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Town of Fox Creek
Comprehensive
Community Plan
--
Downtown
Area
Redevelopment
Plan
Bylaw 777-2016
TABLE OF CONTENTS
1
INTRODUCTION
1
1.1
Purpose and Direction
2
1.2
Study Area
3
1.3
Structure of the Plan
4
2
A VISION FOR THE DOWNTOWN
5
2.1
Our Downtown Vision
6
2.2
Planning Principles for the Downtown
7
2.3
Planning Precincts
7
3
THE DOWNTOWN CONTEXT
9
3.1
History of the Downtown
10
3.2
Existing Land Use and Built Form
10
3.3
Current Issues and Opportunities
12
4
DOWNTOWN DEVELOPMENT CONCEPT
15
4.1
Planning Precincts
16
4.2
Gateways
18
4.3
Street Network and Sidewalks
19
4.4
Public Realm
19
4.5
Site Development and Building Requirements
20
4.6
General Policies
20
5
TOWN CORE PRECINCT
23
5.1
Concept
24
5.2
Goals
24
5.3
Land Uses
24
5.4
Site Design
26
5.5
Public Realm
27
5.6
Built Form and Massing
28
5.7
Signage
30
6
CIVIC PRECINCT
31
6.1
Concept
32
6.2
Goals
32
6.3
Land Uses
32
6.4
Site Design
33
6.5
Public Realm
34
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Town of Fox Creek | Downtown Area Redevelopment Plan
6.6
Built Form and Massing
35
6.7
Signage
36
7
MIXED USE PRECINCT
39
7.1
Concept
40
7.2
Goals
40
7.3
Land Uses
40
7.4
Site Design
42
7.5
Public Realm
43
7.6
Built Form and Massing
44
7.7
Signage
46
8
HIGHWAY AVENUE PRECINCT
47
8.1
Concept
48
8.2
Goals
48
8.3
Land Uses
48
8.4
Site Design
49
8.5
Public Realm
50
8.6
Built Form and Massing
51
8.7
Signage
52
9
MOBILITY
55
9.1
Concept
56
9.2
Goals
56
9.3
Street Network
56
9.4
Pedestrian and Cyclist Network
61
9.5
Community Gateways
62
10
PUBLIC REALM
65
10.1
Concept
66
10.2
Goals
66
10.3
Public Open Spaces
66
10.4
Temporary Gathering Spaces
69
10.5
Sidewalks
71
10.6
Crosswalks
72
10.7
Trees and Landscaping
73
10.8
Street Furniture and Lighting
74
10.9
Wayfinding and Signage
75
11
IMPLEMENTATION
77
11.1
Authority
78
11.2
Interpretation
78
iii
11.3
Approvals
79
11.4
Limitations
80
11.5
Amendment
80
11.6
Monitoring
80
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Town of Fox Creek | Downtown Area Redevelopment Plan
1
INTRODUCTION
The Downtown Area Redevelopment Plan (DARP) for the Town of Fox Creek
presents a vision for the core of our community over the next 25 years. As our
community grows and develops over time, we intend for our downtown to serve
as a retail and service hub that not only provides a centre for local residents, but
also serves the region as a whole.
In addition to providing additional commercial opportunities, we also want
to position our downtown as a centre of community activity. By supporting
linkages with other neighbourhoods, providing well-designed public spaces, and
encouraging the development of housing units in mixed-use buildings, we can
bring new residents and visitors alike into a dynamic downtown core that truly
serves as the heart of the community.
2
Town of Fox Creek | Downtown Area Redevelopment Plan
1.1
PURPOSE AND DIRECTION
To achieve the future envisioned for our downtown, the DARP provides a framework
for the actions necessary to promote a vibrant Town centre. This includes:
°° Investments in infrastructure necessary to support new development
and intensification
°° Changes in allowable land uses to promote a mix of activities at
greater intensities in the downtown
°° Promotion of building and site design requirements that encourage
a consistent aesthetic and image for new downtown development, and
a strong interface with public spaces
°° Planning for civic facilities and public open spaces to encourage an
attractive public realm for residents and visitors
°° Development of streets, sidewalks, walkways, and trails to provide
accessibility to the downtown for all users
This Plan is intended to be a living document to guide growth over the next 25 years.
As such, it considers a number of important trends that will influence the Town into
the future, including:
°° Long-term regional growth in economic activities, including oil and
gas, forestry, mining, and support services
°° Expansion of truck transportation along Highway 43
°° Regional competition with other activity centres to attract new
residents and economic activity
°° Growing need for workforce housing options to support local workers
°° Increased numbers of temporary workers housed in the Town
°° Demographic shifts that will increase the senior citizen population
and heighten competition with other communities to attract younger
workers
This document complements the Municipal Development Plan (MDP), which was
developed concurrently the DARP, and with associated revisions to the Land Use
Bylaw, all as part of the Comprehensive Community Plan (CCP). As such, this Plan
aligns with the policies of the MDP and provides additional details for land use,
planning, and development for the downtown area.
3
1.2
STUDY AREA
The boundary of the study area for the Downtown Area Redevelopment Plan is shown
in Figure 1.1. This area includes:
°° Public service and commercial development to the northwest of Kaybob
Drive, around the Town Hall
°° The area along Highway Avenue between Kaybob Drive and 2 Street SE,
extending back to 1 Avenue
°° The area bounded by Kaybob Drive, 1 Avenue, 1 Street SE, and the
right-of-way north of 2 Avenue
This area incorporates the locations typically considered as the downtown, including
most of the designated retail and service commercial areas, as well as the two main
gateways into the community. Additionally, this area includes many of the public
Figure 1.1.
Downtown Area Redevelopment Plan Study Area.
4
Town of Fox Creek | Downtown Area Redevelopment Plan
facilities that provide services to the community, such as the Town Hall, Town Museum,
and RCMP station.
1.3
STRUCTURE OF THE PLAN
Our Plan has been developed to provide a more detailed set of planning policies for
the downtown of the Town of Fox Creek. These policies have been organized in the
following sections:
Section 2 provides our Vision for the Downtown, including the mission statement
for the Plan and key strategic principles to be considered in the development of
policies.
Section 3 provides a Downtown Context, including a brief history of the downtown
and the current conditions that will impact future planning and policies.
Section 4 provides our overall Downtown Development Concept, describing
general policies to guide development across the downtown.
Sections 5 through 8 provide specific design and planning concepts for four distinct
precincts in the downtown: the Town Core, Civic, Mixed Use, and Highway Avenue
Precincts. These sections include elements particular to each of the precincts,
including considerations of land uses, streetscapes, site design, built form, and theme.
Section 9 includes a discussion of Mobility options in the downtown, including street
access for vehicles and a discussion of the infrastructure needed to accommodate
pedestrians, cyclists, and the truck transport that supports industrial activities.
Section 10 is a description of the improvements to the Public Realm recommended
by the Plan. This includes streetscapes in the downtown, public spaces such as Oasis
Park, and connections with surrounding recreation areas and open space.
Section 11 concludes the Plan, and describes the Implementation of the policies in
the document, including the mechanisms through which the Plan will effect change,
and the methods that the Town can use to regularly amend the Plan and manage
change in the downtown.
2
A VISION FOR THE DOWNTOWN
Our Vision collectively describes the preferred long term outcome for the
downtown. It highlights our aspirations for what the area will become, and
indicates those areas which we feel will require investment and policy focus to
achieve positive outcomes. A set of planning principles, which incorporate key
community values, support the Vision and guide the actions needed to fulfill it.
Both the Vision and supporting planning principles were developed with the
participation of the community. A comprehensive public engagement process was
carried out as part of this work, where stakeholders and residents were provided
with the opportunity to guide the development of the Plan.
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Town of Fox Creek | Downtown Area Redevelopment Plan
2.1
OUR DOWNTOWN VISION
By the year 2041, Downtown Fox Creek will:
Present a strong, unified character and identity as the centre of business and
everyday life in the Town. One of the most important goals of this Plan is to solidify
the image of downtown Fox Creek as a strong centre. Marketing the community
and the downtown as a place to shop and do business will require the downtown to
present a strong sense of place and identity to residents and visitors alike.
Contain a diverse mix of uses and a concentration of activity that support the
local economy and quality of life. Developing a strong downtown to anchor the
community does not simply rely on additional commercial space, but a broader set
of uses that can provide a range of services to the community. These uses include
shopping and employment opportunities as well as housing alternatives in a walkable
and accessible neighbourhood.
Provide a focal point for the community to maintain and support social
connections and local spirit. While there are a number of locations in the Town
that can be used for public gatherings and recreation, there is no strong centre that
currently serves as a focal point for community events and celebrations. Ensuring that
the Town has a designated core that draws people to local gatherings can promote
community spirit and connections between residents.
7
2.2
PLANNING PRINCIPLES FOR THE DOWNTOWN
The following high-level planning principles will guide actions taken to achieve the
Vision for downtown Fox Creek:
Liveability. As the downtown will be intrinsic both to the social environment and
quality of life in the community, the design and development of the area should
promote active, attractive, and high-quality public and private spaces within which
people can gather, shop, and socialize.
Economic Vitality. The downtown will be promoted as a retail and service centre
supporting the community and region. As such, policies and planning should support
a diverse range of businesses that can serve a wide range of needs.
Mobility. While we recognize that many residents and visitors to the downtown
will continue to drive to access services and amenities, people should be able to
access destinations within and surrounding the downtown by alternative modes of
transportation, such as walking and cycling. This will not only support activity on the
street, it will encourage the role of the downtown as a centre and promote visits to
other destinations in the area.
Sustainability. The downtown will incorporate development principles that promote
a long-term perspective on environmental, economic, fiscal, and social sustainability.
Where practical, infill and redevelopment will be encouraged in the downtown to
improve the local property tax base and reduce the need to develop new land.
2.3
PLANNING PRECINCTS
The area reviewed under the DARP has been divided into four distinct areas or
"precincts", based on differences in key characteristics such as:
°° Existing land uses
°° Current buildings and site design
°° Availability of land for development / potential for infill
°° Public open space and parks
°° Requirements for pedestrian connections
°° Location relative to major transportation routes
The planning precincts in this Plan, shown in Figure 2.1, include:
8
Town of Fox Creek | Downtown Area Redevelopment Plan
°° The Town Core Precinct, representing the pedestrian-oriented
central business district, with significant retail and service commercial
development linked with public spaces
°° The Civic Precinct, which includes existing and planned institutional
buildings that provide public services to the community
°° The Mixed Use Precinct, encompassing areas with significant
development capacity that should be used to support both commercial
and residential uses
°° The Highway Avenue Precinct, which incorporates the Highway
Avenue street alignment as well as the highway-oriented uses visible
from Highway 43
Given that these four areas will likely have separate functions in the downtown, they
require different approaches to manage development to support their future uses
and roles. To this end, each planning precinct is provided with an individual set of
policies designed to address its intended functions.
Figure 2.1.
Downtown Planning Precincts.
3
THE DOWNTOWN CONTEXT
The downtown core of Fox Creek is the historic centre of the community, and
it provides retail, service, and institutional uses to serve both the local area and
the region. However, while this area has acted as the heart of the Town since it
was founded, there is still significant capacity for both new and infill development.
Providing for an active and vital downtown in the future will involve careful
consideration of the current planning context, and the creation of strategies that
leverage existing strengths to achieve desired community outcomes.
This section provides an outline of the current planning context for the DARP,
and presents the considerations that informed the development of its planning
policies. This includes an evaluation of the current opportunities and challenges
to achieving the Vision for the downtown.
10
Town of Fox Creek | Downtown Area Redevelopment Plan
3.1
HISTORY OF THE DOWNTOWN
The completion of Highway 43 by Alberta Transportation in 1955 catalyzed the
establishment of the downtown Fox Creek. The first two roads built, Kaybob Drive and
Highway Avenue in 1956, now serve as the major corridors through the commercial
centre and into the adjacent residential areas. The construction of roadways was
followed by the construction of the town's first two houses, which were built by the
Alberta Forest Services in 1956 to support a new ranger station that opened the
following year.
Further settlement and commercial development occurred as the result of nearby
employment opportunities in the emerging forestry and oil and gas industries. The
first service stations with restaurants were built in 1957 by the British American Oil
Company and Imperial Oil to support the daily needs of employees, and the post
office was founded in 1958. As the town grew, land continued to be developed within
the town centre for a variety of retail, office, and service-oriented commercial and
industrial uses - uses that support the community and its visitors to this day.
3.2
EXISTING LAND USE AND BUILT FORM
This study area currently contains a mix of commercial, industrial, and institutional
uses, including the following:
°° Highway-oriented commercial. Sites located along Highway Avenue
are oriented to providing services to users of Highway 43. A lane for
truck parking supports use by operators of commercial and industrial
vehicles.
°° Commercial / Central Business District. Downtown commercial uses
that are primarily oriented to serving the community are found along 1
Avenue, between Kaybob Drive and Main Street. Additional commercial
uses are found throughout the downtown area, although typically at
lower densities.
