Rural Municipality of Macdonald, Manitoba
· adopted 2019-04-23
This is the exact embedded text of the captured official document.
Snapshot 7cf519519fbe · verified 2026-06-09 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
THE RURAL MUNICIPALITY OF MACDONALD
BY-LAW NO. 3/19
BEING A BY-LAW OF THE RURAL MUNICIPALITY
OF MACDONALD to adopt a secondary plan for the purpose of providing overall
objectives and policies to coordinate long range planning within the community
of La Salle.
WHEREAS The Planning Act enables the adoption of a secondary plan by-law;
AND WHEREAS it is deemed expedient and in the best interest of the Municipality
to adopt a secondary plan to facilitate the long-term planning for the community
of La Salle;
NOW THEREFORE, THE COUNCIL OF THE RURAL MUNICIPALITY OF
MACDONALD, in Council assembled, enacts as follows:
1.
That the Secondary Plan attached hereto and marked as Schedule "A" is
hereby adopted and shall be known as "The La Salle Secondary Plan".
2.
That this By-Law shall take effect on the date of third Reading.
DONE AND PASSED by the Council of the Rural Municipality of Macdonald,
in Council duly assembled, at Sanford, Manitoba this 23rd day of April A.D.,
2019.
THE RURAL MUNICIPALITY OF MACDONALD
Original Signed by
"B. Erb"
Brad Erb
Reeve
"D. Hrehirchuk"
Daryl Hrehirchuk, CMMA
Chief Administrative Officer
Read a First time this 12th day of February A.D., 2019
Read a Second time this 23rd day of April A.D., 2019
Read a Third time this 23rd day of April A.D., 2019
La Salle Secondary Plan
And Background Study
Final Report
April 2019
La Salle Secondary Plan - Final Report [April 2019]
i
Table of Contents
1
Introduction
1
2
Background and Context
1
2.1 Community Profile
1
2.2 Existing Development Framework
14
3
Opportunities and Constraints
19
3.1 Opportunities
19
3.2 Constraints
20
4
Capital Region Comparisons
21
4.1 Capital Levies
21
4.2 Development Fees
23
5
Single-Family Development
25
6
Multi-Family Development
34
6.1 Two-Family
34
6.2 Townhouses
34
6.3 Multi-Storey Apartments
35
6.4 Assisted-Living/55+
36
6.5 Existing Multi-Family Development in Macdonald
37
6.6 Multi-Family Development in comparison Municipalities
39
7
Public Engagement
43
7.1 Stakeholders
43
7.2 Developers/Landowners
44
7.3 Community Workshop
45
7.4 Community Survey
47
8
Community Vision
51
9
Community Comparisons - Land Use Breakdown
52
9.1 Designated vs. Undesignated Land
52
9.2 Land Use Breakdown by Community
52
9.3 Land Use Deficit
54
10
Land Supply and Demand
55
10.1 Assumptions
55
La Salle Secondary Plan - Final Report [April 2019]
ii
10.2 Density Scenario Assumptions
55
10.3 Demand - Residential Land
56
10.4 Demand - All Land Use Categories
57
10.5 Land Use Breakdown
60
11
Objectives
63
11.1 Objective 1: Housing
63
11.2 Objective 2: Commercial and Institutional
63
11.3 Objective 3: Industrial
63
11.4 Objective 4: Compatibility
63
11.5 Objective 5: Transportation Options
64
11.6 Objective 6: Infrastructure and Servicing
64
11.7 Objective 7: Sustainability
64
11.8 Objective 8: Parks
65
11.9 Objective 9: Pathways
65
12
Land Use Policies
66
12.1 Single Family Residential Policy Areas
66
12.2 Low Density Residential Policy Areas
67
12.3 Medium Density Residential Policy Areas
67
12.4 Commercial and Community Services Policy Areas
68
12.5 Industrial Policy Areas
69
12.6 Major Park Policies
69
12.7 Walking and Cycling Network Policies
70
13
Recommendations
72
13.1 Main Street
72
13.2 Public Consultation
72
13.3 Transparency and Signage
73
13.4 Active Transportation - Connectivity
74
13.5 RM consideration of taking over Provincial Roads
74
13.6 Transitional Residential Zoning Provisions
75
13.7 Planning Committee Review - Town-home and Multi-family development
75
13.8 Landscaping Plans
76
La Salle Secondary Plan - Final Report [April 2019]
iii
13.9 Land Development Projects Adjacent to the La Salle River
76
13.10 Payment of Money to Increase Residential Density
77
13.11 Design standards
77
Appendices
Appendix A:
Community Workshop Findings
Appendix B: Community Survey Findings
La Salle Secondary Plan - Final Report [April 2019]
1
1 Introduction
In 2017, the Rural Municipality (RM) of Macdonald retained Landmark Planning and Design Inc.
to write a community vision and planning study for the community of La Salle. As part of the
planning process, the project team has completed a background study in order to set the context
and framework for the study. This background study addresses the following areas:
- Existing policy context, including the Macdonald-Ritchot Planning District Development
Plan and RM of Macdonald Zoning By-Law;
- Socio-economic, demographic, and population trends;
- Community vision;
- Local economic conditions;
- Housing statistics, including starts, absorption rates, and affordability;
- Constraints and opportunities;
- Infrastructure and servicing;
- Environmental information, including conservation areas and flood prone lands; and,
- Municipal comparisons (primarily Taché, Ritchot, and Headingley).
2 Background and Context
The project team reviewed background information, including, but not limited to, fee levy by-
laws, engineering and other existing studies, Census data, Statistics Canada data, the Macdonald-
Ritchot Planning District Development Plan, and the RM of Macdonald Zoning By-Law. The main
objective of the background study portion of this assignment is to identify the current framework
for development in the La Salle area, in order to help inform the Secondary Plan.
Throughout the background report, both the community of La Salle and RM of Macdonald
statistics are compared to other municipalities (including the RMs of Headingley, Ritchot, and
Taché), as well as to the Winnipeg CMA and the Province of Manitoba.
2.1
Community Profile
The RM of Macdonald is one of the fastest growing communities in the Manitoba Capital Region.
Its proximity to the City of Winnipeg, affordable municipal taxes, low crime rate, and various
community amenities makes the municipality a desirable area to raise a family or operate a
business. As highlighted in the next section of the report, the community has grown quite
significantly over the last twenty or so years. In particular, La Salle has seen a lot of housing
activity while Oak Bluff has encountered a dramatic rise in new housing starts, beginning in 2012.
La Salle Secondary Plan - Final Report [April 2019]
2
2.1.1 Physical Characteristics
La Salle is developed on both sides of PRs 330 and 247. These roads act as main arterials in the
community and provide access to the City of Winnipeg and Oak Bluff to the north, Sanford to the
west, Domain to the south, and various communities to the east including St. Adolphe, Glenlea
and Niverville. A Canadian Pacific Railway line also runs through the community (La Riviere
Subdivision).
The La Salle River meanders in an east-west direction through the community. It provides
functional (land drainage receptor) and aesthetic benefits. There are a few areas along the river
that provide public access. However, for the most part, private land holdings predominate along
the water shoreline, due largely to the historical river lot system of landholding in the area.
La Salle has encountered a significant amount of residential land development. Most of this
development has taken place in the River Ridge, Kingswood, Riverview Park, and Prairieview
subdivisions.
2.1.2 Demographics
Over the past three decades, the RM of Macdonald has been one of the fastest growing
municipalities in Manitoba. With a 14% growth rate between 2011 and 2016, Macdonald is
among the top 2 when it comes to Capital Region municipal growth rates. The majority of that
growth has been in the urban centres, including La Salle, Oak Bluff, and Sanford. As of the 2016
Census, the population stood at 7,162 residents (see Figure 1). The population of Macdonald has
doubled in the last 30 years.
