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BYLAW 3018-18
OF THE
CITY OF CAMROSE
PROVINCE OF ALBERTA
A BYLAW OF THE CITY OF CAMROSE IN THE PROVINCE
OF ALBERTA TO ADPOT A
DOWNTOWN AREA REDEVELOPMENT
PLAN
WHEREAS
the Municipal Government
Act provides
that a municipality may adopt an Area
Redevelopment
Plan;
NOW THEREFORE,
the
Council of the City of Camrose,
in the Province
of Alberta, duly
assembled, enacts as follows:
1.
This Bylaw may be cited as the City of Camrose
Downtown Area Redevelopment Plan.
2.
The attached Schedule "N forms part of this Bylaw.
3.
If any portion of this Bylaw is declared
invalid by a court of competent jurisdiction, the
invalid portion must be severed and the remainder of the Bylaw is deemed valid.
4.
That this Bylaw shall come into force upon the date of the final passing thereof.
READ a FIRST time in COUNCIL this ?
day of NOVEMBER, A.D. 2018.
»
/2 4%"
AmQMAQ./2/4
DEPUTY CITY MANAGER
Bylaw 3018-18
READ a SECOND time in COUNCIL this 197"day of FEBRUARY, A.D. 2019.
a
MAYOR
DEPUTY CITY MANAGER
READ a THIRD time and FINALLY PASSED
in COUNCIL this 15T"day of APRIL, AD. 2019.
DEPUTY CVTYMANAGER
Bylaw 3018-18
SCHEDULE "A"
°'"
°F
DOWNTOWN AREA REDEVELOPMENT
PLAN
Camrose
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Camrose
Prepared
by:
City of Camrose
CITY OF %
Car?rose
In combination with:
at»
.
Vparloplan
Pan'oP|an
Inc.
#605 Empire Building, 10080 Jasper
Ave.
Edmonton, Alberta T5J 1V9
Phone: (780) 423-6824 Fax: (780)423-6850
Email: armin
ario
|an.com
www.QarioQ|an.com
|April 2019 1Page
| 3
1April 2019 [ Page | 4
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ACKNOWLEDGEMENTS
The following people are recognized
for their efforts and insights in contributing to the preparation
of the
Downtown Area Redevelopment Plan
Aaron Leckie, Director of Planning &Development
Francisca
Karl, Long~ Range Planner
Armin Preiksaitis, Principal, ParioPlan Inc.
Marcelo Figueira, Senior Urban Planner&
Designerl
Manager,
ParioP|an
Inc.
Members of the steering committees, plan area landowners,
and members of the public who attended
meetings
and provided
comments
on the Downtown Area Redevelopment
Plan'
I;
|AprI| 2019] Page | 5
The City of Camrose,
its staff, and those involved in all aspects
of the design, drafting, and approval
of the Downtown Area Redevelopment Plan
acknowledge
that we are all treaty people and that the Downtown Area Redevelopment Plan has been prepared
on Treaty 6 territory, on land that
is part of an historic agreement
involving mutuality and respect.
We also acknowledge
that the Camrose
is a traditional meeting ground and home
to many indigenous
people including Metis.
cine;
lApril 2019 l Page | 6
- Cam
ose
Table of Contents
PART 1
-- OVERVIEW.....................................................................................................................................
.................
..11
1.
INTRODUCTION
2.
PURPOSE
3.
INTERPRETATION
..
PART 2
--
PLANNING CONTEXT .....................................................................................................................................
.. 13
4
URBAN CONTEXT..................................................................................................................................
...............
.. 13
5.
PLAN AREA...................
..
6.
ENABLING LEGISLATION.
7
8
9
INTERNALIEXTERNAL ADVISORY COMMITTEE
COMMUNITY AND STAKEHOLDER
CONSULTATIONS ......................................................................................
..17
.
RELEVANT PLANS, POLICIES AND BYLAWS ....................................................................................................
.. 19
10.
HISTORICAL DEVELOPMENT ..............................
..
11.
POPULATION GROWTH ANDCHARACTERISTIC
12.
EXISTING LAND USE AND BUILT FORM .........................................................................................................
...
..24
13.
PROPERTIES OF HISTORICAL SIGNIFICANCE..................................................................................................
..30
14.
VACANT AND UNDERUTILIZED PARCELS.
15.
LAND OWNERSH|P..
16.
PARKS AND OPEN SPACES
17.
MARKETCHARACTERISTICS ....................................................................................................................
.........
..35
18.
TRANSPORTATION AND PARKING........................................................................................
............................
..35
19.
MUNICIPAL INFRASTRUCTURE .................................
..
PART 3
-- A VISION FOR DOWNTOWN
20.
THE VITAL ROLE OF DOWNTOWN
21.
VISION.............................................................................................................................................
......................
..40
|April 2019 4Page y7
22.
GUIDINGPRINCIPLES.......................................................................
...................................................................
..41
PART 4 - URBAN DESIGN FRAMEWORK..........................................................................
............................................
..46
23.
URBAN DESIGN ..
24.
Public Realm Plan
25.
MOBILITY ..........
..
PART 5
-- DEVELOPMENT CONCEPT.......................................................................
..
76
26.
PLANNING PRECINCTS .................................................................................
......................................................
.. 76
27.
LAND USES AND PRECINCT FORM-BASED
ELEMENTS ..........................................................
........................
..82
28.
ECONOMIC VITALITY
..109
PART 6
--
lMPLEMENTAT|ON..
11
29.
IMPORTANCE OF AN EFFECTIVE IMPLEMENTATION
STRATEGY .............
..
30.
AMENDING THE DARP......................................................................
..................................................................
..111
31.
FRAMEWORK
112
32.
BUDGET .
33.
IMPLEMENTATION
PLAN.
GLOSSARY .................................................................................
........................................................................
..
REFERENCES................................................................................
................................................................................
.
..123
APPENDICES................................................................................
................................................................................
..
..124
1April 2019 IPage | 8
LIST OF TABLES
Table 1
-- City of Camrose
and Alberta Growth Rate Percentage
(2001-2016) ............................................................
..22
Table 2
-- city of Camrose
Population
Growth (2001-2018) ...........................................................................
...............
..22
Table 3
-- 2016 Census
Age Demographics ........................................................................................
...........................
..23
Table 4
- Population
Growth
Chart ...............................................................................................
..................................
..24
LIST OF MAPS
Map 1 - Downtown
and the City of Camrose .......................................................................................
..........................
..14
Map 2
-- Plan Area.............................................................................................................
...............................................
..16
Map 3 - Existing
Land Use ...........
...........................................................................25
Map 4 - Properties
of Historical
Sig
?cance
. 31
Map 5 - Vacant and Underutilized
Land Parcels
Map 6
- Property
Ownership
Patterns
Downtown
Camrose
.33
Map 7 - Existing
Parks and Open Spaces ................................................................................................................
......
..34
Map 8
- Existing
Transportation
Network and Off-Street Non-Accessory
Parking .....................................................
.. 36
Map 9
-- Conceptual
Urban Design
Framework ..........................................................................................................
...
.. 47
Map 10
- Downtown
Gateway
Areas ........................................................................................
...................................
.. 56
Map 11
-- Proposed
Transportation
Network .............................................................................................................
....
..67
Map 12
-- Existing
On-Street
Parking
Map 13 - Downtown Precincts .
.75
Camrose
[April 2019 | Page I9
LIST OF FIGURES
Figure 1: Planning
Process ..........
12
Figure 2: 1904 Village of Sparling
Subdivision
21
Figure 3: Way?nding
Signage for Downtown
Camrose .............................................................................
................
..57
Figure 4: Signage
Typologies
- Examples
of appropriate
projecting
signs .............................................................
...
..62
Figure
5: Signage
Typologies
-- Examples
of appropriate
awnings
63
Figure 6: Local Street
Residential!
Commercial...
69
Figure 7: Neighbourhood
Collector ................
..
71
Figure 8: Urban Boulevard
(A)..................................................................................
......................................................
..12
Figure 9: Urban Boulevard
(B)..................................................................................
......................................................
..73
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PART 1
-- OVERVIEW
1.
INTRODUCTION
The Downtown Area Redevelopment Plan (DARP) describes
a unified
vision and
includes
a comprehensive
implementation
strategy
to
ensure
the continued development
and redevelopment
of Downtown
Camrose
over the next 25 years.
Downtown Camrose
has evolved,
grown,
and diversified
since
the establishment
of the
Hamlet of
Sparling in 1904.
Downtown
Camrose
has faced
and overcome
challenges
in the past
but is facing
new growth
and development
pressures,
stresses
to current infrastructure, changing demographics,
and shopping
trends.
With the adoption of the DARP, Camrose
has
the opportunity to foster the development of a rejuvenated
and active
Downtown that attracts
residents
and investors,
capitalizing
on the
growth of Downtown Camrose
to transform Downtown Camrose
into
both a people and business
place.
The DARP will be a frequently
referenced
document
by the community
and will serve
as a policy
guide in planning,
development,
?nance, and engineering
decision-
making.
2.
PURPOSE
The
2018
Downtown
Area
Redevelopment
Plan
replaces
the
Downtown
Action Plan
(2007)
and establishes
a framework
for
Downtown Camrose
to evolve as a complete community over the next
25 years.
Complete
communities
provide a mix of uses,
housing
options, public spaces,
and amenities
which together
create a vibrant
environment
to live, conduct business,
interact with other people, or
entertain.
Council, City staff, Downtown Camrose
Development
Inc.,
and the
Camrose
community
at-large
are
committed to shaping
Downtown into a premier
destination
for entertainment,
shopping,
dining, culture, etc. through effective placemaking
and intriguing land
use.
3.
INTERPRETATION
Compliance with policies in this Plan shall be interpreted
and applied
as follows:
-
"shall" and "must"--means mandatory
compliance.
-
"should"
-- means compliance
in principle but is subject
to the
discretion
of the Approving
Authority
where
compliance
is
impracticable
or
undesirable
because
of valid
planning
principles or circumstances
unique to a specific
application.
Discretion will not be exercised
by the Approving
Authority
strictly for ?nancial reasons.
-
"may"
--
means
discretionary
compliance
or a choice
in
applying policy.
.
"and"
--
means
all the
connected
items
shall
apply
in
combination
0
"or"
--
indicates that the connected
items may apply singly or
in combination.
To ensure a complete
understanding
of the DARP, it is recommended
that the reader
review the
entire
document
and
not read
specific
sections
or policies
in isolation.
If any section,
objective,
policy,
illustration, sentence,
clause or phrase
of the DARP is for any reason
held to be invalid by the decision of any court of competentjurisdiction,
the invalid portion shall be severed
and the decision that it is invalid
shall not affect the validity of the remainder. Additional maps can be
found in the Appendix section. They are provided for reference
only
and do not form part of Bylaw 3018/18.
The DARP includes
City initiated and funded
projects
to lead to
successful
implementation.
These
projects
will be evaluated
on a
case--by-case
basis
within the timeframes
described
in Part
6
--
Implementation.
In following Section
637 of the Act, the City is not
required to undertake
any project referenced
in the DARP.
(FTYDF
lAprll 2019 i Page l 11
lcamrose
Planning
Process:
Downtown
Area Redevelopment
Plan
Timeline
In 2016, the DARP was set as a priority for Council. Since Council
identified the DARP project as a priority, Administration has been
working
to
complete
the
project
within the
anticipated
2-year
timeframe,
The timeline below displays the process
and steps
that
achieved
the
completion
of the
DARP.
Council
consideration
commenced
in November, 2018 and carried through to April,2019.
Figure
1: Planning
Process
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12
I Ca
PART 2
-- PLANNING CONTEXT
4.
URBAN CONTEXT
The City of Camrose
is a mid-sized city with a population of 18,742
(2016)
surrounded
by fertile
agriculture
land
(refer
to
Map
1
--
Downtown and the City of Camrose).
Camrose
is located 45 minutes
southeast
of Edmonton in east central Alberta. For many in Alberta,
Camrose
is well known for its unique historical Downtown as well as
the country
music festival
- Big Valley Jamboree,
which has taken
place every summer
during the August long weekend since 1993.
Built in 1910-1911
and located
in Downtown Camrose
the Bailey
Theatre
is one of the oldest theaters
in Alberta. Located south
of
Downtown Camrose,
the Jeanne
& Peter Lougheed
Performing
Arts
Centre is a state of the art facility. Camrose
is a regional shopping and
entertainment
destination for the surrounding
communities.
In terms
of commercial sen/ices,
Camrose
continues
to grow along
Highway 13 (48'"Avenue),
which runs east-west through the center of
the city.
The west
end commercial
area consists
of large format
commercial retailers.
The east end business
district is comprised
of
smaller commercial services and employment
areas.
Downtown Camrose is unique in the sense
that there is a varying
degree
of frontage
sizes.
Residential uses surround
the periphery
of
Downtown while narrow frontage
commercial retail and sen/ice
uses
are
located
on Main Street.
51 Avenue,
49 Street,
and 51 Street
contain a diverse range of parcel sizes and accommodate
a range of
commercial senlices.
Downtown Camrose
is known as a great shopping
destination.
Main
Street is vibrant and full of small boutique style stores
and interesting
historical store fronts and facades.
Downtown also boasts a block of
professional
senlices
located along 49 and 48 Streets
in historical
homes that have been converted
into office spaces.
The City experiences
a stable growth rate when compared to similar
sized municipalities
in Alberta. The main industries
in Camrose
are
agriculture,
regional
services,
health,
government
services,
and
education.
The local economy is less reliant on oil and gas than other
mid--sized cities in Alberta.
Camrose
is somewhat
sheltered from the
economic cycles associated
with the oil and gas sector.
Camrose
has
a steady
growth rate and experiences
different pressures
in terms of
development
and redevelopment
in the city.
The City has prepared
the DARP to create policies that ensure
the
goals and vision of Camrosians
are properly reflected within all areas
of Downtown Camrose
over the next 25 years.
lApril 2019 | Page i 13
Map 1 - Downtown
and the City of Camrose
Population (2016)
= 18,742
Legend
Area of Study
-
-
-
City Boundary
loam:-as
5.
PLAN AREA
The DARP area is delineated in Map 2
-- Plan Area. The DARP has a
number of distinct edges
including:
The Canadian
Pacific Railway to the north;
48 Avenue, a major arterial to the south;
53 Street, to the west;
Mirror Lake
to
the
southwest
up
to
and
including
the
established
floodway; and
-
A less
defined
boundary
of 46 Street
to the
east
which
encompasses
some
properties to the east
and north of 46
Street.
Where the DARP includes a roadway as the plan boundary
the plan
shall include up to the centerline of the roadway.
6.
ENABLING LEGISLATION
The DARP was prepared to be consistent with:
-
the enabling
regulations
of the Municipal Government
Act
(2018);
-
through
the
lens
of
guiding
redevelopment
efforts
to
encourage
private investment; and
0
to signalize
through strategic
public investment, the shared
vision forthe future of Downtown Camrose.
In doing so, the DARP establishes precinct areas with unique design
guidelines,
encourages
sustainable
development
practices
within
Downtown
Camrose,
and
recommends
specific
policies
and
regulatory actions to achieve
revitalization objectives.
Each policy
advanced
in the DARP aligns with the overall vision and policies for
Camrose
set out in the City's Municipal Development
Plan (MDP).
Policy will be supported by implementation
tools available to the City
such as budget allocation, amendments
to the Land Use Bylaw, and
a range of development
incentives.
7.
INTERNALIEXTERNALADVISORY COMMITTEE
To
guide
the
DARP process
multiple
advisory
committees
were
created.
The internal Advisory Committee consisted of eleven
(11)
City staff members.
The role of the Internal Advisory Committee
was
to review drafts and input provided by the community,
provide insight
to additional studies
required
and review of the materials
provided
through
additional
studies.
As well this team
provided technical
support regards to mapping, incentives ideas, infrastructure phasing,
and land use concepts.
The
External
Advisory
Committee
comprise
of a core
group
of
seventeen
(17)
community
stakeholders
from
a
variety
of
backgrounds.
Additional community stakeholders
attended
meetings
on an as needed
basis. The role of the External Advisory Committee
was to provide advice and guidance
on emerging general
principles
and issues
as a result of community engagement
events.
This group
was responsible for providing general comments, guidance, and input
into the planning process. A large component of the regular meetings
was to generate
ideas and project themes
Downtown.
«mg
lApril 2019 I Page l 15
I
Camrose
Map 2
--
Plan Area
cwv OF 2
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Downtown Area Redevelopment
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'AP 2019] Page ' 16
8.
COMMUNITY AND STAKEHOLDER
CONSULTATIONS
8.1.
Retail
and
Commercial
Market
Study
Public
Engagement
The City of Camrose
Retail and Commercial
Study is included in its
entirety as a separate
technical appendix.
Three Sixty Collective was retained by the City to analyze
retail and
commercial market conditions and opportunities.
The work of Three
Sixty Collective culminated in the presentation
and acceptance
of the
Downtown and City of Camrose Retail and Commercial
Market Study.
This included a City-wide retail and commercial study and demand
analysis with a specific emphasis
on Downtown Camrose.
The study
process
included
detailed
public engagement
opportunities.
Three
Sixty Collective
attended
two External Advisory Committee
meetings
in order to gather input about the study and then to present the results
of the study.
Citizens, businesses,
and visitors to Camrose
provided
feedback through the variety of methods summarized
below.
-
1,217 completed City-wide online survey
-
44 Interviews with stakeholders
-
34 Participants in a workshop
8.2.
Transportation
and Parking
Study Public
Engagement
The City of Camrose
Downtown Transportation and Parking Plan is
included in its entirety as a separate
technical appendix.
WA'l'l'
Consulting
Group
was
retained
by the City to develop
the
Camrose
Downtown
Transportation
and
Parking
Plan.
Public
engagement
for this study was not a large component
of the scope of
work due to the technical nature
of the study.
WATT Consulting
Group
did attend
an External Advisory
Committee
meeting
and a
survey was circulated to those in attendance
to request feedback
on
the positive and negative
aspects
of the parking and transportation
system in Downtown Camrose.
8.3.
Public Engagement
Plan
The City of Camrose
Public Engagement
Plan is included
in its
entirety as a separate
technical appendix.
The
City is committed
to
actively
engaging
citizens.
A Public
Engagement
Plan was
created
for the DARP project.
The Public
Engagement
Plan identified the
types
of public engagement
that
would occur and how citizens would be engaged.
The purpose of the
Engagement
Plan was to provide
a roadmap
of the consultation
process,
a large component
of which is gathering
information from
stakeholders.
The
Engagement
Plan was an evolving
document
throughout
the duration of the DARP project as some
engagement
techniques
were found to be more successful
than others.