°° Industrial. There are considerable industrial land uses within the
downtown area, as well as in the industrial district to the east. Many
of these sites represent lower intensity uses, with significant surface
storage. Truck routes are required to support these sites.
°° Institutional. There are several key institutional land uses in the
downtown area, including the Town Hall, RCMP station, and Town
Museum. These uses are concentrated along Kaybob Drive, close to
11
the entrance to the community, in a "campus" that is well-suited to
accommodate future development of civic-oriented uses.
°° Vacant and underdeveloped sites. In the northern section of the study
area there are a number of sites that are not currently developed or
that have minimal site improvements. These may be potential locations
for future development to support the Vision for the downtown.
°° Oasis Park. The downtown features one large public space, Oasis
Park, located close to the centre of the study area. The park currently
contains a stormwater drainage pond and minimal site improvements;
future development can promote its role as a downtown open space
and gathering area.
°° Downtown hotel. Although there are accommodations located along
Highway Avenue and 1 Avenue, the new hotel located south of Oasis
Park is a four-storey development that represents a different scale and
intensity of building form within the downtown.
In addition to these land uses, there are other features of the downtown area which
are important elements to consider in this Plan:
°° Multi-use trail. The community multi-use pathway runs along the
northwest side of Kaybob Drive, between the civic uses in the downtown
and the residential neighbourhoods to the north. This is a primary
connection for pedestrians and cyclists, and should be supported and
maintained by the policies of the DARP.
°° Sidewalks. Although the multi-use pathway provides good access
between downtown and the community, pedestrian mobility
throughout downtown is hindered by a lack of public sidewalks. While
some sites can be accessed by walking along the roadways, this does
not represent a safe or attractive option for pedestrians to access
downtown destinations.
°° Gathering places. In addition to Oasis Park, there are several other key
open spaces regularly used by the public. This includes spaces such as
the pocket park close to the downtown core, as well as parking lots and
other sites used temporarily for events. Improving these elements of
the public realm can reinforce the downtown as a social and cultural
centre for the community.
12
Town of Fox Creek | Downtown Area Redevelopment Plan
3.3
CURRENT ISSUES AND OPPORTUNITIES
When considering the current elements of the downtown, there are different
characteristics that will impact future planning. The map in Figure 3.1 provides
examples of the current strengths of the downtown that can be built upon to achieve
the Vision for the area, as well as particular issues and challenges that must be
addressed.
3.3.1
Opportunities
Although the DARP must take care to address potential issues and challenges, there
are characteristics of the downtown that can support an attractive local and regional
hub of activity.
°° Highway 43 proximity and visibility. The location of the study area
near Highway 43 positions the downtown as a service centre that can
attract not only local customers but regional business as well. Ensuring
the development of infrastructure, services, shopping opportunities,
and other facilities that can take advantage of this access can help
to support successful businesses in the downtown, and economic
development for the community at large.
°° Proximity to new and existing residential neighbourhoods. The
downtown is also well-situated with respect to current and future
residential neighbourhoods. Linkages with existing neighbourhoods to
the north along 2 Avenue and Kaybob Drive can encourage residents
to come downtown for shopping or entertainment, and the area
can also attract residents passing through to access Highway 43.
New neighbourhoods to be developed to the northeast can also be
connected to the downtown via 1 Street E.
°° Public spaces, parks, and trails. Oasis Park provides an important
resource for future development of the downtown, presenting an
opportunity to establish a well-designed park as a key focal point and
gathering place in the centre of downtown. Connections with the multi-
use pathway and the pocket park on 1 Avenue provide an important
opportunity to extend the green network into the downtown, which can
support connectivity in the Town as a whole.
°° Available land for development and redevelopment. There are
a number of undeveloped parcels within the study area especially
north of 1 Avenue that can be developed to support the downtown
Vision. Additionally, many existing developed parcels are ideal for
Figure 3.1.
Current Downtown Issues and Opportunities.
14
Town of Fox Creek | Downtown Area Redevelopment Plan
intensification, infill development, and redevelopment to support a
revitalized downtown.
°° Temporary population as local consumers. Although the number of
permanent residents living within and close to the Town could provide
a market for a downtown service centre, the presence of temporary
workers within and close to the Town can help to provide a significant
customer base for local businesses, and support additional growth.
3.3.2
Issues
The issues that must be addressed in the Plan focus in part on the transition of an
auto-oriented neighbourhood with lower density and industrial uses into a more
pedestrian-oriented retail and service centre.
°° Downtown streetscapes. The sidewalk network in the downtown is
incomplete and ill-connected to surrounding neighbourhoods and
amenities. Additionally, there are few public realm improvements,
such as street furniture or trees, to provide a positive environment
for walking in the downtown. A number of street crossings are not
signalled, presenting a risk to pedestrians.
°° Highway Avenue interface. Highway Avenue provides commercial
opportunities related to Highway 43, and represents the public face
of the community to highway motorists. These two elements must
be balanced to ensure that these commercial activities continue
to flourish while presenting an aesthetically pleasing community to
visitors. At present, however, this interface is not designed to maximize
visual appeal from the highway, and additional support for trucks and
highway travellers could be encouraged.
°° Land use conflicts. Industrial uses presently located in and close to
the downtown can impact future commercial and residential uses
through the nuisances from site activities and associated truck traffic.
°° Lack of street connectivity. Larger blocks within the downtown
reduce overall street frontage and hinder movement through the
area. Providing for a more regular street grid can present a permeable
transportation network to support downtown commercial and
residential uses.
4
DOWNTOWN DEVELOPMENT
CONCEPT
The Development Concept for the downtown provides an summary of the design
and planning elements of this Plan. These recommended elements will help to
achieve our Vision for the downtown as a strategic regional hub and a centre
for commercial and civic services. Additionally, it will provide a means for the
downtown to become a gathering place and active public area that contributes to
local quality of life.
16
Town of Fox Creek | Downtown Area Redevelopment Plan
The Development Concept represents one potential outcome for the centre of the
Town. This is not intended to provide a required form, use, or structure for all new
development, but instead presents examples of how the themes and policies of the
Plan could be incorporated into the future downtown. Landowners, developers,
community groups, and other stakeholders should be encouraged by the Town to
provide innovative solutions to reach the long-term Vision.
Major components of the Concept include:
°° Four planning precincts that represent subareas in the downtown with
different functions, land uses, and development considerations
°° Two gateways into the community from Highway 43
°° An enhanced street network with sidewalks, pathways, and a completed
street grid
°° Other improvements to the public realm, including proposed design
concepts for Oasis Park
°° Site development and building requirements to improve street
interfaces and connections with the neighbourhood
An overview of the Development Concept is provided in Figure 4.1, and additional
information on individual elements is found in the following sections of this Plan.
4.1
PLANNING PRECINCTS
The Plan area is divided into four planning precincts, which have been identified
according to their existing characteristics and intended functions within the downtown.
The objectives, policies, and guidelines set out in the DARP refer specifically to these
precincts, and the additional details for individual precincts are provided in Sections
5-8.
4.1.1
Town Core Precinct
The Town Core represents the centre of the downtown, and includes a significant
amount of existing commercial retail and service development. Additionally, this area
incorporates Oasis Park and a smaller pocket park that provide the major public
spaces in the downtown. It is expected that over time this area will become the major
focus of redevelopment and public realm improvements to create a denser and more
walkable area.
Figure 4.1.
Downtown Development Concept.
18
Town of Fox Creek | Downtown Area Redevelopment Plan
4.1.2
Civic Precinct
The Civic Precinct is envisioned as a public services campus that includes the Town Hall,
Town Museum, RCMP Station, and the future Fire Hall. This area would incorporate
major gateway features to complement the entrance to the community at Kaybob
Drive. The Civic Precinct will continue to act as the focus for public services, and will
provide key connections between residential neighbourhoods to the north and the
rest of the downtown.
4.1.3
Mixed Use Precinct
The Mixed Use Precinct will host a range of retail, office, institutional, and residential
uses to encourage the development of the downtown as a major activity centre. This
area also presents an opportunity to build a complete street grid that can connect
the downtown with uses to the northeast, and integrate the area with existing
neighbourhoods and facilities. Areas are provided to transition between commercial/
residential uses to the industrial district outside of the downtown.
4.1.4
Highway Avenue Precinct
The Highway Avenue Precinct represents the commercial uses found along Highway
Avenue between Kaybob Drive and 3 Street E. Given its proximity to Highway 43,
this area will provide highway-oriented uses, including parking and services for trucks
travelling along this route. Policies and planning for the Highway Avenue Precinct
will focus both on reducing the visual impacts of these uses from the highway and
on providing linkages with other precincts to promote the downtown as a place for
visitors.
The concept for this area also includes a redesign of Highway Avenue. This includes
the beautification of the corridor to improve the aesthetics of the street and frontage
to Highway 43 while continuing to accommodate truck access and parking.
4.2
GATEWAYS
Access to the Town is provided through two gateways from Highway 43. These
entrances into the community shall be improved as part of the Concept to present
aesthetically attractive, functional, and safe entrances that are integrated well with
the Town street network and downtown land uses.
4.2.1
Kaybob Drive Gateway
The junction of Kaybob Drive and Highway 43 provides the primary access to the
downtown and major residential areas of the Town. Truck access will be required
at this entrance to accommodate access to Highway Avenue, but strategies for
19
this area will focus on it as the "front door" for the community. The design concept
also considers improvements along Kaybob Drive to provide safety for pedestrians
crossing into downtown.
4.2.2
3 Street E Gateway
The primary access point to the Town's industrial lands is located at the junction of
3 Street E and Highway 43. The design for this gateway will provide a well-designed
and aesthetically attractive entrance, focusing on supporting truck traffic servicing
industrial areas. Secondary access to future residential neighbourhoods will also be
considered in the design.
4.3
STREET NETWORK AND SIDEWALKS
The transportation network in the downtown area will be enhanced through the
Concept to allow for greater access to the downtown and between locations within
the downtown. This includes:
°° A revised street grid in the Mixed Use precinct to allow for smaller
lots, increased frontage, and greater accessibility
°° Improvements to street cross-sections to provide for interconnected
sidewalks, street parking, and aesthetic improvements
°° Street crossings to improve pedestrian and cycling access to the
downtown from the multi-use trail and other neighbourhoods
Over the long term, these improvements will enhance the role of the downtown as a
pedestrian and cycling-friendly service centre supporting the community.
4.4
PUBLIC REALM
In addition to the improvements to the streetscape, there are two elements of the
public realm that are also included in the downtown:
°° Oasis Park, which is envisioned as the main gathering point for the
community in the downtown and includes improvements to encourage
year-round use by residents and visitors
°° The 1 Avenue pocket park, which provides a smaller public space for
visitors to the downtown to gather, and is connected to Oasis Park and
the parking lot to the southwest used as an occasional space for public
events
20
Town of Fox Creek | Downtown Area Redevelopment Plan
These spaces are intended to be linked to other components of the open space and
recreation network through sidewalks and pathways, including the Town's multi-use
trail.
4.5
SITE DEVELOPMENT AND BUILDING REQUIREMENTS
While public improvements to the downtown are important, new private development
will also drive the function and use of the neighbourhood. The Design Concept
includes considerations for a mix of uses in the downtown; the locations of parking
and access; building form requirements for height, frontage, and articulation; and
related requirements for urban form. These requirements are intended to support
an attractive downtown environment that is appealing as a service and shopping
centre, community gathering place, and residential area.
4.6
GENERAL POLICIES
The general land use policies in this section apply across the entire downtown area,
and are intended to provide broad guidance to development. These policies are
supplemented by area- and topic-specific policies in the following sections.
4.6.1
Compliance with this Plan
4.6.1.1
Land uses and urban design of future development in the downtown shall
conform to the intent of the Precinct where the proposed development is located,
as stated in the Goals of the sections of the Plan.
4.6.1.2
Notwithstanding this policy, existing development at the date of adoption of this
Plan will be considered conforming.
4.6.2
Housing Options
4.6.2.1
For residential developments, including mixed-use developments with residential
components, a range of housing formats is encouraged to accommodate different
income levels, age groups, household types, and lifestyles.
4.6.2.2
Larger residential unit sizes and ground-oriented units should be provided for
families and senior citizens as appropriate.
4.6.3
Accessibility
4.6.3.1
Development within the downtown is encouraged to incorporate building features
that facilitate universal accessibility, including for the mobility challenged.
4.6.3.2
Any accessibility features should be contained within the property line.
21
4.6.3.3
Redevelopment of existing public realm spaces and planning for new public
spaces shall incorporate universal accessibility.
4.6.4
Sustainable Building and Design
4.6.4.1
Development within the downtown is encouraged to incorporate sustainable
neighbourhood design and building practices.
