirable. Maintaining property standards and remaining a family oriented neighbourhood are also needed. The intent of the plan is to preserve the positive characteristics and features of the neighbourhood and to ensure that these characteristics are maintained and, in some cases, enhanced. To guide future land use and redevelopment decisions in a manner that preserves and maintains the existing physical character of the neighbourhood. To ensure that redevelopment of buildings and properties complements and unifies the physical form of the neighbourhood through the use of appealing architecture and landscaping treatments. To ensure compatibility between residential and commercial land uses. Policies/Actions: Residential and commercial development shall be directed in accordance with the Future Land Use Map and the policies of this plan The low density residential area will consist of single detached dwellings located on lots with a minimum of 15.2m (50 feet) frontage The medium density residential area will consist of multi-unit development in the form of garden apartments, three storey walk-up apartments or condominium buildings or townhouses. The maximum height of medium density residential will be 9m. (29.5 feet). The minimum lot frontage will be 30.5 m. (100 feet) for apartment and condominium buildings. Properties used for townhouses will have a minimum lot frontage of 6m. (20 feet) per unit and 7.2m (24 feet) for end units Medium density residential development will be subject to the following requirements: density will be restricted to one unit for every 186 square meters of lot area; two off-street, hard surface parking stalls will be provided per unit; a minimum of 30 percent of the lot area will be landscaped; meet the architectural guidelines of this plan; and provision of infrastructure improvements (i.e. lanes) necessary to minimize the impacts of the development. The City of Grande Prairie Page 6

9 4.1.5 The high density residential area will consist of apartment or condominium buildings with a maximum height of 12 m. (40 feet) The mixed-use area will consist of commercial and residential uses. Commercial uses can be stand-alone activities or combined with residential uses. Residential uses are only allowed as part of a mixed-use development Fifty percent of the lots on a block used for single detached dwelling purposes will be allowed to develop one accessory suite. The development of an accessory suite is considered a discretionary use subject to the following guidelines: the suite will consist of a completely self-contained unit with a single bedroom, kitchen, living area, and washroom facilities; the maximum size of the suite will be 40 percent of the total square footage devoted to the principal dwelling unit; one additional off-street parking stall (above the number required for the principal dwelling unit) is to be provided; suites that are detached from the principal dwelling must meet the side yard and maximum lot coverage requirements of the Land Use Bylaw; and suites that are detached from the principal dwelling must meet the architectural guidelines of this plan. The creation of a separate title for accessory suites is not permitted. Appendix 1 contains a brief discussion of accessory suites The City should ensure that residential redevelopment proposals satisfy the following guidelines: all redevelopment should be compatible with the placement of existing and adjacent homes relative to side yard and front yard setbacks; existing mature vegetation should be maintained or transplanted if feasible; where there is rear lane access, front yards should be used as landscaped areas and not for vehicle access, parking or storage; natural vegetation, such as trees or hedgerows, should be used to separate front yards rather than fences; hedgerows and other plantings should not block the view of the dwelling from the front of the lot or obstruct pedestrians using sidewalks; spacing between houses greater than the 8 feet that results from minimum side yards abutting one another; and front driveways located to one side of the lot and in a manner that leaves as large a landscaped space as possible. The City of Grande Prairie Page 7

10 4.1.9 The City shall ensure that residential redevelopment proposals respect the architectural character of the neighbourhood by making use of some of the following architectural features: glazing bars or muntin (a small vertical or horizontal framing member which has the effect of separating panes of glass); bay windows; window boxes and shutters; transom window (a smaller window above a door or larger windows); multiple roof lines; dormers (window projecting from a sloping roof usually with its own roof) and gables (triangular upper part of a building wall); pitched roofs with more than 6 units rise (vertical) over 12 units of run (horizontal); stucco or use of natural building materials (i.e. stone, wood, composite materials) for exterior finishes and cladding; ornamental moulding (shaped strip of decoration used to outline or highlight) and quoins (projecting blocks used to accentuate corners); columns (slender, vertical support); and porch entrance. Appendix 2 describes a method that the City may employ to ensure that proposed redevelopment adequately addresses the use of these architectural features Commercial and mixed-use development proposals along 100 Avenue will meet the following criteria: buildings will be spaced to allowed vehicle access from the front parking area to the rear lane; buildings will be pushed to the rear of the site and will provide parking and landscaping in the front portion of the site; the main customer access will be oriented towards 100 Avenue; buildings will have a maximum height of 15m. (50 feet); and maximum site coverage will be 50 percent Where commercial land uses are adjacent to residential land uses, a suitable buffer will be provided to: prevent nuisances caused by vehicle headlights and sources of noise; and screen waste receptacles and outdoor storage areas from view. The City of Grande Prairie Page 8