Year
Population
#
Increase
%
Increase
Over 5
Years
1981
3,403
1986
3,583
180
5.3%
1991
3,999
416
11.6%
1996
4,900
901
22.5%
2001
5,320
420
8.6%
2006
5,653
333
6.3%
2011
6,280
627
11.1%
2016
7,162
882
14.0%
Figure 1: Population Growth in the RM of Macdonald - Table, 1981 to 2016
La Salle Secondary Plan - Final Report [April 2019]
3
The population of La Salle as of the 2016 Census is 2,069 residents. The community grew by 5.7%
between 2011 and 2016, which is significantly lower than the 35% growth rate experienced
between 2006 and 2011.
Figure 2: Population Growth in the RM of Macdonald - Chart, 1981 to 2016
Like many municipalities, the RM of Macdonald is facing a demographic shift; each census period,
seniors become a higher proportion of the total population. However, this trend is definitely not
as pronounced in either Macdonald or La Salle as it is elsewhere in the Capital Region and in the
Province as a whole. In 2016, the median age in Macdonald was 38.8, while the median age in La
Salle was slightly lower at 36.1 - both are in line with the provincial median age of 38.3.
La Salle in particular has an abundance of young families, evidenced by the age cohorts with the
largest populations (see population pyramid in Figure 3).
5%
12%
23%
9%
6%
11%
14%
0%
5%
10%
15%
20%
25%
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
1981
1986
1991
1996
2001
2006
2011
2016
RM of Macdonald Population Growth, 1981 to 2016
Population
% Increase Over 5 Years
La Salle Secondary Plan - Final Report [April 2019]
4
Figure 3: La Salle Population Pyramid, 2016
2.1.3 Household Size
In terms of household types, the majority of one-census-family households were either couples
with children (62.8% of the total) or without children (28.9% of the total). Only 6.1% of
households were occupied by single persons. The average household size was 3.2, which remains
unchanged from 2011. As seen in Figure 4, the proportion of 4-person and 5-person households
in La Salle is higher than in the RM of Macdonald as a whole, as well as in the Province of
Manitoba. Conversely, the proportion of 1-person households in La Salle (6%) is lower than in
Macdonald (12%) and Manitoba (28%).
150
100
50
0
50
100
150
0 to 4 years
5 to 9 years
10 to 14 years
15 to 19 years
20 to 24 years
25 to 29 years
30 to 34 years
35 to 39 years
40 to 44 years
45 to 49 years
50 to 54 years
55 to 59 years
60 to 64 years
65 to 69 years
70 to 74 years
75 to 79 years
80 to 84 years
85 years and over
Population
Female
Male
La Salle Secondary Plan - Final Report [April 2019]
5
Figure 4: Comparison of Household Types amongst jurisdictions, 2016
La Salle Secondary Plan - Final Report [April 2019]
6
2.1.4 Socio-Economics
Household Income
In 2016, the median household income (before tax) for the RM of Macdonald was $117,248, an
increase of $23,186 (24.6%) from 2011. The Province had a median household income of $68,147.
The median household income in Macdonald is high compared to the majority of nearby RMs
(with the exception of Headingley), as well as compared to the province as a whole. For
comparison, the median household income in the neighbouring RMs ranged from $95,923 in
Ritchot to $124,544 in Headingley.
Employment Rate
The unemployment rate in Macdonald was lower than the overall Winnipeg CMA rate (4.6% and
6.3% respectively). Macdonald also had a lower percentage of the population not participating
in the labour force than the Winnipeg CMA (25.4% versus 32.6% respectively).
2.1.5 Occupation and Industry
Census data on labour force activity is viewed through two different lenses: Occupation and
Industry. Labour force by occupation provides information on the types of jobs held by residents,
while labour force by industry provides information pertaining to the major industries in which
residents work.
Occupation
Regarding occupations, Macdonald showed a similar trend to the overall Winnipeg CMA with a
few exceptions. Macdonald had moderately higher representation in trades, transport and
operators, and a significantly higher focus on management and natural resources / agriculture.
The Winnipeg CMA showed higher levels of sales and services, manufacturing and utilities, and
business, finance and administration (See Figure 5).
La Salle Secondary Plan - Final Report [April 2019]
7
Figure 5: Labour Force Participation, by Occupation Classification (2016)
Industry
The major industries in Macdonald (in terms of labour force participation) include Agriculture,
Forestry, Fishing and Hunting, Construction, Education, Health Care and Social Assistance, and
Public Administration. In the Winnipeg CMA, the two largest industries are Health Care and Social
Assistance, and Retail Trade (see Figure 6).
La Salle Secondary Plan - Final Report [April 2019]
8
Figure 6: Labour Force Participation, by Industry (2016)
2.1.6 Dwellings
In 2016, La Salle had a total of 635 dwelling units. Of those, 630 (99.2%) were single detached
houses, and 5 (0.8%) were semi-detached units. Approximately 96.7% of dwelling units in La Salle
are owner occupied, while only 3.3% were renter occupied. Both the percentage of single-family
homes and percentage of owner-occupied units are on the high end in comparison to other
capital region municipalities.
2.1.7 Housing Starts
Between 2010 and 2016, the RM of Macdonald saw a total of 441 housing starts (for an average
of 63 housing starts per year) (see Figure 7). The RM ranked fifth (and tied with St. Clements) in
average Capital Region starts for the 7-year period, behind Winnipeg (3,459), Springfield (118),
Ritchot (100), and Taché (87).
La Salle Secondary Plan - Final Report [April 2019]
9
Figure 7: Total Housing Starts per Winnipeg CMA Municipality, by year
Multi-family housing as a percentage of total starts varies widely by municipality (see Figure 8).
At the high end are Winnipeg (55.9% of starts were multi-family), Ritchot (54.3% of starts were
multi-family), and Taché (42.3% of starts were multi-family). On the low end are the RMs of East
St. Paul, Rosser, St. Francois Xavier, and West St. Paul, each without any multi-family starts during
the period. Approximately 5% of housing starts between 2010 and 2016 were multi-family in the
RM of Macdonald.
Figure 8: Total Multi-Family Housing Starts per Winnipeg CMA Municipality, by year
2.1.8 Commuting Distances to Downtown Winnipeg
Another important factor to consider for development is the proximity to employment centres.
As downtown Winnipeg is the largest employment centre in the Winnipeg CMA, distances
between various CMA communities and the downtown were calculated (as the crow flies) for
2010
2011
2012
2013
2014
2015
2016
TOTAL
Average
per year
East St. Paul (RM)
38
20
22
68
52
39
38
277
40
Headingley (RM)
17
46
51
37
22
13
60
246
35
Macdonald (RM)
61
48
48
78
63
59
84
441
63
Ritchot (RM)
35
59
114
241
144
40
65
698
100
Rosser (RM)
3
4
3
4
2
1
3
20
3
Springfield (RM)
116
138
148
134
122
88
80
826
118
St. Andrews (RM)
41
53
39
45
36
28
22
264
38
St. Clements (RM)
61
90
46
62
84
61
37
441
63
St. Francois Xavier (RM)
2
2
13
14
10
1
0
42
6
Taché (RM)
88
114
114
93
93
59
47
608
87
West St. Paul (RM)
36
21
24
25
53
40
35
234
33
Winnipeg (CY)
2787
2789
3482
3949
3603
3999
3605
24214
3459
Winnipeg
3285
3384
4104
4750
4284
4428
4076
24235
3462
Municipality
2010
2011
2012
2013
2014
2015
2016
Total (RM) Average
per year
Multi as % of
total starts
East St. Paul (RM)
0
0
0
0
0
0
0
0
0.0
0.0%
Headingley (RM)
0
36
0
0
0
0
42
78
11.1
31.7%
Macdonald (RM)
0
0
0
7
7
0
8
22
3.1
5.0%
Ritchot (RM)
4
0
56
200
97
4
18
379
54.1
54.3%
Rosser (RM)
0
0
0
0
0
0
0
0
0.0
0.0%
Springfield (RM)
10
16
2
8
27
10
20
93
13.3
11.3%
St. Andrews (RM)
0
0
0
0
0
0
2
2
0.3
0.8%
St. Clements (RM)
0
30
0
0
0
0
0
30
4.3
6.8%
St. Francois Xavier (RM)
0
0
0
0
0
0
0
0
0.0
0.0%
Taché (RM)
21
63
72
35
34
28
4
257
36.7
42.3%
West St. Paul (RM)
0
0
0
0
0
0
0
0
0.0
0.0%
Winnipeg (CY)
1288
1184
1806
2237
2206
2709
2104
13534
1933.4
55.9%
Total (Year)
1323
1329
1936
2487
2371
2751
2198
14395
La Salle Secondary Plan - Final Report [April 2019]
10
comparison. La Salle is within commuting distance of Downtown Winnipeg, approximately 24
kms away. This distance is comparable to those of other communities with high levels of
commuting (e.g. Oakbank, St. Adolphe, and Lorette). Figure 9 shows the commuting distances to
Downtown Winnipeg from various communities (as the crow flies).