4.6.4.2
Key areas of interest for the Town include:
°° Building energy efficiency
°° Reduction of water use and wastewater
°° Sustainable management of stormwater
°° Native, biodiverse, and water-efficient landscaping
°° Renewable energy generation and use (active and passive)
°° Sustainable building materials
4.6.5
Lighting Pollution
4.6.5.1
Outdoor lighting should be designed to prevent light intrusion beyond the site by
applying down-lighting, selecting lighting locations that contain light within the site,
and employing lamp fixtures that do not allow direct-beam illumination to leave
the site.
4.6.6
Design for Safety
4.6.6.1
Any development and planning for new public spaces and facilities should employ
Crime Prevention Through Environmental Design (CPTED) principles to promote
user safety.
22
Town of Fox Creek | Downtown Area Redevelopment Plan
5
TOWN CORE PRECINCT
The Town Core Precinct, shown in Figure 5.1, is centred on 1 Avenue between
1A Avenue and Highway Avenue, with a half block extension to 1 Street E. As the
commercial and retail centre for the town, the Town Core Precinct is characterized
by small-scale, street-oriented development and features Oasis Park and the 1
Avenue pocket park as major public spaces.
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Town of Fox Creek | Downtown Area Redevelopment Plan
5.1
CONCEPT
Reflecting its importance as the retail and service hub for the Town and as a
destination for visitors, the policies for the Town Core Precinct are intended to
encourage walkability through more intensive land use and pedestrian-friendly street
design. High-quality building design is supported to foster an attractive and cohesive
neighbourhood character.
Future development in the precinct will respect the small-scale building and lot
pattern and will include additional retail, office, restaurants, and specialty stores to
support the area as a local and regional service centre for residents and visitors.
Improved public open spaces and street infrastructure in the Town Core are provided
to support walkability, connectivity, and amenity in the area.
5.2
GOALS
°° Maintain and enhance the Town Core Precinct as the commercial and
retail centre of the downtown and the Town
°° Support opportunities for small-scale businesses to open and expand
in the Precinct
°° Maintain and improve the compact, diverse, small-scale, and street-
oriented character of the original development pattern
°° Ensure new development contributes to a high-quality public realm
and pedestrian environment
°° Provide opportunities for infill development and adaptive reuse of
existing buildings
°° Encourage improvements to the public realm, including sidewalks and
landscaping, as redevelopment occurs
°° Ensure an appropriate transition in development and built form with
the adjacent precincts
5.3
LAND USES
The Town Core Precinct is intended to host retail and commercial uses, with an
emphasis on infill, intensification, and adaptive reuse development projects, especially
those that accommodate a mix of uses within a building or on a site.
25
5.3.1
Land Use Mix
5.3.1.1
New development should incorporate a mix of commercial uses into individual
buildings and sites to encourage a distribution of destinations across the Precinct.
5.3.1.2
Small-scale, street-oriented retail or service commercial uses should be provided
on the ground floor of new buildings to contribute to an active streetscape.
5.3.2
Retail and Commercial Uses
5.3.2.1
Diverse street-oriented retail and commercial uses are encouraged to enhance
the pedestrian environment, support the daily needs of residents, and attract
visitors to the area.
5.3.2.2
Commercial establishments with restaurants or food services are encouraged to
provide outdoor amenity spaces where possible.
Figure 5.1.
Town Core Precinct Concept.
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Town of Fox Creek | Downtown Area Redevelopment Plan
5.3.3
Residential Uses
5.3.3.1
Residential mixed-use development in the Town Core may be developed at the
discretion of the Town for buildings fronting on 1 Avenue.
5.3.3.2
Residential uses may only be included above the ground floor of buildings in the
precinct.
5.3.3.3
Residential uses are limited to a maximum density of 75 units per hectare.
5.3.3.4
Mixed-use residential development must provide adequate buffers, screening,
and other design considerations to mitigate nuisances from neighbouring areas.
5.3.4
Small-Scale Institutional Uses
5.3.4.1
Limited amounts of small-scale institutional uses may be incorporated into the
Town Core Precinct.
5.3.4.2
Preferred institutional uses shall be service-oriented uses that provide high-traffic
destinations for residents and visitors to the downtown, and can contribute to an
active streetscape.
5.3.5
Infill
5.3.5.1
Infill development on existing lots is strongly encouraged within the Precinct.
5.3.5.2
Adaptive reuse of existing buildings is encouraged where practical.
5.4
SITE DESIGN
Site design policies for the Town Core are intended to encourage development close
to the street to complement the development of a strong public realm. Supporting
elements such as rear parking and loading facilities are also promoted to maximize
frontage and mitigate impacts to the streetscape.
5.4.1
Setbacks
5.4.1.1
New buildings should be built to front property lines to maintain a continuous
street wall.
5.4.1.2
Buildings may be set back to a maximum of 3.0 metres from the front property
line to accommodate outdoor amenity spaces such as seating, patios, bike racks,
and accessibility features.
5.4.2
Parking
5.4.2.1
Short-term, on-street parallel parking shall be provided throughout the Precinct.
27
5.4.2.2
Complementary surface parking is permitted on-site to meet parking
requirements.
5.4.2.3
On-site surface parking should be located to the side or rear of buildings and
provide design elements such as screening and landscaping to reduce visual
impact on adjacent properties, pedestrian areas, and public open spaces.
5.4.2.4
Surface parking space should be shared among adjacent properties wherever
possible to optimize the efficient use of land in the precinct.
5.4.2.5
Parking area design should account for Crime Prevention Through Environmental
Design (CPTED) principles to ensure user security.
5.4.3
Site Access
5.4.3.1
Vehicular access to the site should be designed to minimize impacts to the
pedestrian environment.
5.4.3.2
Driveways to provide site access should be designed to be as narrow as possible.
5.4.3.3
Consideration should be given to shared access points to facilitate narrowing of
driveways and a reduction in the number of driveways.
5.4.4
Loading and Waste Storage
5.4.4.1
Loading and waste storage areas should be located at the rear of buildings and
screened from view from adjacent properties and pedestrian areas using fencing,
landscaping, and structured enclosures.
5.4.4.2
Sites shall be designed such that loading and waste removal vehicles have
sufficient manoeuvering space on site to avoid encroaching on public rights-of-
way or adjacent properties during operation.
5.5
PUBLIC REALM
The public realm elements of the Town Core are intended to support a strong
pedestrian-oriented streetscape anchored by key open spaces designed as gathering
places for the Town.
5.5.1
Open Spaces
5.5.1.1
Oasis Park and the pocket park on 1 Avenue are the key open spaces for both the
Precinct and the entire downtown, and should be developed and promoted as
safe, attractive, and welcoming public amenities.
5.5.1.2
Planning for these spaces should include design, infrastructure, and maintenance
strategies.
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Town of Fox Creek | Downtown Area Redevelopment Plan
5.5.1.3
These spaces may be used for active and passive recreation purposes, including
for temporary seasonal activities, gatherings and events.
5.5.2
Streetscape
5.5.2.1
Streets should be improved to a "complete streets" standard to provide for safe
pedestrian, cyclist and vehicle mobility throughout the precinct.
5.5.2.2
Landscaping, enhanced street design, and installation of safe crossings at key
intersections should be implemented to promote walkability.
5.5.2.3
Low-impact development features such as rain gardens and permeable pavement
are encouraged to manage downtown stormwater flows.
5.6
BUILT FORM AND MASSING
Buildings in the Town Core are intended to be of high-quality construction, and
designed to address a dense, active, pedestrian-friendly streetscape.
5.6.1
Height
5.6.1.1
Buildings shall be constructed to a minimum height of 2 storeys and a maximum
height of 5 storeys, and are not to exceed 20 metres.
5.6.2
Entrances
5.6.2.1
Primary entrances to buildings should be oriented towards the adjacent street.
5.6.2.2
Entrances should be clearly articulated using design features to prompt a sense of
arrival, provide shelter or weather protection, and indicate a point of access to the
building.
5.6.3
Corner Sites
5.6.3.1
Buildings on corner sites should provide active frontages such as entrances on
both adjacent streets or a corner entrance, and accentuate the corner as the focal
point of the site.
5.6.4
Building Facades
5.6.4.1
Buildings shall demonstrate quality architectural detailing, articulation, and design
throughout the Precinct.
5.6.4.2
Visible building facades should create a consistent and unified rhythm to the
landscape. Architectural components involving complementary forms, materials,
and scale should be used to differentiate building faces.
29
5.6.4.3
Architectural details such as recesses, overhangs, signage, lighting, planters,
banners, and canopies should be used to create articulation and visual interest on
building facades.
5.6.4.4
Building facades should be articulated at street level and highly transparent with a
minimum of 60% glazing to actively engage pedestrians and create visual interest.
5.6.4.5
The use of mirrored glass is prohibited.
5.6.4.6
All blank walls without fenestration should be treated with cladding
complementary to the building or with a mural or other public art subject to Town
approval.
5.6.4.7
Notwithstanding 5.6.4.f, murals for the purpose of advertising are not permitted.
5.6.5
Frontages
5.6.5.1
Buildings with frontage exceeding 15 metres in length should be avoided where
possible to maintain a small-scale, pedestrian-oriented development pattern.
5.6.5.2
Commercial uses that do not generate significant pedestrian activity should be
located in buildings where the frontage is 15 metres in length or less.
5.6.5.3
Buildings with frontages exceeding 15 metres should be vertically articulated to
offer visual interest and reduce the aesthetic impact on adjacent streets.
5.6.6
Building Materials
5.6.6.1
Building design shall use exterior finishing materials to maintain a cohesive
character in the precinct.
5.6.6.2
Building design should use a variety of materials and finishes to articulate the
building components and create high-quality elevations.
5.6.6.3
Buildings should be clad in higher-quality materials such as brick or glass at street
level.
5.6.6.4
Vinyl siding is not permitted.
5.6.6.5
Building materials and colour schemes should be compatible with their context,
including adjacent structures and the surrounding landscape.
5.6.6.6
Materials used in a novelty fashion are discouraged.
5.6.6.7
Bright or accent colours are encouraged on building trim, accent areas, or to
identify public entrances to buildings.
5.6.6.8
Concrete should be employed in a textured or otherwise visually interesting
manner.
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Town of Fox Creek | Downtown Area Redevelopment Plan
5.6.6.9
Where the rear facade of a building is visible from a public space or parking area,
it should include materials of a standard similar to the front facade of the building.
5.7
SIGNAGE
Signage within the Town Core is intended to support the pedestrian-oriented
environment in the Precinct with scale-appropriate designs that consider building
layouts and facades. Where certain sites face onto Highway Avenue and are visible to
Highway 43, larger signage oriented to the highway will be allowed.
5.7.1
Scale and Style
5.7.1.1
For buildings fronting 1 Avenue, building signage shall be pedestrian-oriented,
using designs and materials consistent with the associated building facade.
5.7.1.2
For buildings fronting Highway Avenue, signage that is designed for high visibility
to traffic on Highway 43 may be used, provided it follows other signage regulations
in the Land Use Bylaw.
5.7.1.3
Billboard-style and roof-mounted signage shall not be permitted.
5.7.1.4
Free-standing signage should not be permitted within the public right-of-way.
5.7.2
Corner Lots
5.7.2.1
Buildings on corner lots should have signage that addresses both of the adjacent
streets.
6
CIVIC PRECINCT
The Civic Precinct is located west of Kaybob Drive and north of Highway Avenue, as
shown in Figure 6.1. The Precinct currently incorporates major institutional uses,
including the Town of Fox Creek Chamber of Commerce, Visitors Information
Centre, Town Hall, Town Museum, RCMP Station, and the future Fire Hall. The
Precinct also accommodates civic celebrations and special events throughout the
year.
In addition to being the location of public services, the Precinct also functions
as a gateway into the downtown. The entrance to the Town from Highway 43 at
Kaybob Drive is in part located here, as well as the multi-use pathway connecting
to residential neighbourhoods, and the Don Nicolson Trail.
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Town of Fox Creek | Downtown Area Redevelopment Plan
6.1
CONCEPT
The Civic Precinct is envisioned in the Concept as a public service campus, with future
development and redevelopment opportunities oriented to locating and expanding
these services in the future. The entrance to the community from Highway 43 will
provide a strong, aesthetically appealing gateway, and connections between the
downtown and other neighbourhoods along the multi-use pathway will be supported
with a pedestrian crossing across Kaybob Drive.
6.2
GOALS
°° Maintain and enhance the Precinct as the civic and cultural centre of
the Town
°° Improve pedestrian connections and linkages to the surrounding
natural environment, Town Core Precinct, and residential communities
°° Coordinate development, redevelopment, and infill to provide
public amenities, cultural facilities, civic buildings, and services that
complement each other and meet the needs of the Town
°° Consider potential impacts on the adjacent natural areas when
managing development activities
6.3
LAND USES
The Civic Precinct is intended to accommodate municipal, civic, and cultural activities
as primary uses, with limited supportive retail and service uses.
6.3.1
Community, Cultural, and Civic Uses
6.3.1.1
Development shall reinforce the character of the Civic Precinct through a focus on
new and expanded civic uses in the area.