The
Public
Engagement
Plan
used
the
"inform,
consult,
and
collaborate"
categories
based
on the
/AP2's
Spectrum
of Public
Participation.
-
Inform: to provide the public with balanced and objective
information to assist them in understanding
the problem,
alternatives,
opportunities,
and/or solutions;
-
Consult.'
to obtain public feedback on analysis, alternatives,
andlor decisions; and
o
Collaborate:
to partner with the public in each aspect
of the
decision
including the development
of alternatives
and the
identification of the preferred solution.
lApril 2019 l Page I
Focus Group Session
A focus group was held on March 15, 2018. The purpose of the focus
group was threefold: to introduce participants
to the DARP project and
planning
process;
to have participants
identify speci?c
issues
and
opportunities
that need to be addressed;
and to determine
priorities
for the DARP.
A total
of 22
people
participated
in the
focus
group
session.
Participants
included
a good
cross
section
of the community,
with
representation
from property
owners, businesses,
non--profitgroups,
members
of Council, Administration and other stakeholders.
The DARP project team provided a brief presentation
to participants
providing
background
information,
methodology
and
precinct
area
information.
Participants
were distributed among three (3) tables.
A
facilitator guided
discussion
at each
of the tables
as
participants
rotated through.
The topics were public realm, housing,
and mixed
use. Participants were asked
to discuss
issues
and opportunities,
vision and strategic
priorities, and improvements
and direction.
8.4.
Blog Post
The City created
a blog page forthe DARP. This blog provided current
information on public engagement
opportunities,
other relevant
city
?
documents
and
projects,
timelines, and updates
on the
project.
The pop-up planning events
were informal sessions
where the DARP
Updates
to this page
were posted
throughout
the duration of the
project team attended
eight (8) events over ?ve (5) months from May
DARP PF0iBC1-
to August,
2018.
The purpose of these pop~up planning events
was
to
go
where
people
gathered
and
provide
more
convenient
°
15 H09P0515
opportunities
for participation in the planning process
of the DARP.
'
21 Pe°p'e
5"b5°"bed
'° updates
t° the b'°9
Community members
and visitors to Camrose were able to review
display boards,
interact with the project
team,
and provide direct
s_5_
feedback
to the project team.
In total, the pop-up planning
events
engaged
497 people.
Public
Open House
An open
house
was held by the City on October
11, 2018 at the
Camrose
Public Library. Participants
were invited to review project
presentation
boards that identified the vision and guiding principles for
Downtown
Camrose,
development
concepts,
and
implementation
.3:
lApn|2019|Pagel18
lc rnrose
framework.
Participants
were asked
to provide feedback
to project
members
on the draft sections of the DARP.
Those who attended had no major concerns about the plan and were
excited to be part of the public input process.
For most participants,
this was not the first time they were engaged through the DARP which
demonstrates
successful public engagement.
-
49 attended the open house
9.
RELEVANT PLANS, POLICIES AND BYLAWS
This section
provides
a summary
of relevant
statutory
and
non-
statutory documents
that provide the direction of the DARP.
9.1.
City of Camrose
Municipal Development
Plan
The
City of Camrose
Municipal
Development
Plan
(MDP)
was
adopted
in 2011 and most recently amended in 2016. The City's MDP
provides
goals,
objectives
and
high«level
policies
to
guide
and
coordinate
future urban growth decisions.
The MDP sets
land use
concepts
and policies to achieve
appropriate
development
of public
and private land within the City. Notable relevant policies to the DARP
include:
Section 2.2 City--Wide Policies
Policy 1: Encourage
a mix of housing types to meet the needs
of a
diverse
population.
A mix of housing
types
allows for greater
character
and diversity in neighborhoods
and creates
the potential for
a
greater
range
of mobility choices.
Contextually
appropriate
redevelopment
within existing
residential
neighbourhoods
will be
encouraged
provided it is sensitive to existing heritage contexts.
Policy 2: Continue to support the growth of Camrose
as an important
regional centre.
Growth within the existing City Centre and Highway
Commercial
areas should continue to provide a diverse range of local
and regional
retail goods
and services.
The historic Downtown will
continue
to
play
an
important
role
in providing
the
small
town
character that is highly valued by those living and visiting Camrose.
Section
3.3 Commercial
and Mixed-Use
Area
Policy
1: Commercial
development
shall generally
be located
in
Commercial
& Mixed use and Downtown areas as shown the Land
Use Map.
Policy 3: Multi~family development
should be allowed if the building
form
and
ground
floor
uses
are
compatible
with
surrounding
commercial uses and traffic.
Section
3.4 Downtown Area
Policy 2: Redevelopment
within residential neighbourhoods
should
incorporate sustainable
development
initiatives which may include
green
building and design
best practices,
storm water management
best practices,
and water and energy saving initiatives.
Policy 3: Pedestrian--orientated
commercial and retail developments
within the Downtown are encouraged.
Policy 4: Non-residential uses should be located on the first ?oor of a
development
in Main Street
Areas.
A broad
range
of land uses
including dwelling units, offices and retail uses will be encouraged
on
upper floors.
:i1vn:&
l April 2019 l Page I 19
Camrose
Policy
5:
Automobi|e--orientated
commercial
and
drive-thru
businesses
are not generally
appropriate
within the Downtown Area
particularly where there is an existing pedestrian or Main Street focus.
Policy 6: The City will encourage
institutional development
in the
Downtown Area.
Policy 7: Development
within the
Downtown
should
incorporate
sustainable
development initiatives which may include green building
and design best practices,
stormwater
management
best practices,
and water and energy saving initiatives.
Policy 8: Development within Downtown should incorporate universal
and barrier-free
design
features
that enhance
accessibility
for low
mobility and disabled residents.
Section 3.7 Ma'or Institutions Area
Policy 4: The City will encourage
institutional development
in the
Downtown Area.
9.2.
City of Camrose
Transportation
Master Plan
The City's draft 2019 Transportation
Master Plan (TMP) has not yet
been adopted.
The TMP was used to inform many of the streetscape
improvement
and traffic flow alignments
contained
in the DARP.
9.3.
City of Camrose Land Use Bylaw 2929-17
In 2013, the Planning & Development
Department
initiated a Land Use
Bylaw re-write. The rewrite was was completed in 2016. The purpose
of the Land Use Bylaw rewrite was to create more applicable
land use
sections
by combining similar sections and rewording some
existing
land use
terms.
Some
of the existing regulations
were
amended
concurrently
with the adoption of the DARP,
10.
HISTORICAL DEVELOPMENT
The land in and surrounding
current clay Downtown Camrose were
?rst home to the Cree and is part of Treaty 6 land. PE-O-Kis, a Cree
man, was one of the ?rst permanent
settlers in the Camrose
area and
known for his many stories.
The town site was surveyed
with an early visit from the engineers
for
the Canadian
Paci?c Railway. In 1891, the Canadian
Pacific Railway
was completed
creating rail travel between Wetaskiwin and Sparling
(now Camrose).
The ?rst homestead
on the town site of Camrose
was built in 1893
and owned by Ole Bakken.
The homestead
was
relocated
to the
Camrose
Centennial
Museum where it still exists today.
Downtown
was the ?rst settlement
area
and played
a signi?cant
role in the
formulation of the community over time.
In 1905, the settlement
was incorporated as the Village of Sparling
named after Reverend
Dr. Sparling, a physician from Winnipeg
who
built one of the ?rst homes.
As Sparling became more well-known it
was often confused with Sperling in Manitoba and Stirling in southern
Alberta. In 1906, the village became a town and the Council renamed
Sparling to Camrose.
Camrose was considered
a regional centre and
outpaced
the growth of the other small town sites in the area.
Camrose
was served by three (3) rail companies
(Canadian
Northern
Railway,
Grand
Trunk
Paci?c
Railway,
and
Canadian
Pacific
Railway), being one of only four (4) jurisdictions
in Alberta to have at
least three (3) rail lines.
(no:
gs
|AprI| 2019
Page I 20
lcamrose
in the
early 20" century
Camrose
rapidly
expanded
beyond
the
surveyed
eight (8) blocks. The town's municipal jurisdiction grew two
and a half miles north and south and three miles east and west.
Train
travel stimulated growth in Camrose
mainly due to special tariffs on
goods bound to Camrose.
This stimulated growth in Camrose
by way
of wholesale warehouses
on the north east side.
Downtown followed a typical grid pattern with Main Street
being 100
feet wide and extending
a mile in length.
The Downtown
area was
well equipped to meet anyone's needs as the area began to attract a
diverse
range
of businesses
and
senlioes.
As the
CP
railway
extended further east, Main Street and Downtown as a whole became
a hub for essential services.
Source:
Camrose
Museum Photo Library
in 1955, Camrose became
a City. The Downtown area has been an
integral part of Camrose
for decades
and continues to be the heart of
the community today.
Figure 2: 1904 Village of Sparling
Subdivision
A...,».m,
am,
"-",==~
is
,;,.;,.j_,
'
i
; ""*»
252091535
| April 2019 l Page | 21
11.
POPULATION GROWTH AND CHARACTERISTICS
The City is a growing municipality with a population
of 18,742 (2016)
up from 17,057 (2011).
Between 2011 and 2016 the population
of
Camrose
grew
by 8.6%.
In 2016 there was
a total of 8,442
households
in Camrose.
This represents
a total of 2.2 persons
per
household.
The large percentage
of single occupancy
homes
by
residents over the age of 65 explains the low household population'
Table 1
-- City of Camrose
and Alberta Growth
Rate Percentage
(2001-2016)
The age of residents in Camrose
is distributed evenly across
the ?ve
age brackets. 23% of Camrose residents are 65 years of age or older.
29% of Camrose residents are between the ages of 25-49.
Table 2
--
City of Camrose
Population
Growth
(2001-2016)
Population
Growth (percentage)
11.57
10.78
103
10.6
I Camrose
I Alberta
2001
2006
2011
2015
Population
Growth (real numbers)
20000
-
18000
-
16000
--
14000
-
12000
--
10000
7
8000
-
5000
-
4000
--
2000
--
I Population
Growth
2001
Z006
Z011
Z016
!§f'a"?:n?ose
Source:
Statistics Canada~Census
Pro?le (2001, 2006, 2011, 2016)
lAprll 2019 | Page | 22
Table 3
-- 2016 Census
Age Demographics
2000
1861
1800
1600
1400
1200
103::
1°55
932
941
917
959
935
1°"
844
815
874
525
1000
9*
310
798
80°
'
I Populaliun
600
-
400
-
200
-
75 and
over
0-4
5-9
10-14
15-19
20-24
25-29
30-34
35-39
40-44
45-49
50-54
55-59
60-64
55-69
70-74
Population
893
932
810
844
941
917
959
935
815
874
1030
1059
1011
925
798
1861
Percentage
5.7%
6.0%
5.2%
5.4%
6.0%
5.9%
6.1%
6.0%
5.2%
5.6%
6.6%
6.8%
6.5%
5.9%
5.1%
11.9%
Source: City of Camrose
Census
2016
The Province of Alberta recently
projecied
the provincial population
The City accounts
for approximately
20% ofthe total Census
Division
growth rate to be 1.4% annually due to regional
migration,
natural
10 P°PU|«'=1?°i1- The medium QFOVVWI
F319Torthe Cit)'is 1-1% annually
increase
and international migration. The City falls into the Census
(DOWMOWHand CW Of C3""'°55
Reta"
and
C°mmeTCi3'
Market
Division 10 with a 0.71% estimated annual growth increase.
Study)»
|AprI| 2019i Page
| 23
Camrose
Table 4
- Population
Growth
Chart
_
Radiating out from Main Street are other service and shopping areas
Population
Growth (real numbers)
of
activity,
residential
streets,
retrofitted
historical
homes,
and
industrial developments.
Railways have always played a critical role
27'°°°
'
in the development
of Camrose.
Refer to Map 3- Existing Land Use.
25,000
--
23,000
--
21,000
V
-O-Low
Growth
19300
'
--I-Medium
Growth
17,000
-
15,000
--
2011
2021
Z031
Z041
Vear
-?--High
Growth
Source: Statistics Canada-- Census
Pro?le (2011, 2016, 2017)
Source:
City of Camrose
Retail and Commercial
Market Study
12.
EXISTING LAND USE AND BUILT FORM
The
most
significant
concentration
of
retail, entertainment,
and
business
activity is on 50"'Street (Main Street).
Main Street has many
small
boutique
style
stores,
restaurants,
and
other
commercial
businesses
including offices.
Main Street
runs north to south with
commercial uses spanning
all three (3) blocks.
The historical one and two storey
"boomtown" structures
are mostly
constructed
of wood though
some
brick buildings
do exist.
Main
Street
was designed
as a traditional shopping
street.
Many buildings
S°W°e=
City Ofcamrose
Planning and Development
Phom Library
are
narrow,
developed
to
property
line,
have
large
showcase
windows, and prominent
entrances.
Much of the signage,
lighting,
and colourschemes
follow traditional prairie commercial development
characteristics.
Main Street
is the central destination of Downtown
shopping and entertainment
activity.
cirvor?
l April 2019
| Page
| 24
- Cam@
Map 3
- Existing
Land Use
Laden:
!
hsinlnnl
-
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Nrllbenb
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man
-
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Fmaaealusnmus
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[April 2019 IPage 125
The area west of Main Street contains much of the civic, professional
office, and service uses.
In contrast to Main Street, this area has seen
continual development and redevelopment
and has a variety of mixed
uses without any overarching
design characteristics.
Banks,
City Hall, The
Professional
Centre,
Agriculture
Financial
Services
Corporation,
the
Co-op
grocery
store,
the
Canadian
Lutheran Bible Institute, faith based institutions, the courthouse,
and
some
infill residential developments
are all located in this mixed~use
commercial and civic area.
- CEiFr1rose_
At the west
boundary
of the plan area,
Downtown transitions
to
residential development.
Business
activity and traffic are limited in
this area.
A mix of historic single--family,detached,
semi-detached,
and both small and large-scale
multi-unit developments
are the main
development
pattern.
Some
dwellings
have
a
reduced
street
presence
because
many of the lots double-front to streets.
Source: city of Camrose
Planning a
eveloprnent Photo Library
19 | Page|26
To the north of Main Street running the length of515'Avenue (Railway
Avenue) within the plan area is larger format retail developments and
expansive
surface
parking
lots that
have
replaced
the
Camrose
Canadian
Pacific
Railway
Station,
staging
grounds,
and
all the
traditional wood-cribbed
grain elevators
located in this area.
The
notable development in this area is a cluster of auto-oriented furniture
and home furnishing stores.
Source: City of Camrose Planning and Development Photo Library
1April2019 IPage 127
Camgqse
To the east of Main Street are supportive
commercial services.
The
Camrose
Public Library is located in this transition area.
This area
shares some of the characteristics
of the area west of Main Street but
is less intensively designed.
Source: City of Camrcse
Planning
and Development
Photo Llbrary
Southeast of Main Street fronting onto 49 Street (Bakken Street) and
48 Street
(Paulson
Street) are some of the oldest residential homes
in Camrose.
This area primarily developed
between 1910 and 1925.
Craftsman
designed
homes,
front verandahs,
natural
materials,
shiplap siding, and gable roofs give this area a very unique feel. Many
of these
historic
homes
have
been
converted
into
commercial
businesses
and boutique stores
though most if not all the historic
design has been maintained
and enhanced
by owners.
In the northeast
portion of the plan area there is a distinct transition
from commercial
uses
to light industrial
and
employment
uses.
Historically, this area
contained
a rail spur ran between
46 Street
(Niblock Street)
and 47 Street
(Jamison
Street) with light industrial
uses surrounding.
Though the rail spur has since been removed
the
building orientation and industrial uses remain.
Source:
City of Camrose Planning and Development Photo Library
The southeast
portion of the plan area includes a range
of housing
types from historical homes to higher density apartments.
The lots
are
somewhat
deeper
than traditional
50' x 125' lots which has
promoted
redevelopment.
The proximity to two schools has made this
an attractive residential area for young families.
'me;
I;
i
i
t,ar?:Wose
Sur . City of Cmrose
Planning and Development Photo Library
Though 48 Avenue (Christina Avenue)
is a majorthrough
traf?c road,
many
of the adjacent
developments
flank rather than front to 48
Avenue
and therefore
have been able to maintain the character
of
adjacent
neighbourhood
uses.
Block by block there are high density
residential, historical residential, historical commercial, and highway
commercial uses all in a very narrow area.
Source. City of Camrose Planning and Development
Photo Library
Downtown Camrose
has a significant historical past which can be
seen along portions of 52A Street, 49 Street and 48 Street.
Portions
of 49 Street and 48 Street have historical homes that have since been
converted
to small commercial businesses.
This area has a unique
architectural character
that is sensitive to redevelopment
as these
are
historical structures.
A portion of homes along 52A Street
possess
a
unique
social
and
architectural
character
of older single
detached
residential homes.
Other iconic historical structures
in the Downtown
consist of the Feed Millbuilding located on the corner of 47 Street and
50 Avenue, the Bailey Theatre,
and the Alice Hotel, both located on
Main Street.
The
Bailey Theatre
is a venue
destination
for the
performing arts, weddings and other events.
There are several
properties
in the Downtown of historical slgnifioance
on the City of Camrose
Historical
Inventory
list, on the
Provincial
Property list, or have a registered
City of Camrose
Historical Municipal
Bylaw.
The properties recommended
to be included on inventory
list have
been done
so by a previous consultant
who worked closely with a
heritage task force to compile a list of historical homes throughout
Camrose.
The
properties
indicated
as
Inventory
Property
are
,___
___
,,___;,
i'|.April/2(l.3i¢i9
iinégéi29
described
by
the
Heritage
inventory
list with
a
statement
of
significance and a context statement.
These
properties
are
different than
those
on the Municipal list.
Property
owners
with properties
listed as
Municipal Bylaw have
approached
the City to have recognition of a home with heritage
signi?cance so they can apply to the province to become a part of the
Provincial inventory list. Properties on the Municipal list do not receive
any sort of incentive or special zoning under the Municipal Land Use
Bylaw.
Properties
on the Provincial list may have
their title registered
as
historical
and
may
receive
funding
from the
province.
These
properties also do not have special zoning under the Municipal Land
Use Bylaw.
13.
PROPERTIES
OF HISTORICAL SIGNIFICANCE
There are several
properties
located within the plan area that have
some sort of historical reference, as shown in Map 4
--
Properties
of
Historical Signi?cance.
There are only two (2) properties
within the
plan area
that are provincially
designated
and
may be receiving
incentives from the Province.
14.
VACANT AND UNDERUTILIZEDPARCELS
The plan area has several vacant
and underutilized
land parcels, as
shown on Map 5
A
Vacant and Underutilized Parcels.