11 4.2 Transportation Proximity to 100 Avenue and Muskoseepi Park provides College Park residents with excellent vehicle and pedestrian access to the downtown and other parts of the city. The neighbourhood is also in the envious position of having minimal through traffic. Objectives: To ensure the transportation system in the neighbourhood is convenient and meets the needs of the residents. To promote choice between the various modes of transportation (i.e. walking, bicycling, public transit and private automobile). Policies/Actions: The City will investigate the need for traffic lights at the intersection of 100 Avenue and 105 Street. When sufficient warrants are demonstrated, the City will install a set of traffic signals The City will review the need for the median/island along 106 Street Traffic signs should be installed in the neighbourhood. Yield signs should be placed on the avenues where they intersect 105 and 106 Streets Relocating of bus stops in the College Park area will be included in transit reviews Snow should not be piled on the median along 100 Avenue for long periods of time as this tends to reduce motorists visibility when exiting the neighbourhood at 105 Street. (Note: a controlled intersection would also assist with this aspect) A program should be developed and undertaken to educate neighbourhood residents about the regulations and etiquette that apply to on-street parking Barriers should be installed at the end of the stub avenues east of 105 Street. The City of Grande Prairie Page 9

12 4.3 Parks, Open Space and Landscaping Muskoseepi Park provides an immediately accessible playground for residents. Beyond the greenery offered by surrounding park areas, the mature boulevard trees along the avenues throughout the neighbourhood contribute to the overall quality of College Park. Objectives: To maintain and increase the number and quality of boulevard trees in the neighbourhood. To build greater links between the neighbourhood, Muskoseepi Park and the Grande Prairie Regional College. Policies/Actions: Boulevard trees that are removed should be replaced the next year. More trees will be planted in the boulevard along 102 Avenue and 105 Street. A treeplanting plan for 102 Avenue and 105 Street is included as Appendix Trails leading from the ends of the Avenues down into Muskoseepi Park should be developed where possible Property owners and residents are encouraged to keep lawns mowed and maintain the landscaping on their property. The City should consider introducing an information brochure/program to advise both residents and property owners of their responsibilities under the City s Unsightly Premises Bylaw. The City of Grande Prairie Page 10

13 4.4 Environment A healthy natural environment enhances the quality of life for College Park residents and the city population as a whole. While a single neighbourhood has little influence over things such as air quality and global warming, College Park residents can still do their part to contribute to a healthy, clean environment. Objective: To promote environmental awareness and encourage environmentally friendly practices. Policies/Actions: Residents are encouraged to engage in as many small-scale sustainable practices as possible. This includes composting, recycling and collecting storm water for outdoor watering purposes The City will encourage new construction in the neighbourhood to be energy efficient and built to R-2000 or better standards. The City will make available brochures and information packages on sustainable housing and R-2000 building standards The City will encourage new development to make use of built forms and landscaping that are well suited to a northern climate. This may include enclosed porches, use of trees and vegetation as windbreaks, and orienting entranceways away from prevailing winds The City will research the possibility of introducing a home green-up program in co-operation with private utility companies. A description of a home greenup program is included in Appendix The use of alternative energy sources such as solar heating is encouraged. The City of Grande Prairie Page 11