6.3.1.2
Undeveloped land within the precinct should be reserved for public service and
institutional uses.
6.3.1.3
The relocation of additional community, cultural, and civic uses to the precinct is
encouraged.
6.3.2
Secondary Uses
6.3.2.1
Limited retail and service commercial uses are permitted in this district.
Development of this type should not conflict with public service uses.
33
6.3.3
Seasonal Activities, Gatherings and Events
Temporary facilities or installations required to support public events may be located
within this precinct, including farmers markets, food-vendors, public art installations
and exhibits.
6.4
SITE DESIGN
Long-term considerations of site design in the Civic Precinct involve the development
of a combined public service campus to integrate civic and cultural facilities in one
area.
6.4.1
On-site Parking
6.4.1.1
On-site surface parking is allowed and should be relocated to the side or rear of
buildings.
6.4.1.2
Shared surface parking shall be encouraged where practical.
Figure 6.1.
Civic Precinct Concept.
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Town of Fox Creek | Downtown Area Redevelopment Plan
6.4.1.3
Feature design elements such as screening and landscaping shall be used to
mitigate the visual impacts of parking on views from Kaybob Drive.
6.4.1.4
Parking lots should be designed to accommodate alternative uses during public
events.
6.4.1.5
Higher-quality landscaping, lighting, paving, and other design elements may be
employed to support alternative uses of parking areas.
6.4.1.6
Parking area design should account for CPTED to ensure user safety.
6.4.2
Loading and Waste Storage Areas
6.4.2.1
Loading and waste storage areas should be located at the rear of buildings.
6.4.2.2
Storage areas should be screened from view from adjacent properties and
pedestrian areas using fencing, landscaping, and structured enclosures.
6.4.2.3
Sites shall be designed such that loading and waste removal vehicles have
sufficient manoeuvering space on site to avoid encroaching on public rights-of-
way or adjacent properties during operation.
6.4.3
Mitigation of Environment Impacts
6.4.3.1
Development adjacent to Fox Creek shall consider and mitigate potential impacts
on water quality and quantity, habitat disruption, and flooding hazards.
6.4.3.2
All development must comply with applicable provincial and federal environmental
regulations.
6.5
PUBLIC REALM
Public spaces in the Civic Precinct connect the downtown and other neighbourhoods,
support events and gathering, and present a gateway into the community.
6.5.1
Streetscape
6.5.1.1
Landscaping and enhanced street design shall be implemented on Kaybob Drive
to improve connectivity between commercial and public open space amenities
in the downtown core, environmental and recreational amenities, and residential
areas to the west.
6.5.1.2
Low-impact development features such as rain gardens and permeable pavement
are encouraged to manage stormwater in the Precinct. This should include the
drainage feature along Kaybob Drive, which may be updated to allow for greater
flows and storage to be accommodated using natural design.
35
6.5.2
Street Crossings
6.5.2.1
Street crossings across Kaybob Drive at 1 Avenue and 1A Avenue shall be
improved to provide safe connections between the Civic Precinct and other parts
of the downtown.
6.5.2.2
Improvements to street crossings shall include the installation of pedestrian
crossing signals and traffic calming measures across Kaybob Drive.
6.5.3
Multi-Use Pathway
6.5.3.1
The multi-use pathway beside Kaybob Drive should be maintained and enhanced
as the primary pedestrian and cyclist infrastructure through the precinct.
6.5.3.2
Design and landscaping improvements such as green infrastructure treatments
should be considered to enhance the use of this travel route between the
downtown core and residential neighbourhoods.
6.5.4
Don Nicolson Trail
6.5.4.1
The trailhead for the Don Nicolson Trail shall be maintained to promote public
access and connections to the downtown and other neighbourhoods.
6.5.4.2
Parking for trail users should be shared with other facilities in the Precinct.
6.5.5
Gateway Feature
6.5.5.1
The corner of Kaybob Drive and Highway Avenue should be enhanced with
a combination of landscaping, signage, and intersection design to reflect its
prominent location and role as a gateway into Fox Creek.
6.6
BUILT FORM AND MASSING
The design of buildings in the Civic Precinct are intended to be developed as part of a
public service campus that includes common building design themes and addresses
the pedestrian realm with suitable massing and frontage.
6.6.1
Overall Design
6.6.1.1
Civic buildings in the Precinct shall demonstrate quality architectural detailing,
articulation and design.
6.6.1.2
Flexibility in built form, including height and massing, should be allowed to
encourage creative and innovative building design that reflects the Precinct's
unique uses and context.
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Town of Fox Creek | Downtown Area Redevelopment Plan
6.6.1.3
Blank walls without fenestration should be encouraged to create visual interest
and provide civic landmarks.
6.6.2
Building Materials
6.6.2.1
Building design should use materials and finishes in combination to articulate
building components and create high-quality elevations.
6.6.2.2
The choice of building materials shall consider similar or complementary materials
to those used in other buildings in the Precinct to maintain a distinct visual theme
for the area.
6.6.2.3
Where visible, the rear facade of a building should use materials of a standard
similar to the front facade of the building.
6.6.3
Entrances
6.6.3.1
Entrances of civic buildings shall be oriented towards Kaybob Drive to encourage a
pedestrian-friendly public realm.
6.6.3.2
Entrances should be universally accessible.
6.6.3.3
Entrances shall be clearly articulated using design features to prompt a sense of
arrival and indicate a clear point of ingress to the building.
6.6.4
Corner Sites
6.6.4.1
Buildings on corner sites should accentuate the corner as the focal point of the
site, which may include active frontages on both adjacent streets or a corner
entrance.
6.6.4.2
The entrances should feature enhanced design to reflect their highly visible
locations and encourage the creation of landmarks for the Precinct.
6.7
SIGNAGE
Signage in the Civic Precinct is intended to be attractive and visible yet unobtrusive,
integrating elements of building design and municipal branding to provide a look and
feel that complements the design themes of the area.
6.7.1
Scale and Style
6.7.1.1
Signage in the Civic Precinct should be constructed using framing and structural
materials consistent with the associated building.
6.7.1.2
Building signage should be limited in scale and integrated with the design of the
building facades where possible.
37
6.7.1.3
Only signage for building tenants and users is permitted.
6.7.2
Highway Commercial Signage
6.7.2.1
Sites located close to Highway 43 may also include signage designed for visibility
from the highway, provided it follows other signage bylaws.
6.7.2.2
Blank walls without fenestration may be used for high quality advertising murals
with Town approval.
6.7.3
Temporary Signage
6.7.3.1
Temporary signage shall be permitted during special events, provided it meets the
regulations for temporary signage as outlined in the Land Use Bylaw.
6.7.4
Prohibited Signage
6.7.4.1
Roof-mounted signs and billboards are prohibited in the Precinct.
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Town of Fox Creek | Downtown Area Redevelopment Plan
7
MIXED USE PRECINCT
The Mixed Use Precinct, shown in Figure 7.1, is located between Kaybob Drive and
1 Street E, south of 2A Avenue and north of the Town Core Precinct. The concept
for this area is characterized by a mix of larger format buildings with a range of
residential, commercial, and light industrial uses. This area also includes transition
areas to residential neighbourhoods to the north and the industrial district to the
east.
40
Town of Fox Creek | Downtown Area Redevelopment Plan
7.1
CONCEPT
The Mixed Use Precinct includes large areas of undeveloped and underdeveloped
land, and has the greatest potential for new development in the Downtown. Future
development will accommodate additional retail and commercial uses at a larger scale
than is allowed in other areas of downtown. Multi-family residential development will
be provided in single- and mixed-use buildings to provide attainable housing options
close to urban amenities. Light industrial uses with minimal off-site nuisances are
encouraged for a transition zone along 1 Street E.
7.2
GOALS
°° Maintain and enhance opportunities for mixed-use, retail, and office
commercial developments, including those with larger floor plates.
°° Encourage commercial and light industrial developments to locate
along 1 Street E as a transition zone with the heavy industrial area to
the east.
°° Ensure appropriate transition in development and built form to adjacent
residential areas to the north and Town Core Precinct to the south.
°° Provide for a well-aligned street grid network to improve connectivity
for pedestrians and vehicles.
°° Support strong north-south pedestrian connections to adjacent
residential areas, recreational facilities to the north, and downtown
precincts to the south.
7.3
LAND USES
The Mixed Use Precinct is intended to host a variety of commercial, multi-family
residential, and light industrial uses in a highly integrated and walkable neighbourhood.
These land uses are arranged to minimize impacts from neighbouring industrial uses
and support connections with surrounding areas.
7.3.1
Mix of Uses
7.3.1.1
New development should be strongly encouraged to incorporate a mix of uses
into individual buildings and sites.
7.3.1.2
Retail or service commercial uses should be provided on the ground floor of new
mixed-use buildings.
41
7.3.2
Residential Uses
7.3.2.1
Development of residential units is allowed in areas that are not adjacent to the
neighbouring industrial district.
7.3.2.2
Single- and mixed-use residential buildings are allowed in the Precinct.
7.3.3
Commercial Uses
7.3.3.1
Street-oriented retail and service commercial uses should be encouraged to
locate on the ground floor of buildings to provide for an active pedestrian-friendly
environment.
7.3.3.2
Single-use commercial buildings shall be permitted provided they contribute to a
high-quality public realm.
7.3.4
Industrial Uses
7.3.4.1
Light industrial or business industrial uses are permitted provided they do not
introduce incompatible built form or off-site nuisances to the precinct.
Figure 7.1.
Mixed Use Precinct Concept.
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Town of Fox Creek | Downtown Area Redevelopment Plan
7.3.4.2
Outdoor and surface storage are not permitted.
7.4
SITE DESIGN
Site design policies for the Mixed Use Precinct are intended to provide for street-level
activity and walkability while considering larger format buildings and vehicle access in
new development.
7.4.1
Setbacks
7.4.1.1
New buildings shall be built to front property lines to encourage a pedestrian-
oriented environment and activate the adjacent street.
7.4.1.2
Setbacks may not be used to accommodate required parking.
7.4.2
Parking
7.4.2.1
On-street parallel parking should be provided on Downtown Roads throughout
the precinct.
7.4.2.2
Wherever possible, surface parking space should be shared among adjacent
properties on the same block.
7.4.2.3
Shared parking lots should be located beside or to the rear of the buildings, and
internal to the block.
7.4.2.4
Parking areas should feature screening and landscaping to reduce visual impact
on adjacent properties and pedestrian areas.
7.4.2.5
Parking area design should account for Crime Prevention Through Environmental
Design (CPTED) to ensure user security.
7.4.3
Site Access
7.4.3.1
Vehicular access to the site should be designed to minimize impact to the
pedestrian environment.
7.4.3.2
Driveways should be designed to be as narrow as possible.
7.4.3.3
Consideration should be given to shared access points to reduce the number of
driveways.
7.4.4
Loading and Waste Storage
7.4.4.1
Loading and waste storage areas should be located at the rear of buildings, and
should be screened from view from adjacent properties and pedestrian areas
using fencing, landscaping, or structured enclosures.
43
7.4.4.2
Sites shall be designed such that loading and waste removal vehicles have
sufficient manoeuvering space on site to avoid encroaching on public rights-of-
way or adjacent properties during operation.
7.4.5
Vegetation
7.4.5.1
Existing trees and vegetation on site should be preserved where possible through
clustered development, shared parking, site access considerations, and other site
design elements.
7.4.5.2
New landscaping and plantings should be located to screen parking and
nuisances.
7.5
PUBLIC REALM
Public realm design within the Mixed Use Precinct is focused on providing a
connected pedestrian network that can link the downtown with recreation facilities
and residential neighbourhoods to the north.
7.5.1
Open Space
7.5.1.1
The playfields in the north of the precinct will be maintained and linked with
nearby recreation facilities to support active use by the community.
7.5.2
Street Network
7.5.2.1
The street network shall be expanded in a grid pattern to improve connectivity
throughout the precinct and the Town more generally.
7.5.2.2
Rights-of-way for new streets in the Mixed Use Precinct shall be secured by the
Town as soon as possible.
7.5.2.3
Sidewalks shall be required for all new streets developed in the Precinct.
7.5.3
Streetscape
7.5.3.1
Landscaping and enhanced street design should be implemented on Main Street
and 1 Street E to improve connectivity between the recreational facilities at the
north of the precinct, and the downtown core to the south.
7.5.3.2
Safe pedestrian crossings shall be provided at key intersections to support the
use of this route by pedestrians.
7.5.3.3
Street design throughout the precinct shall account for safe pedestrian and cyclist
mobility.
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Town of Fox Creek | Downtown Area Redevelopment Plan
7.5.3.4
Low-impact development features such as bioswales and rain gardens should
be incorporated where possible into the design of new and existing streets and
public areas to provide stormwater management.
7.6
BUILT FORM AND MASSING
Buildings in the Mixed Use Precinct are intended to be at a larger scale than other
precincts in the Plan, but designed to complement the street and address the needs
of pedestrians in the area.