For the purposes
of Map 5, vacant
properties
were identified as
parcels
of
land
without
any
permanent
existing
structures.
Underutilized parcels
of land were identi?ed as parcels of land where
the current
use on site does
not require the entire land parcel
and
further development opportunities
of the "underutilized" portion of the
parcel exists.
Properties indicated to have an Environmental Concern
are parcels
of land that may, or may not, be vacant
and have some
level of contamination from a prior use that willrequire remediation.
15.
LAND OWNERSHIP
The majority of the land located
within the
plan area is privately
owned, as shown in Map 6
- Property Ownership Patterns Downtown
Camrose.
There are four (4) major land holders in the plan area, one
of which is the City of Camrose.
Many of the businesses
on Main
Street are locally owned and operated.
The City owns several
parcels
of land within the Downtown area,
including:
City Hall & the Library
Three (3) established
public parking lots
Four (4) informal public, leased parking lots
Lions Centennial Pocket Park
Kamifurano Friendship
Gardens
/ Mirror Lake
There is also several provincially owned land in the Downtown area:
-
Alberta Provincial Courthouse
-
Agriculture Financial Services
Corporation
-
Provincial Government building and parking lot on and behind
Main Street
Camrose
also has a number of faith«based
institutions located in the
Downtown plan area as shown in Map 6.
Map 4
- Properties
of Historical
Significance
It AVE
T
I
_?__l
2
[Apr]! 2019 IPage I31
Map 5
- Vacant
and Underutilized
Land Parcels
*'L_I
I
ESE-
Vac-n
1:]
ummrm
-
smaunmunaaccmm
_._
nmwmam
Boundary
H
|Apr>\ 2019 | Page 132
--
rmnsa
|:l
rau.a.s..u..ga..n..
-
ll-i1usI|q'wlxIIO-ners
..._
n.......v...A.a.u......u.1
Map 6
- Property
Ownership
Patterns
Downtown
Camrose
'April 2019 | Page I33
a
a,m_"'£e
\
@i'¢-
Exiainl Pm;
and
open spaces
-HHHWGRITWIV
n-----
Dwlnbvnl
Nu
Bmln?aly
Map 7
- Existing
Parks and Open Spaces
M
>\
'
'April 2019 | Page 434
- C3?r1$5ose
16.
PARKS AND OPEN SPACES
As shown in Map 7
--
Existing Parks
and Open Spaces,
Mirror Lake
and
Kamiferano
Park are
directly
adjacent
to the
southwestern
boundary of Downtown Camrose.
Recently,
the City has made use
of a small vacant parcel on Main Street, turning it into a pocket park
--
The Lions Centennial
Park established
2017.
17.
MARKET CHARACTERISTICS
In 2017
a Downtown
and City of Camrose
Retail and Commercial
Market Study ("The Study") was conducted
to better understand
the
current
retail and commercial
market gaps
in Camrose
and how to
attract and retain investment in Downtown Camrose.
A main objective
of the DARP is to attract and retain retail and commercial businesses
into the Downtown
core therefore, this study was important
to help
guide
and
shape
the
policies
of
the
DARP.
All
of
the
recommendations
from The Study were taken into consideration
and
influenced the policy and implementation
sections of the DARP.
18.
TRANSPORTATION
AND PARKING
In 2017 a Camrose
Downtown Parking and Transportation Plan was
conducted to better understand the current parking and transportation
situation within Downtown Camrose
as shown in Map 8
-- Existing
Transportation
Network and Off-Street Non-Accessory
Parking.
This
study was undertaken
to support the goals of the DARP.
Short term recommendations
include:
0
Adopt the proposed
road classifications.
-
Assess
the reallocation
of roadway
width to pedestrian
or
bicycle uses.
-
Assess the operation
of the midblock flashing beacons.
-
Provide additional permanent
bicycle parking.
-
Modify signage
regarding
bicycle riding to clarify the restriction
only applies to sidewalks.
-
Decrease
the parking stall rate to 1 stall per 80mg of public
floor area for properties
within the Downtown.
-
Explore education opportunities to encourage
the reduction of
on-street
long term parking.
-
Continue to support shared parking within the Downtown.
Long term recommendations
include:
-
Assess
a special Downtown bicycle parking supply for private
developments
in the Land Use Bylaw.
-
Assess
the conversion
of 2-way
stops
to 4-way stops
on 48
Street.
-
Assess
the transit system
and look for way to improve
and
expand.
-
Assess
the truck routes
in the
Downtown
and look at the
removal of 51 Street
(north of 48A Avenue),
49 Street, and 49
Avenue from the network.
-
Consider
marking on-street parking stalls to increase effective
supply.
l April 2019 l Page
| 35
I
Camrose
Map 8
- Existing
Transportation
Network and Off-Street Non-Accessory
Parking
\"\_I||l\¢E
E
P
A
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A
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F'
35
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'
age'
19.
MUNICIPAL INFRASTRUCTURE
A comprehensive
review of the City engineering
and maintenance
records
was
undertaken
for the municipal infrastructure
within the
public right-of-way.
This infrastructure includes underground
utilities
that provide water distribution, wastewater
collection, and stormwater
management.
The study also took into account surface infrastructure
such as roads, sidewalks and streetlights.
The goal of this review was to provide a background
for planners
and
engineers
to help determine:
-
the state of the current infrastructure;
-
how well the infrastructure meets
current standards;
and
n
how much effort itwould take to upgrade infrastructure to meet
the goals envisioned over the 25 years of the DARP.
What follows is a technical breakdown of how these
aims were met
through objectives, principles, and methodology.
The infrastructure
assessment
provided the general framework for estimating the cost of
rehabilitation and/or replacement
during redevelopment.
O bjectives
o
Provide status of existing
public infrastructure in the right-of-
way.
-
Provide conceptual
staging for infrastructure rehabilitation.
Principles
The urban infrastructure
has been
broken down into the following
categories
based
on the construction
practices
that will be used to
rehabilitate and or upgrade the right-of-way.
-
Deep services: sanitary, water and storm.
-
Shallow senlices:
gas,
power,
and communications.
-
Surface
infrastructure: road, sidewalk, curb and gutter, and
alignment.
-
Landscaping,
appurtenances
and cross sections.
For the purposes of the infrastructure study itwas determined that the
condition of the deep services
would be the decisive factor in the
infrastructure assessment.
Failing deep services generally
require intrusive and expensive
work
to correct.
If rehabilitation work is required
to be undertaken
on the
deep
services,
it will supersede
the
condition
of
any
of the
infrastructure
above
it. Conversely,
correcting
deficient surface
or
shallow infrastructure generally does not reciprocate
the requirement
to
repair
the
deep
services.
Using
the
deep
services
as
the
determining factor is also supported
by the fact that the engineering
studies
show most of the sanitary
services
are at their "end of life"
condition making rehabilitation imminent.
crvars
lApril 2019
| Pagel
37
C_amrose
Methodology
for Task 1
- Infrastructure
Heat Map
To visually convey the infrastructure condition the available data was
combined
using a GIS tool known as "heat mapping", included as
Appendix 1 to this Plan. The heat map correlates a colour scale to a
score sheet. in the case of the City, the higher the score the "better"
the condition of the infrastructure as represented
by the colour coding
in Appendix
1.
To create the score sheet, the best available information was collected
from as~built drawings as well as the correlating master
plan studies
recently completed.
The information used is:
1.
The age of the infrastructure (when was it installed).
2.
The
type
of
material
that
was
used
to
construct
the
infrastructure.
3.
The capacity
of the
infrastructure
as
it relates
to current
demands
and future demands
as calculated in the master plan
studies.
The criteria and ranking system
are displayed
in the legend of each of
the infrastructure service drawings.
Methodology
for Task 2
- Rehabilitation
Phasing
It is important
to understand
that
any
catastrophic
failures of the
existing infrastructure may override the phasing sequence.
That being
said, the conditions of the infrastructure allow for significant flexibility
in the
phasing
sequence.
While acknowledging
that there
is a
multitude of competing interests, those considerations are left out, and
the
process
is
simplified
by
relying
only
on
engineering
and
constructability factors.
Essentially
the proposed
phasing
sequence
involves completing
construction from the bottom up.
Again, other
phasing
orders would be equally valid.
The minimum length of a
phase should be from intersection to intersection.
1.
Install the deep "trunks" starting at the lowest point and moving
"uphill". Once the deepest
trunk lines are in place there are
virtually no restrictions
on what order the remainder
of the
infrastructure is completed which allows greater adaptability in
phasing for the remainder of the project.
2.
To maintain consistency,
the conditions of infrastructure or the
constructability
of the
next area would be the determining
criteria.
3.
The process
above was used to generate
the accompanying
phasing
drawing in Appendix 1.
4.
All deep infrastructure should be upgraded
at the same time.
5.
All individual property services should be replaced
to property
line and/or the back of easement, where applicable,
at time of
construction.
|AprIl 2019 i P
e 438
-camkose
20.
THE VITAL ROLE OF DOWNTOWN
Downtown
Camrose
has
played
a key
role
as
the
commercial,
residential, social hub of Camrose
for the last centuw. However, in
recent
years the City has seen
the relevance
of Downtown shift as
large commercial style box stores locate on the west end of the City.
Despite this shift, Downtown Camrose
is still a se|f--sustaining, vibrant
and
unique
shopping
destination
for visitors and residents.
lt is
through the DARP the City hopes
to re-ignite and draw interest back
to the Downtown while maintaining
and enhancing
the already
self»
sustaining Downtown retail and commercial areas.
c/Za$v¢.7r--
YOGA
.Fjkll-;\ltI.wmNm
[April 2019 l Page | 39
21.
VISION
In 2045, Downtown
Camrose
is a prosperous
and connected
gathering
place anchoring
the Camrose
region.
Downtown Camrose
is a place for family, social, and business
life to thrive. Parks, public spaces
and infrastructure have been designed and thoughtfully integrated throughout
Downtown Camrose to bring
people together
and strengthen
links to the community.
All revitalization
recognizes
and celebrates the
unique heritage
of Downtown Camrose
and the strength
of local, independent
retailers.
mans
| April 2019 | Page
40
I
Camrose
22.
GUIDING PRINCIPLES
Providing
enhanced
infrastructure
Provision
of infrastructure
is essential
to revitalize Downtown
and
includes
municipal
and
franchise
utilities,
public
transit,
parking
management,
traf?c
calming
measures,
tree-lined
roadways,
and
general
maintenance
and upkeep. A s|ow--pace transportation
network
must meet four conditions
--
it must be useful, safe,
comfortable,
and
interesting.
Connecting
to the city
Main gateway
corridors into Downtown form important ?rst impressions,
display the values of the community, and are vital in the attraction and
retention of businesses.
Downtown has a unified system of gateways
that
create
a sense
of arrival for residents
and
visitors
entering
Downtown.
Linkages
to
adjacent
neighbourhoods
provide
an
integrated
and seamless
connection
with mutually
supportive
public
realm and building design.
.. ~&
lA
l2019
P
141
Camrose
D"
l
age
Downtown will establish a network of social public places that provide
a range
of activities that citizens and visitors can together,
build a
cohesive
and strong community,
and sense
of identity.
The arts and
culture vibe are anchored
by events
and entertainment
venues that
signify the physical and cultural heart of the area.
A
healthy
Downtown
celebrates
and
preserves
historic
and
architecturally
significant
buildings
to recreate,
through
permanent
memories, the sense
of meaning
in the urban landscape.
Performing
arts centers,
museums,
historic sites and buildings are essential
to
promoting
Downtown
as
a thriving
neighbourhood.
Revitalization
should
encourage
existing
one-of-a-kind
cultural
facilities
and
determine
how other facilities can be strengthened.
Camrose
lApril 2019 l Page
| 42
A diverse
Downtown contains
an appropriate
mix of residential
and
non-residential
uses
including
housing,
retail, office, hotels, culture,
entertainment,
recreation
and
special
event
programming
making
certain that visitors can ?nd enough
to do, and residents
daily needs
can be comfortably met.
Density is necessary
to obtain the critical mass of people
required
to
create vitality, use local services, and economically
compete with other
land uses. Housing options must target a range of incomes, household
sizes,
and ages,
by providing
both market
and affordable
rates
and
moderate and high-density
design.
Camrose
Promoting
business
development
and business
retention
Recruitment
efforts
should
focus
on
businesses
that
could
be
Downtown, which includes both "export" employment
and
regional
service employment.
Significant efforts should be put forward to focus
on business
retention
in the Downtown to ensure the environment
Downtown is suitable for existing businesses
to grow.
Involving the community
Effective
implementation
strategies
ensure
that
citizens
and
stakeholders have continuous opportunities
for input and involvement,
so the community will trust in the process
in which they are being asked
to invest. Stakeholders are the public image of Downtown and convey
the human face of the revitalization efforts.
C§§i7n"?ose
...,...
Ann
=...,..w-u-«x
~--
mmga
|AprI| 2019
Pa
l44
Camrgse
I
Q6
Making development
decisions
fair, predictable,
and cost effective
Ensuring that property owners, developers,
and the whole community
are provided with certainty that a plan is in place to guide development
that leads to mutually bene?cial outcomes
for all.
IL
|AprI| 20191Page | 45
Camr
e
PART 4
- URBAN DESIGN FRAMEWORK
An Urban Design
Framework
is an integral part of the planning
system.
It is an important tool to assist developing action plans and
initiatives within a strategic
context.
These action plans and initiatives
are, in turn, translated
into actual projects and initiatives. The DARP
Urban Design Framework encompasses
three pivotal elements:
Urban Design
~
approaches
and principles to create high-quality built
environments.
Public Realm
-- features of the built environment which in?uence
how
the public realm advances social objectives such as creating a strong
sense
of community
identity and encouraging
interaction amongst
community members.
Mobility-- systems
designed
to enable safe and efficient access for
people using a variety of transportation
modes (i.e. walking, cycling,
driving and transit)
and for users
of varying
levels of physical
and
cognitive abilities.
A Conceptual Urban Design Framework Plan was prepared
to visually
convey
the improvements
set forth in this Part which will transform
Downtown Camrose
into an integrated,
safe and diverse urban core.
Refer to Map 9
--
Conceptual Urban Design Framework.
carvers
lApril 2019 l Page
| 46
Cam
gse
Map 9
--
Conceptual
Urban Design Framework
"W
" '<
nunH1
W
\
" Gateways
11:!
sneersupe lmpmvemerl
' ......
B1'keL:ne
4 ...._
Pedesll-'m10onnedinn
I[:21
FriomyPeaesu'unAraa
7///4 £:".:.",';.:'
p;".'?.L""
'°'
(incmaing Pam and Fans)
' ._._
DuwrlwwnArea Boundary
A
|2019
P
47
_,Cs'=!"'?0$e
I W
[
age'
23.
URBAN DESIGN
3.
Improving Walkability
- Sidewalks and pedestrian walkways
shall
be
designed
to
create
links between
community
Urban
design
deals
with the layout and visual quality of the built
destina?ons
environment
and enhances
the
safety
of the
urban environment
through
the establishment
of highly visible and lively spaces.
It
addresses
how buildings and the spaces between them are integrated
and designed
together over time to create an attractive and safe city.
Character
and
interest
are
generated
through
such
elements
as
placemaking,
sustainability and the contribution of individual buildings
through
quality
architecture
towards
creating
attractive
outdoor
spaces.
23.1.
Placemaking
Placemaking
is more than the simple provision of quality design; it is
the process
of creating
quality places that people want to live, work,
and interact.
The intent is to convey a walkable development
pattern,
smaller block lengths,
general
building massing,
walkways providing
continuous connectivity, and gathering spaces.
These are considered
the key placemaking features essential to a thriving Downtown.
Policies:
23.2.
Designing
for a Winter Climate
1.
Connecting
activities
and
functions
-
Land
uses
shall
be
provided in short building blocks and linked through a network
of streets,
laneways,
pathways,
and green
spaces.
The City is a winter city and experiences
winter conditions for the
majority ofthe year.
The following climate sensitive guidelines
should
be considered
in order to create
a more positive climate experience
2.
Enhancing the public realm
-- The interface between buildings
f°' "W53 '" °3"''°Se~
and the sidewalks is critical to the quality of the public realm.
Streetscapes
shall be designed
to provide a safe, accessible,
and attractive environment for all users.
mmgg
|Apn| 2
| P
e
48
Carnrose
Hg
1
Policies:
1.
Ensure
site
planning
and
building
design
considers
the
dominant season,
as well as changing
weather
and daylight
patterns to create comfortable public and private spaces,
year
round.
2.
At the neighbourhood
level, the application
of winter climate
design techniques
should:
a.
ensure
street furniture is provided in sheltered
areas
away from wind tunnels and open roadways.
b.
shelter open spaces
and pedestrian
areas
from winter
winds (awnings,
canopies,
landscaping).
c.
apply decorative,
seasonal,
pedestrian-scaled
lighting
(temporary or permanent)
to enhance the ambiance
of
~
Downtown during the winter months.
Source: City of Edmonton Winter City Design Guidelines
3.
At the lot level, site planning and building design should:
a.
maximize
sun
exposure
by applying
massing
and
building heights responsive
to the immediate context.
b.
incorporate
materials
and
colors,
temporary
or
permanent,
which enhance
the experience
of public
and private spaces
and add to the visual aesthetic
to
make a place more inviting.
c.
integrate
plantings
that create
rich winter landscapes
that are resilient to the low temperatures
through winter
months to block winds on pathways and sidewalks and
--~'
'
"
'
'
"
"'
'
"'
'
'
reduce snow build up.
'
l
\
d.
facilitate
snow
removal
and
accommodate
snow
'
'
'
-
'
.
.
storage
in small areas,
preferably
with solar access,
'
*
--
"V
'
,
,
'
and appropriate
stormwater
management
for spring
runoff.
.
VT
_____
_.
CWVDF we
| April 2019 i Page i49
Icgm;ro_s.e_
23.3.
Sustainability
Sustainability is an important objective and is prioritized in many City
policy documents.
Each site should be designed
to contribute to a
sustainable future. The City recognizes
the implications to the natural
system
due
to current
consumption
behaviours.
A sustainable
community
is one that sustains
its quality of life and accommodates
growth and change by balancing
long term economic, environmental
and social needs.
The DARP recognizes
the following principles in
building a community with a sustainable
quality of life:
Economic
diversity,
economic
security,
and
?scal
responsibility.
Environmental protection
and stewardship.
Equity
in land
use
decisions
and
a fair distribution of
community services.
Ef?cient use
of land, infrastructure and other resources
in
managing
growth and change; and
Decision making based on public consultation.
Policies:
1.
Generally,
the design
and implementation of developments
should
apply techniques
to reduce
consumption
of water,
energy,
and
materials
consistent
with best
practices
in
sustainable
design.