Figure 9: Commuting Distances to Downtown Winnipeg
Map ID
Community
KMs
1
South St. Clements
18
2
Oak Bluff
18
3
Ile Des Chenes
22
4
Oakbank
22
5
St. Adolphe
24
6
La Salle
24
7
Lorette
26
8
Lockport
27
1
9
8
7
6
5
4
3
2
10
12
11
13
La Salle Secondary Plan - Final Report [April 2019]
11
9
Stonewall
31
10
Sanford
32
11
Landmark
34
12
Niverville
34
13
East Selkirk
36
2.1.9 Population Projections
According to the latest growth projections for the Capital Region by the Partnership of the
Manitoba Capital Region (PMCR), the RM of Macdonald is expected to grow by approximately
45% to 50% over the next 20 years - that would equate to roughly an additional 3,500 residents1.
At a growth rate of just over 2%, it is estimated that much of this growth would occur within the
settlement centres of La Salle and Oak Bluff (and to a lesser extent, Sanford and Starbuck).
Figure 10 shows population change (in absolute numbers and percentage-wise) for all Capital
Region Municipalities between 2006 and 2016. The RM of Macdonald grew in population by 14%
from 2011 to 2016. This was the second highest population growth rate in the region, following
Ritchot which grew by 21.9%. Macdonald's growth rate more than doubled the average for the
Winnipeg CMA as a whole, which grew by 6.6% over the period. However, Macdonald was fourth
in terms of total population increase, growing by 882 people. Ritchot, Springfield, and Taché each
grew by over 1,200 people.
1
http://www.manitobacapitalregion.ca/assets/docs/regional_strategies_and_plans/PMCR_RGS_Context_Report_P
opulation.pdf
La Salle Secondary Plan - Final Report [April 2019]
12
Figure 10: Capital Region Municipalities - Population Change (2006 - 2016)
Based on recent growth statistics (Capital Region, RM of Macdonald, and community of La Salle)
and other factors (including current development projections), three growth scenarios were
developed: Low (1.5% compounded yearly), Medium (2% compounded yearly), and High (2.5%
compounded yearly) (as shown in Figure 11). The projections cover a 25-year period, from 2016
to 2041.
La Salle Secondary Plan - Final Report [April 2019]
13
Figure 11: Population Projections - Low, Medium and High Growth Scenarios.
Low Growth Scenario: This scenario is based on a simple linear extension of past population
trends in the community. Based on trends and other factors, the low growth is estimated at 1.5%
per year (roughly equivalent to a 7.7% increase over a 5-year Census period). As such, the
community population would be projected to increase from 2,069 residents in 2016 to
approximately 3,002 residents by the end of 2041, which is an annual increase of about 36
people.
Moderate Growth Scenario: This scenario also uses historic trends in the area as a base, but
assumes that the community will experience more rapid expansion by gaining a higher
percentage of RM of Macdonald growth. Based on these factors, the population of La Salle could
grow to approximately 3,394 residents by the end of 2041. This represents a 2.0% annual growth
rate or an increase of approximately 51 people annually.
High Growth Scenario: This scenario also uses past growth in the area as a base, but presumes
that the community will experience even more growth through factors such as more multi-family
development, higher migration/immigration rates, and receiving a significant increase in the
amount of RM and Capital Region development. Based on these factors, the community of La
Salle could grow to approximately 3,836 residents by the end of 2041. This represents a 2.5%
annual growth rate or an increase of approximately 68 people annually (roughly 20 to 25 housing
starts per year).
La Salle Secondary Plan - Final Report [April 2019]
14
Secondary Plan Growth Scenario: For the Secondary Plan, a final scenario was developed, based
on a growth rate of 4% per year. This scenario illustrates how La Salle might develop if it saw a
sustained period of sustained growth. For comparison, the community grew by 35.0% between
2006 and 2011, an annualized rate of about 6.2%. In this 4% growth scenario, the population of
La Salle could grow to 5,516 residents by 2041, for a total increase of 3,447 residents.
Figure 12: Population Projection - Secondary Plan Scenario
2.2
Existing Development Framework
2.2.1 Development Plan
The Planning Act allows Planning Districts and Municipalities to prepare and adopt Development
Plans. A Development Plan is a policy document that sets out a Municipality's view on how its
lands should be used. By providing direction for community development initiatives, a
Development Plan addresses such issues as:
-
Where new housing, agriculture, industry, recreational areas, shopping areas and
other land uses should be located;
-
What municipal services such as roads and schools will be needed; and,
-
When, and in what order, parts of the community will grow.
The RMs of Macdonald and Ritchot are part of the Macdonald-Ritchot Planning District (MRPD).
The MRPD Development Plan was approved in September 2011 (see the Development Plan
mapping for La Salle in Figure 13). It deals with such matters as overall community goals, urban
centres, rural centres, enterprise centres, rural green/agricultural areas, transportation,
La Salle Secondary Plan - Final Report [April 2019]
15
recreation and open space, as well as cultural and historic resources. The following provides a
brief description of the MRPD Development Plan designations which are applicable to the
community of La Salle:
Figure 13: Macdonald-Ritchot Planning District Development Plan Mapping, La Salle
Urban Centres are intended to be the principal growth areas in the community. They provide
business and community services and facilities, and opportunities for single-family and multi-
family residential development. They can contain a mix of local and regional-serving business
development opportunities and local community services including key municipal recreation and
school facilities. La Salle, Oak Bluff and Sanford are identified as Urban Centres. Urban Centres
are typically characterized by higher levels of municipal infrastructure, land use diversity,
community services, and the nucleus of community commercial services.
With regards to the planning of new neighbourhoods within Urban Centres, the Development
Plan outlines that the neighbourhood framework should include:
La Salle Secondary Plan - Final Report [April 2019]
16
1.
The pattern of streets, development blocks, open spaces and other infrastructure;
2.
The mix and location of land uses; and
3.
Connecting new neighbourhoods, streets, parklands, schools, sports fields, recreation
facilities and trails with the surrounding neighbourhoods' street and pedestrian
system, recreation facilities and parkland to strengthen ties and link neighbourhoods
together.
Further, new neighbourhoods should have:
1.
Community focal points, such as schools and recreation facilities, within easy walking
distance of the neighbourhood residents;
2.
A system of interconnected streets and pedestrian routes that define development
blocks;
3.
High quality parks and open spaces; and
4.
Services and facilities that meet the needs of residents.
It should be noted that the Development Plan map for La Salle also includes an Urban Centre
Hold Policy Area. These areas are identified as areas for future expansion.
2.2.2 Concept Plans
A concept plan is a general guide to show how a Municipality may grow and develop in the future.
They do not, however, replace the subdivision approval process. A concept plan will typically
provide information related to the future road network, lot structure, parkland spaces,
municipal/private servicing (e.g. sewer, water, and land drainage), and other features (including
ecologically significant areas, highway access, and existing buildings). The plan will often assess
land use and servicing needs for undeveloped areas of a community.
In 2012, Landmark Planning and Design and Genivar (now WSP) prepared a series of concept
plans for communities in the RM of Macdonald, including a concept plan for La Salle. Figure 14
illustrates the concept plan for La Salle - undeveloped areas include a potential road layout in
pink.