7.6.1
Height
7.6.1.1
Development shall be constructed to a minimum height of 2 storeys and a
maximum height of 5 storeys, not to exceed 18 metres.
7.6.1.2
Step-backs of storeys above the second floor shall be provided on building
facades that face a public street to enhance sunlight penetration to ground level.
7.6.1.3
Step-backs may be used for private outdoor amenity spaces.
7.6.2
Balconies and Amenity Space
7.6.2.1
Mixed-use buildings with a residential component should provide outdoor
amenity spaces for all units.
7.6.2.2
Outdoor amenity space can include balconies, shared spaces on building step-
backs, or ground-level open space.
7.6.2.3
In all cases, balconies should be integral to the overall form and design of the
development, and should not project more than two metres from the facade.
7.6.2.4
Ground-level amenity space should be programmed with furniture, landscaping,
playground equipment, gardens, or other facilities that encourage resident use.
7.6.2.5
Open space shall employ Crime Prevention Through Environmental Design
(CPTED) principles to ensure user security.
7.6.3
Primary Entrances
7.6.3.1
Entrances to buildings shall be oriented towards the adjacent street.
7.6.3.2
Building entrances should be articulated using design features to prompt a sense
of arrival, provide shelter and weather protection, and provide a clear point of
access to the building.
7.6.3.3
Buildings on corner sites should address the corner or the primary of the two
adjacent streets.
45
7.6.3.4
Mixed-use buildings should have separate entrances for residential uses, which
may be located to the side or rear of the building.
7.6.4
Design Quality and Facades
7.6.4.1
Buildings shall demonstrate quality architectural detailing, articulation and design.
7.6.4.2
Visible building facades should create a consistent and unified rhythm to the
landscape.
7.6.4.3
Architectural components with complementary forms, materials and scale, should
be used to differentiate one face of a building from another.
7.6.4.4
The visual impact of facades over 40 metres in length should be mitigated using
changes in articulation or building materials.
7.6.4.5
Individual tenancies should be clearly defined in mixed-use buildings using
elements such as articulated entrances or distinctive sign treatments.
7.6.4.6
Building facades that face primary streets should be highly transparent with a
minimum of 60% glazing and articulated at street level to engage pedestrians and
create visual interest.
7.6.4.7
All blank walls without fenestration should be treated with cladding
complementary to the building, or with a mural or other public art subject to Town
approval.
7.6.4.8
Notwithstanding this section, murals for the purpose of advertising are not
permitted.
7.6.5
Attractive Building Materials to Maintain Character
7.6.5.1
Building design should use exterior finishing materials to maintain a cohesive
character in the precinct.
7.6.5.2
Building design should use a variety of materials and finishes in combination to
articulate the building components and create high-quality elevations.
7.6.5.3
Selection of building materials shall consider the materials and finishes of
buildings adjacent to the site.
7.6.5.4
The lower level of buildings should be clad in higher-quality materials such as brick
or glass.
7.6.5.5
Vinyl siding is not permitted.
7.6.5.6
Where the rear facade of a building is visible from a public space or parking area,
it should use materials of a standard similar to the front facade of the building.
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Town of Fox Creek | Downtown Area Redevelopment Plan
7.7
SIGNAGE
Signage in the Mixed Use District considers the pedestrian-oriented environment,
but also include a broader range of signage oriented to vehicles while considering the
design of associated buildings.
7.7.1
Scale and Style
7.7.1.1
Building signage should use materials and designs consistent with associated
building facades.
7.7.1.2
Billboard-style and roof-mounted signage shall not be permitted.
7.7.1.3
Free-standing signage should not be permitted within the public right-of-way.
8
HIGHWAY AVENUE PRECINCT
The Highway Avenue Precinct is located between Main Street and 3 Street E along
Highway Avenue and 1 Avenue. The precinct is a key location for businesses
that require or benefit from immediate highway access, and is characterized by
automobile-oriented uses such as gas stations, hotels, and motels, as well as a mix
of industrial uses. This location is also the public face of the Town from Highway 43,
as views from the highway include the entire streetscape along Highway Avenue.
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Town of Fox Creek | Downtown Area Redevelopment Plan
8.1
CONCEPT
Future development in the Highway Avenue Precinct as shown in Figure 8.1 will
support expansion of highway commercial and compatible businesses to ensure
that the precinct continues a strategic service stop for Highway 43. Improvements
to Highway Avenue will provide separate parking lanes for trucks and landscaping
to enhance the appearance of Highway Avenue from Highway 43. The gateway at 3
Street E will be maintained primarily for access to industrial lands, while the Kaybob
Drive gateway will provide a main entrance to the community.
8.2
GOALS
°° Maintain and enhance Highway Avenue as a strategic service stop for
Highway 43
°° Encourage enhancements to Highway Avenue that will improve the
appearance of the Town from Highway 43
°° Support highway-oriented businesses and services, and provide
opportunities for new businesses and expansion
°° Provide sidewalk and pathway connections to draw visitors to other
areas of the downtown
8.3
LAND USES
The Highway Avenue Precinct primarily supports highway-oriented uses that can take
advantage of immediate access to Highway 43. This is supplemented by commercial
and business industrial uses along 1 Avenue that provide a transition to the industrial
district to the northwest.
8.3.1
Commercial Uses
8.3.1.1
The primary intended land use for buildings fronting onto Highway Avenue is
highway-oriented commercial uses that can take advantage of easy access to
Highway 43.
8.3.1.2
Commercial uses that are not highway-oriented are encouraged to locate along 1
Avenue.
8.3.2
Industrial Uses
8.3.2.1
Business and light industrial development may be permitted in the Highway
Avenue Precinct along 1 Avenue.
49
8.3.2.2
Industrial uses should not introduce incompatible built form or off-site nuisances
to neighbouring properties.
8.3.2.3
Industrial development should be screened from adjacent commercial uses
through fencing and landscaping.
8.3.3
Restricted Uses
8.3.3.1
Residential uses shall not be permitted in the Highway Avenue precinct.
8.3.3.2
Institutional uses shall not be encouraged in the precinct.
8.4
SITE DESIGN
Site design in the Highway Avenue Precinct must recognize the need for vehicles
to access the area, while encouraging an attractive streetscape and maintaining
pedestrian connections for visitors to access businesses and other parts of the
downtown.
Figure 8.1.
Highway Avenue Precinct Concept.
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Town of Fox Creek | Downtown Area Redevelopment Plan
8.4.1
Parking
8.4.1.1
Surface parking space should be shared among adjacent properties wherever
possible to optimize the efficient use of land in the precinct.
8.4.1.2
Parking areas should feature design elements such as screening and landscaping
to reduce visual impact on adjacent properties, pedestrian areas, and Highway 43.
8.4.1.3
Pedestrian routes through parking lots should be identified using painted
markings, landscaping, and signage to improve safety and encourage pedestrian
activity in the precinct.
8.4.1.4
Parking area design should account for Crime Prevention Through Environmental
Design (CPTED) principles to ensure user security.
8.4.2
Site Access
8.4.2.1
Access to locations in the precinct shall be designed to consider the needs of
truck transportation where required.
8.4.2.2
Safety concerns to pedestrians shall be minimized or mitigated to allow foot
access to the area from other locations, through elements such as distinctive
lighting or pavement markings.
8.4.3
Loading and Waste Storage
8.4.3.1
Loading and waste storage areas should be located at the rear of buildings.
8.4.3.2
Loading and waste storage areas should be screened from view from adjacent
properties and pedestrian areas using some combination of fencing, landscaping,
and structured enclosures.
8.4.3.3
Sites shall be designed such that loading and waste removal vehicles have
sufficient manoeuvering space on site to avoid encroaching on public rights-of-
way or adjacent properties during operation.
8.5
PUBLIC REALM
Public spaces in the Highway Avenue Precinct primarily include the streetscapes along
Highway Avenue and 1 Avenue, as well as the gateway into the community at 3 Street
E. These spaces play an important role in providing an attractive, appealing frontage
for the Town, and connecting visitors with other areas of the downtown.
8.5.1
Landscaping
8.5.1.1
The Town shall coordinate with the Alberta Ministry of Transportation to
implement a landscaped buffer strip within the public right-of-way between
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Highway Avenue and Highway 43 to screen commercial vehicle parking areas from
the highway.
8.5.1.2
Commercial properties along Highway Avenue are also encouraged to incorporate
enhanced landscape elements, such as a continuous landscape strip along
the property line or feature plantings, to further emphasize site entrances and
signage.
8.5.1.3
Landscape design should improve the appearance of the highway commercial
area from Highway 43 without obstructing visibility or access for large vehicles.
8.5.1.4
Low-impact development features such as bioswales should be incorporated into
the design of Highway Avenue to mitigate the impacts of stormwater quantity and
quality on local surface water. This should include passive treatment options to
mitigate impacts from the presence of trucks and other vehicles.
8.5.2
Streetscape
8.5.2.1
Dedicated lanes for parking of large commercial trucks shall be provided on
Highway Avenue.
8.5.2.2
Enhanced street design, including sidewalks and safe crossings at key
intersections and site access points, should be implemented on Highway Avenue,
1 Street E, and Main Street to improve connectivity among highway commercial
uses and service commercial, recreational, and public open space amenities to the
west and north.
8.5.2.3
The streetscape should incorporate a sufficient right-of-way to allow a comfortable
separation between pedestrians and truck traffic on Highway Avenue.
8.5.3
Gateway Feature
8.5.3.1
The corner of 3 Street E and Highway Avenue should be enhanced with a
combination of landscaping and signage to reflect its prominent location and role
as a gateway into Fox Creek.
8.5.3.2
The design of this gateway should not impede vehicle access or visibility, and
should support truck traffic accessing the industrial district.
8.6
BUILT FORM AND MASSING
Policies for building design are intended to provide visually interesting and attractive
buildings for the Highway Avenue Precinct that improve the aesthetic appeal of the
area, especially with respect to the development along Highway Avenue visible from
Highway 43.
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Town of Fox Creek | Downtown Area Redevelopment Plan
8.6.1
Frontages
8.6.1.1
Entrances to buildings should be provided facing the adjacent street.
8.6.1.2
Entrances should be clearly articulated with elements such as architectural
detailing, paving materials, lighting, signage, and canopies.
8.6.2
Building Facades
8.6.2.1
Front facades should well-articulated and feature architectural detailing to create
a unified exterior.
8.6.2.2
Blank walls visible from Highway 43 should be treated with cladding that is
complementary to the cladding of the front facade.
8.6.3
Building Materials
8.6.3.1
Building design should use a variety of materials and finishes used in combination
to articulate the building components and create high-quality elevations.
8.6.3.2
Selection of materials should consider the materials used in adjacent buildings to
maintain consistency in the look and design of the precinct.
8.6.3.3
Vinyl siding is not permitted.
8.7
SIGNAGE
Signage policies in the Highway Avenue Precinct must balance the need for businesses
to be visible from the highway with presenting an aesthetically appealing front for
visitors.
8.7.1
Scale and Style
8.7.1.1
For buildings fronting Highway Avenue, signage that is designed for high visibility
to traffic on Highway 43 may be employed provided it follows other signage
regulations in the Land Use Bylaw.
8.7.1.2
Billboard-style and roof-mounted signage shall not be permitted.
8.7.1.3
Free-standing signage should not be permitted within the public right-of-way.
8.7.1.4
Blank walls without fenestration may be used for high-quality advertising murals,
subject to Town approval.
8.7.2
Corner Lots
8.7.2.1
Buildings on corner lots should have signage that addresses both of the adjacent
streets.
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8.7.2.2
Additional signage that addresses the corner is permitted provided that it does
not introduce a distraction to turning vehicles.
8.7.3
Gateway Signage
8.7.3.1
Large, well-designed, and distinctive signage shall be provided at access points to
Highway 43 to provide gateways into the Town.
8.7.3.2
The design, materials, and colour scheme of signage should align with Town
branding standards.
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Town of Fox Creek | Downtown Area Redevelopment Plan
9
MOBILITY
Mobility and access to the downtown are important considerations for the success
of the neighbourhood. Bringing people into the downtown and encouraging them
to stay is dependent on the ease of access both to and within the neighbourhood.
Well-designed streetscapes can also increase activity in the downtown, create a
distinct sense of place, and present the neighbourhood as a service node, shopping
area, and overall destination.
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Town of Fox Creek | Downtown Area Redevelopment Plan
9.1
CONCEPT
The transportation network for the Development Concept is intended to serve
all residents and emphasize connectivity and mobility for all forms of travel. The
expansion of the downtown street grid in the Mixed Use Precinct will improve access
and permeability, and will allow truck routes to be separated from local auto access.
The transportation network will also be designed to accommodate walking and biking
via sidewalks, trails, and pathways, and streetscape improvements will be used to
support a vibrant public realm.