Developments
should
pursue
the
following
sustainability
strategies:
a.
Implement
stormwater
management
facilities
in
accordance
with the City's policies.
b.
Avoid light trespass
from the building and site onto
neighbouring properties,
with the exception of adjacent
public areas
requiring lighting for reasons of security.
c. Apply high~ef?ciency
irrigation technology,
captured
rain water,
and/or
drought
tolerant
landscaping
to
reduce potable water consumption
for irrigation.
d.
Reduce
energy
consumption
over
the
comparable
National Energy Code of Canada for Buildings (2017).
The
City
should
consider
incorporating
Low
impact
Development
techniques into streetscape
improvements
such
as rain gardens/bioswales
and tree soil cells.
23.4.
Architectural
Design
Striving for excellence
is what should drive architecture
and urban
design
in
Downtown.
The
energy
of this
exciting
walkable
environment
needs
to translate
into an energetic
original
design
culture.
23.4.1. Architectural
Elements
and Materials
Policies:
1.
Designers
are
encouraged
to
embrace
a
new
Nordic
Architecture that is contemporary,
warm and humanistic.
2.
Architectural details such as recesses,
overhangs,
signage,
lighting, planters,
banners,
awnings
and canopies
should be
utilized to create
visual interest
on
building
facades
and
provide pedestrian protection from elements.
These
elements
shall be allowed to encroach
into the public right-of-way.
3.
The use of vinyl siding,
stucco
and
corrugated
metal
for
exterior
cladding
shall
only
be
permitted
when
used
in
conjunction with traditional materials
and other architectural
features.
Camrose
lApril 2019 IPage l 51
23.5.
Heritage
Preservation
Understanding
the context and history of an area is key to effective
placemaking.
Preservation and integration of historic buildings and
features
provide
a tangible
link to a community's past, as well as
enhance
the community's visual character.
The City Center Camrose
group (now Downtown Camrose
Ltd.) was
a participant in the Alberta Main Street
Program,
an initiative that
served to revitalize local downtowns through sensitive rehabilitation of
historic commercial buildings, organization,
marketing, and economic
development.
Through the program, significant historical buildings in
Downtown Camrose were renovated
and renewed and improvements
to the Main Street
public environment were completed.
Policies:
1. The City shall ensure that development
on sites adjacent
to
heritage
properties
is carried
out
in a
manner
that
is
compatible in tenns
of height, mass, setbacks
and responds
to
the
overall
architectural
context
of
surrounding
developments.
2.
The City shall ensure historical buildings are preserved
and
rehabilitated to reflect historical character.
3.
The City shall ensure
new developments
build on the historic
character
of the
area
and
the
importance
of preserving
buildings with historic significance
to complement
the historic
surroundings.
4.
The City may consider
major
development
proposals
that
depart
from
the
existing
historic
character
where
the
development
might add new elements of local distinctiveness
to the surrounding
area.
Such elements
may be re?ected
either in the building form or its architectural features.
Thls ls the second hotel to be Dulltont
sspot.
Trretlrst
'
Windsor Hotel was built here In 1904 by Camille David
(builder Dfthe Bailey Theatre)
and F.A. Miquelo
and
burned
down in 1919, undersusplcrous
clrcumslan
s.
'
The hotel trade had not been that lucrative after prohibition
stanad
in Alberta in rare. The Alice Hotel was built by
Vaclav Matejka. and named after his youngest daughter
The grand opening
was
naryicrmal occasio
'n a by
invitation only dance.
With the construction orthe Alice
Hotel, Materkahad ful?lled msdream to build the best hotel
in the west.
He died In 1940. and his widow and children
ranttle
hotel until Itwas sold m 1941.
'
.loerta.t
Streelr7rogr.amme
crrrrci?
lAprll 2019
Page | 52
-Camrose
'
23.6.
Crime
Prevention
Through
Environmental
Design
c.
buildings
and
private
usable
open
space
which
(CPTED)
promote eyes
on public areas.
Crime Prevention Through
Environmental
Design (CPTED) is a tool
d- blfilf?ng
f°lTTl5 With UT1°b5tFUCt9d_
entiance
Wa_Y_5
and
that enhances
community safety by influencing the physical design of
mlmmum
blank '"3115t° reduce
Cnme
°pp°"t""'"e5'
spaces.
CPTED
principles are based on the notion that proper urban
design and effective use ofthe built environment can mitigate criminal
and unwelcome behavior.
The three main principles of CPTED are
natural surveillance,
natural access
control, and natural territorial
reinforcement.
It is recommended
that the principles
of CPTED be
applied to projects falling within the DARP.
3.
A CPTED Assessment
may be requested
to ensure that the
development
provides a safe urban environment.
Development should incorporate CPTED principles to ensure
natural
surveillance (eyes on the street).
The building and site design should
promote
a
safe,
secure,
and
compatible
use
of the
land
and
surrounding buildings.
Buildings should be located closer to the front
property line, avoid blank walls, and building windows should face the
street.
mi
1.
CPTED guidelines should be used in the design of public open
spaces
and pedestrian routes to help ensure
public safety and
accessibility.
2.
The
City should
ensure
that the
design
of buildings, open
space, pathways,
and parking areas
address
safety and crime
prevention
through
urban
form,
design,
and
landscape
architecture.
These spaces
should provide:
a.
proper lighting of parks, pedestrian areas, and parking
areas that are visible from all public areas.
b.
landscaping
which
promotes
safety
and
does
not
create
hidden areas.
awoke
| April 2019 l Page | 53
Camrose
24.
Public Realm Plan
The
public
realm
refers
to
public
outdoor
spaces
like streets,
sidewalks, parks, and open spaces where people gather and interact.
Policies:
1. The City shall support a high-quality public realm to foster a
sense
of place
and
instill a sense
of pride
to reflect the
welcoming and friendly atmosphere
of Camrose.
2.
The City shall invest in creating vibrant, safe and inviting public
spaces
to
enhance
community
quality
of
life and
draw
residents
and visitors to local businesses.
These spaces
are
meant to be enjoyed by all types of users.
3.
The City should consider Tactical Urbanism projects as a way
to test public realm investment.
C
|Aprll 2019 | Page
| 54
I
c :
24.1.
Gateways,
Way?nding,
& Signage
There are seven (7) major gateways
leading to Downtown Camrose
(Refer to Map 10
--
Downtown Gateway
Areas).
Gateways
should
convey that one is entering into an area of special character.
Due to
its aesthetics,
functions
or mobility characteristics,
the
area
will
interact with users
in different
ways.
These
gateways
shall be
improved and maintained to present
an aesthetically
appealing
and
functional
Downtown
that
integrates
seamlessly
with the
City's
development
standards.
The gateways shall comply with the intent of
the City's Way?nding
Master Plan. bAs Downtown Camrose
is set
back from 48 Avenue, well designed
and maintained
gateways
will
draw people to Downtown.
53 Street and 51 Avenue
This intersection
is one of the main connector
points from the north
side of the City to Downtown.
53 Street
provides access
to those
coming into Camrose
from Highway 833 connecting
to 48 Avenue.
53 Street and 50 Avenue
This intersection
connects
the west
central
residential
area
to the
Downtown
as well as provides
a secondary
connection
from 48
Avenue via Grand Drive.
51 Street
and 48 Avenue
This intersection
provides a primary access
to Downtown from the
west and southwest.
50 Street and 48 Avenue
This is the primary south access
for destinations on Main Street.
48 Street and 48 Avenue
This intersection provides the primary access
to Downtown from east
and southeast.
46 Street and 48 Avenue
This
intersection
connects
those
from 48
Avenue
to
the
east
residential
areas,
light industrial
uses
to the north, and
schools
adjacent to the plan area.
48 Street and 51 Avenue
This
intersection
connects
the
north
and
northeast
areas
to
Downtown.
in reviewing the existing signage
conditions in Camrose,
the City's
Waytinding
Master Plan indicates
that in 2015, the City's gateway
signs were inconsistent,
lack continuity and did not convey
the new
city brand.
| April 2019 l Page i 55
Map
--
Downtown
Gateway
Areas
??i
O?ude
_._
nmm-mm
am.»-,
]Ap|'|| 20191Page y56
uha:
.13
- Camrose
Figure
3: Wayfinding
Signage
for Downtown
Camrose
24.1.1. Downtown
Gateway
Areas
Policies:
1.
Gateways shall be architecturally consistent with one another
to reinforce all Downtown gateways.
2.
Ensure parcels surrounding gateways
are designed to provide
a visual reference for pedestrians,
cyclists and motorists
into
Downtown.
3.
Setbacks
shall be strongly considered
to allow for sightlines
into Downtown.
4.
Reinforce
gateways
with landscaping,
street
furniture,
and
traffic calming to emphasize
the pedestrian
orientation
of
these node areas.
DirectionalMinor 1
Dlruuunal
Farklrvg
Dnecnonnl
24.1.2. Way?nding
Signage
Nmnie
°°5'*'=W"
Mme"
Source:
City of Camrose's
Way?nding
Master
Plan
The main goal of the City of Camrose
Wayfinding
Master Plan (WMP)
Policies.
is to build a cohesive
signage
and wayfinding
brand.
The WMP
5PeClflCellY
0'-llllllee What
ll-llllle gateway
5l9"5 and
wayfinding
1.
The City should build on theWMPto
develop a comprehensive
signage
shall look like upon replacement.
The WMP also highlights
Downtown
way?nding
strategy
that
incorporate
distinctive
Downtown Camrose
as one ofthe key attractions to the City. The new
Slgnege. banners: and
Ollie' WeY?"lCll"9
elemenle
lnle The
way?nding signage for Downtown Camrose
has been slightly modified
Streetscape
de5l9_n
to enhallce
the Character of the Downtown
(design and shape) compared to the wayfinding signage
in other parts
and allow pedesmans
to orlem themselves'
°f the Cllyl° le?ecl 'he D°"""l°'""
bralld and °°l°"l5-
2.
Key
locations
for
wayfinding
infrastructure
should
be
determined
in consultation with the local business
community
The WMP else PT°Vlde5Wei/5 l0 lmPl'°Ve D°W"l°Wn
Velllculel elld
and residents and address
issues
such as view obstruction
pedestrian way?nding.
due to overgrown
trees, and existing signs which given their
prominent sizes and proximity, conflict with each other.
[April 2019 l Page I57
24.2.
Sidewalks
Sidewalks
consist of three (3) zones:
-
the pedestrian zone, where pedestrians
travel;
-
the frontage
zone, which gives
people access
to buildings
lining the street; and
-
the furniture zone, which provides a buffer between the street
and the pedestrian zone.
Pedestrian
Zone
The pedestrian
zone is intended for unobstructed
pedestrian
travel,
and the walking surface should be constructed of walkable, accessible
material.
Frontage
Zone
Source: Model Design Manual for Living Streets.
Los Angeles County (2011)
The frontage zone separates
the pedestrian
zone from opening doors
and other building elements
that may extend into the public realm.
Policies:
This area may include elements
like seating,
landscaping,
displays
and signage
as
long as these
areas
do not impede
pedestrian
movement.
Where feasible, the frontage zone accommodates
seating
andlablesforcommerciwU555'
2.
The
design
of sidewalks
shall
ensure
an
unobstructed
pedestrian
zone in unobstructed
width.
1.
Sidewalks
shall be provided
on both sides of all roadways
Downtown.
Furniture Zone
3.
Sidewalks
should be separated
from roadways
by a furniture
The
furniture zone
accommodates
landscaping,
street
furniture,
zone which will im;|ude
trees and ]andscaping_
bicycle racks, signage
such as sandwich
boards,
street
lights and
other sign poles. it also provides space for snow storage and, where
parking is permitted, for vehicle doors to be opened.
Elements within
this zone should allow for pedestrian
movement and snow clearance,
5
sidewalks
Shall be adequately
illuminated with appropriately
and
"°t
°°"mb"te
(0 Visual C"-me"
scaled
lighting to increase
pedestrian
comfort and safety.
|ApnI 2019 | Page | 58
4.
Sidewalks shall be built with hard, durable, level, and slip-
resistant materials that can be easily cleared of snow and ice.
24.3.
Street
Furniture
Streetfurniture
is classified as trash receptacles,
benches,
bike racks,
public
scaled
washrooms,
wayfinding
signage,
tree
planters,
pedestrian
lighting, decorated
utility boxeslpoles
and paving elements.
High quality street furniture improves the public realm and encourages
walkability.
Street
furniture contributes
to the creation
of a unique
streetscape
that is both functional
and provides a decorative element
to the street and places for people.
Policies:
1. The City should ensure that street furniture is concentrated
in
areas with high pedestrian
activity.
The City shall place street furniture in the Furniture Zone of
sidewalks to ensure they are accessible
to all users.
The City should consider developing
a Downtown community
bench
memorial
program
where
businesses
or individuals
sponsor new benches.
Street furniture shall follow universal design policies.
Street furniture shall be made of durable and easy to maintain
material.
The City should locate bicycle racks that are both functional
and
esthetically
pleasing
throughout
Downtown,
close
to
businesses
and of?ces.
lApril 2019 l Page l 59
24.4.
Trees soften landscapes,
provide shade
and beauty,
and protection
from environmental elements
Deciduous trees allow light to reach the
sidewalk in the cooler winter months when sunshine
is welcomed.
Policies:
1.
24.5.
in order to create
a generous
street tree canopy,
deciduous
trees should be planted six (6) to nine (9) metres apart on both
sides of the roadway along all Downtown streets.
The City should consider
opportunities
to incorporate
more
sustainable
municipal
practices
with respect
to tree planting
and tree watering
such as soil cells or other means
to water
trees
while
providing
some
form
of
limited
stormwater
management
to the area.
The City should consider the installation of electrical outlets at
the base of trees to accommodate
tree lights.
Landscaping
such as hardy shrubs, grasses,
and flowers shall
be incorporated
into public landscaped areas.
Parks,
plazas
and
open
spaces
are
important
components
of a
thriving Downtown. These spaces
exist in a variety of different forms
and character and achieve different goals.
Collectively, these spaces
provide community identity, encourage social interaction and enhance
the overall community livability. Integration of these spaces
is strongly
encouraged
in the Downtown area.
Policies:
Is
1.
The City should establish
a new community
park space with
integrated
green space that provides connectivity to The Lions
Centennial
Park and Mirror Lake walking trails.
2.
The City should encourage
developments
to provide private
publicly accessible
open spaces/courtyards.
3.
The City should create
a network of parks,
plazas
and open
spaces
that
are
strategically
located
to benefit
residents,
visitors and businesses
within the Downtown.
4.
The City shall ensure that new parks, plazas and open spaces
are located along active streets
in order to contribute to street
vitality and to improve their visibility.
5.
The City should ensure that seating,
play areas
and other
public
amenities
are
located
and
designed
to
provide
protection from the elements
including wind, rain and snow.
6.
The
City should
ensure
public and
private
developments
design spaces
to provide unique public amenities to enhance
the identity and character
of parks,
plazas
and open spaces
(Water feature,
lighting, landscaping
etc.).
7.
The City should ensure that parks,
plazas
and open spaces
are designed
to accommodate
a range of both passive
and
active uses and functions that are appropriate for the location,
type and scale of space.
8.
The
City
should
consider
strategically
located
Tactical
Urbanism projects to create
temporary
public spaces
along
key commercial corridors.
Q
lApnl 2019 l Page l 61
a [11 rose
24.6.
Public Art
Art provides substantial
economic
bene?ts
as
well as:
attracting
business
and tourism,
increasing
property
values
and
cultivating
Downtown revitalization.
The addition of art to public spaces,
be it a
sculpture, painting or museum,
heightens
a space's
symbolic value,
sense
of place, and allure.
Policies
1.
The City should integrate art into the design of public space to
enhance
the City's
attractiveness
to residents,
tourists
and
investors;
increase
public awareness
and appreciation of the
arts;
and
stimulate
the
growth
of arts
and
arts-related
business.
The City should allocate a portion of the construction
budget
of
qualifying
publicly
accessible
City
projects
for
the
procurement
of permanent
art for public display.
24.7.
Business
Signage
Policies
1.
Signage shall be pedestrian~oriented
and in keeping with the
scale and style of the building.
2.
Signage
design
should
be coordinated
with the design
of
buildings
and sites
in terms
of locations,
scale,
materials,
finishes and colours to develop
a cohesive
urban design
for
the Downtown.
3.
Lighting of all signs should be encouraged,
and indirect front-
lit signs are encouraged
wherever
possible.
4.
Buildings on corner lots should have signs that address
both
streets.
Figure 4: Signage
Typologies
- Examples
of appropriate
projecting
signs
nl 2019 yPage 163
Camrose
25.
MOBILITY
25.1.
Pedestrian
Environment
Streets are more than just the roadways on which vehicles drive and
park. Streets include surfaces like sidewalks where people stroll, chat,
enjoy their surroundings,
and
rest. All these
functions should
be
accommodated
through
multiple forms of movement
and change
in
pace of travel.
25.1.1.
Pedestrian
Crossings
Policies:
1.
As infrastructure
replacement
and
redevelopment
occurs,
clearly identifiable crosswalks
shall
be included
at
every
intersection on all sides to ensure a natural and convenient
extension of the overall pedestrian
network.
2.
Crosswalks should be designed,
where feasible, with special
paving materials
or colours to highlight theirfunction.
3.
All curbs at crosswalks
and intersections
within Downtown
shall provide accessibility
features such as wheelchair ramps.
4.
The length of pedestrian
street
crossings
shall be minimized
by using safety features,
such as, but not limited to, curb bulb
extension.
When
determining
the
locations
for
curb
extensions,
consideration should be made to such factors as
pedestrian
safety,
drainage
and
delivery
truck
turning
requirements.
_am
25.1.2. Pedestrian
Priority Area
Pedestrian
priority areas are low-pace environments
designed
at a
scale that prioritizes
human accessibility,
land uses and functions.
Streets
are designed
as public spaces with people in mind.
Policies:
1. Create a unique
area
identity and enhance
the pedestrian
experience
through
consistent
application
of quality paving
materials, enhanced
landscaping,
pedestrian-scale
lighting,
street furniture, signage, and wayfinding.
Minimize curb separation
between sidewalks and traffic areas
while clearly differentiating these
areas
through choices of
surface materials.
Ensure
the
pedestrian
priority area
includes
a diversity of
amenities
including, but not limited to, seating
areas,
street
furniture, and market or vendor spaces.
Give priority to keeping
pedestrian
connections
clear of snow
and ice.
-3
| April 2019 | Page
| 64
C
rose
Camrose
25.2.
Cycling Network
A cycling
network
provides
alternative
means
of transportation
in
Downtown Camrose.
