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Town of Coaldale
Downtown Coaldale Area Redevelopment Plan Bylaw 878-P-09-23
October 10, 2023
BYLAW 878-P-09-23
TOWN OF COALDALE
PROVINCE OF ALBERTA
BEING A BYLAW OF THE TOWN OF COALDALE
TO ADOPT THE DOWNTOWN
COALDALE AREA REDEVELOPMENT PLAN.
WHEREAS the Council of the Town of Coaldale wishes to adopt a comprehensive land
use plan for certain land legally described as:
PLAN 2310296
AND
PLAN 6476AA
BLOCK 12
LOTS 5-8 & 13-15 & 18-20
AND WHEREAS the purpose of an area redevelopment plan is to set out goals and
strategies for the redevelopment of a previously developed area and provide a framework
for Council to preserve or improve land and buildings; rehabilitate, remove, construct, or
place buildings; and establish, improve, or relocate roads, public utilities, or other services
in an area designated by Council.
AND WHEREAS the Council wishes to regulate and control development of these said
lands but also to promote these lands as a multi-use area.
AND WHEREAS the municipality must prepare a corresponding bylaw and provide for its
consideration at a public hearing.
NOW THEREFORE, under the authority and subject to the provisions of the Municipal
Government Act, Revised Statutes of Alberta 2000, Chapter M-26, the Council of the
Town of Coaldale, in the Province of Alberta, duly assembled does hereby enact the
following:
1.
Council shall adopt an area redevelopment plan in accordance with the provisions
of the Act.
2.
This plan, upon adoption, shall be known as the Downtown Coaldale Area
Redevelopment Plan.
3.
This bylaw shall come into effect upon third and final reading hereof.
READ a FIRST time this 11th day of September 2023 for Downtown Coaldale Area
Redevelopment Plan Bylaw 878-P-09-23.
____________________________
____________________________
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion: 264-2023
Page 2 of 2
Town of Coaldale
Downtown Coaldale Area Redevelopment Plan Bylaw 878-P-09-23
October 10, 2023
A Public Hearing was held on the matter at 5:05pm, on Tuesday, October 10, 2023.
READ a SECOND time this 10th day of October 2023 for Downtown Coaldale Area
Redevelopment Plan Bylaw 878-P-09-23.
____________________________
____________________________
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion: 311-2023
READ a THIRD and FINAL time this 10th day of October 2023 for Downtown Coaldale
Area Redevelopment Plan Bylaw 878-P-09-23.
____________________________
____________________________
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion: 312-2023
Civic Square
Area Redevelopment Plan
BYLAW 878-P-09-23
CONTENTS
Introduction ................................................................................................................................................................... 1
Purpose & Objectives .................................................................................................................................................... 2
Plan Area ........................................................................................................................................................................ 2
Mandate & Alignment with Other Plans ....................................................................................................................... 3
Background .................................................................................................................................................................... 4
Civic Square Project ................................................................................................................................................... 5
Destination Development Association Consultation ................................................................................................. 6
Existing Conditions & Opportunities.............................................................................................................................. 7
Vision & Development Concept..................................................................................................................................... 7
Policies & Key Actions .................................................................................................................................................... 8
BYLAW 878-P-09-23
1
"After working in more than 2,500 communities around the world, I've
learned that, quite often, towns are required to take the lead in
downtown revitalization and development, as you have been doing in
Coaldale. Indeed, the progress [Coaldale has made] to date is
impressive.
Roger Brooks
CEO, Destination Development Association
INTRODUCTION
An Area Redevelopment Plan (ARP) is a
statutory plan adopted by Municipal Council
that provides more in-depth policy and
guidelines
for
the
development
and
redevelopment of an existing development
area.
This ARP relates specifically to the three-
phased Civic Square development area in
Downtown Coaldale, which has experienced
significant
economic
growth
and
revitalization over the past 5 years. As
Coaldale continues to grow, the Town has
identified this area as a centre for the
development of public space, commercial
redevelopment and community activity. The
importance
of
sustaining
Coaldale's
momentum relative to these objectives was
underscored
recently
by
tourism
and
downtown expert, Roger Brooks, who toured
and evaluated the community in June 2023.
Through the adoption of the Civic Square ARP,
Council will formalize its commitment to build
on recent successful initiatives, and continue
to promote and strengthen Downtown
Coaldale. This ARP is intended to set clear
policy direction for the development and
redevelopment of properties within the Civic
Square development area over a 5-year
horizon.