9.2
GOALS
°° Provide a high level of connectivity in the transportation network
°° Maintain and enhance the efficiency of the transportation network for
the movement of people and goods throughout downtown
°° Safely accommodate all users of the transportation network in planning
for new and upgraded infrastructure
°° Improve Highway Avenue to manage commercial traffic and enhance
views of the Town from Highway 43
°° Promote
complete
streets
to
enhance
active
transportation
opportunities
9.3
STREET NETWORK
Figure 9.1 provides the conceptual street network for the Downtown Development
Concept, with Figure 9.2 providing cross-sections for each street type. In this Concept,
four street classifications are used:
°° Kaybob Drive, the major transportation arterial connecting residential
neighbourhoods with the downtown and Highway 43, which must
accommodate pedestrian crossings and traffic calming.
°° Industrial roads which provide truck routes to service the industrial
areas close to the downtown and divert truck traffic from more
pedestrian-oriented streets.
°° Highway Avenue, which provides access for businesses oriented to
Highway 43 and services for truck transportation, and presents the
views of the Town from the highway.
57
Figure 9.1.
Street Network Concept.
°° Downtown roads which have a stronger pedestrian focus and
incorporate sidewalks and crossings to support a streetscape
supporting all modes of transportation.
These classifications represent distinct functions for transportation routes in the
downtown area and, as such, the policies and concepts for each support different
needs.
In addition, a new street grid is proposed in the Concept for the Mixed Use Precinct
to improve permeability and access. These downtown roads will require the Town to
acquire property as rights-of-way to complete the street network.
9.3.1
Industrial Roads
9.3.1.1
Industrial roads shall be designated as truck routes to facilitate the circulation of
commercial and industrial vehicle traffic.
9.3.1.2
Sidewalks shall be provided on the downtown side of industrial roads, including
the west side of 1 Street E and the south side of 1 Avenue.
9.3.1.3
Sidewalks should be provided on both sides of 1 Street E south of 1 Avenue to
encourage pedestrian connectivity between the Highway Avenue Precinct and the
downtown core.
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Town of Fox Creek | Downtown Area Redevelopment Plan
Figure 9.2.
Street Network Cross-Sections.
59
9.3.1.4
Landscaped buffer zones are encouraged adjacent to all sidewalks to maintain
separation between pedestrians and traffic lanes.
9.3.1.5
Pedestrian crosswalks should be provided to enhance connectivity and access
between industrial employment areas and the downtown.
9.3.1.6
New developments should have a single access point on the adjacent street.
Subject to Town approval, two access points may be permitted if a single point of
access is deemed unfeasible.
9.3.1.7
Maximum driveway width should not exceed 12 metres.
9.3.1.8
On-street parking on industrial roads is prohibited.
9.3.2
Downtown Roads
9.3.2.1
Downtown Roads shall be designed to encourage a high-quality public realm and
street sharing among all modes of transportation.
9.3.2.2
Commercial and industrial through-traffic shall be prohibited on downtown roads.
9.3.2.3
Sidewalks shall be provided on both sides of downtown roads.
9.3.2.4
Landscaped buffer zones are encouraged adjacent to all sidewalks to maintain
separation between pedestrians and traffic lanes.
9.3.2.5
Traffic calming measures shall be used to prevent vehicular collisions at major
intersections and access points for parking lots or laneways, and increase safety in
areas with high pedestrian traffic.
9.3.2.6
On-street parallel parking will be permitted on downtown roads.
9.3.2.7
Drive aisle widths should be limited, and streets should be equipped with frequent
stop signs or signals to reduce traffic speeds.
9.3.2.8
Downtown roads should include "sharrow" street markings and free-standing
signage to indicate that streets are intended to be shared between drivers and
cyclists.
9.3.3
Highway Avenue
9.3.3.1
Highway Avenue shall be designed to facilitate access to highway-oriented
commercial uses for auto and truck traffic.
9.3.3.2
The overall design concept for Highway Avenue will be consistent with the
renderings provided in Figure 9.3.
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Town of Fox Creek | Downtown Area Redevelopment Plan
9.3.3.3
Street design shall incorporate one travel lane and one lane of parking in each
direction. The parking lanes shall be sufficiently wide to accommodate large
commercial and industrial vehicles for short-stay parking.
9.3.3.4
Parking lanes should provide sufficient buffer space from passing traffic for the
motorist to enter and exit the parked vehicle, and to navigate to a safe, designated
crossing point.
9.3.3.5
A median shall be provided between travel lanes to improve motorist safety and
provide a refuge for crossing pedestrians. Interruptions shall be provided at
strategic locations to allow for left-hand turns into intersecting streets and key
commercial establishments.
9.3.3.6
Sidewalks and enhanced streetscapes, including a landscaped buffer zone, shall
be provided on the north side of Highway Avenue to encourage pedestrian
Figure 9.3.
Highway Avenue Precinct Concept.
61
connectivity between adjacent commercial establishments and the downtown
core.
9.3.3.7
Designated pedestrian crosswalks from the south parking lane to the north side
of Highway Avenue should be provided at all street intersections. At least one mid-
block crossing should be provided between 1 Street E and 3 Street E.
9.3.3.8
In cooperation with Alberta Transportation, substantial additional landscaping
shall be provided on the south side of Highway Avenue to screen vehicle parking
areas from Highway 43.
9.3.4
Kaybob Drive
9.3.4.1
Kaybob Drive shall be maintained as the primary access point to residential
neighbourhoods in the Town, and shall incorporate designs to allow for safe
pedestrian and cyclist crossings.
9.3.4.2
Sidewalks and landscaping to support pedestrian access to the downtown shall be
provided on the southeast side of Kaybob Drive.
9.3.4.3
The multi-use pathway on the northwest side of Kaybob Drive shall serve as
the primary path for pedestrians and cyclists to access the downtown from the
residential neighbourhoods. Enhanced landscaping, including a landscaping zone
and swale, shall be provided to support a high-quality public realm.
9.3.4.4
On-street parking shall not be permitted on Kaybob Drive.
9.3.4.5
Crosswalks should be provided at all intersections to enhance pedestrian/cyclist
connectivity and safety.
9.3.4.6
Pedestrian signals and traffic calming measures shall be provided to support the
crosswalks on Kaybob Drive. Signal options include a pedestrian-activated stop
light or pedestrian-activated overhead signage.
9.4
PEDESTRIAN AND CYCLIST NETWORK
Although the Town relies strongly on personal vehicles, active modes of transportation
shall also be supported for both residents and visitors. The network of sidewalks,
pathways, and bike lanes will present a safe option for accessing destinations and
travelling around the downtown, and will promote vibrant streetscapes and activity
around the neighbourhood.
9.4.1
Connectivity
9.4.1.1
The Town shall establish and promote a continuous, connected pedestrian
and cyclist network, including multi-use pathways, shared on-street cyclist
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Town of Fox Creek | Downtown Area Redevelopment Plan
infrastructure, and sidewalks throughout the downtown and linking to adjacent
neighbourhoods.
9.4.1.2
Signage shall be provided to provide information to pedestrians and cyclists
regarding routes, destinations, and gaps in the network.
9.4.2
Off-Street Trail Network
9.4.2.1
The Town shall maintain, upgrade, and expand the trail network to better facilitate
active transportation and recreational activity.
9.4.2.2
Major elements of the trail network include the multi-use pathway on Kaybob
Avenue, the trails through Oasis Park, and connections from downtown to the Don
Nicolson Trail.
9.4.3
Building a Comprehensive Pedestrian Network
9.4.3.1
Sidewalks shall be required in the design of new development and redevelopment
projects in the downtown.
9.4.3.2
Land owners shall be encouraged to develop sidewalks and other pedestrian-
supportive improvements for existing development.
9.4.3.3
Incentives for sidewalk improvements should be provided for properties that
present major gaps or obstacles in the pedestrian network.
9.4.4
Supportive Cyclist Infrastructure
9.4.4.1
Streets shall facilitate safe use by cyclists by providing "sharrow" markings, signage,
and adequate bicycle racks or posts in the downtown.
9.4.4.2
New commercial and residential development shall provide for bicycle parking.
9.4.4.3
Publicly accessible bicycle parking shall also be included in development projects
for parks, open spaces, and major public buildings.
9.5
COMMUNITY GATEWAYS
9.5.4.1
Community gateways are designated at the two access points from Highway 43 at
Kaybob Drive and 3 Street E.
9.5.4.2
Landscaping, branded signage, and intersection design will be employed at
both intersections to provide for wayfinding and highlight the entrances into the
community.
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9.5.4.3
The gateway at Kaybob Drive will be designated as the primary entrance into
the community, and will highlight access to residential neighbourhoods, the
downtown, and Highway Avenue.
9.5.4.4
The gateway at 3 Street E will be designated as the access point for the industrial
district, and will be designed to accommodate greater volumes of truck traffic.
This gateway will also be identified as a secondary access point to new planned
residential areas.
9.5.4.5
Gateway design and infrastructure shall not interfere with vehicle access,
circulation, visibility, or safety at the intersection.
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Town of Fox Creek | Downtown Area Redevelopment Plan
10 PUBLIC REALM
The public realm is a critical component in the distinctive character and sense of
place of the downtown. Through high-quality streets, sidewalks, parks, plazas, and
open spaces, residents and visitors can be drawn to spend time downtown and
support local businesses. These areas should also be attractive for all types of
users and facilitate a wide range of activities.
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Town of Fox Creek | Downtown Area Redevelopment Plan
10.1 CONCEPT
The public realm in the Concept consists of a set of well-designed public spaces
interconnected by a network of complete streets and pathways. Public spaces include
not only the major parks and open areas in the downtown, such as Oasis Park, but also
smaller spaces such as the pocket park on 1 Avenue, and the pedestrian streetscapes
throughout the neighbourhood. All of these spaces shall be designed to encourage
an active and walkable downtown with key locations for gatherings and events to
support community connections.
10.2 GOALS
°° Develop quality open spaces, including Oasis Park, the Plaza and the
Pocket Park, as attractive and functional public amenities
°° Use consistent public realm design concepts to create a coherent
identity for the downtown
°° Encourage enhanced streetscape design to promote activity downtown
°° Ensure that residents and visitors have safe, welcoming spaces for
community building
°° Coordinate wayfinding and signage to highlight the downtown as a
major centre with distinctive character
10.3 PUBLIC OPEN SPACES
Public open spaces in the downtown are intended to serve as the primary gathering
points for residents and visitors in the public realm, as well as locations for activities
and passive uses. These spaces can also serve as catalytic projects that can be
pursued by the Town to spur private redevelopment and improvements as well.
10.3.1 Oasis Park
10.3.1.1 Oasis Park shall be redeveloped to encourage active and passive use among
residents and visitors, and to provide a high-quality, attractive destination in
downtown Fox Creek.
10.3.1.2 A concept for Oasis Park is provided in Figure 10.1, which demonstrates
recommended design elements such as:
°° Open space, with well-maintained turf, to allow for unstructured play,
sports, or leisure
67
°° A hard landscaped terrace, with complementary seating and existing
gazebo, to provide a favourable vantage point over the pond
°° Picnic tables, benches, and other seating options to provide gathering
points and opportunity for rest or relaxation
°° Plantings and landscaping to enhance park aesthetics and visual
amenity.
°° Enhancement of the pond with landscape design elements and a
potential bridge feature over the creek
10.3.1.3 The redeveloped park should enable informal recreation, leisure, and
opportunities for social gathering.
Figure 10.1.
Oasis Park Design Concept.
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Town of Fox Creek | Downtown Area Redevelopment Plan
10.3.1.4 Trees, bushes, and planting shall be encouraged at key locations in the park to
provide shade, colour, and texture.
10.3.1.5 Pedestrian crossings shall be enhanced between Oasis Park and the surrounding
sidewalk network.
10.3.1.6 Connections across Kaybob Drive should be developed to link Oasis Park with the
multi-use trail.
10.3.1.7 Seasonal programming and supportive design elements shall be employed to
promote year-round use of the park.
10.3.1.8 Trails, landscaping, and edge design shall incorporate CPTED principles to
promote user security.
10.3.2 Pocket Park
10.3.2.1 The mid-block open space on 1 Avenue west of Main Street shall be redeveloped
to create a safe and functional pocket park.
10.3.2.2 The design for the pocket park will be generally consistent with the rendering
provided in Figure 10.2.
10.3.2.3 The park should offer an appealing pedestrian connection between 1 Avenue and
uses on Highway Avenue, and provide opportunities for gatherings and passive
use.
10.3.2.4 Pedestrian connections shall be developed to link the pocket park with the rest of
the downtown to promote access.
10.3.2.5 Plantings shall be used to introduce colour to the space and soften the
appearance of the surrounding buildings.
10.3.2.6 Landscaping, murals, and other public art should be used to mitigate the visual
impact of blank walls where they occur.
10.3.2.7 Hard landscaping shall be used that is consistent with or complementary to the
surface materials used in the Plaza to the southwest to encourage cohesion
between the two spaces.
10.3.2.8 Programming shall be employed to encourage the use of the space through
temporary installations, smaller scale events, and scheduled active uses of the
space.