La Salle Secondary Plan - Final Report [April 2019]
17
Figure 14: Concept Plan Map for La Salle, 2012
2.2.3 Zoning By-Law
While the MRPD Development Plan provides the overall framework to guide future development,
the RM of Macdonald Zoning By-law (updated in 2018) is used to implement the objectives and
policies of the Development Plan. A Zoning By-law divides a community into various land use
districts (e.g. residential, commercial, industrial, agricultural, etc.) and states in specific terms
what land uses may be allowed and provides information such as standards for lot sizes, building
heights and setbacks from streets. This is to ensure that specific types of land uses are located in
appropriate areas and that the type of buildings or land uses on one property will not negatively
affect surrounding properties. Figure 15 shows current zoning for the community of La Salle.
La Salle Secondary Plan - Final Report [April 2019]
18
Figure 15: RM of MacDonald Zoning Map for La Salle
The following provides a brief description of the RM of Macdonald Zoning By-law Districts as they
pertain to La Salle.
- The "AR" Agricultural Restricted Zone provides for non-intensive agricultural activities in
close proximity to urban centres in a manner that does not hinder future urban expansion
or affect existing urban development.
- The "RG" Residential General Zone provides for various residential housing types,
including single-family dwellings, two-family dwellings, and multi-family dwellings in the
larger unincorporated communities of Macdonald. Development in this zone is expected
to be connected to municipal services. The "RG-1" Residential General Zone is similar,
but has slightly different dimensional standards.
- The "RS" Residential Suburban Zone provides for residential development and associated
uses on the fringe of urban centres, generally on larger lots.
- The "CMU" Commercial Mixed-Use Zone provides for mixed use development serving
the designated Urban Centres. A variety of commercial and residential land uses are listed
as permitted and conditional uses within this zone.
La Salle Secondary Plan - Final Report [April 2019]
19
- The "PR" Parks and Recreation Zone provides for general recreational developments
such as parks, playgrounds, athletic fields, recreational centres as well as natural areas and
buffers between incompatible land uses.
- The "I" Institutional Zone provides for the establishment of public institutional uses and
facilities, including public libraries, schools, hospitals.
3 Opportunities and Constraints
Based on our analysis of the current situation in Macdonald (and more specifically, La Salle), we
see several opportunities for development in La Salle. These include:
3.1
Opportunities
3.1.1 Seniors' Housing
As seen in several comparable municipalities (including Ritchot and Taché), there is growing
demand for seniors' housing. Baby boomers, many who have raised their families in these
communities, are looking to downsize. The maintenance required to take care of larger yards is
no longer appealing for some, nor are the costs of upgrading or renovating their homes to meet
their current needs. However, due to the primarily single-family nature of the local housing
market, some are finding it difficult to age-in-place, and are forced to look elsewhere (e.g. larger
centres like Winnipeg). Therefore, it might be prudent to explore the possibility of seniors'
housing in La Salle. It should be noted that seniors' housing can come in many forms and tenure
types - everything from bungalow condominiums to apartment-style assisted living facilities.
3.1.2 Affordable Housing
New housing in La Salle over the past 15 years has largely been made up of single-family homes,
much of it on the higher end of the pricing scale. Due to the economies of scale that multi-family
housing can provide, multi-family housing tends to be more affordable than single-family homes.
The development of multi-family housing could increase housing options for certain age groups
who are currently priced out of the market, including younger adults looking to stay close to
home and empty-nesters looking to downsize.
3.1.3 Availability of Land
La Salle is in an enviable position from a land perspective - it has several hundred acres of
developable land that are already designated for urban development. When the secondary plan
for the community is complete, there will be several opportunities for development in every
corner of the community.
La Salle Secondary Plan - Final Report [April 2019]
20
3.1.4 Amenities
La Salle has several amenities that make it a prime candidate for attracting development,
including:
- An elementary school
- Various businesses and services
- The La Salle River
- A golf course and country club
- A large community centre complex (LSCU)
- Proximity to Winnipeg
3.2
Constraints
3.2.1 Market Demand and Economic Feasibility
Market demand and economic feasibility can be constraints to any type of development. If there
is no demand for a certain housing or tenure type, it's unlikely that a developer would pursue
that type of development. Further, if the market demand is not there (e.g. in the form of pre-sale
units), it's unlikely that a bank or financial institution will risk investing in or financing such a
project.
Related to market demand is economic feasibility. While there might be demand for multi-family
(e.g. a retirement residence), the development must also be feasible. Therefore, a developer will
need to consider the costs of development (e.g. infrastructure upgrades, construction costs, land
costs, development fees, etc.) against what they are able to sell (or rent) the units for. If the
margins are negative or too thin considering the risk, it is unlikely that a development would
proceed until the market conditions become more favourable.
3.2.2 Community
Community opposition can often derail multi-family projects, particularly when those residents
place political pressure on their local representatives. Therefore, it is important for multi-family
developers to engage the local residents early on in the development process, and to propose
development that is appropriate in the local context (e.g. by including buffers and setbacks to
ensure privacy). Designs and densities that respect the local context and adjacent land uses will
go a long way towards mitigating potential opposition.
3.2.3 Zoning Regulations
The Zoning Regulations in the RM of Macdonald Zoning By-law may constrain development,
particularly the bulk standards. Generally, minimum lot widths in La Salle are 70 feet. As servicing
La Salle Secondary Plan - Final Report [April 2019]
21
and development costs increase, and the market shifts, it is possible that 70 foot lots might
become inaccessible to a segment of potential buyers. If that is the case, development might
slow down.
4 Capital Region Comparisons
Our team reviewed the capital levy by-laws, fees and charges by-laws, and any other by-laws and
documents outlining the capital levies and development fees charged by municipalities and
planning districts in the Capital Region. Through this research, we are able to present meaningful
comparisons in terms of the cost framework for development in the RM of Macdonald.
4.1
Capital Levies
Manitoba's Planning Act (Section 143) enables municipalities to set levies (via a by-law) to help
compensate municipalities for the capital costs incurred through the subdivision of land. These
levies are paid by developers/landowners, and deposited into reserve funds (established under
the Municipal Act). All Capital Region municipalities charge some form of levy, although the
amounts charged and number of levies varies widely. Common categories included are capital
(general), roads, sewer, water, recreation, traffic signals, and the environment. It should be noted
that the levies outlined in Figure 16 do not include "connection" or "hook-up" fees (generally
charged when a development connects to the water supply or sewer system).
The RM of Macdonald charges capital levies on the higher end of the scale. The total levy on a lot
in La Salle is approximately $13,400 (including capital, sewer, and water levies). The levy is slightly
higher in Oak Bluff. The RM does not currently provide discounted levies for multi-family
developments.
For comparison, the RM of Cartier has some of the lowest capital levies in the region, at $2,000
per lot. On the high end of the spectrum, the RM of East St. Paul charges a capital levy of $19,200
per lot - the highest in the region.
La Salle Secondary Plan - Final Report [April 2019]
22
Figure 16: Capital Levies in the Manitoba Capital Region
Municipality
By-Law
Category
Amount
Per
Notes
Cartier
1641-15
Capital
2,000.00
$
Lot
Multi-Family levy (more than four lots) can be negotiated
TOTAL
2,000.00
$
East St. Paul
2013-18
Road
3,000.00
$
Lot
Capital
5,000.00
$
Lot
Water
4,000.00
$
Lot
Sewage
6,000.00
$
Lot
Environment
400.00
$
Lot
Active Transportation
300.00
$
Lot
Traffic Signal
500.00
$
Lot
TOTAL
19,200.00
$
*50% discount for multi-family development
Headingley
No. 11 - 13
Road
2,000.00
$
Lot
Capital
2,500.00
$
Lot
Sewer/Water
4,500.00
$
Connection
Sewer/Water
9,500.00
$
Connection
(Outside of LID)
TOTAL
$9,000.00 or
$14,000.00
Macdonald
Capital
2,500.00
$
Lot
(For La Salle)
Sewer
3,900.00
$
Lot
*Varies, depending on factors such as location and contribution to lagoon upgrades
Water
7,000.00
$
Lot
TOTAL
13,400.00
$
*Generally slightly higher in Oak Bluff
Ritchot
Capital
$ 1,180.00
Lot (Single
Family)
*Split equally between Capital and Recreation Reserves. Only $530 if multi-family
Utility
7,500.00
$
Lot
*Split equally between Water Reserve and Utility Reserve. Only $1,075.00 if unserviced lot.