A minimum grid, suitable locations of bike racks,
and roadway improvements including protected
lanes contribute to a
network built on comfort and ease of access.
$5.3
1.
The
City shall implement
a minimum grid pilot project
of
connected
and
protected
bicycle lanes
to better
facilitate
cyclist safe movement
to and within Downtown as described
in Map 9
e
Conceptual
Urban Design Framework.
2.
The City should incorporate
bicycle parking in parks and open
spaces,
and near public buildings.
3.
The City should include provision for bicycle parking posts or
racks on all Downtown streets.
lApril 2019 l Page i65
25.3.
Street
Network
The Street Network is designed
to support
human activity, access to
services, and the movement
of goods.
The network is composed
of
streets
that,
depending
on their
classi?cation,
are
designed
to
accommodate
and
prioritize different movements
and
needs
and
respond to surrounding land uses and activities. This section provides
general
policies related to all streets,
as well as policies speci?c to the
street types identified for the DARP.
Transportation
networks should
always be considered
in conjunction with current and future land uses
as well as built form and function of buildings. Through this, optimal
alignments
can be selected
that meet long-term transportation
and
planning goals.
Whereas the City of Camrose draft Transportation
Master Plan (TMP)
provides
a
roadway
classification
tailored
to accommodate
and
prioritize different movements
and needs throughout the City, it also
allows for greater
consideration
of local transportation
needs
and
context as the transportation
system
evolves over time. This approach
is warranted for Downtown roadways in orderto respond to the unique
characteristics
of
the
area.
Refer
to
Map
11
--
Proposed
Transportation
Network for details.
Policy:
1. The City should aim to limitthe width of thru lanes and angled
parking
to the
minimum
recommended
standard
per the
Transportation Association
of Canada
guidelines
so that the
maximum amount
of public space
can be dedicated
towards
pedestrian
scale
uses
including wider sidewalks,
plantings,
expanded
signage
areas,
enhanced
landscaping,
public art
installations, and/or cycling infrastructure.
lApriI 2019 l Page | 66
in Downtown, Local Streets
are designed
to provide direct access
to
adjacent
residential and local businesses,
provide two-way traffic and
sidewalks on both sides of the street.
Policies:
1
The design
of streets
as they are improved
or built should be
determined
by the guidelines
outlined in Figures
6.
Where
street
design
differs from these
guidelines,
it should
be
demonstrated
that the design
meets
the intentions of the
DARP.
2.
Streets
shall be designed
to prioritize pedestrian
and cyclist
safety.
3.
Vehicle travel lanes shall be relatively narrow and encourage
traf?c to move at a slower pace.
4.
Ensure
access
to
private
parking
lots is available
where
access cannot be provided
through back lanes.
5.
Ensure high quality streetscaping
is attained.
Camrose
lApril 2019 l Page i 68
Figure
6: Local Street Residential!
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'Apfll 2019 1Page 169
Camrose
25.3.2. Livable
Streets
Livable Streets attempt to facilitate a wider range of users and attempt
to provide high levels of connectivity
to individual communities within
Camrose,
Livable Streets place a higher level of emphasis
on urban
design that can attract people to an area as well as ensure a higher
level of safety
for all users.
Liable Streets are broken down into
Neighbourhood
Collectors
and Urban Boulevards categories.
Neighbourhood
Collectors
are designed
to provide a high level of
connectivity within the group of Livable Streets.
Urban Boulevards aim to create
a street environment that is both a
safe transportation
facility and a destination for and between
local
community services and commercial activities.
These
streets
also provide access
to a range of land uses
such as
recreational
facilities and parks.
setbacks
are generally
lower and
street-front
activity is encouraged.
Urban Boulevards
act as major
collectors in multimodal corridors with either existing relatively intense
urban form orfuture
policy encouraging
redevelopment.
Policies:
1.
Within Downtown, 50 Street
(Main Street) and 50 Avenue are
cornerstone
to Downtown lifestyle, thus they shall be designed
and operated
as urban Boulevard Streets.
2.
Main Street
shall remain
a pedestrian-scaled
street
where
people can move with ease and comfort.
3.
The City shall provide places
to rest and stop (i.e.: benches,
trash receptacles,
street trees) on all roadways.
4.
Parking lot entrances
shall be located a minimum of 10 metres
away from intersections
and other parking lot entrances
on the
same side of the street on all roadways.
The design of streets
as they are improved or built should be
determined
by the guidelines
outlined in Figures 7-9. Where
street
design
differs from these
guidelines,
it should
be
demonstrated
that the design
meets
the intentions
of the
DARP.
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Figure 7: Neighbourhood
Collector
'ADM2019 IPage 171
Figure 8: Urban Boulevard
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'April 2019 {Page | 72
Camrose
Figure 9: Urban Boulevard
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[April 20191Page y73
Camrose
25.3.3. Goods and Services
The City also has
a network
of good
movement
routes
including
dangerous
goods movement
routes. The dangerous
goods movement
route primarily involves Camrose
Drive (Highway 13A) on the south
side of the City, as well as 68 Street and 39 Street.
This allows the
City to keep the movement of dangerous
goods largely to the south of
the City, minimizing the risk of moving such goods through more urban
areas.
The Camrose
Downtown Transportation
and Parking Plan reviewed
the existing
truck routes
and loading areas
and concluded
that as
Downtown develops
with more of an emphasis
on walking and cycling
facilities,
accommodation
of trucks
will become
more
and more
dif?cult.
Policies:
1.
The City should look at the removal of 51 Street (north of 48A
Avenue), 49 Street, and 49 Avenue from the dangerous
goods
movement network.
25.3.4. Parking
The Transportation and Parking Study determined that Downtown has
an adequate
supply of on-street parking.
Refer to Map 12
--
Existing
On-Street
Padang.
Policies:
1.
Permanent
parking
lots should
have
proper
drainage,
be
paved,
landscaped,
and lit for security
and comfort. Care
should be taken to avoid having lighting spill out onto adjacent
streets.
2.
Any development greater than 30% cumulative addition to the
existing
building
that
results
in a change
to the
parking
requirements
is required
to
bring
off street
parking
into
compliance
with the standards
of the Land Use Bylaw.
3.
The City shall retain the on-street, curb-side vehicular parking
spaces
in the Downtown to ensure
an adequate
supply of
parking for those visiting the area.
4.
Enforcement of parking limitswould discourage
long term on-
street parking but may also negatively
impact customers.
The
City should explore education and encouragement
options to
target long term on-street
parking.
|Aprrl 2019
| Page
| 74
Map
-- Existing
On-Street
Parking
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2019 IPage 175
PART 5
-- DEVELOPMENT CONCEPT
26.
PLANNING PRECINCTS
The Plan area
is divided into nine (9) planning precincts,
which have been identi?ed according to their existing characteristics
and intended
functions. Refer to Map 12
-- Downtown Precincts.
A true Downtown neighbourhood
is an environment that provides access to multiple community
services,
entertainment,
commercial,
employment
opportunities,
in a compact,
well~designed
area.
Therefore, while there might be several
precincts
within Downtown characterized
by distinct land uses, built form, services and streets,
successful
precedents
indicate that housing (both
market rate and affordable) is up to two~thirds of a thriving Downtown environment,
meaning, residential intensification creates
community, and
mixed use creates
the destination.
The following is a general
description
of the vision for each character area:
A: Station
Main
This is an opportunity
to celebrate
the Canadian
Pacific Railway by
reinstating its heritage character through open space, active land uses,
and street programming. Currently this area is a barrier that dissects
Downtown from the neighbourhoods
to the north. The terminus
of 50
Street
at 51 Avenue
is a natural focal point to jumpstart
a community
hub.
This is an opportunity to create a truly pedestrian
priority area
- a
shared
space
where
motorists
and pedestrians
move
by the same
rules.
zirvar
2019 lPage i76
This
predominantly
residential
area
is
a transition
zone
to
the
neighbourhoods
west of Downtown. This area is anticipated
to remain
stable but diverse housing options are encouraged
such as duplexes,
fourplexes,
bungalow courts and row houses
which were an integral
part of every neighbourhood
built in the early 20" century. There are
opportunities
for improvements
to the urban
design
and pedestrian
environment to encourage
more use of the open spaces and amenities.
This area is named
after Francois Adam. Francois Adam moved to
Camrose
to use his civil engineering
background to survey the streets
of Camrose.
It is Adam who is one of the original founders of Camrose
and is well known for making main street Camrose
100 feet wide; Adam
expected
Camrose
to grow into an urban centre for the surrounding
region.
C: Commercial
District]
Civic Centre
This area
is envisioned
to be an area
that serves
the residents
of
Camrose.
Taking
advantage
of the proximity between
City Hall, the
Court House, Agriculture Financial Services
Corporation (AFSC), and
other
community
services
(e.g.: ?nancial
institutions),
this area
will
serve as a center for civic needs for all residents.
It is expected
that a
number
of institutions
and
enterprises
will relocate
to this
premier
Downtown economic
destination,
creating
a reason for people to be in
Downtown.
H:
D: Historic Main Street
Main Street is the core of Downtown, characterized
by the unique urban
venues
and
retailers
in close
proximity.
This area
provides
an
opportunity to build upon the unique character
by extending
its vibrant
atmosphere
to "Station Main".
The
portion
of 50
Street,
south
of 49 Avenue
presents
a more
contemporary
character with many faith--based institutional uses within
short distance. This allows for intensification and re~adaptive / mix use
of existing buildings.
E: Commercial Transition
Area
This predominantly
mixed area is a transitional zone from Main Street
to the
Innovative
Employment
Area. As the
surrounding
precincts
evolve the commercial transition area will become more defined in its
uses
and
business
attraction
and
retention.
This area
is a major
connector
to the neighbourhoods
and employment
areas
to the north.
crvcr
Sé
_ larnrrzse.
F: Sparling
Mixed Use Historic Village
The unique historically signi?cant structures in this precinct are an asset
to Camrose
giving it a charming
historical urban village feeling which
should
be
retained.
Although
it is predominantly
single
family
residential,
opportunities
exist
to
integrate
this
area
with
the
surrounding
urban fabric through adaptive reuse
of existing buildings,
and an appropriate
mix of uses to support redevelopment
of adjacent
areas
in a complementary
fashion.
This area was developed
during the period when the official name of
Camrose
was Sparling.
G: Innovative
Employment
Area
This precinct
is the innovative
employment
core
of Camrose
with
business
attraction
and retention
geared
at green
industries,
small
businesses
and business
incubators. It is intended to provide transition
from lighter industrial uses to more commercial business uses.
C3Fr1"Fose
lAprll 2019 l Page I79
H: Jamieson
Residential
Village
This predominantly
residential precinct is close to EcoleCharlie Killam
School and has good access to employment
areas making it ideal for
families.
It is intended to remain a residential area with opportunities
for in?ll development at strategic
locations. This area is experiencing
medium and higher density infill.
Map
--
Downtown
Precincts
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9\Pagel8
27.
LAND
USES
AND
PRECINCT
FORM-BASED
ELEMENTS
Overview
The land use patterns described
for each
precinct
area
have been
developed
to ensure
a wide
range
of uses,
development,
and
redevelopment
can be accommodated.
The land use patterns forthe
precinct
areas
have been
designed
to maintain
and enhance
the
historical character.
Land use patterns
are designed
to achieve the
guiding principles of the DARP.
This section contains general
policies that apply to all precincts.
For
policies that are speci?c
to and responsive
to the character
of each
precinct, refer to the specific precinct policies.
Goals:
-
Preserve,
maintain and enhance
the historical precinct areas.
-
Provide a range of housing choices within the plan area.
-
Encourage
infill and
intensi?cation
of development
and
redevelopment
of sites specifically in precinct areas
that lack
a distinct identity.
-
Encourage
better connectivity
between
precinct
areas
and
surrounding
neighbourhoods
outside of the plan area.
0
Encourage
architecturally
unique
development
and
redevelopment opportunities
of vacant and underutilized land.
-
Avoid
land
use
conflicts
by
providing
logical
transitions
between existing and proposed
land uses.
Policies:
1.
The
land
use
and
urban
design
of future
development
proposals
must conform
to the intent of the precinct in which
the proposal is located.
. Auto-oriented uses such as automobile service centres,
drive«
through
businesses,
and
service
stations
shall
only
be
permitted
in the Station Main and innovative
Employment
Precincts; they are prohibited in all other precincts.
At-grade parking lots (those
independent
of any other use)
shall be strongly discouraged
within the blocks adjacent
to the
Historic Main Street Precinct.
. Any features facilitating accessibility to buildings (e.g., ramps,
handrails, stairs) should be contained within the property line.
Non-accessory
parking shall not be allowed in the Main Street
Precinct.
Access to parking and accessory
parking shall only
be located off the lane.
. The City shall support, through amendments
to the Land Use
Bylaw, the repurposing
of existing faith-based
institutions and
vacant commercial buildings with empty storefronts
as mixed-
use developments
for a wide range
of land uses
including
retail,
social
services,
office,
government,
restaurant,
entertainment uses, and housing where proposed forms would
result in a net increase
of the existing
density on the block
face.
.
The City shall promote the highest and best use of vacant and
underutilized lands.
. All comer
buildings
shall
be doub|e--fronting and
built to
property line in order to activate the streetscape
on both sides.
Cné??zose
lApril 2019 l Page
| 82
27_1_ A; station
Main
Intent: To celebrate the railway heritage of Camrose
and create a strong
gateway
presence
into Downtown from 53 Street.
This precinct includes a car wash, a strip mall, and two large furniture
stores
along with several
vacant
parcels
of land currently
used for
parking.
Outcomes:
-
Create
a pedestrian priority area at the tenninus
of 50 Street
at
51 Avenue as a community hub suitable to hosting festivals and
other public events.
Encourage
development
on vacant and underutilized land.
Aesthetically
improve 53 Street gateway into Downtown.
Enhance
the pedestrian
experience
along 51 Avenue.
Reduce the amount of parking lots along 51 Avenue.
27.1.1. Block Pattern
Policies:
1.
51 Avenue
is the central focus for Station
Main and shall
remain
a
linear
boulevard
from 48 Street
to
53 Street.
Complimentary
mixed-use development
shall front 51 Avenue.
2.
The City shall implement a multi-function pedestrian
priority
area at the terminus
of 50 Street at 51 Avenue,
potentially
expanding
it south
onto Main Street.
This public space
is
envisioned
as active hard landscaped
shared
space
where
motorists
and
pedestrians
move
by the same
rules.
This
shared
space
will provide a strong
central gathering
place for
Downtown and may encourage
redevelopment
of surrounding
properties
to frame and enliven this space.
3.
Station
Main shall promote
a balance
of green
space
and
development
on the north side of 51 Avenue
which will be
developed
as the community grows and sculpts
the area to
meet
their needs.
The
combination
of green
space
and
development
will stitch the precinct together
in the east-west
direction and provide visual connectivity
to the residential
communities to the north of the Canadian
Pacific Railway with
the Downtown.
l Aprl 2019 l Page l
Camrose
'
4.
27.1
The
City shall allow for a range
of commercial
retail and
commercial of?ce uses of a medium scale.
Non-residential, stand-alone
development
should be allowed,
provided the predominant
land use employs a large number of
employees
and/or
generates
a
high
number
of visitors.
Notwithstanding,
mixed-use
residential development
may be
allowed where development
adheres
to the Guidelines for
New
Development
in
Proximity
to
Railway
Operations
Prepared For The Federation
Of Canadian
Municipalities And
The Railway Association Of Canada.
.2. Site Design
Policies:
1.
Ca
To enhance the interface between commercial retail units and
51 Avenue and provide a continuous street frontage. Driveway
aisles should be aligned with the existing street
rights-of-way
terminating
at 51 Avenue, other than 50 Street (ie.: 49, 51, 52,
52A Streets).
Where
feasible, driveway
aisles
should
be
consolidated
between adjacent developments.
Buildings should
be oriented so the primary entry faces
51
Avenue.
Articulation,
materiality
and
architecture
features
shall
be required
on the facades
of buildings
facing
the
Canadian
Pacific Railway to avoid blank walls.
Buildings should be placed relatively close to the front property
line. An additional setback may be allowed where appropriate
to provide foran
entry plaza, landscaped
area or other outdoor
feature,
provided
that
the
site
is
designed
to frame
a
pedestrian
orientated street front. Parking shall not be allowed
at the front of the building.
Parking, loading and storage
are encouraged
to be located on
the side or rear of the lot, accessed
by a laneway or driveway
as
| April 2019 | Page i 84
mrose
aisle, in order to enhance
the pedestrian
environment
along
51 Avenue.
In both scenarios, the parking and loading areas
shall be appropriately screened
from view.
5.
Within surface on-site parking areas:
a.
Pedestrian
connections
shall be established
through
the utilization of clearly demarcated
walkways, lighting,
and signage
systems
to reduce
vehicle con?ict
with
pedestrians
and create a pedestrian~friend|y design.
b.
Pedestrian
walkways
bisecting
surface
parking lots
shall be a minimum of 2.0 m in clear width, with
bollards
or
other
physical
barriers
to
protect
pedestrians
from parked vehicles overhanging
into the
walkway beyond the 2.0 m width.
c.
Pedestrian
walkways
are
to
be
developed
to
destinations
both on and off~site. These
walkways
should
be
provided
to
connect
destinations
along
major desire
lines and
should
connect
with public
sidewalks
at the site perimeter,
enhancing
safety and
visibility.
6.
Surface
parking
lots are to be adequately
screened
with
landscaping
or other design elements
at the street
edge to
minimize their visual impact
and to improve the pedestrian
environment.
27.1.3. Built Form
Policies:
1.
Buildings should be designed to provide a height transition to
surrounding
higher or lower scale developments
and
public
spaces
to preserve
view corridors to communities
north of
Downtown.
2.
Large non-residential
frontages
shall vary the building mass,
selection
and
application
of
materials,
texture,
and
composition
in orderto be perceived by pedestrians at walking
speeds.
3.
Private realms are encouraged
to be integrated into the front
setback.
4.
Buildings shall incorporate warm materials
and colours, and
the careful integration
of lighting, to encourage
pedestrian
activity within a four-season context.
?smga
1.
Billboard-style signage
shall not be allowed along 51 Avenue.
2.
Only one freestanding
sign per site shall be permitted on sites
facing 51 Avenue.
4
nl 2019 l Page 185
Camrose
27.2.
it
,g.v1,4ri.
I':-5'tiit»:i'l?'i
\iIiHT"."
This precinct
area
includes
a wide mix of residential
and
some
commercial uses.
Cgirfrstase
Source: City of Camrose Planning and Development Photo Library
Intent: To maintain the existing character
of this area by encouraging
housing
options such as duplexes,
fourplexes,
bungalow
courts, row
houses and low rise apartments/condominiums.