10.3.2.9 Site and landscaping design shall consider CPTED principles to enhance user
security.
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10.4 TEMPORARY GATHERING SPACES
Although permanent open spaces are key to providing a strong pedestrian
environment and supporting the downtown as a destination, there is also a need for
temporary public spaces. Major events such as holidays and festivals often require
significant space to accommodate activities, which may not be available in permanent
spaces. In the downtown, the parking lots in the Civic Precinct, as well as the large
parking lot on Highway Avenue are well-positioned to serve in this role.
10.4.1 Highway Avenue Plaza
10.4.1.1 The surface parking area off Highway Avenue west of Main Street shall be
improved to support its alternative function as a plaza for temporary public
markets, festivals, and other events.
10.4.1.2 Improvements should support the role of the Plaza as a temporary public space in
Fox Creek, without impeding the use of the site as a parking area.
Figure 10.2.
Pocket Park Design Concept.
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Town of Fox Creek | Downtown Area Redevelopment Plan
10.4.1.3 Landscaping should be used for the Plaza that is consistent with or
complementary to the surface materials used in the 1 Avenue pocket park to
encourage cohesion between the two spaces.
10.4.1.4 Plantings should introduce colour to the space and soften the appearance of the
surrounding buildings, allowing for sufficient space to accommodate the root and
limb structures of the plantings over their lifetimes.
10.4.1.5 Active retail frontages, outdoor amenity space (e.g. seating, patios, temporary
displays), and/or enhanced facade treatments shall be encouraged to provide a
productive and appealing interface with surrounding buildings.
10.4.1.6 Landscaping, murals, or other public art should mitigate the visual impact of blank
walls where they occur.
10.4.1.7 Landscaping or fencing shall be used to screen the space from commercial/
industrial traffic on Highway Avenue, consistent with the policies in Sections 8 and
9.
10.4.1.8 A clear pedestrian route shall be maintained from Highway Avenue to the Pocket
Park and 1 Avenue.
10.4.1.9 Programming should provide opportunities for civic involvement, social gathering,
and community celebration. The provision of supportive infrastructure, including
water and electrical hook-ups, should be encouraged.
10.4.1.10 Features, whether temporary or permanent, shall clearly delineate parking space
from event space using some combination of pavement markings, bollards,
barriers, signage, or temporary closure of the space to vehicles.
10.4.1.11 Site and landscaping design should consider CPTED principles to ensure user
security.
10.4.2 Civic Precinct Parking
10.4.2.1 The parking areas located in the Civic Precinct will be maintained to allow these
spaces to accommodate festivals, events, and other temporary uses.
10.4.2.2 These lots will be designed with paving and landscaping to allow it to be used for
parking and occasional events.
10.4.2.3 Connections between the parking area and surrounding sidewalks and pathways
will be supported, including the Don Nicolson Trail, the multi-use trail, and
crossings at Kaybob Drive.
10.4.2.4 The design of the area for events shall not impact the use of these sites by police
and emergency services.
71
10.4.2.5 Site and landscaping design should consider CPTED principles to ensure user
security.
10.5 SIDEWALKS
The design of the sidewalk network is critical to supporting the downtown as a
pedestrian-oriented service centre. Sidewalks shall be developed to promote a safe
and active public streetscape that facilities pedestrian circulation, provides accessibility
for all uses, and enhances the public realm.
The orientation and location of sidewalks relative to the roadway are consistent with
the street cross-sections provided in Section 9: Mobility.
10.5.1 Circulation
10.5.1.1 Sidewalks should be a minimum of 2.0 metres in unobstructed width.
10.5.1.2 Obstructions to sidewalks, including driveways and above-ground utilities, should
be minimized to promote pedestrian comfort and safety.
10.5.2 Accessibility
10.5.2.1 All sidewalks should be designed for accessibility, including features for the
mobility impaired.
10.5.2.2 Interventions should include wheelchair letdowns at intersections and other
pedestrian crossings and unobstructed travel aisles.
10.5.2.3 The American Disabilities Association (ADA) Standards for Accessible Design
guidelines may be consulted for reference.
10.5.3 Durable Paving
10.5.3.1 Sidewalks should be paved with hard, durable, level materials that are resistant
to slipping and sufficiently durable to withstand high traffic and weather-related
impacts such as solar weathering, salt/sand spray, and snow clearing.
10.5.4 Retail Areas
10.5.4.1 In downtown areas with high pedestrian traffic or concentrations of ground-floor
retail uses, public sidewalks may be enhanced through widening, special surface
treatments, unique lighting, and/or a landscaping zone.
10.5.4.2 Subject to Town approval, private use of public sidewalks is permitted for
temporary patio, retail, display, or other non-permanent uses, provided that
obstructions do not impede pedestrian circulation.
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10.5.5 Landscaping
10.5.5.1 A landscaping zone should be provided between the curb and the pedestrian
sidewalk to promote active transportation and provide a separation between
pedestrians and lanes of traffic.
10.5.5.2 The landscaping zone may include human-scaled planting, street furniture,
lighting, and signage.
10.5.5.3 The width of the landscaping zone may vary, but must be sufficient to
accommodate the healthy growth of trees and plantings (including roots and
limbs), and must not impede pedestrian circulation.
10.5.5.4 Trees should be planted about 6-8 metres apart to provide a regular canopy at
maturity.
10.5.5.5 Landscaping elements should be well-organized within the zone to minimize visual
clutter, promote unobstructed pedestrian movement, and facilitate maintenance.
10.5.5.6 Landscaping elements shall not compromise visibility of street signs for vehicles or
pedestrians, and shall not obstruct the windows, signage or entrance of adjacent
buildings.
10.5.5.7 The installation of interactive public art should be encouraged at key locations in
the downtown, primarily at high profile, highly visible locations.
10.6 CROSSWALKS
Crosswalks are an integral part of the pedestrian sidewalk network and must be
located and designed to promote connections throughout the downtown. While
vehicular access will continue to be important as the downtown is promoted as a key
centre of activity, crosswalks must be designed to provide for the safety of pedestrians
around lanes of traffic.
10.6.1 Location
10.6.1.1 Crosswalks shall be provided at all downtown intersections, and at key mid-block
locations such as the crossing between the pocket park and Oasis Park on 1
Avenue.
10.6.1.2 Wherever possible, crosswalks should be provided on all sides of an intersection
to facilitate easy access.
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10.6.2 Design for Visibility
10.6.2.1 The location of crosswalks should be clearly identifiable to vehicles, and should
use distinctive paving markings (e.g. "zebra stripes"), colours, and paving materials
to make them clearly visible.
10.6.2.2 Crosswalks should be a minimum of 3 metres in width.
10.6.3 Signals
10.6.3.1 Pedestrian signals shall be provided to support safe crossings on Kaybob Drive.
10.6.3.2 Signal options include a fully-lighted intersection with pedestrian walk signals or
pedestrian-activated overhead signage.
10.6.3.3 Signals or lighted overhead signage should be considered at any other downtown
intersection where there is significant pedestrian traffic and potential conflicts
with traffic.
10.7 TREES AND LANDSCAPING
Landscaping such as trees, bushes, plantings, and other vegetation can help to
provide structure, colour, and texture to the streetscape, and support the separation
of pedestrians from traffic. Design considerations can also ensure that there are year-
round benefits from elements of landscaping.
10.7.1 Location
10.7.1.1 Deciduous trees should generally be planted at least 1.0 m from the curb
wherever possible, and at least 6.0 m apart to provide a continuous canopy along
the street.
10.7.1.2 Electrical outlets at the base of trees should be considered to facilitate seasonal
lighting where appropriate.
10.7.2 Plant Health
10.7.2.1 Landscaping design should include sufficient root and branching space to
accommodate a 25-year lifespan for trees in sidewalk vaults, and a 50-year
lifespan in tree lawns.
10.7.2.2 Designs should include a means of supplying access for water, fertilizer and air, as
well as protection against snow clearing and foot traffic.
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Town of Fox Creek | Downtown Area Redevelopment Plan
10.7.3 Plant Materials
10.7.3.1 Consideration shall be given to environmental and climatic conditions, including
projected climate change, when selecting vegetation for landscaping in the public
realm.
10.7.3.2 Plants should be chosen that can tolerate local conditions with relation to subsoil,
heat, cold, drought, wind, shade, incidental damage from pedestrian traffic, and
other characteristics.
10.7.3.3 While deciduous trees are preferred for the shade and sense of enclosure their
canopy provides, consideration should be given to coniferous plants to introduce
colour to the streetscape during winter months, or smaller types of vegetation in
planter boxes or hanging baskets where tree planting is not practicable.
10.8 STREET FURNITURE AND LIGHTING
Street furniture and lighting will complement landscaping to provide a safe and
comfortable experience in public spaces. These elements should be coordinated to
ensure they support a consistent theme and functionality useful to residents and
visitors.
10.8.1 Location
10.8.1.1 Street furniture such street lamps, benches, planter boxes, bicycle racks and
posts, garbage and recycling receptacles, free-standing signage, post office boxes,
and vending boxes should be located within the areas for landscaping.
10.8.1.2 Elements should be positioned to allow a sufficient functional radius and to
minimize conflicts with parked vehicles.
10.8.2 Durability
10.8.2.1 All street furniture should be designed to ensure functionality and contribute to
an attractive public realm.
10.8.2.2 Furniture should be constructed from durable materials that resist weathering,
wear, and vandalism.
10.8.3 Lighting
10.8.3.1 All sidewalks shall be adequately illuminated to ensure the comfort and security of
pedestrian areas, street crossings, and building entrances.
10.8.3.2 Street lamps should be human-scaled and feature distinctive design elements to
contribute to an attractive, cohesive street character.
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10.9 WAYFINDING AND SIGNAGE
Signage is an important element of the public realm. In addition to its function as
a source of information for visitors, it can also express civic branding, support the
character of the downtown, and provide distinctive elements of the streetscape.
10.9.1 Wayfinding Signage
10.9.1.1 The Town should consider developing a wayfinding signage strategy to help
visitors navigate throughout downtown.
10.9.1.2 The street network, trails, landscaping and built form should assist in wayfinding
by clearly distinguishing the downtown and its precincts, and providing instinctive
routes between key destination points through a clear, well-maintained street grid
and street hierarchy.
10.9.1.3 Signage should identify key routes, intersections, destinations, distinctive
landmarks, and important commercial establishments.
10.9.1.4 Way-finding signage should be located at key intersections and the Visitor
Information Centre, or alternatively could be produced as a pocket map or
pamphlet.
Figure 10.3.
Signage Design Concept.
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Town of Fox Creek | Downtown Area Redevelopment Plan
10.9.2 Celebratory Signage
10.9.2.1 Streetscape design may incorporate banners or other signage that distinguishes
downtown precincts, celebrates seasons or special events, or that otherwise
serves to promote or brand Fox Creek.
10.9.3 Gateway Signage
10.9.3.1 Large, well-designed and distinctive signage shall be provided in a highly visible
location at the intersections of Highway Avenue at Kaybob Drive and 3 Street E to
support gateways into the Town of Fox Creek.
10.9.3.2 The design, materials and colour scheme of signage at these gateways shall align
with other Town branding standards.
10.9.4 Building Signage
10.9.4.1 Signage shall be pedestrian-oriented., excepting the signage along Highway
Avenue intended to be visible from Highway 43. Concepts for this signage are
provided in Figure 10.3.
10.9.4.2 Building signage shall use materials consistent with the associated building,
adjacent buildings and streetscape elements, and the character of the
surrounding precinct.
10.9.4.3 Signs shall be organized as distinct architectural elements to reinforce the rhythm
and character of the building facade, and assist in orientation.
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11 IMPLEMENTATION
The implementation of the Downtown Area Redevelopment Plan requires
the consideration of how it will be integrated with existing Plans, policies, and
amendment processes. This section describes the interpretation, approval
processes, limitations, amendments, and monitoring requirements that are critical
to implementing the DARP as a Town bylaw.
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Town of Fox Creek | Downtown Area Redevelopment Plan
11.1 AUTHORITY
Area Redevelopment Plans are adopted as bylaw by Council in accordance with the
Municipal Government Act. Under Section 635 of the Act, an Area Redevelopment
Plan must describe:
°° the objectives of the plan and how they are proposed to be achieved
°° the proposed land uses for the redevelopment area
°° if a redevelopment levy is to be imposed, the reasons for imposing it
°° any proposals for the acquisition of land for any municipal use, school
facilities, parks and recreation facilities or any other purposes council
considers necessary
Additionally, a Plan may contain any other proposals that Council considers necessary.
11.2 INTERPRETATION
The following sub-sections provide direction for interpretation of Plan language,
figures, maps, and non-statutory elements.
11.2.1 Policies
Where "shall" is used in a policy, the policy is considered mandatory. However, where
actual quantities or numerical standards are contained within a mandatory policy (e.g.
density policies specifying allowable units per hectare), the quantities or standards
may be deviated from, provided that the deviation is necessary to address unique
circumstances that would otherwise render compliance impractical or impossible,
and that the intent of the policy is still achieved.