2
BYLAW 878-P-09-23
PURPOSE & OBJECTIVES
The purpose of this ARP is to set out goals and strategies for the redevelopment and revitalization of the Civic Square
development area over the next 5 years in accordance with the Town Plan (MDP), and to provide a framework for
Council to improve the quality, accessibility and overall experience of the Town.
The objectives for the Downtown Coaldale ARP are to accomplish the following:
PLAN AREA
The Civic Square ARP applies to the Plan Area
show on Map 1 (below), located south of 20th
Avenue, between 18th Street and 19th Street.
The Plan Area is predominately zoned
Commercial C-1 and Direct Control DC. Town
Administration does not anticipate the zoning
will change significantly under this ARP.
The Civic Square ARP Plan Area contains the
new Town of Coaldale Administration
building, including commercial bays, Council
Chambers and a community auditorium.
Additionally, the Plan Area contains a number
of vacant or underutilized commercial
buildings along 20th Avenue, as well as
undeveloped Town-owned lands to the
south.
Map 1 - Civic Square ARP Area
Encourage the appropriate integration of retail, commercial and dining establishments
Improve vibrancy, economic vitality, and livability
Identify opportunities for redevelopment of vacant or underutilized properties
Encourage the sustainable development of the Downtown community
Build a strong sense of place that contributes to a positive community identity
BYLAW 878-P-09-23
3
MANDATE & ALIGNMENT WITH OTHER PLANS
This ARP will operate within the hierarchy of planning
documents in the Province of Alberta and the Town of
Coaldale (Figure 1), and will align with the Town's
various
statutory
and
non-statutory
planning
documents.
The preparation of an ARP by a municipality is
authorized under section 634 of the Municipal
Government Act (MGA), which states that a Council of
a municipality may:
(a) designate an area of the municipality as a
redevelopment area for the purpose of any
or all of the following:
a. preserving or improving land and
buildings in the area;
b. rehabilitating buildings in the area;
c.
removing buildings from the area;
d. constructing or replacing buildings
in the area;
e. establishing, improving or
relocating roads, public utilities or
other services in the area;
f.
facilitating any other development
in the area,
(b) adopt, by bylaw, an area redevelopment plan,
(c) in accordance with this section and Division 6, provide for the imposition and collection of a levy to be
known as a "redevelopment levy", and
(d) authorize a designated officer, with or without conditions, to perform any function with respect to the
imposition and collection of that redevelopment levy.
It is important to note that although the MGA does allow for a municipality to impose a redevelopment levy, no
redevelopment levy is provided for in this ARP.
Coaldale should regularly monitor this ARP and consider and adopt amendments as required to reflect changes in
the Plan Area and the municipality's goals and objectives. This ARP should be considered a living document which
should be reviewed on an ongoing basis to ensure it is current and relevant to the Plan Area.
Provincial Legislation (MGA)
South Saskatchewan Regional Plan
(SSRP)
Intermunicipal Development Plan
(IDP)
Municipal Development Plan (Town
Plan)
AREA REDEVELOPMENT PLAN
Land Use Bylaw
Subdivision
Development
Figure 1 - Planning Hierarchy
4
BYLAW 878-P-09-23
BACKGROUND
Shortly following the construction of the railway line through Southern Alberta in the mid-1890's, the railway
company named its first rail siding
east
of
Lethbridge,
Coaldale.
Coaldale became a village in 1919,
and as the population grew,
incorporated as a town in 1952.
Since its' inception, Coaldale has
played a pivotal role as a shipping
point for agricultural products and
commercial goods. As additional
people moved to the area, a busy
and
industrious
community
emerged.
Downtown
Coaldale
began
take
shape,
boasting
restaurants, retail establishments,
and commercial businesses.
Throughout the years, Coaldale has seen steady growth in population which may be attributed to its burgeoning
reputation as a safe, affordable and vibrant community to live, work and play. Through initiatives including the Main
Street Revitalization and the forthcoming Civic Square Outdoor Plaza, the Town has taken a proactive approach
towards fostering a supportive, inclusive and attractive community that residents can take pride in.