Outcomes:
Enhance the pedestrian
environment to encourage
more use of
open
spaces
and amenities
and connectivity
to other precinct
areas
in the Downtown.
Encourage
redevelopment
to
be
neighbourhoods
west of Downtown.
Encourage
a wide variety of housing choices.
Allow for small
scale
commercial
opportunities
in speci?c
locations
sensitive
to
the
27.2.1 .Block Pattern
Policies:
1. The City shall enhance the pedestrian
environment to promote
walkability
and
facilitate
access
to
other
precincts
of
Downtown by implementing
mobility improvements
as outlined
in the Urban Design Framework.
The City should develop
gateway
features
at 51 Avenue and
53 Street,
and at 50 Avenue
and 53 Street.
Small scale commercial
opportunities should be allowed on
the east side of 53 Street and west side of 52A Street
and on
corner lots at the intersections with 50 Avenue and 51 Avenue.
Long blocks without some
break in the block pattern shall be
discouraged.
|AprII 2019 l Page l 87
27.2.2. Site Design
Policies:
1.
The
City shall
ensure
development
accommodates
view
corridors
of Mirror Lake
by tapering
building heights
and
building setbacks.
New developments should be sensitive to adjacent properties
in regard to building massing and setbacks, making it easy to
integrate them into existing neighborhood.
The siting of infilldevelopment
should be sensitive to natural
amenities such as sunlight, views, and topography.
Vehicular
access
to dwellings
shall be provided
from the
abutting
laneways.
Where
laneways
do not exist,
front
driveways
should be designed
to minimize disruption
of the
sidewalks.
Encourage
private, semi--private, and public open spaces
as
components
of residential developments
that provide outdoor
amenity spaces
in consolidated
on-site areas.
cwvo: gs
Camrose
27.2.3. Built Form
Policies:
1.
The City shall encourage
a range of housing options and allow
for increased densities up to four storeys.
Traditional
craftsmanship
or
prairie
design
are
strongly
encouraged
in this area.
On corner lots, buildings shall be articulated with architectural
detail (including window
treatment,
facade articulation
and
material selection) to address
both the fronting and ?anking
streets equally.
New development
should
be compatible
with existing
built
form within the block and incorporate
design elements
found
throughout the neighbourhood,
except where the incorporation
of contemporary
design features will lead to more attractive
context.
| April 2019 l Page | 88
Cg?jrose
[April 2019 IPage 189
27.3.
C: Commercial
Districtl
Civic Centre
Intent: To create an area that is attractive, walkable and provides for
the civic needs of residents.
This area is predominantly
comprised
of commercial and civic uses
such
as City Hall, the Court House, Agriculture
Financial Services
Outcomes:
Corporation,
financial institutions and the Canadian
Lutheran Bible
institute.
Encourage
institutional, civic and
professional
of?ces
to
locate in this area.
-
Encourage
walkability.
-
Ensure a cohesive identity is formed.
-
Develop a large consolidated
public space.
27.3.1. Block Pattern
Policies:
1.
The City shall encourage
new institutional development
to
locate within the blocks bound by 50 Avenue, 49 Avenue, 52A
Street and 51 Street to jumpstart a priority civic core.
2.
New development
shall preserve
key vistas to and from City
Hall and the Court House and reinforce their significance
as
Downtown civic core through nighttime lighting.
3.
The City shall invest in opportunities
to create a public plaza
through redevelopment
of city--ownedunderutilized
lands or
new land acquisition,
which will improve
the livability and
vibrancy of Downtown.
4.
The City shall enhance the pedestrian environment to promote
walkability
and
facilitate
access
to
other
precincts
of
Downtown by implementing
mobility improvements as outlined
in the Urban Design Framework.
clrvor
lApril 2019 l Page | 90
I cameos.
5.
The City may consider development
proposals
that require
consolidation of lots where more ef?cient use of infrastructure
capacity and amenities can support intensification.
27.3.2. Site Design
Policies:
-c
1.
amrose
Most blocks
in this
precinct
contain
laneways;
therefore,
limited direct access for private vehicles from the front or side
property lines may be allowed but vehicular access
from the
rear lane is preferred.
Front setbacks
shall be limited to accommodate
public realm
enhancements.
Side
setbacks
shall
not
be
required;
however,
where
appropriate,
they should be provided to accommodate
on-site
circulation and habitable rooms facing the side property
lines.
Appropriate
rear
setback
is encouraged
to accommodate
loading and waste storage.
On-site parking should not be allowed in front of the building.
27.3.3. Built Form
Policies:
1.
Quality architecture
that shifts the focus from aesthetics
to
building interface with the public realm is preferred.
The City should
encourage
new buildings
to be designed
around a contemporaw
aesthetic, allowing for ongoing market
demands
and diversity be applied to various forms of building.
A range
of building heights
should be considered
within the
precinct where a development
proposal
envisions
a vertical
mixed-use
building
with
ground
?oor
non-residential
development,
including
retail
and
service
uses,
with
residential, commercial and I or office uses above the ground
floor.
The City should
support
development
proposals
looking to
explore
opportunities
for
catalyst
projects
(eg:
arts
center/library)
along 51 Street.
lApril 2019 l Page l91
| April 2019 | Page | 92
Camrose
27.4.
D: Historic Main Street
Historic Main Street is the core of Downtown, with a wide variety of
Intent:
historical buildings and commercial uses with some
residential
uses
_
_
_
located above the first floor. It reflects the initial development
pattern
To rem"
the Sman Scale'$Ueet'°r'e"ted
Character
Of the precmct
that will contribute
to the establishment
of the area as a high quality,
pedestrian~friendly environment.
in Camrose
and is characterized
by relatively small-scale
built form
and land uses that attract many patrons.
Outcomes:
-
Promote the preservation and re-adaptive use of the existing
building inventory.
-
Aesthetically
improve 48 Avenue
I Main Street gateway into
the Downtown.
-
Enhance
the
pedestrian
experience
by connecting
Main
Street to the Station
Main Precinct pedestrian
priority area,
which will serve
to draw more visitors to the areas
and will
contribute to increased
foot traffic that will benefit
new and
existing businesses.
27.4.1 . Block Pattern
Policies:
1.
Future development in the Historic Main Street
Precinct may
include uses such as cafes, restaurants,
and specialty stores
that can contribute
to the expansion
of this area
as a high
quality, pedestrian-friendly
environment.
2.
New and in?ll development
should incorporate a mix of uses
into individual buildings or within the site.
3.
The City shall ensure compatible
in?ll occurs
that takes into
consideration
materials,
historical details, scale,
height
and
massing.
cm
Camrose
lApnl 20191Page I93
. Active small
scalestreet
oriented
retails
uses
should
be
encouraged
on the
ground
floor of new developments
to
animate the street.
New large--scale format (i.e.: more than 1860 m2~ 20,000 ft?
in ?oor
area) and stand--alone,sing|e~use retail buildings are
discouraged.
Commercial
establishments
with a restaurant
or food service
focus are encouraged
to provide patio or outdoor seating.
The
City should
maintain
on-street
angled
parking
that
considers the public realm and pedestrian
connectivity.
. The
City
shall
ensure
development
conforms
to
the
architectural design of the block.
27.4.2. Site Design
Policies:
New development
should
be designed
to have
both active
commercial
or residential frontages
to access multiple floors.
2.
Spill-out activities between
ground floor retail and hospitality
services abutting pedestrian laneways
is encouraged.
Buildings should be built, to the greatest
extent feasible, to the
front property
line to promote an active
pedestrian
interface
and enhance
the pedestrian
experience.
Front setbacks
are
allowed for outdoor
amenity
space
(eg.
patios,
temporary
displays,
and
signage)
or
to
accommodate
accessibility
features (eg.
ramps).
The front building wall of new infillbuildings should occupy the
majority of the lot frontage
to minimize an unwarranted
gap
between
buildings;
this
encourages
a
continuous
street
facade.
10.
Side setbacks
shall not be required; however, side stepbacks
may
be
required
on the
upper
storeys
of a building to
accommodate
office space
or residential
uses
above
the
ground storey.
Rear setbacks
shall not be required; however
appropriate
setback
is encouraged
to accommodate
loading and waste
storage.
On-site
parking shall not be required, however,
if provided,
shall only be located at the rear of the building and accessed
off the lane.
Loading and waste storage areas
shall be located at the rear
of buildings and should be screened
from view from adjacent
properties
and pedestrian areas.
The City shall require commercial development to incorporate
decorative sidewalks in the frontage zone consistent with the
corridor design in the pedestrian
zone,
or appropriate
street
furniture.
The City shall enhance
the pedestrian
environment
along 50
Street
to promote
walkability and facilitate access
to other
precincts
of
Downtown
by
implementing
mobility
improvements
as outlined in the Urban Design Framework.
| April 2019 | Page l 94
27.4.3. Built Form
Policies:
Height
1.
Building heights shall not exceed 2 1/2 storeys (8.9 m) within
100 m of 4857 50"'Street and shall not exceed 3 storeys (11.5
m) outside of this 100 m zone. Stepbacks
are encouraged.
Frontage
1.
Ce
Primary building entrances
should face the adjacent
street and
should
be
clearly
articulated
with
elements
such
as
architectural detailing, paving materials, lighting, signage
and
canopies
to be welcoming
and to provide protection from the
elements.
Buildings with lengthy frontage
(i.e. longer than
15 m) should
be
avoided
to
maintain
a
pedestrian
scale
environment.
However,
if allowed, they should be vertically articulated
to
offer visual interest and reduce the aesthetic
impact on the
adjacent street.
Buildings
facades
at
ground
level
should
have
a
high
percentage
of glazing (i.e. 60% to 70%) at grade to promote
safety and create amenity and visual interest for pedestrians.
The use of mirrored glass is discouraged.
Windows
should
emphasize
vertical
proportions
and
de-
emphasize
building mass.
Any facade improvements
for buildings on Main Street should
take
inspiration
from
adjoining
building
facades.
Special
ITIrose
6.
emphasis
should
be
placed
on continuity
of architectural
features within existing adjacent
buildings.
Development
shall ensure windows, front doors, signage
and
fascias
align with adjacent
buildings to create
continuity along
the streetscape.
§gn_a9§
1.
2.
3.
4.
5.
6.
All signage
on Main Street shall be of a pedestrian scale and
traditionally
styled.
Refer to the
examples
of appropriate
facadesignage
in Section 23.7
-- Signage.
Projecting,
blade or hanging
signs are strongly
encouraged
and
should
be
oriented
to
pedestrians
passing
on
the
sidewalk.
Facadesignage is preferred
over ground-mounted
signs.
Animated signs
and
free-standing
portable
signs
are
not
permitted.
Signs along Main Street
shall be consistent
with the human
scale of Downtown buildings and blocks. Small scale signs are
appropriate to smaller scale buildings
and pedestrian
traffic.
Well-designed
storefronts include pedestrian
oriented signage
and window displays.
Signs should be designed
to a scale
and text legibility appropriate
for individuals walking
along
sidewalks.
Freestanding
signs
shall
be
discouraged
but
may
be
considered
when
integrated
with decorative
landscaping
surrounding the freestanding
sign.
gs
lAprlI 2019 l Page I95
I
(:cé'=_=n\'r,=ose
|Apri| 2019 | Page|
96
27_5_
E; can-.memia|
Transition
A,-ea
Intent: To provide opportunities
for the area to develop
an identity
_
_
_
,
_
_
that
is well defined
that
encourages
business
attraction
and
This
area
is
not well defined
by its
uses
or
design
and
will
reten?on
predominantly
rely on adjacent
precincts
for a long term identity.
Outcomes:
-
Establish
active transition
corridors
along 49 Avenue,
50
Avenue,
and 51 Avenue
that incorporate
green
space
and
pedestrian-oriented
streetscaping
connecting
the
Main
Street to the commercial and industrial areas to the east.
-
Enable adaptive use of land thatwill be flexible once adjacent
precinct
areas
become more established.
-
Provide spaces
for businesses
and retail uses not in direct
competition with uses along the Historic Main Street Precinct.
.
Provide spaces
for residents
in higher density fashion with
integrated
commercial spaces.
27.5.1. Block Pattern
Policies:
1. The
City shall support
a concentration
of active frontage
commercial
uses
along
51
Avenue
and
50
Avenue,
maintaining the pedestrian environment and transitioning uses
towards
the
commercial
and
industrial
uses
present
eastbound
in the adjacent
precinct.
2.
Medium to high density
residential
development
shall
be
allowed; however, mixed-use residential is preferred provided
that the non-residential land use is located on the ground floor.
3.
Stand~alone
non-residential development
may be allowed,
provided that the
land use
utilizes a sizeable
floor area,
employs
a large number of employees
or, generates
a high
number of visitors.
crtvor
ya
IApril 2019 l Page i 97
Carrirose
4.
The City shall encourage
and support initiatives that provide
satellite
spaces
for the
University
of Alberta
Augustana
Campus
through cooperation
with the existing
library facility
and additional study and meeting spaces.
Allow for a range of commercial retail and commercial office
uses to accommodate
a variety of uses of a medium scale.
The City may consider development
proposals
that requires
consolidation of lots where more ef?cient use of infrastructure
capacity and amenities can support intensi?cation.
27.5.2. Site Design
Policies:
1.
The City shall pursue land acquisition or redevelopment
of city--
owned lands to incorporate
green spaces
closer to 49 Avenue
and the adjacent precincts.
Businesses
and entrances
should
be oriented
towards
the
street
along
every
block, maintaining
an active
and safe
environment for pedestrians
and business
tenants.
Parking, loading,
and storage
are encouraged
to be located
underground,
on the side or rear of the lot, or as a combination
thereof,
accessed
by a back»lane
or driveway aisle, in order to
enhance
the pedestrian
environment
along 49 Avenue,
50
Avenue, and 51 Avenue.
Surface
parking
lots are
to
be adequately
screened
with
landscaping
or other design
elements
at the street
edge to
minimize their visual impact and to improve the pedestrian
environment.
27.5.3. Built Form
Policies:
1.
The City shall encourage
a ?exible
building design that can be
adapted to multiple future uses once the area establishes
its
long-term identity.
The articulation and materiality on the ground
floor should
reflect, where feasible,
the heritage
features
present
in the
Historic
Main
Street
Precinct;
however,
the
overall
development
should
incorporate
a contemporary
style with
warm
materials
and
colours that
transition
the
aesthetic
towards the commercial and industrial uses.
Large non-residential
frontages
shall vary the building mass,
selection and application
materials, texture, and composition
in order to be perceived
by pedestrians
at walking speeds.
The use of blank walls that are visually prominent
shall be
minimized. Where such facades
exist at the adoption
of the
DARP, the City shall encourage
and support property owners
to mitigate their negative
impacts on the public realm through
the use of murals or landscaping
to screen
walls and provide
visual interest.
Visually
appealing
signs
are
strongly
encouraged
to
be
incorporated
into the overall design of the building facades.
Freestanding
signs
shall
be
discouraged,
but
may
be
considered
when
integrated
with decorative
landscaping
surrounding the freestanding
sign.
| April 2019 | Page 1
Cam
se
27.6.
F: Sparling
Mixed Use Historic Village
Intent: To retain the current urban village feel.
This area
is very well de?ned
in terms
of character
and historical
presence.
Outcomes:
-
Maintain and
celebrate
the
history
of Camrose
through
heritage preservation.
-
Encourage
retention of the existing heritage
inventory and
other unique historically signi?cant
structures
while allowing
for the re-adaptive
use of their structures.
27.6.1. Block Pattern
Policies:
1.
The City should reintroduce historic streetscape
features (i.e.:
paving materials,
lighting and street furniture) to reinforce a
historic theme.
2.
The City shall develop gateway features
at 48 Avenue and 48
Street.
3.
The City shall enhance
the local neighbourhood
character
of
49
Street
by implementing
streetscape
improvements
as
outlined in the Urban Design Framework.
4.
The City shall ensure development incorporates
the contextual
design of the precinct with respect
to its historical character
in
order to maintain the existing livability and vibrancy of a small
urban village.
5.
The City shall promote
a low scale development
pattern that
contributes to affordability, diversity, livability and vibrancy of
Downtown.
6.
Compatible,
sensitive
infill development
is encouraged
to
ensure
the continued
renewal and vitality of the community.
UYVD'
|Aprll 2079 | Page l
Camros
27.6.2. Site Design
Policies:
1.
The
building
and
siting
of infill development
should
be
sensitive
to natural amenities such as sunlight, views, and
topography.
As all blocks in this precinct contain laneways, front driveways
shall not be allowed.
Setbacks
to re?ect
neighboring
building form are encouraged,
but variation in the front setbacks
of buildings enhance
desired
individuation of development
may be considered
to promote a
quality public/private
realm interface.
Building facades should have front entrances
oriented towards
the street and windows that overlook streets
in order to provide
a safe and pedestrian
friendly area.
27.6.3. Built Form
Policies:
-c
1.
2.
7 ,a,_mrose
Development
shall
ensure
setbacks,
lot
coverage,
and
massing
are
compatible
with the
low scale
development
pattern in the precinct.
Adaptive reuse
of building shells shall be allowed
where
contemporary
design
practices
can
contribute to enhance
energy
performance
or reduce water consumption.
Wherever feasible,
redevelopment
projects shall have regard
to the scale and materiality of building in the block to ensure
the heritage character
of the area is maintained.
Non-residential
development
shall be sensitively
integrated
into the existing neighbourhood
by respecting the importance
of an active street
frontage
and by providing
parking areas
accessible
from the rear of the lot.
Front
entrances
of
buildings
should
be
spatially
and
architecturally prominent
and welcoming.
Public realm
additions
and
improvements,
such
as
front
porches,
that are sensitive to the historical character
shall be
encouraged.
Signage:
1.
Signage
is encouraged
to be in the form of permanent
free-
standing
signs.
Large fascia and commercial like signage
shall not be allowed.
Signage
should be compatible with the heritage of the area
and should
take
into consideration
materials,
massing
and
color of existing structure.
Where signage
is not consistent with materials, massing and
color of existing structure,
the
size
of the sign should
be
reduced
in size as to not impact the historical signi?cance
of
the structure.
will
li.i.'.'--.'4l
43
lApnl2019lPagel101
27.7.
G: innovative
Employment
Area
Intent: To provide an area for innovative employment
geared toward
This area is a mix of light industrial uses, commercial uses, and vacant
green
industries,
small businesses
and business
incubators.
To
and underutilized iand deveiopment
0ppDm_mmes_
continue the transition from light industries to commercial uses.
Outcomes:
-
Sustain
an active employment
core that generates
diverse
employment
opportunities.
-
Repurpose
underutilized
buildings
and land to create
hubs
for new and existing businesses.