TOTAL
8,680.00
$
Rockwood
No. 21/11
Capital
1,000.00
$
Lot
Sewer
2,500.00
$
Lot
*For areas with existing sewer systems; those in other areas: $1,500.00
Water
2,500.00
$
Lot
*For areas with existing water systems
Green Space
1,000.00
$
Lot
TOTAL
7,000.00
$
Rosser
Capital
1,000.00
$
*Plus a fee per total acreage subject to negotiation with the RM
TOTAL
1,000.00
$
Selkirk
No. 5195
Capital
Lot/Unit
*Very long and complicated formula, taking into account frontage/depreciation/category
TOTAL
Springfield
No. 13 - 12
Capital Lot
1,000.00
$
Lot/Unit
Capital Contribution
1,500.00
$
Lot/Unit
*Anola, Dugald, and Oakbank
Water
6,500.00
$
Lot/REU
*Anola, Dugald, and Oakbank
Sewer
4,000.00
$
Lot/REU
*Anola, Dugald, and Oakbank; for those not connected to sewer, $1,000.00
Traffic Signal
350.00
$
Lot/Unit
*Anola, Dugald, and Oakbank
TOTAL
13,350.00
$
St. Andrews
No. 4148
Capital
3,500.00
$
Lot
$2,000.00 per unit for apartments or multi-family buildings
TOTAL
3,500.00
$
St. Clements
No. 14 - 2009 Capital
7,250.00
$
Parcel/Unit
*For lots serviced by both sewer and water. Capital Levy is $4,750.00 for lots serviced by
sewer only, and $2,250 for non-serviced lots
Road
1,000.00
$
Parcel/Unit
Rec/Culture
500.00
$
Parcel/Unit
Environment
500.00
$
Parcel/Unit
TOTAL
9,250.00
$
St. Francois Xavier No. 8 - 2013
Capital
6,300.00
$
Lot
*Also per unit in a multi-family subdivision (dependent on estimated service demand)
Capital
6,300.00
$
Stonewall
No. 5-2015
Expenses
3,000.00
$
*Fixed amount (regardless of number of lots)
Administration
2,500.00
$
*Fixed amount (regardless of number of lots)
Firehall
1,300.00
$
Lot
Lagoon
3,400.00
$
Lot
Wastewater Connect
1,500.00
$
Lot
Water Reservoir
2,000.00
$
Lot
Water Connect
1,000.00
$
Lot
Development Studies
300.00
$
Lot
Recreation
500.00
$
Lot
Infra Upgrade/Renew
2,000.00
$
Lot
Drainage
500.00
$
Lot
TOTAL
$ 12,500.00 Lot
Tache
No. 2-2015
Capital
14,000.00
$
Lot (Serviced)
*Lorette, in 2016. Multi-family calculated on a residential equivalent unit basis
Capital
10,500.00
$
Lot (Serviced)
*Landmark, in 2016. Multi-family calculated on a residential equivalent unit basis
AVERAGE
12,250.00
$
West St. Paul
No. 2012-01
Capital
4,900.00
$
Lot
*Multi-Family reduced to $3,000.00 per dwelling unit
Rec/Green Space
1,200.00
$
Lot
TOTAL
6,100.00
$
Winnipeg
Impact Fee
9,152.25
$
1800 sq. ft. home
(Example only)
Impact fee only charged in specific suburban areas (as of May 1, 2017). Developer may also be
required to pay a trunk sewer rate depending on area (ranges from X to X per acre), and
negotiate a development agreement with the City of Winnipeg.
TOTAL
9,152.25
$
La Salle Secondary Plan - Final Report [April 2019]
23
Several municipalities offer discounted capital levies for multi-family development. These
include:
- Cartier (multi-family levies on developments of more than 4 units can be negotiated)
- St. Andrews (an approximately 43% discount for multi-family development, which
equates to a $1,505 reduction per unit)
- Taché (a $1,000 discount on a multi-family unit)
- West St. Paul (an approximately 39% discount for multi-family development, which
equates to a $2,379 reduction per unit)
- Ritchot (an approximately 55% discount for the capital portion of the levy on multi-family
development, which equates to a $4,774 reduction per unit)
- East St. Paul (a reduction of the development levies by 50% for multi-family residential
projects, which equates to a $9,600 reduction per unit)
A discount for multi-family development can serve as an incentive to encourage multi-family
development. Denser development tends to utilize infrastructure and servicing investments
more efficiently than lower density development, which helps provide a rationale for discounted
levies.
4.2
Development Fees
Manitoba's Planning Act (Section 142) enables municipalities (or planning districts) to set fees
and charges to be paid by applicants of various development approvals. These fees and charges
can help cover the technical, administrative, and professional costs for the services required to
examine/approve the applications. All Capital Region municipalities (or planning districts) charge
development fees, although the amounts charged and what they're charged for varies widely
(see Figure 17).
The fees compared for the 16 Capital Region municipalities included:
- Development Plan Amendment;
- Zoning By-Law Amendment (Rezoning);
- Subdivision Application;
- Subdivision Registration;
- Conditional Use;
- Variance;
- Development Permit; and,
La Salle Secondary Plan - Final Report [April 2019]
24
- Development Agreement Administration.
In terms of Capital Region development fees, the RM of Macdonald is on the lower end.
Figure 17: Development Fees in the Manitoba Capital Region
Municipality
By-Law
Development
Plan
Amendment
Zoning Bylaw
Amendment
Subdivision
Application
Subdivision
Registration
Conditional
Use
Variance
Development
Permit Fees
Development
Agreement
Administration
Cartier
WHPPD 1641-15
$1,250.00
$100.00
$300.00
$300.00
East St. Paul
RRPD 187
$5,150.00
$3,100.00
$1,030.00
$310.00
$490.00
$490.00
$190.00
Headingley
No. 11 - 13
$2,000.00
$1,500.00
$1,000.00
$300.00
$300.00
$50.00
$200.00
Macdonald
No. 11/13
Cost + 10%
Cost + $150.00
$250.00
$250.00
$80 / hour
Ritchot
Cost + $150.00
$425.00 $200 (+$200)
$250.00
$200.00
No fee
Rockwood
SIPD 1/15
$1,500.00
$1,500.00
$425.00
$400.00
$400.00 Incorporated into BP fees
Rosser
SIPD 1/15
$1,500.00
$1,500.00
$425.00
$400.00
$400.00
Selkirk
RRPD 187
$5,150.00
$3,100.00
$1,030.00
$310.00
$490.00
$490.00
$190.00
Springfield
No. 13-12
$1,050.00
$1,050.00
$250.00
$420.00
$260.00
$80.00 $750.00 + costs
St. Andrews
RRPD 187
$5,150.00
$3,100.00
$1,030.00
$310.00
$490.00
$490.00
$190.00
St. Clements
RRPD 187
$5,150.00
$3,100.00
$1,030.00
$310.00
$490.00
$490.00
$190.00
$500.00
St. Francois Xavier
No. 8-2013
Cost + $125.00
Cost + $75.00
Cost + $75.00
Stonewall
SIPD 1/15
$1,500.00
$1,500.00
$425.00
$400.00
$400.00
Tache
Province
$425.00 $200 (+$200)
West St. Paul
RRPD 187
$5,150.00
$3,100.00
$1,030.00
$310.00
$490.00
$490.00
$190.00
Winnipeg**
No. 196/2008
(2016 update)
$6,400.00
$1,484.00
$1,510.00
$342.00
$1,229.00
$426.00
$128.00
$1,668.00
*Fees generally do not include advertising costs
**Winnipeg fees reflect costs for residential development
La Salle Secondary Plan - Final Report [April 2019]
25
5 Single-Family Development
Single-family homes are the primary housing type found in most RMs, and the RM of Macdonald
is no different. The housing stock in the community of La Salle is almost exclusively made up of
single-family housing as well. As the development of single-family homes will likely continue to
be the primary housing type for the community, Council will need to consider lot sizes.