14 4.5 Municipal Infrastructure and Utilities Objective: The public realm of the neighbourhood, consisting of roadways, sidewalks and other municipal infrastructure, is very much part of the overall quality of the neighbourhood. It is recognized that municipal services play a role in making the neighbourhood an attractive place to live. Maintaining municipal infrastructure and services can foster additional development and reinvestment in the neighbourhood. To ensure a high quality of municipal infrastructure and utility service within the neighbourhood. Policies/Actions: 4.6 Safety Objective: The City should rebuild the sidewalks along 105 Street where necessary and build a sidewalk along 106 Street leading into the College property. Sidewalks should be repaired or replaced on an as-needed basis The City will repair local roadways, water lines, and sewer lines as needed Lanes in the neighbourhood should be cleared of overgrowth and upgraded where needed on a local improvement basis or as development occurs The City should review the storm water drainage patterns along the lanes and in the north end of the neighbourhood. Safety is a key ingredient in making College Park a family oriented neighbourhood providing an active environment for children. Ensuring as high a degree of safety as possible is an interest that is shared by all residents no matter the age or type of household. To promote a safe neighbourhood in which to live and play. Policies/Actions: Traffic signs should be installed in the neighbourhood to enhance vehicle and pedestrian safety The City should review the issue of pedestrian safety at 100 Avenue and 105 Street. The City of Grande Prairie Page 12

15 4.6.3 A Neighbourhood Watch and Block Parents program should be established for College Park The City and Alberta Power should review the lighting levels along the streets, avenues and lanes in the neighbourhood. 4.7 Neighbourhood Association Objective: Organization is a critical ingredient in the successful completion of a single project or a number of projects over time. Implementation of a neighbourhood plan, such as this area redevelopment plan, can be more readily achieved if there is an identifiable group that maintains interest in the goals of the plan. To establish a neighbourhood association for the College Park area. Policies/Actions: Discussion: A meeting to discuss the possibility of forming a neighbourhood association will be hosted by interested residents and the City. What is a neighbourhood association? A neighbourhood association is a volunteer organization made up residents of a defined area. It represents the interests of a particular neighbourhood and works towards making the neighbourhood a better place to live. Neighbourhood associations vary in their degree of formal structure and tend to be incorporated as non-profit societies. What does a neighbourhood association do? Individual neighbourhood associations define their own role, function or mandate. Generally neighbourhood associations: represent the interests of residents within the neighbourhood and offer a forum where pressing issues can be discussed help identify issues and concerns faced by neighbourhood residents and act as a means of communication with the City and other external organizations provide a memory of what has gone on in the neighbourhood so the cumulative impacts of many small changes made over time can be detected act as a vehicle for residents to organize themselves to undertake projects of community benefit and to foster community pride, involvement and identity; and organize social activities for residents and neighbours so they can get to know one another. The City of Grande Prairie Page 13

16 Section 5.0 Implementation Once the College Park Area Redevelopment Plan has been adopted by City Council, its ideas will be put into action in a variety of ways. The intent of the plan and its policies will be included in the City s process of assessing development applications. This will be accomplished by the relevant Approving Authority considering the policies of the plan when making a decision. Some of the ideas coming from the plan will be included in the City s capital improvements planning. This is the process through which the City decides what infrastructure will be fixed when and applies to such things as roads and sidewalks. Finally, the plan calls for the establishment of a neighbourhood association and this organization may undertake projects on its own or in partnership with the City or other organizations. Amending This Plan Proposals for development that do not meet the policies and guidelines contained in this plan require a plan amendment. In respect of rezoning requests, all applications shall be for Direct Control districting in order that Council may determine requests on a case-bycase basis and where deemed acceptable, can establish site specific development and design standards. Applicants proposing rezoning shall also be required to hold an open house prior to a request for first reading for amendments to this Plan or rezoning, in order to discuss site specific proposals with residents of the Plan area. In reaching a decision on amending the policies, guidelines or future land use map of this plan, Council will consider the following: The character of development within the immediate vicinity of the application property and whether the proposal would be in keeping with its immediate surroundings; The potential impacts of the proposed amendment relative to what is already permitted and called for under the area redevelopment plan; and The ability of the existing municipal infrastructure systems to support the type of development that could result from the proposed amendment. (Bylaw C-1015A - February 22, 2011) The City of Grande Prairie Page 14