-
Enhance
and
maintain
a
healthy
public realm
through
thoughtful street design that effectively connects
businesses
and industrial uses.
27.7.1. Block Pattern
Policies:
1.
The City should support
and allow for a range
of commercial
retail and of?oe, light industrial, and business
incubation uses
throughout
the precinct.
2.
The City shall enhance
the
pedestrian
interface
along
51
Avenue
and 50 Avenue
by positioning industrial uses
away
from active intersections,
and closer
to internal portions of
each block, as well as towards 46 Street,
transitioning
away
from the Downtown core.
3.
New development
shall front commercial
businesses
toward
51 Avenue and 50 Avenue to further encourage
an active and
safe pedestrian environment along each respective
corridor.
4.
Residential
uses
shall only be allowed
through
the
use
of
live/work
developments,
which
should
be
located
closer
toward the residential precinct areas.
"ma
lApril 2019 l Page i 103
Camrose
5.
The City shall encourage
repurposing
existing
buildings
into
low~rent, business
incubation spaces
that willencourage
new
businesses.
The
City shall ensure
underground
municipal
servicing
is
replaced
before intensive development
occurs.
27.7.2. Site Design
Policies:
1.
-
(WVIF
&
| April 2019 | Page l 104
_Camrose
The City should encourage
new development
to activate major
corners at the intersections
along 47 Street
by having corner
lots front their businesses
on both sides
of the street
and
enabling high activity corners.
Businesses
and
entranoes
should be oriented
towards
the
street
along
every
block, maintaining
an active
and
safe
environment for pedestrians
and business
tenants.
Parking, loading, and storage are encouraged
to be located on
the side
or rear
of the
lot, accessed
from a laneway
or
driveway
aisle,
in
order
to
enhance
the
pedestrian
environment
along 51 Avenue, 50 Avenue, and 49 Avenue.
Display areas may be allowed to locate in the front setbacks
if
they can contribute to the quality of the adjacent
streetscape.
Surface
parking
lots
shall
be
adequately
screened
with
landscaping
or other design elements
at the street
edge to
minimize their visual impact and to improve
the pedestrian
environment.
27.7.3. Built Form
Policies:
1.
New development is encouraged
to pursue a flexible building
design
in
order
to
accommodate
innovative
business
opportunities.
The City should encourage new buildings be designed
around
a contemporary
aesthetic, allowing for development
to clearly
depart from the heritage aesthetic
present
in the Historic Main
Street Precinct. However, development adjacent
to Provincial
Historic Sites should follow a similar fundamental
design.
For industrial sites with inactive frontages,
effective coverage
and transitioning of building structure materials is encouraged
to maintain a pleasing
pedestrian-oriented
street design.
Building
heights
should
effectively
transition
to
adjacent
residential areas
on the east and south edges
of the precinct.
Large non-residential
frontages
shall vary the building mass,
selection
and application materials, texture,
warm materials
and colours,
and composition
in order to be perceived
by
pedestrians
at walking speeds.
M.'f[§\H'HI}WJWJJW
;
1
27.8.
51'...lamiesor»
Re:
aitiel 'i.:'illage
Intent:
To
encourage
intensification
through
residential
infill
This area is predominantly residential and continues to attract medium
OPPOW-lnitles
3' Strategic
'°C3?°n5-
dh'
h-d
"t
d
l
t.
an
ig
ensiyre
eveopmen
Outcomes:
-
Create an appropriate transition between the 48 Avenue and
Downtown residential areas.
3
Develop the precinct as a higher density residential
area to
support adjacent
Downtown commercial
development.
-
Maintain an active
residential
pedestrian
environment
to
encourage
walkability.
27.8.1. Block Pattern
Policies:
1. The City shall enhance
the pedestrian
environment
along 46
Street,
47 Street, and 49 Avenue to promote
walkability and
facilitate
access
to
other
precincts
of
Downtown
by
implementing mobility improvements
as outlined in the Urban
Design Framework.
2.
The City shall enhance
the pedestrian
connectivity
to Ecole
Charlie
Killam
School
by
implementing
streetscape
improvements to 46 Street and 49 Avenue as outlined in the
Urban Design Framework.
3.
The City shall develop gateway features at 46 Street
and 48
Avenue.
4.
Long blocks of housing without private/public
realm spaces
or
some break in the block pattern that creates
sterility and long
block faces shall be discouraged.
iApril 2019 i Page i 106
Camrose
27.8.2. Site Design
Policies:
1. As all blocks in this precinct contain laneways,
limited direct
access
for private vehicles from the front or side property lines
may be allowed but vehicular access
from the rear lane is
preferred.
2.
The siting of in?ll development
should be sensitive
to natural
amenities such as sunlight and view corridors to Ecole Charlie
KillamSchool.
3.
New developments should be sensitive to adjacent properties
in regard to building massing
and setbacks,
making it easy to
integrate them into existing neighborhood.
27.8.3. Built Form
Policies:
1.
New development
should
be compatible with existing
built
form within the block while introducing contemporary
design
features that willlead to more attractive
context.
2.
The City shall allow for a range
of housing
types
including
semi-detached
dwellings,
duplexes,
triplexes,
fourplexes,
townhouses
and apartments/condominiums.
3.
Building heights
within this precinct
shall not exceed
four
storeys; however, building heights that depart from the existing
context shall be preferably located fronting onto 48 Avenue
and 49 Avenue.
| Apr'| 2019 l Page I107
%m"I59se
'
28.
ECONOMIC VITALITY
Achieving a more diverse economy willhelp offset market fluctuations,
provide a solid employment
and tax base for Downtown, and ensure
future
economic
sustainability.
Looking
to the future
it will be
important
for the City to diversify into areas
that build upon local
strengths
and linkages,
and that are economically
viable as well as
environmentally
and socially sustainable.
In that regard, three studies
were conducted
to inform the DARP
--
a Transportation
and Parking
Study;
an
infrastructure
Analysis;
and
a Retail and
Commercial
Market Study.
The conclusions and recommendation
of these studies
will be critical to support the implementation
of the DARP.
Together
with an inclusive Public Engagement
Plan developed for the DARP
process,
they provide a solid understanding
of local opportunities and
constraints and accurate market data.
28.1.
Place
Branding
Place
branding
serves
the
purpose
to differentiate
a place
for
economic competitiveness.
It is a coordination mechanism
that may
include story-telling and reputation
building.
Place
branding
is about
how a street, precinct, or neighbourhood
is perceived and performs in
terms
of
identity,
visibility,
and
reputation.
it
is
a
strategic
competitiveness
measure
because
high value activities and assets
(talent, capital, firms, visitors, events)
are increasingly
mobile and
exercise locational choices and preferences.
D:
The City should:
1.
Encourage
a broad
range
of business
and
employment
opportunities to locate in Downtown and strive to make the
area the "location of choice" for new businesses
in Camrose.
2.
Encourage
partnership
between
the
Downtown
Camrose,
Tourism
Camrose,
the
Chamber
of Commerce,
and other
groups
to focus
efforts
on attracting
new development
to
Downtown.
3.
Create
a
special
initiative
between
the
City,
Downtown
Camrose,
Tourism Camrose,
the Chamber
of Commerce,
and
other groups that focuses on the branding and image of the
Downtown as a place to live, work, and do business.
4.
Continuously
market
Downtown,
as well as
specific
new
Downtown events.
5.
Consider
creating
a local media highlighting
individuals and
businesses
in in Downtown Camrose,
putting a human face on
the revitalization effort.
28.2.
Economic
Development
Camrose
recognizes
that Downtown is the heart of the community,
and that a community is only as strong
as its core.
A balanced
public/private
commitment is necessary
to create a deliberate path
to revitalizing and strengthening
the Downtown economy
--
it is
about design
and economics.
Most successful
downtowns
are
those where collaborations
de?ne a course
of action for reaching
their vision, de?ne
clear and realistic implementation plan, and
aggressively
carry out those efforts.
ciuoi?
lAprll 2019
| Page i 109
:C_a,mrose
Policies:
The City should:
1.
Develop
a municipal grant
program
that provides
financial
assistance
to
property
or business
owners
who
wish to
undertake
improvements
to their buildings facade.
Consider
a financial incentive or possible
tax relief for projects
that provide new residential development.
Consider
the
implementation
of a redevelopment
levy that
would
be
collected
from
new
developments
towards
the
purchase
of additional park space in the Downtown.
Determine the retail concentrations
that a Downtown market
could support,
including urban entertainment,
specialty
retail,
and local-serving
retail. These
different retail options
should
be concentrated
into walkable districts, creating
destinations
that give the area critical mass,
identity, and a reason to live
there.
Determine
which one-of--a--kind cultural facilities should
be
Downtown and how existing facilities can be strengthened.
Pursue diversification of its economic
base, by planning and
coordinating
land availability services and utility Infrastructure
for new businesses
and expansion
of established
businesses
in Downtown based on market needs.
Focus on essential
issues such as water, sanitaw, stormwater,
transit to the Downtown, management
of on-street
parking,
tighter turning radiuses
at intersections for a better pedestrian
experience,
free wifi, and enhanced
security and cleanliness
.
.~'
4
1
PART 6
-- IMPLEMENTATION
The
Downtown
Area
Redevelopment
Plan
outlines
policies
and
implementation
phases
over the next 25 years. Amendments
to the
policy areas
may be necessary
to address
specific matters that may
emerge
overtime.
This living document should be re-evaluated
every
five (5) years
to ensure that it continues
to reflect the community's
objectives
and vision for future development in Downtown Camrose.
29.
IMPORTANCE OF AN EFFECTIVE IMPLEMENTATION
STRATEGY
The
implementation strategy
provides
a roadmap
for action.
To
succeed,
the DARP must be able to show visible results through an
effective
implementation
strategy.
Short term, medium term and long
term implementation
goals should add up to meaningful
change.
An effective implementation strategy
is an important
component
of
this Plan as it will ensure the policies
of the Plan are carried out
accordingly.
Community members
have provided detailed feedback
on what they would like to see
Downtown Camrose
evolve into over
the next 25 years. Publicfunds are required to attract, retain and attain
the vision and guiding
principles
set out by the community.
Public
investment Downtown is necessary
to attract more private investment
in the Downtown area.
The investment of public funds willprovide the community of Camrose
as a whole the following benefits:
0
Increased
business
attraction and retention;
-
Increased
public and
private
green
spaces
and
gathering
spaces;
-
A cohesive Downtown; and
-
A Downtown for families, social, and business
lifeto thrive.
Camrose
It is recommended
that a brief annual
report
card be provided
to
Council
in the first three
(3) months
of the
year
on how various
benchmarks
are being achieved. This can be reported
in conjunction
with annual
development
statistics,
business
license
activity, and
changes
to the vacant
and underutilized
lands map. A systematic
review
and
update
of the
implementation
strategy
should
be
undertaken
every three (3) years,
30.
AMENDING THE DARP
To
retain
the
Downtown
Area
Redevelopment
Plan
as
a
real
management
tool its effectiveness
needs
to be monitored over time.
if amendments
are required,
they should be carried out through an
orderly amendment
process.
A comprehensive
review should
be
conducted every five (5) years.
Development
proposals
triggering
amendments
must be consistent
with the vision and planning principles of the DARP indicating:
1. the need of the proposed
amendment;
2.
the impact of the proposed change
on the achievement
of the
vision, planning principles, and policies of the DARP; and
3.
technical information on how it conforms with the DARP, and
in what areas the application does not conform and why.
lApril 2019 | Pagel
'l11
31.
FRAMEWORK
32.
BUDGET
1.
Establish
priorities
broken
down
into projects,
programs,
Redevelopment
initiatives and
programs
should
be
undertaken
Studies and Tegutatlonsi
strategically to support
the vision, goals and policies of the DARP.
Most ofthe projects identi?ed in the implementation
section ofthe plan
will be financed through the City's Capital Budget, Operating Budget
or other
available
funding sources.
City Council
should
consider
a.
Projects
will
typically
require
capital
program
commitments
with
budget
allocations
for
such
components
as
planning,
design,
acquisition
and
con5truc?on_
business
cases for investment in Downtown, understanding
the long-
term commitment required
to achieve the goals and objectives of the
b.
Programs
generally involve multiple actions and do not
p|an_
necessarily
entail
capital
spending
at
the
outset.
Programs
inV°tV9 l"lti3ttVe3 that ate
"1075
t°"9't9""
Or
in addition to City funding,
many
other financing mechanisms
are
may
be
ongoing
efforts
to
implement
a
strategic
objective,
e.g.: a Downtown
public art program
or a
tourism strategy.
available for plan implementation,
some examples
include:
-
Provincial government
program funding (e.g. Community
c.
Studies
involve research,
analysis,
conceptual
design
Re"itaiiZati°"
Levy)?
work and other
activities required
as
initial actions
'
Fedetat 90Ve|'|'tmeT1t P1'09|'3T|'| tundingi
before proceeding
on a program or project. They may
-
Local improvement;
include
negotiations,
basic
research,
design
plans,
-
PubliclPrivate partnerships;
streetscape
improvements,
street
redesigns,
bike
,
private
sector sponsorship;
iattes grid» 5" Mile' Simiiai activities
. Area Redevelopment
Plan Development Levies" or
d.
Regulations
deal with land use, development
review
°
Miiiiicipai Sustainabiiiiy
initiative (Mai) iuiidiiig'
and other City policies or procedures
that may require
modification, implementation or monitoring, e.g.: Land
Use Bylaw amendments.
2.
Prepare
a 5-, 10-, and 15-year budget estimate to be updated
every
year
containing
priorities, timeframes,
and
funding
sources.
3.
Prepare
and
submit
annual
budget
requests
to Council
supported
by a progress
report.
|AprIl 2019 | Page | 112
32.1.
Community
Revitalization
Levy
A Community
Revitalization Levy, similar to tax increment financing,
helps cities to stimulate gro\Nthand activity in areas with large vacant
and underutilized land.
Section 381 Division 4.1: Community Revitalization Levy (CRL) of the
MGA allows for the following:
381.2(1)
Each
council
may
pass
a
community
revitalization levy bylaw.
(2) A community revitalization levy bylaw authorizes
the
council
to impose
a
levy
in respect
of the
incremental assessed
value of property in a community
revitalization levy area to raise revenues
to be used
toward the payment
of infrastructure
and other costs
associated
with the redevelopment
of property in the
community revitalization levy area.
it is acknowledged
that the Government
of Alberta is not currently
considering or allowing the development
of new CRLs.
32.2.
Redevelopment
Levy
A
redevelopment
levy
must
be
associated
with
a
specific
redevelopment
area,
Notwithstanding
this, once created, such a levy
can be used to pay for parks, public recreational facilities and schools
to support the redevelopment
area.
Section
647 Division 6: Development Levies and Conditions
of the
MGA allows for the following:
647(1) If a person
applies for a development
permit in
respect of development in a redevelopment area and
the area redevelopment
plan contains proposals
for
residential,
commercial
or industrial
development,
a
redevelopment
levy may be imposed on the applicant
in accordance
with the
bylaw
adopting
the
area
redevelopment plan.
(2) A redevelopment levy imposed
and collected must
be used
to provide,
in respect
of the redevelopment
area,
(a) land for a park or land for school buildings
designed
for the instruction or accommodation
of students,
or
(b) land
for new
or
expanded
recreation
facilities,
or both.
32.3.
Off-Site Levy
Development
and
redevelopment
can
trigger
infrastructure
improvements that may result in cost implications to the City
--
an off-
site levy is imposed for the purpose ofgetting reimbursement
forthese
costs.
Section
648 Division 6: Development
Levies and Conditions
of the
MGA allows for the following:
648(1) For the purposed referred to in subsections
(2)
a Council may by bylaw
(a) provide for the imposition and payment of a
levy,
to be
known
as
an
"off--sitelevy", in
(mg;
l April 2019 l Page I 113
I
Qamrose
respect
of land that is to be developed
or
subdivided, and
(b) authorize an agreement
to be entered into
in respect of the payment of the levy.
(2) An off-site levy may be used only to pay for all or
part of the capital cost of any or all of the following:
(a) new or expanded
facilities for the storage,
transmission,
treatment or supplying of water;
(b) new or expanded
facilities for the treatment,
movement or disposal
of sanitary sewage;
(:2) new
or expanded
storm sewer
drainage
facilities;
(c. 1) new or expanded
roads
required
for or
impacted
by a subdivision or development;
(d) land required
for or in connection
with any
facilities described in clauses (a) to (0.2).
32.4.
Condition
of Issuing
Development
Permit
Section
650 Division 6: Development Levies and Conditions
of the
MGA allows for the following:
650(1) Council may in a land use bylaw require that, as
a condition of a development permit's being issued, the
applicant enter into an agreement with the municipality
to do any or all of the following:
(a) to construct or pay for the construction of a
road
required
to
give
access
to
the
development;
(b) to construct
or pay for the construction of
(i) a pedestrian
walkway
system
to
serve the development,
or
(ii) pedestrian
walkways to connect the
pedestrian
walkway system serving the
development with a pedestrian
walkway
system
that serves
or is proposed
to
serve an adjacent
development,
or both
32.5.
Monitoring
and Updating
the Plan
Administration shall monitor, evaluate and provide updates to Council
annually. This will play a critical role in determining the progress
of
implemenation.
Overall, to keep the Plan and the implementation
program
relevant, itis recommended
that the Plan be reviewed by City
Council every
five (5) years,
and the implementation
initiatives list
annually by Administration.
Timeframe
Benchmarks:
Initiatives in the implementation
plan are
provided with short term (1-5 years),
medium term (6-10 years), and
long term (11-15 years) benchmarks.
Beyond 15 years
the vision of
the DARPwillguide implementation,
lApnl 2019 | Page|
114
32.6.
Measures
for Success
Key performance
measures
that can be undertaken
to measure
the success
of the plan.
Business Activity
-
Number of new businesses
-
Changes
in business
sectors
i.e. relative increase
or decrease
of businesses
in
;
different sectors
Residential Development
-
Number of new dwelling units
-
Diversity of households
and housing forms
l Improvement
Projects
l
Close circuit video Downtown infrastructure (% of completeness)
1
Other projects,
programs
and studies completed that satisfy Plan direction
i
Commercial
Office Space
r
Value of property renovation
'
Vacancy
rates
Number of new buildings
Relative rate of Downtown to city-wide growth in of?ce space
:Retail and Services
Value of property renovation
New retail
Total number of square feet
Vacancy
rate
Lease rates
Demographics
-- resident and employee populations
-
Growth rate compared
to city as a whole
Transportation
-
Number of trips entering the Downtown
-
Parking supp|y--short and long term
Land
-
Vacant and underutilized
[and map
cirv
lApfIl 2019 l Page 1115
- Camriose,
33.