Due to the increases in land and servicing costs over the past decade, lot prices have increased
on a frontage basis - in other words, wider lots are becoming much more costly to service than
they had been in the past. Therefore, throughout the capital region, there has been a movement
towards smaller lots sizes. In Winnipeg, this has meant that the average lot size has decreased
from approximately 50 feet down to 40 feet over the past two decades or so. In other RMs, this
has generally meant a decrease in lot sizes from 70 to 90 feet down to 40 to 60 feet (depending
on the Municipality). Typically, RMs and Towns outside of Winnipeg have larger average lot sizes
than those in the City.
The following illustrates varying lot sizes:
La Salle Secondary Plan - Final Report [April 2019]
26
35 Foot Lots - Winnipeg (Waverley West)
La Salle Secondary Plan - Final Report [April 2019]
27
42 Foot Lots - Winnipeg
La Salle Secondary Plan - Final Report [April 2019]
28
50 Foot Lots - Winnipeg
La Salle Secondary Plan - Final Report [April 2019]
29
60 Foot Lots - Winnipeg
La Salle Secondary Plan - Final Report [April 2019]
30
70 Foot Lots - East St. Paul (Countryside Estates)
La Salle Secondary Plan - Final Report [April 2019]
31
80 Foot Lots - East St. Paul (Pritchard Farm)
La Salle Secondary Plan - Final Report [April 2019]
32
80 Foot Lots - Headingley (Breezy Bend)
La Salle Secondary Plan - Final Report [April 2019]
33
87 Foot Lots - Headingley (Deer Pointe)
La Salle Secondary Plan - Final Report [April 2019]
34
6 Multi-Family Development
There are several different types of multi-family development, from duplexes and townhouses,
to four- to six-storey apartments and assisted living facilities. Which type makes the most sense
depends on a variety of factors, including the local context, market demand, and infrastructure
and servicing capacity. The following section will outline different forms of multi-family
development, as well as some images of relevant examples from both the Capital Region and
beyond.
6.1
Two-Family
Two-Family dwellings are the lowest density form of multi-family housing, and are generally
divided into two categories: Duplex and semi-detached. While both traditionally accommodate
two dwelling units, the contrast is as follows: Duplexes refer to a building that is divided
horizontally into two dwelling units, each of which has an independent entrance either directly
from outside or through a common vestibule. Semi-detached means a building which is divided
vertically into two dwelling units, each of which has an independent entrance. These are often
referred to as "side-by-sides".
Niverville, MB
Winnipeg
6.2
Townhouses
Townhouses, or row-houses, are another form of multi-family building. Townhouses have three
or more dwelling units, each with a separate entrance, constructed side by side and separated
by common vertical walls. They have been popular housing options in new subdivisions and as
infill projects in existing communities. They tend to be more affordable than similar sized single-
family homes, and they easily fit in with the existing urban fabric (assuming an appropriate
design). Below are examples of recent townhouse projects in the Capital Region.
La Salle Secondary Plan - Final Report [April 2019]
35
Lorette - RM of Taché
Île-des-Chênes - RM of Ritchot
6.3
Multi-Storey Apartments
Two, three, and four-storey multi-family buildings (both rentals and condominiums) can be found
in towns and RMs across the Capital Region. Typically, these will be built in existing urban
settlements, with close proximity to services, schools, and greenspace. These types of
developments generally require full municipal services, including piped water and sewer, which
limits their potential locations. Some multi-family buildings have shared entrances, while others
are accessed directly from the outside without any shared interior space. Below are some recent,
relevant Capital Region examples of multi-family apartment developments.
St. Adolphe - RM of Ritchot
Ile-Des-Chênes - RM of Ritchot
Lockport - RM of St. Clements
Niverville, MB
La Salle Secondary Plan - Final Report [April 2019]
36
Selkirk, MB
Lorette - RM of Taché
6.4
Assisted-Living/55+
As noted, there is growing demand for senior's housing due to the demographic shift taking place.
There are various housing options to accommodate this demand, including assisted living
residences and 55+ apartments/condominiums. Assisted living facilities are generally for the
elderly, and include on-site nursing, food preparation, and other life-style amenities. 55+
residences are more similar to regular apartments, although they're geared to a specific age
cohort. A few examples from the Capital Region and beyond are included below.
Two Seniors' Housing Complexes - Oakbank, RM of Springfield
Morden, Manitoba
Steinbach, Manitoba
La Salle Secondary Plan - Final Report [April 2019]
37
RM of Headingley
RM of St. Andrews
6.5
Existing Multi-Family Development in Macdonald
As noted in Section 2.1.7, there has not been much multi-family development in the RM of
Macdonald over the past 7 years (only about 5% of the total housing starts). However, there are
a few low-density multi-family developments in the RM, including the following (multi-family
sites highlighted in blue):
Figure 18: Multifamily sites in Sanford
La Salle Secondary Plan - Final Report [April 2019]
38
Figure 19: Multi-family sites in Starbuck
Figure 20: Multi-family sites in Oak Bluff
La Salle Secondary Plan - Final Report [April 2019]
39
6.6
Multi-Family Development in comparison Municipalities
In order to understand how different forms of multi-family development might look and feel in
La Salle, we looked at three comparable communities within the region. These communities
include Lorette (RM of Taché), Ile-Des-Chênes (RM of Ritchot), and the Town of Niverville. In the
following sections, the multi-family sites are identified in red, while snapshots of the built-form
are included below.
La Salle Secondary Plan - Final Report [April 2019]
40
6.6.1 Lorette
Lorette is a community in the RM of Taché. Over the past decade, multi-family development of
various scales has flourished in the community (from bungalow condos and townhouses to
apartment buildings). Some of this development is located along the Main Street, while other
developments are in the hearts of new subdivisions. The RM of Taché Zoning By-law provides for
this type of development, and ensures that appropriate buffers are included.
La Salle Secondary Plan - Final Report [April 2019]
41
6.6.2 Ile-Des-Chênes
Ile-Des-Chênes is a community within the RM of Ritchot. The majority of its growth in the past
decade has been multi-family development - much of this concentrated between PTH 59 and the
old Highway 59. The predominant multi-family built-form consists of two-storey apartment
buildings, but there are also townhomes near the town centre. Over 50% of the new housing
starts in the RM over the past 7 years have been multi-family, and this is very apparent in I-D-C.
New retail and commercial development has followed in recent years.
La Salle Secondary Plan - Final Report [April 2019]
42
6.6.3 Niverville
The Town of Niverville is one of the fastest growing communities in the country. It has a wide
range of multi-family developments, from duplexes and townhomes, to apartment blocks and
seniors' housing. This type of built form has appealed to a variety of demographics, including
young families, senior citizens, and recent Canadians.
La Salle Secondary Plan - Final Report [April 2019]
43
7 Public Engagement
Stakeholder engagement and public consultation are key components of any planning process,
but particularly those which require the development of a community vision. In order to ensure
that the secondary plan represents the vision of a variety of La Salle community members and
stakeholders, Landmark undertook a comprehensive public engagement process beginning in
Summer 2017. Prior to beginning this process, Landmark had met with the RM Council and
Administration to provide an overview of the engagement strategy and receive buy-in.
7.1
Stakeholders
Through discussions with the RM, the project team developed a list of community stakeholders
that would be invited to a stakeholder meeting at the RM Office on June 1st, 2017. These
stakeholders included:
-
La Salle Chamber of Commerce;
-
Macdonald Headingley Recreation;
-
Services for Seniors;
-
La Salle Community Centre;
-
La Salle Daycare;
-
Seine River School Division; and
-
Macdonald Fire Department.
At the stakeholder meeting on June 1st, a variety of topics were presented and discussed,
including:
-
Existing policy context, including the Macdonald-Ritchot Planning District
Development Plan and RM of Macdonald Zoning By-Law;
-
Existing servicing studies and subdivision proposals;
-
Socio-economic, demographic, and population trends;
-
Local economic conditions;
-
Housing statistics, including starts, absorption rates, and affordability;
-
Constraints and opportunities;
-
Infrastructure and servicing; and,
-
Municipal comparisons (primarily Taché, Ritchot, and Headingley).