BYLAW 878-P-09-23
5
CIVIC SQUARE PROJECT
In April 2021, the Town began Phase 1 of the
Civic Square Project. The Civic Square Project
Phase 1 involved the construction of a new,
two storey commercial development on
Coaldale's Main Street. The Town of Coaldale
relocated its municipal offices to the building.
The building boasts a large atrium for public
gatherings and over 4,500 square feet for new
commercial development.
To accommodate increasing interest in
commercial
development
opportunities,
Phase 2 calls for further development of up to
10,000 square feet of additional commercial
space along Coaldale's Main Street.
Completing the Plan Area, Phase 3 of the
Civic Square Project will see the
development of an outdoor space
between the Coaldale Public Library and
the new Civic Square building.
The outdoor space will be developed to
function
as
a
central
community
gathering space by serving as a hub for
festivals, markets, and other community
events, while also providing parking for
Coaldale's expanding downtown.
Map 2 - Civic Square Concept
6
BYLAW 878-P-09-23
DESTINATION DEVELOPMENT ASSOCIATION CONSULTATION
In June 2023, the Town of Coaldale hosted Economic Development consultant Roger Brooks to the new Civic Square
atrium to share his expertise and guidance with regards to the continued revitalization and prosperity of Downtown
Coaldale. In a follow-up letter from Mr. Brooks, the following insights were provided:
"As a matter of best practice, buildings should not be allowed to sit empty for any more
than six months. Otherwise, they become a risk in terms of fire, stability, vandalism,
public safety, and they become an eye-sore and a deterrent keeping customers and
residents from frequenting downtown."
While the Town's revitalization efforts to date have significantly improved the quality and appeal of Downtown
Coaldale, it is critical that the Town pursue the redevelopment and revitalization of existing vacant and/or
underdeveloped lots within Phase 2 of the Civic Square Project.
BYLAW 878-P-09-23
7
EXISTING CONDITIONS & OPPORTUNITIES
The
Plan
Area
has
experienced
recent
commercial intensification, making the area
more attractive to businesses and Coaldale
residents.
The Plan Area is currently a mix of active
commercial enterprises and empty buildings or
buildings in disrepair. Certain buildings that
remain within the ARP Plan Area vary in their
state of repair; some have undergone extensive
renovations or total replacements, while others
remain largely untouched. There are several
parcels of land that are vacant or under utilized.
These parcels are shown on Map 3 (inset).
The vacant and under-utilized buildings provide a
significant opportunity to re-energize the Plan
Area with active businesses, restaurants, and
community
gathering
spaces.
The
redevelopment of these properties complements
the vision and goals set out in Phase 2 and Phase
3 of the Civic Square Project.
The proposed land uses for the Plan Area will
support and encourage Phase 2 and Phase 3 of the Civic Square Project, as well as businesses, restaurants, and
community gathering spaces.
VISION & DEVELOPMENT CONCEPT
Downtown Coaldale is the heart of the community.
The Plan Area will be developed in such a way so as to preserve the neighbourly and 'small town feel' its
community members and visitors have come to love. The "main street" character will be honoured and expanded
as Downtown Coaldale flourishes with active commercial enterprises, retail businesses, restaurants and cafes. The
properties' potential will be maximized with robust use.
Map 3 - Vacant/Underdeveloped Properties
In the future,
Downtown
Coaldale will
be...
Economically and culturally vibrant;
Aesthetically pleasing;
Friendly, family-oriented, and providing a fun environment for
citizens of all ages and abilities; and
An area with space for large community gathering, filled with
civic spirit and pride.
8
BYLAW 878-P-09-23
POLICIES & KEY ACTIONS
The policies that guide the redevelopment of the Plan Area are as follows:
1. Recognize opportunities for local businesses to serve the community.
2. Establish a high standard of commercial redevelopment.
3. Vacant or underutilized properties are discouraged. The Town will encourage and support redevelopment
of underutilized and vacant properties.
4. New commercial developments and redevelopments should complement the adjacent businesses.
The key actions that will be taken to achieve the policy objectives are as follows:
1. Reinforce and extend the downtown retail environment to underutilized and vacant properties.
2. The Town will encourage the redevelopment of the underutilized and vacant properties shown on Map 3.
3. The Town will encourage and support Phase 2 and Phase 3 of the Civic Square project.
4. The Town may acquire land within the plan area for redevelopment, including the underutilized and
vacant properties shown on Schedule Map 3.