17 Appendix 1: Accessory Suites Accessory suites are also known as basement suites, in-law suites, or granny flats. They can be incorporated into the principal dwelling in the basement, as a second floor unit, or in a wing on the main floor. Accessory suites can also take the form of stand-alone buildings located behind the principal dwelling or the upper level of a detached garage. Accessory suites allow more people to enjoy the College Park area and ensure that current residents can find options as their housing needs change over time. The potential benefits of accessory suites are as follows: makes it possible for seniors to reside in the neighbourhood close to family and friends in an independent living type arrangement; allows teenagers and young adults to start living independently; assists households entering the housing market as the income from the accessory suite can offset mortgage costs; and assists with the need to provide affordable rental housing options for young people starting out in their careers and students attending G.P.R.C. The potential drawbacks of accessory suites are as follows: increased parking pressure and possibility of more on-street parking; can reduce the amount of open space on a lot as more area may be occupied by building(s); and can reduce privacy if windows are oriented towards neighboring homes. One of the things the area redevelopment plan is expected to accomplish is the identification of infill development opportunities. Infill development or residential intensification can take several forms. Accessory suites offer a means to increase the number of residential units in an area without jeopardizing or dramatically altering the physical character of the area. Like any redevelopment, accessory suites should be developed in a manner that does not interfere with other residents ability to use and enjoy their property. Reference: Policy/Action item The City of Grande Prairie Page 15

18 Appendix 2: Architectural Guidelines This point system is designed to guide the standard of architecture proposed for new residential buildings in the College Park neighbourhood. To meet the requirements, the proposed building must obtain a minimum of five points. The features must be chosen from the following list with a minimum of one point from each of the four categories. Single or multiple use of a listed feature is eligible for a single point. Features must be visible on the front elevation of the building to be eligible as a point. For corner lots, features exhibited on any elevation facing a public roadway are eligible as a point. Window Category glazing bars or muntin (a small vertical or horizontal framing member which has the effect of separating panes of glass) bay windows window boxes dormer window (window projecting from a sloping roof usually with its own roof) window shutters transom windows (a small window above a door or larger window) Roof Category multiple roof lines gables (triangular upper part of a building wall) pitched roof greater than 6:12 (vertical units:horizontal units) Exterior Finishes stucco natural building materials (i.e. stone, wood, composite materials) quoins (projecting blocks used to accentuate corners) mouldings (shaped strip of decoration used to outline or highlight) ornamental cladding Other Features porch entrance detached garage located to the rear of the dwelling attached garage located to the side of the dwelling (not the dominating feature in the front elevation) columns (slender, vertical support) distinctive front doorway or entrance Reference: Policy/Action item The City of Grande Prairie Page 16

19 Appendix 3: Tree Planting Plan for 102 Avenue and 105 Street The boulevard along 102 Avenue is unique in terms of the amount of land between the sidewalk and the curb. This area presents opportunities to increase the number of trees in the neighborhood in order to enhance the overall appearance and quality of College Park. The attached diagrams/photos show the approximately locations of new trees to be planted along 102 Avenue and 105 Street. A mixture of Green and Black Ash trees will be planted along the north and south side of 102 Avenue. Some areas of the boulevard along 102 Avenue will be restored to grass as the trees are planted. Black Ash trees will be planted along 105 Street. Tree planting will be implemented as budget resources are available. Reference: Policy/Action item The City of Grande Prairie Page 17

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21 Date of Photography: May 12, 2014 Projection: 10TM, Central Meridian 115, NAD 83 N

22 Appendix 4: Home Green-up Program A Home Green Up program is a comprehensive assessment of a house involving a team of advisors that inspect a house from basement to attic to identify ways in which the homeowner can save energy, water and reduce the amount of waste they produce. It also involves the installation of water and energy saving devices. Following the assessment, the team of advisors discuss findings with the homeowner and leave a prioritized list of recommendations on how they can reduce energy consumption, water usage, household waste and save money. The assessment service is free to homeowners as costs are covered by the organizations that would benefit from increased conservation efforts such as municipalities, public utilities, private utility companies, Province and businesses that sell or install the recommended products. Reference: Policy/Action item The City of Grande Prairie Page 20

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