Where "should" is used in a policy, the intent is that the policy is to be complied with.
However, the policy may be deviated from in a specific situation where the deviation is
necessary to address unique circumstances that would otherwise render compliance
impractical or impossible, or to allow an acceptable alternative means to achieve the
general intent of the policy.
Where a policy requires compliance at the Neighbourhood Outline Plan/Land Use
Amendment stage, that requirement may be deferred to the Subdivision Approval or
Development Permit stage without requiring an amendment to the Plan.
11.2.2 Figures and Maps
Unless otherwise specified within the Plan, the boundaries or locations of any symbols
or areas shown on a Figure are conceptual only, not absolute, and shall be interpreted
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as such. They are not intended to define exact locations except where they coincide
with clearly recognizable physical features or fixed boundaries such as property lines
or road and utility rights-of-way.
Unless otherwise specified within the Plan, where actual quantities or numerical
standards are contained within the Figure, these quantities or standards shall be
interpreted as conceptual only and will be determined at the detailed design stage.
11.2.3 Non-Statutory Components
All contextual information and appendices attached to the Plan are to be used as
supporting information only and do not form part of the statutory Plan.
11.3 APPROVALS
11.3.1 Development Applications
All development applications within the Plan Area are subject to the provisions of this
DARP. In reviewing relevant applications, the Development Authority shall:
°° Consider the context of the Downtown Development Concept as
identified in Section 5 of the Plan
°° Have regard to possible impacts on the function and operation of
existing development until it is replaced with new development
consistent with the development concept
°° Consider the policies and guidelines contained within Sections 5-9
regarding urban design and development, as well as how the proposed
development supports the concepts and policies from Sections 10
(Mobility) and 11 (Public Realm) regarding public and semi-public spaces
Significant projects, such as large-scale development projects or major institutional
facilities, should be reviewed by an Urban Design Review Panel.
11.3.2 Land Use Amendments
Land use amendments under the Land Use Bylaw shall be in conformance with
the DARP. The land use districts established in the Land Use Bylaw shall be used to
implement the policies set out in this Plan where feasible.
The exact land use district boundaries shall be determined at the land use amendment
stage. This will be informed by the planning precinct boundaries provided in Section
2.
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Town of Fox Creek | Downtown Area Redevelopment Plan
11.4 LIMITATIONS
The Town of Fox Creek DARP is a long-term planning document. Our vision for the
future of the downtown as presented in this document provides policy and program
guidance to achieve our goals for this neighbourhood over time.
The policies and guidelines in the DARP are not to be interpreted as an approval
for any use on a specific site. Additionally, no representation is made in this Plan or
its supporting materials that any particular site is suitable for a particular purpose.
All site conditions or constraints must be assessed on a case-by-case basis to fulfill
requirements for Subdivision, Land Use, and Development Permit Approvals.
11.5 AMENDMENT
As our Plan is intended to be a living document for the Town, there will likely be future
concepts for development and public improvements that align with the spirit of the
Plan, but have not been anticipated in specific policies. The Town shall work to enable
creative solutions and innovative approaches that align with the vision and principles
of this Plan, which may require amendments as needed. Any changes to the text or
maps in the DARP will require an amendment process as defined in the Municipal
Government Act, which will include a Public Hearing of Council.
Amendments to the Plan shall require the proponent to submit a formal request,
which shall include technical documentation to outline the alignment and consistency
of the proposal with the vision and principles of the DARP, as well as the Municipal
Development Plan and other relevant municipal policies.
11.6 MONITORING
The policies within the DARP shall be monitored over time to ensure they remain
relevant to the conditions in the community. A review and report to Council shall
be undertaken on the outcomes of this Plan every five years. These reports shall
include an assessment of the performance of the Plan in meeting intended objectives
and achieving the vision for the downtown. Policies shall be updated when necessary
through the amendment process either generally or in response to a specific issue.
Town of Fox Creek
Comprehensive
Community Plan
--
Downtown Area
Redevelopment
Plan 777-2016
Briefing Notes
1
BRIEFING NOTES:
DOWNTOWN AREA REDEVELOPMENT PLAN
SUMMARY
The Downtown Area Redevelopment Plan (DARP) for the Town of Fox Creek presents a vision for the core of
the community over the next 25 years. To achieve the future envisioned for our downtown, the DARP
provides a framework for the actions necessary to promote a vibrant Town centre.
This briefing document outlines the first steps needed for the DARP to gain momentum for downtown
redevelopment, and to achieve the goals identified in the Plan. Priorities and key projects are identified for
each Precinct in the DARP - Town Core, Civic, Mixed Use, and Highway Avenue. Generally, these are projects
which will likely have the greatest leverage for the funds expended, and which will provide immediate visible
benefits for the community.
Major actions include the following:
Conduct business recruitment to draw new retail and service offerings into the
downtown, specifically into the Town Core in the short-term
Coordinate the design and construction of improvements to Oasis Park to improve its
capacity to accommodate activities
Increase the programming for Oasis Park to provide a greater draw for residents and
visitors to come downtown
Provide streetscape improvements along 1 Ave between Kaybob Drive and 1 St SE,
including the installation of sidewalks and parallel parking
Reinforce the Civic Precinct as the location of municipal services in the Town
Improve the pedestrian connections between the downtown and the multi-use
pathway across Kaybob Drive
Recruit interested developers for the Mixed Use Precinct to spur interest in this area
Engage Alberta Transportation to provide landscaping between Highway Avenue and
Highway 43
Require development projects along Highway Avenue to comply with the streetscape
concept provided in the DARP, which will include installing sidewalks and landscaping
Engage landowners along Highway Avenue to install streetscape and landscaping
improvements that align with the streetscape concept
2
3
TOWN CORE PRECINCT
Summary
The Town Core Precinct is intended to create a walkable, attractive space for the community in the
downtown, centered on Oasis Park and the pocket park fronting 1 Ave. This area is also ideal for future
businesses that would be accessible to pedestrians. Initial projects should focus on improving the walkability
of the area and the attractiveness of these spaces.
Immediate Action Items
Business recruitment. While attracting new businesses to the Town should be a general economic
development goal, a particular concern for Fox Creek is that the downtown does not include a full range of
retail and service offerings to meet community needs. An aggressive recruitment strategy should look to
engage with businesses potentially interested in locating in the downtown, and determine whether there are
any short-term obstacles or limitations that the Town can address.
Improvements to Oasis Park. Oasis Park will be the key resource for drawing residents into the downtown,
particularly until the Town develops a stronger retail component.
Initial actions should involve:
Coordinating the design and construction of park improvements to enhance the
function of the space. As shown in the conceptual images in the DARP, providing
improved landscaping, additional tables and seating, and distinctive spaces for activities
will improve the ability of Oasis Park to accommodate a wide range of activities.
Increasing the programming for Oasis Park to draw more residents and visitors to the
downtown. After each event an assessment should be conducted to evaluate how the
space accommodated the needs of the event, and what changes to the design of the
park may be required.
Streetscape improvements on 1 Ave. The Town Core Precinct will be a walkable area that supports
pedestrians and requires a paved streetscape with adequate space for pedestrians (and potentially cyclists).
Many streets in the downtown are not paved and do not have sidewalks, and the expense of adding these
improvements all at once would be prohibitive.
A staged approach is needed to improve these streets while avoiding significant outlays. For this work,
improving 1 Ave between Kaybob Drive and 1 St SE should be the highest priority for the Town. Street
improvements should be carried out according to the street cross-sections provided in Section 9 of the
DARP, and should include:
Resurfacing the full segment of 1 Ave between Kaybob Drive and 1 St SE
Narrowing traffic lanes to reduce speed and encourage truck traffic to move to Highway
Avenue
Installing sidewalks along both sides of 1 Ave
Adding parallel parking for vehicles on both sides of the street
Installing streetscape improvements, such as street trees, streetlights, or other features
4
Other Action Items
Other improvements noted in the DARP for the Town Core Precinct include:
Improvements to the pocket park / parklet on 1 Ave
Safety improvements along 1 Ave at Main St
Realignment of 1 St SE between 1 Ave and Highway Ave
These should be considered as part of the longer-term plans for the Precinct, likely pursued as interest in the
downtown increases over time.
5
CIVIC PRECINCT
Summary
The Civic Precinct is envisioned as a public service campus and future development and redevelopment will
expand these services in the future. While opportunities for initial improvements in this area are limited, the
Town should focus on retaining the current civic functions on-site and improving connections with the rest of
the downtown.
Immediate Action Items
Long-term investment by the Town. The location of the Town Administration Office, Town Museum,
Visitor's Centre, RCMP station, and the future fire hall in this district provides a draw for the community into
the downtown. The Town should ensure that in the long term these functions are maintained in this Precinct
and not relocated elsewhere.
Pedestrian connections across Kaybob Drive. The multiuse pathway is an important connection between
the downtown and residential neighbourhoods to the north. Two actions could be taken to improve
pedestrian connections across Kaybob Drive:
At present, there is one controlled, signalled crossing at Kaybob Drive and 1 Ave with
warning lights. Improving pedestrian safety at this location in the short-term could
involve adding speed humps or a raised sidewalk to reduce vehicle speeds.
An additional crossing could be located between 1 Ave and 2 Ave to provide better
sight lines to pedestrians crossing Kaybob Drive. This should be explored in tandem
with adding a sidewalk along the southeast side of Kaybob Drive in the downtown,
which is expected as a long-term addition to the Mixed Use Precinct.
Other Action Items
The Civic Precinct should continue to be used for festivals and temporary events and the Don Nicolson Trail
trailhead should continue to be maintained.
The development of entrance signage at Kaybob Drive and Highway Avenue should be considered as future
project, and should be installed at the end of life of the existing signage at this location.
6
MIXED USE PRECINCT
Summary
The Mixed Use Precinct includes large areas of undeveloped and underdeveloped land, and has the greatest
potential for new development in the Downtown if concerns about muskeg and subsurface conditions can
be managed. Ideal future development would accommodate additional retail and commercial uses at a
larger scale than is allowed in other areas of downtown, with multi-family residential development in single-
and mixed-use buildings. Multi-family development will be a particular focus for drawing temporary workers
out of single-family housing in residential districts, as well as providing affordable housing options for service
and retail workers in the downtown.
Immediate Action Item
Recruitment of developer or developers for the area. Long-term success of this area will require
developers interested in mixed-use development to explore projects in the Precinct. The Town must work to
engage interested developers to determine any concerns they have with the site, and help to proactively
resolve any regulatory or land use issues in the Precinct.
Other Action Items
Other improvements noted in the DARP for the Mixed Use Precinct include:
Realigning the street grid
Developing a sidewalk along the southeast side of Kaybob Drive
Including parallel parking along the streets in the district (excluding Kaybob Drive)
Developing safe pedestrian connections to Oasis Park and the Town Core
These should be considered as part of the longer-term plans for the Precinct, and should be considered in
negotiations related to new development projects in the area.
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HIGHWAY AVENUE PRECINCT
Summary
The Highway Avenue Precinct is a key location for businesses that require or benefit from immediate
highway access, and is characterized by automobile-oriented uses such as gas stations, hotels, and motels, as
well as a mix of industrial uses. This location is also the public face of the Town from Highway 43, as views
from the highway include the entire streetscape along Highway Avenue, and as such, recommended
improvements to this area focus primarily on providing enhanced, attractive frontage along the highway.
Immediate Action Items
Landscaping between Highway Avenue and Highway 43. The Town should look to engage with Alberta
Transportation to provide for landscaping between the Town and Highway 43 to support an aesthetically
pleasing view into the Town. Where possible, the Town should explore funding opportunities through the
province to offset the costs to local ratepayers.
Landscaping may also include improvements along the Highway 43 side of Highway Avenue, consistent with
Figure 9.3 of the DARP. Any improvements along this side of the road should be designed to consider
parking of tractor trailers along the curb.
Streetscape and landscaping requirements for projects along Highway Avenue. The Town should require
streetscape and landscape improvements for all new projects along Highway Avenue, supported with a
security posted by the developer. Streetscape improvements should include sidewalks along Highway
Avenue, and landscaping should be provided on-site to improve aesthetics, generally according to the
concept for Highway Avenue provided in Figure 9.3 of the DARP.
Engagement with landowners along Highway Avenue about improvements. The Town should also look
to discuss the design concept with businesses along Highway Avenue to encourage voluntary improvements,
such as the installation of additional landscaping and sidewalks. These upgrades may be required as part of
future development permits on existing sites as well.
Other Action Items
Other improvements noted in the DARP for the Highway Avenue Precinct include:
Realigning 1 St SE between 1 Ave and Highway Avenue to promote it as a truck route
Developing entrance signage at 3 St SE that reinforces this location as an access point
for industrial uses and truck traffic
Developing sidewalk connections between Highway Avenue and 1 Ave
These improvements should be highlighted as long-term improvements that will be explored as the
redevelopment of the downtown continues.