IMPLEMENTAHONPLAN
Implementation
Plan Legend (timeframe do not indicate project completion rather articulates timeline for business case approvals
from Council or
Administration):
Q
Short term (1-5 years)
.
Medium term (6-10 years)
.
Long term (11-15
years)
Framework
initiative
Timeline
Precinct
Responsibility
I Lead
Funding
Source
Area
Downtown Area Redevelopment
Plan
Regulation
Formal adoption of the DARP document
0
All
City Council, City
DARPproject budget
'
Administration
Study
Develop a Comprehensive
Urban Design
0 0
All
'
City council,city
DARP project budget
Framework
including a comprehensive
Admwstra?on
streetscape
plan
Project
Develop énd'rna'iEtaln"Doi)vntcwn
gateways
DUO'
' All
'
City Council, City
' cipital budget,
land/bt]§n'es's'
Administration,
owners
Downtown Camrose
study
Revise and align the City of Camrose
'
All
'
cityCouncil,City
Operatingbudget
Wayfinding Master Plan to reflect the goals
Administration
of the Downtown Area Redevelopment
Plan
Study
cB{ui|d|on
the Way?rnding
Mlanster
Plan
to .
All
_CoL:ncti_l,
City
Operating Budget
SVS Op 6 COITIPTBBHSIVG
DWH own
i
|"nlf1lS
ra IOFI
Way?nding Strategy
Project
Land acquisition
for new community park
V.'
A,C,E
City Council, City
Capital budget, landowner
-c
mo;
.5;
amrose
spaces
Administration
4April 2019 l Page | 116
Framework
lnitiative
fimeline
V Precinct'
Responsibility
I Lead
Funding
Source
Area
'Project
"7
'Sidewalk improvement rehabilitation program
All
City Council, City
Capital budget,Operating
~
Q.
Administration
budget
landl business owners
Firciject
7
Develop new Downtown washrooms ..
D
City Council, City
Capital budget
Administration
Paajeot
7
7
Implement
a minimum protected bicyclegrid
7
All
7
Land/owners,
Landl business
owners
business
owners
Study
Develop and implement
a placemaking
and
i
All
7
7
City Cotmcififity
'
Operatingbudget
theming program
Administration
Program
'
7
7
throughthelensof ..
All
City Council, City
Operating
budget,
Downtown
economic
development
in terms of
Administration
Camrose
supporting
visitor attraction and business
retention
Program
Allocatea ponianof construction budget of
All
City Council, City
Capital budget
qualifying publicly accessible
City projects for..
Administration
public art
Study
Develop a strategy to allocatefunt?ngifor
'
7.
7
7
All
CityCc;Jnc?,7City
Operatingbudget
public art
Administration
Study
Revisit incentives (facadeimprovements,
All
City Council, City
Operating budget,
accessibility enhancements,
development .
Administration
land/business
owners
fund charges etc.)
Program
Discussions with land owners of vacant and
C
All
City Council,City
Land owners
underutilized land opportunities
Administration
Regulation
Updateland UseBylawtomakeit .
All
City Council, City
Land/business
owners,
consistent with the Precincts policies
Administration
developers
7Regu7|'atio7n7
Update Land Use Bylaw to include Crime .
All
City Council, City
Operating
budget
Prevention
through Environmental
Design
Administration
Assessment
Program'
Developastrategytoa?cizateiundirigfor
C
All
CityCouncii,City
Land/businessowners,
public art
Administration
developers
Regulation
Properties
to be approved
under the heritage .
All
Land/owners,
Landl business
owners
Municipal Bylaw shall redistrict to one of the
business owners,
special historic zones prior to approval
Administration, City
Council
lAprI| 2019 l Pagel
117
Framework
initiative
Timeline
Precinct
Responsibility[Lead
Funding
Source
'
Area
'Regulation
Require private developments
to install ..
All
'CityCouncil, City
Business owners, Downtown
public art or to make cash contribution to
Administration
Camrose
public art
Program
Use City-ownedlands to strate
ically
All
Ci
Council, City
Operating budget
9
O O
. .
.
facilitate infilland redevelopment
Administration
Study
Ensureproper
timingof streetscape
AH
City Council, City
Capital budget, land/business
improvements and infrastructure repairs. .C.
Administration
owners, Downtown Camrose
Study
Determine
which one-of--a-kindcultural ..
All
City Council, City
Capitall Operating budget
facilities should be Downtown
Administration
Transportation
and Parking
Study
Regulation
'
Adaptandimplement the DARP road .
All
City council,City
Operating budget
classi?cation, amending
the TMP where
Administration
required
Stud
Assess
the relocation
of roadway widthto
All
City Council, City
Operating budget
Y
Q C
_
pedestrian
or bicycle uses
Administration
VProram
Assess
the operation
of the midblockflashing
D
7City7C0unci|,
City
Operatingbudget
9
C
_
beacons
Administration
Project
Provide additional,
permanent
on-street .
All
City Council, City
Capital budget
bicycle parking
Administration
study
Reessessthe ratio of parking stalls to bike
Q
/All
City Council, city
Operating budget
'
stalls required for development
Administration
Program
Modifysignage regardingbicycle riding to .
D
CityCouncil, City
Capitaibudget
clarify the restriction only applies to
Administration
sidewalks
study
Assessthe transit system
and iookfor ways
All
ci' t?inéii,
City
Capitalloperatingbudget
0
. .
.
to improve and expand
Administration
Study'
Assess
the conversion of 2-way stopst;4-
W.
E
City Council, City
Capital/operating
budget
way stops on 48th Street
Administration
study
Assess theitriickirouters
intheDowntown
Q Q
All
'
City Council, City
Capitaoperatingbudget
Administration
Camrose
|Apri| 2019 i Pagel
118
Framework
initiative
Timeline
Precinct
Responsibility
I Lead
Funding
Source
Area
i?egulation
Adjustthe LariclruseBylaw parking .
7
All
"CityCouncil, City
'(-3-pera#t_i'ngAb7udget
requirements
to 1 stall per 80m? of public
Administration
?oor area for areas withinthe Downtown
Program
Explore education andencouragement ..
All
City Council, City
Operating budget
options to target long term on-street parking
Administration
Program
Continue to supportsliaredparking within .
All
City Council, City
Operating budget,
the Downtown
Administration
landlbusiness
owners
Project
Consider marking on--streetparkhigrstallsto .
All
City Council, City
Capital budget
increase effective supply
Administration
Infrastructure
Analysis
Project
Develop anlnfrastriicture
lR7ehabi|itation
C
All
CityCouncil,City
Operatingbudget
Strategy
Administration
Project
PhaseOne Infrastructure
Rehabilitation
6.6
7
B,C,D,E
City Council, City
Capital budget,
land owners
(purple)
Administration,
MSI
Piroject
Phase
Two infrastructurekehabilitation..
D,C,E
City Council,City?
' Capitalbudget,landowners
(yellow)
Administration,
MSI
Project
Phase
Three InfrastructureReh'aBi?téti'o'n
'6.Q'
A,B,C,D,E,G
city Council, City
Capital budget, land owners
(green)
,F
Administration,
MSI
Project
Phase
Four infrastructure Rehabilitation ..
B,C,E,G,l-l
City Council,City
Capital budget, land owners
(light blue)
Administration, MSI
Retail and Commercial
Market
Study
Study
Reconsider financialincentivetobis(waiving
All
City Council, City
capital
budget
fees, tax increment financing, grants for .
Administration
facadeimprovements etc.)
Program
Strengthen
ability to attract desired
All
City counciifcity
Operating budget
investment through Economic
Development .C
Administration
initiatives
April 2019 i Page]
119
Icamtes
Fram ework
Program
Study
Program
Program
Program
Study
Study]
Project
Program
Study
Initiative
Redevelop Camrose brahdinglto?a?ract
expatriates and or Edmonton residents to
move to Camrose
Create
business
case for City of Camrose to
attract commercial
business
to Downtown
Camrose
AlignHacemakingand tourismwith Camrose
brand to build capacity and effectiveness
of
Tourism Camrose
Establish
a Council Downtown
Subcommittee
for retention and expansion
work
SocialMedia: Come back to Camrose
Campaign
Investigate options for introducing free Wi-ii
in Downtown and other commercial district,
data mining services and enhanced
marketing potential
Free Wi-fi Downtown
Economic development
website
Survey for ?nding out the Camrose Brand
Timeline
Precinct
Area
All
All
All
All
All
All
All
All
All
Responsibility
I Lead
Funding
Source
City Council, City
Administration
City Council, City
Administration,
Consultant
City Administrationi
City Council, Tourism
Camrose,
Chamber of
Commerce,
Downton
Camrose,
Province of
Alberta
CityAdministration
City Administration,
Business
Owners
City Council, City
Administration
City Administration
City Council, City
Administration
Operating budget
Operating budget
Operating budget, Grants
Operating budget
Operating budget
Private business
owners
Capital budg
, Operating
budget
Operating
budget, Grants
Operating budget
| April 2019 l Page | 120
GLOSSARY
For land use terms, please
review the City of Camrose
Land Use Bylaw.
{Active Frontage
Means street frontages
defined by buildings not only facing and opening towards the street but accommodating
active land uses such as ground floor retail and food and beverage
establishments
that attract people to such
street and generate
pedestrian
activity. There is an active visual engagement
between those in the street and
those on the ground floors of buildings.
Compatible
. Means the condition where the design of one building co-exists amicably with the design of its neighbours.
Council or The Council
l Means the Council ofthe
Camrose
---_
_
Facade
.-Means
the exterior portion of a building that faces onto the street or public
open space.
Gateway
Means A prominent and valued area that integrates
existing natural and urban built-form and introduces
common
language components
to enhance,
symbolize,
celebrate and announce
entry into cities and each of their distinct l
neighbourhood
districts.
Historical
l Means
a building or area
that
possess
a unique
social and architectural
character
that requires
special
lredevelopment regulations
in order to maintain and preserve the uniqueness of the building/area
l
Historical Signi?cance
Means
a site or a building designated
to be of historical significance
by the Government
of Eanada,
the
'
Government
of Alberta, or the City of Camrose.
Human scale
1Means design of building, street and landscape elements,
which is intended to engage
close-up human interest
'
; and interaction, which is intended to make people feel comfortable in their surroundings.
'
IMeans development or redevelopment occurring on a vacant site following completion
of the initial development
' of the area.
-'lnf-ill"
or "in?ll Development
Low impact Development
' Means
a land use planning
and design
approach
to manage
storm water runoff by emphasizing
consenlation
and use of on-site natural and designed
features to protect water quality.
Massing
The overall shape
and configuration of a building.
i
(ml
lApl'll 2019 l Page i
I
CamrQse
N0Fd_iC
(aka
3C3"din3Vi3")
Means architecture that is widely recognized
for its clean lines and austere color palette. This architectural style
a"°h'te¢WVe
responds
to unique locations and weather conditions, focusing on the user's comfort based on its surroundings.
Long winters accompanied
by few daylight hours mean users spend
most of their time indoors. Lack of daylight
and overcast
skies create the need for light-enhancing elements
such as skylights and glassed
roofs and walls
which drive as much daylight as possible
into the project. lts light neutral palette also responds
to the need of
capturing light. Light colors re?ect
light and illuminate spaces,
working closely with glassed
openings to illuminate l
the projects
interiors.
'
PublicArt
Means
site--specific artwork created
to enhance
and
animate
publicity accessible
space
through
artistic
interpretations that
range
from individual sculpture
to integrated
architectural
and landscape
features
and
,
treatments.
,
Public Open Space
Means a landscaped
park or playground area vested as a Public Reserve.
Public Realm
Means the space around, between and within buildings that are publicly accessible,
including streets,
squares, E
E
parks and open spaces.
i
Right-of-Way
Tactical
Urbanism
Means a city, organizational,
andlor citizen-led
approach
to neighborhood
building using short--term, low-cost,
_ and scalable interventions to catalyze long-term change.
Means that part of the street or block, which is publicly owned and lies between the property lines on either side.
K
zirvau
|Aprll 2019 | Pagel
122
REFERENCES
Board of Camrose
Trade, Alberta. Camrose
"The Rose of Alberta". 1907
Camrose
Historical Society. Early History of Camrose
Alberta and District. 1947
Camrose
Historical Society. A Light into the Past-- A History of Camrose.
1905-1980
Camrose
and District Centennial
Museum. Picture of Camrose.
2018
Central Alberta Museums. Camrose. httg:Ilwvvw.unlockthegastca/Camrose
City of Camrose.
Municipal Development
Plan. August 2011
City of Camrose.
Land Use Bylaw 2929-17. 2017
City of Camrose
and Three Sixty Collective. Downtown and City of Camrose Retail and Commercial Market Study. March 2018
City of Camrose
and Watt Consulting
Group. Camrose
Downtown Transpoitation
and Parking Plan. February 2018
City of Camrose.
Draft Transportation
Master Plan. 2017
City of Camrose.
Census
2016 Information and Results. 2016
City of Camrose.
Green Space
Master Plan. August 2014
City of Camrose. Growth Study Update 2006-2056.
November 2006
City of Camrose. Municipal Sustainability Plan. 2010
City of Camrose.
Downtown Action Plan. March 2007
City of Camrose.
Municipal Infrastructure Analysis. Internal 2018
City of Edmonton.
Winter City Design Guidelines.
City of Surrey. Suney's Civic Plaza.
https:/All/ww.surrey.ca/culture-recreation/21330.aspx
Model Design Manual for Living Streets.
Los Angeles County (2011)
Statistics
Canada.
Camrose
Census
Information. 2001, 2006, 2011, 2016
| April 2019 i Page 4123
Camrose
APPENDICES
Appendix
1
- City of Camrose
Infrastructure
Analysis
mug.
|Apri| 2019 | Page y124
-Camrose
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|Apr<l 2079 | Page | 128
- C3F5nrose
Rehabilitation
Phasing
9nnr°§e
v
i
Ccnv
OF Q
iAprii 2019 | Page i 129
-C3Fh'aI'ose
BYLAW 3213-22
OF THE
CITY OF CAMROSE
PROVINCE OF ALBERTA
A BYLAW TO AMEND THE CITY OF CAMROSE
DOWNTOWN AREA REDEVELOPMENT PLAN BYLAW 3018-18
WHEREAS
pursuant
to the Municipal Government
Act, being Chapter
M-26 of the Revised
Statutes of Alberta, 2000, as amended, the Municipal Council of the City of Camrose
may pass
Bylaws to amend an Area Redevelopment
Plan within the City of Camrose;
NOW THEREFORE the Council of the City of Camrose, duly assembled,
enacts as follows:
1. The following section of Bylaw 3018-18 is removed:
a)
Section 27
-- Land Use Precinct Form-Based
Elements Policy 8:
i. All corner buildings shall be double-fronting
and built to properly line in
order to activate the streetscape
on both sides.
2. The following sections of Bylaw 3018-18 are amended to read as follows:
a)
Section 23.1 Placemaking Policy 2:
Enhancing the Public Realm --The
interface between buildings and the
sidewalks
is critical to the quality of the public realm. Streetscapes
should
be designed
to provide
a safe,
accessible,
and
attractive
environment for all users.
b)
Section 24.4 Trees and Landscaping
Policy 5:
Commercial corner lot development
proposals that are not required to
be double-fronting and/or not built to property line shall be required to
provide
a
landscape
plan
prepared
by
a
Landscape
Architect
demonstrating how the space between property line and the building will
be developed and used and function
-- taking into consideration design
best practices for the setback area. Alternatively, the City may initiate a
Land Use Bylaw update to provide additional landscaping requirements.
No Development Permit will receive conditional approval unless one of
the previous two conditions have been met.
c)
27.3 C: Commercial District/ Civic Centre:
1
EE
tE
5l
E2EElE
Bylaw 3213-22
i. 27.4.2 Site Design Policy 3: Buildings are strongly encouraged
to be
built, to the greatest extent feasible, to the front property line to promote
an active pedestrian interface and enhance
the pedestrian experience.
Front setbacks
are allowed for outdoor amenity space
(e.g.
patios,
temporary
displays,
and signage)
or to accommodate
accessibility
features (e.g. ramps).
e)
27.7 G: Innovative Employment Area:
i. 27.7.1 Site Design Policy 3: New development
should front commercial
businesses
toward 51 Avenue and 50 Avenue to further encourage
an
active and safe pedestrian environment along each respective corridor.
3.
Bylaw 3018-18 be further amended to include the additions to the following sections:
8) 27.1. A: Station Main:
i. 27.1.2. Site Design Policy 7: All corner lots should be double--fronting
and built to property line in order to activate the streetscape
on both
sides.
27.2 B:Adams Residential Village:
i. 27.2.2 Site Design Policy 6: All corner commercial zoned or used lots
should be double--frontingand built to property line in order to activate
the streetscape
on bothsides.
27.3 C: Commercial District/ Civic Centre:
i. 27.3.2 Site Design Policy 6: Allcorner lots should be double--frontingand
built to property line in order to activate the streetscape
on both sides.
27.4 D: Historic Main Street:
i. 27.4.2Site Design Policy 11: Allcorner lots withthe exception of Lot 6&7,
Block 41, Plan RN28D and Lot 15, Block 37, Plan 0024541 shall be
double--fronting and
built to property
line in order
to activate
the
streetscape
on both sides. The aforementioned excluded lots should be
double--fronting and
built to property
line in order
to activate
the
streetscape
on both sides.
27.5 E: Commercial Transition Area:
i. 27.5.2 Site Design Policy 5: All corner commercial zoned or used lots
should be double--fronting and built to property line in order to activate
Bylaw 3213-22
i. 27.6.2 Site Design Policy 7: Allcorner commercially zoned or used lots
shall be double--frontingand built to property line in order to activate the
streetscape
on both sides.
g)
27.7 G: Innovative Employment Area:
i. 27.7.2 Site Design Policy 6: Allcorner commercially zoned or used lots
should be double--fronting and built to property line in order to activate
the streetscape
on both sides.
h) 27.8 H: Jamieson Residential Village:
i. 27.8.2 Site Design Policy 4: All corner commercially zoned or used lots
should be double--fronting and built to property line in order to activate
the streetscape
on both sides.
4.
This Bylaw shall come into force upon the date of passing thereof.
READ a FIRST time in COUNCIL this 11:'day of MARCH, A.D. 2022.
DEPUTY CITY MANAGER
Bylaw 3213-22
READ a SECOND time in COUNCIL this gf day of MAY, A.D. 2022.
DEPUTY CITY MANAGER
READ a THIRD time and FINALLYPASSED in COUNCIL this 3"_"day of MAY, A.D. 2022.
E
g
MAYOR
DEPUTY CITY MANAGER