Stakeholders were invited via both email and individual phone calls. While every effort was made
to ensure that a representative from each group attended the meeting, some unfortunately were
not able to make it. In some cases, stakeholder discussions were arranged and hosted by
La Salle Secondary Plan - Final Report [April 2019]
44
telephone call (e.g. Fire Department and School Division). Others were able to attend the
community workshop in October 2017.
Key themes or comments that emerged from these meetings included:
- The Fire Department would eventually like to see a fire truck (and bay) in La Salle.
- The school division does not have any short or medium-term plans for an additional
school in La Salle (although La Salle School's capacity is currently being expanded from
approximately 320 students to 450 students).
- There is a lack of seniors' housing and seniors' programming within the community.
- There are major gaps in pedestrian connectivity within the community, particularly
between neighbourhoods and across the Provincial Roads that cross the community.
7.2
Developers/Landowners
Landowners and developers play a key role in the growth of any community. As such, our
engagement process included reaching out to those who will be involved in building La Salle over
the coming decades (a mix of landowners, developers and builders). We sent invites to the
following groups:
- Cobblestone
- Marcel Vouriot
- Paradigm
- Pfrimmer Family
- The Two Four Seven Inc.
- Ventura
The discussions with the landowners and developers were productive. They shared their vision
for their lands, but more than that, provided insight into how the community could improve. Key
themes that emerged during these discussions included:
- The need to consider alternatives to large-lot single family homes
- The need for multi-family housing (and seniors' housing)
- The need to increase connectivity and active transportation within the community
- The need to enhance the Main Street area
- The need to consider light industrial development
La Salle Secondary Plan - Final Report [April 2019]
45
7.3
Community Workshop
A Community Workshop was held for La Salle residents and stakeholders on the evening of
October 25th, 2017 at the LSCU Complex. The goals of the workshop were to:
- Introduce the project
- Generate Ideas about development, land use, and overall community goals and objectives
- Understand issues and concerns
- Validate preliminary background findings
- Discuss built form and affordability, and
- Establish short and long-term priorities, and a community vision.
The workshop consisted of both a presentation and an interactive discussion exercise where
groups of residents were asked to comment on various aspects of community life in La Salle,
including:
- What it's like to live in La Salle, and what would make it better
- Built form
- Connectivity
- Services and employment opportunities
- Housing options, and
- Other topics relevant to the Secondary Plan and Community Vision
The community workshop was well attended, with over 50 participants in total (including some
members from the RM council and administration). The workshop had been advertised
beforehand by the RM through various methods, including a notification on the RM webpage,
the
Facebook
talk
page,
and
informally
in
the
Headliner
weekly
newspaper
(https://www.winnipegfreepress.com/our-communities/headliner/La-Salle-residents-invited-
to-comment-454118963.html). The results from the interactive discussion portion were
presented on-screen in real time, in order to ensure that key points were captured by the project
team (key themes for the six questions are summarized below). The hard copies of the comment
sheets were later compiled by the project team, the results of which are available in Appendix
A.
1)
What would make La Salle a better place to work/live?
- Current community values remain
- Controlled growth
- Differentiate La Salle from City of Winnipeg
- Need to be informed
- Questions on whether or not affordable housing will help community
- "Profit" is not a dirty word
La Salle Secondary Plan - Final Report [April 2019]
46
- Infrastructure has not been properly planned - there's a need for good planning
- Access to the town needs to be considered and improved (e.g. safety, etc.)
2)
What are your thoughts on built form? Discussion Points: Lot sizes, Density, Multi-family
Development, Design Standards
- Too many design restrictions (e.g. if you have a big lot, you're obliged to put a big house
on it) - are these zoning or developer restrictions?
- There's a need for a gradual increase in density - need transitions
- Appropriate transitions/buffers between differing housing types and densities needed
- Need to keep in mind landscaping, trees, etc. - mature feel
- A need for tot lots or playgrounds in each new subdivision
3)
What would make it easier to get around the community as a pedestrian or cyclist?
Discussion points: Active Transportation, Sidewalks, Pedestrian Connections, River Access
- River being underutilized - boat launches, opportunities to access the river are needed
- Need to be able to use the pathways year-round
- Park and Rides - moving people to and from the City
- Ride sharing
- Crosswalks
- Charging stations for electric vehicles (in the future)
- More streetlights
- Better maintenance of sidewalks - accessible year round
- Bike paths need to be considered (gravel is challenging - need to consider asphalt)
4)
Would you like to see more services and employment opportunities in the community?
Discussion points: Main Street, Services (Retail, Professional), Industrial Park
- Post office is needed
- More professional services needed - e.g. optometrist
- Water park or splash pad
- Fire department
- Police (potentially) - need to look into what population level would trigger this discussion
- Bid for Amazon headquarters (tongue in cheek)
- Variety; family oriented healthy options (restaurants, cafes)
5)
Would you like to see more housing options? Discussion Points: Seniors' Housing,
Affordable Housing, Multi-family Housing
La Salle Secondary Plan - Final Report [April 2019]
47
- Need for seniors' housing (those who don't want yards - low maintenance is appealing)
- Assisted living facility; personal care homes
- Life lease or 55+
6)
Anything else you would like to add?
- Decent cable (currently, everyone needs a satellite dish); faster internet speeds are
needed - no fibre optics
- Do we have to lobby various departments ourselves, or is there a key contact person (e.g.
clerk, elected official, etc.)?
- What would be the purpose of higher density development (e.g. 30, 40-foot lots)
- Focusing on housing only misses the point - need to consider amenities, services, etc.
- Need to look at examples of communities outside of Manitoba
- Need to ensure that examples are relevant to the local context
- Residents who have lived in La Salle for years may want something different than
residents moving in from Winnipeg
- Like larger lots
- What is the capacity of infrastructure to support growth (e.g. sewage lagoon)
7.4
Community Survey
A community survey (based on the workshop questions) was developed, in order to garner input
from the wider community. The survey, which included a weblink to project materials, was
mailed to every household in La Salle in early January 2018. The survey closed at the end of
February 2018. Of those 640 households, the project team received 67 responses, a response
rate of over 10% (which is considered very good for a mail-out survey). The following is a
summary of the responses (the hard data can be found in Appendix B), which have helped shape
the recommendations of the secondary plan:
7.4.1 How long have you lived in La Salle?
Lived in LaSalle
< 5 Years
5-10 Years
10-20 Years
> 20 Years
22
12
17
16
33%
18%
25%
24%
Approximately 1/3 of respondents were relatively new residents (less than 5 years), while about
1/5 have lived in the community for between 5 and 10 years. Approximately a quarter have been
in the community between 10 and 20 years, and another quarter over 20 years.
La Salle Secondary Plan - Final Report [April 2019]
48
7.4.2 How many people live in your household?
People in Household
1
2
3
4
5+
1
32
12
15
7
1%
48%
18%
22%
10%
The majority of respondents were from two-person households (48%).
7.4.3 Age of the individual completing this survey?
Age of Survey Participant
0-19
20-39
40-59
60+
0
18
31
18
0%
27%
46%
27%
The majority of respondents were between the ages of 40 and 59 (46%). There were an equal
amount of respondents between 20 and 39 years of age, and over 60 years of age (27%
respectively).
7.4.4 What would make La Salle a better place to work/live?
Many respondents noted that recreation amenities would improve the community, particularly
well-lit pathways, an indoor arena, playgrounds, parks, and a pool. In terms of services, many
people mentioned the desire for a larger grocery store, a coffee shop, and increased retail
opportunities. Many mentioned the need for better internet speeds, while others noted the need
for industry and transportation to Winnipeg for seniors.
7.4.5 What are your thoughts on built form? Discussion Points: Lot sizes, Density, Multi-family
Development, Design Standards
In terms of built form, many respondents mentioned that large lot sizes (e.g. 70' x 150') and low
densities are important and a selling feature for La Salle; others noted that a variety of lot sizes
were necessary. Many noted the need for more multi-family options, while some added that they
should be concentrated in specific areas; others noted their opposition to multi-family,
particularly row-housing. In terms of design, many respondents noted that they do not want
La Salle Secondary Plan - Final Report [April 2019]
49
'cookie-cutter' homes, but that design standards are needed; some noted that less stringent
standards are needed. Some noted that seniors housing is needed. In terms of affordability, some
noted that there is a need for affordable housing, but that these homes should still be on large
lots. Lastly, many noted that housing here needs to be different than what's found in the City of
Winnipeg, and that there is a need to maintain the small-town feel.
7.4.6 What would make it easier to get around La Salle as a pedestrian or cyclist? Discussion
points: Active Transportation, Sidewalks, Pedestrian Connections, River Access
Many respondents noted that more sidewalks are needed, with some adding that they need to
be built to an all-weather standard and be maintained in winter. Many noted that more pathways
should be provided, and that they should be paved (similar to the path along PR 247). In terms
of connectivity, several respondents noted that there is a need for better connectivity between
neighbourhoods, including connections across the La Salle River (PR 330). Others noted that a
crosswalk is needed for students at Main Street and Second Avenue. Many noted the need for
River access, and that a winter trail would be welcome. Finally, some noted that better lighting
along pedestrian paths is important.
7.4.7 Would you like to see more housing options? Discussion Points: Seniors' Housing,
Affordable Housing, Multi-family Housing
Many respondents (nearly half) noted the need for seniors housing; some added that this housing
should be high-end or bungalow condos. In terms of housing mix, several respondents noted that
all types of housing are needed. In regards to property values and affordability, the results were
mixed - almost an equal amount were for and against affordable housing, while some wanted to
ensure property values remain high. Similarly, almost as many were against multi-family housing
as were for it; some conceded that condos and semi-detached housing was ok. Some noted that
rentals were needed, while others noted that the market should dictate housing types.
7.4.8 Would you like to see more services and employment opportunities in La Salle? Discussion
points: Main Street, Services (Retail, Professional), Industrial Park
In terms of services, many respondents noted the need for additional services and businesses -
particularly medical services, a post office, a coffeeshop, a larger grocery store, a bakery, a
restaurant, and an ice cream shop. Some noted that light industrial is needed, while almost an
equal amount said that La Salle is too close to the city to warrant industrial. Some noted the need
for additional employment opportunities in the community. Finally, many noted that Main Street
needs to be enhanced aesthetically.
La Salle Secondary Plan - Final Report [April 2019]
50
7.4.9 Are there any opportunities that you think La Salle should pursue or expand upon?
In terms of recreation, again many people noted that an arena and pool were needed.
Improvement in internet speeds was noted as a key opportunity. Many re-iterated that Main
Street should be enhanced, with some noting the need for an entrance feature into the town.
Some noted that seniors housing was needed, while others spoke about school expansion
(particularly the need for a high school).
7.4.10 Are there any constraints or challenges that the community needs to overcome?
The lack of an arena was noted as a challenge, while others noted their displeasure with the way
in which the current recreation centre was funded. Some respondents noted that there is a need
for more funding for La Salle and its projects. Others mentioned that proximity to Winnipeg
makes running a business challenging. Again, many reiterated the need for faster internet speeds
and the need to enhance Main Street. Some noted the need for a high school. In terms of
infrastructure, some noted the need to twin PR 330, or have turning lanes at the very least; others
noted that infrastructure is needed to support growth.
7.4.11 Is there anything else that the project team should be considering during this planning
process?
As in previous responses, many noted their desire for an arena, while others noted the
importance of parks and greenspace. Many noted the need for an enhanced Main Street and the
need to improve fire protection and emergency services. Several respondents noted that La Salle
is a great place to live.
La Salle Secondary Plan - Final Report [April 2019]
51
8 Community Vision
The following Community Vision was developed through our discussions with community
stakeholders, the RM administration, and the community at-large. The Community vision is
intended to serve as a high-level foundation for future growth in La Salle:
La Salle is a community that has many assets, including the scenic La Salle River,
proximity to a large urban centre, a small-town feel, and a tight-knit, engaged
group of residents.
As La Salle continues to grow, residents would like to preserve the community's
small-town feel and rural character, emphasizing that the life style is different than
that of Winnipeg. Residents want La Salle to be more than a bedroom community;
they want to see La Salle continue to develop a sense of community. Part of this
includes ensuring that the town has enhanced services along an upgraded Main
Street, allowing residents to meet many of their daily needs locally, and in the
future, increasing employment opportunities nearby. The community would like to
grow in a way that makes it accessible to people of various ages, including seniors
and young adults. This may involve diversifying housing options, while ensuring
that new housing is contextually sensitive and respects adjacent built form
(through buffers, setbacks, transitions, landscaping, etc.).
The community of La Salle would like to enhance the connectivity of the
community, through pathways, sidewalks, and active transportation links. These
linkages will connect residents in different neighbourhoods to local amenities,
including the school, recreation facilities, and Main Street. Residents would also
like to see upgraded access to the community, whether that is through paving
major routes into town or working with Manitoba Infrastructure to enhance safety
of existing routes. The community also needs enhanced access to internet, which
will enable more people to work from home or start up businesses locally.
La Salle Secondary Plan - Final Report [April 2019]
52
9 Community Comparisons - Land Use Breakdown
As part of the project, the team looked at comparison communities from around the Winnipeg
Capital Region. Some of that research can be found in the earlier sections of this report, including
Capital Levies, Development Fees, Single Family Housing, Multi-Family Housing, and Lot Size
Comparisons. In this section, we explore the land use breakdowns (in terms of Residential, Open
Space and Recreation, Commercial, and Industrial) for the following communities (in addition to
La Salle):
- Town of Stonewall
- Oakbank (RM of Springfield)
- Lorette (RM of Taché)
- Town of Niverville
These communities were chosen as comparators for several reasons, including their proximity to
Winnipeg, their size (in area), and their populations.
9.1
Designated vs. Undesignated Land
In terms of designated land available for development, the comparison communities vary widely.
In La Salle, approximately 52% of the land designated for development has been developed -
approximately 958 acres of the designated area (1,847 acres total) have been developed to date.
9.2
Land Use Breakdown by Community
The following table outlines the breakdown of land uses in the four comparison communities
(plus La Salle) by total area (in acres). Note that this only includes land that is developed (i.e. it
does not include designated land that is currently vacant or undeveloped).
La Salle
Stonewall
Oakbank
Lorette
Niverville
Acres Developed
958
995
1,051
614
912
Acres Designated
1,847
1,510
1,317
1,500
2,400
% of Designated Land Developed
51.90%
65.90%
79.80%
40.90%
38.00%
Land Use Breakdown - Acreages
Stonewall
Oakbank
Lorette
Nivervillle
La Salle
Residential
567
770
347
621
671
Community Service and Open Space
225
177
181
176
271
Industrial
126
38
14
42
0
Commercial
77
66
72
73
16
Total
995
1051
614
912
958
La Salle Secondary Plan - Final Report [April 2019]
53
The following table represents land use breakdown as well, although by percentage rather than
by area.
The following chart presents the percentage breakdown of land uses in a graphic format. In La
Salle, 70% of developed lands are residential, approximately 28% is dedicated to open space and
recreation, and only 2% is commercial. La Salle has a larger proportion of open space and
recreation than most communities (in part because of the golf course), but less in the way of
business land uses (including commercial and industrial).
The following tables compare La Salle's land use split to the aggregate average land use split of
the four comparison communities:
Land Use Breakdown - Percentages
Stonewall
Oakbank
Lorette
Nivervillle
La Salle
Residential
57.0%
73.3%
56.5%
68.1%
70.0%
Community Service and Open Space
22.6%
16.8%
29.5%
19.3%
28.3%
Industrial
12.7%
3.6%
2.3%
4.6%
0.0%
Commercial
7.7%
6.3%
11.7%
8.0%
1.7%
Total
100.0%
100.0%
100.0%
100.0%
100.0%
La Salle Secondary Plan - Final Report [April 2019]
54
9.3
Land Use Deficit
Based on the land use breakdowns of comparable communities, it is clear that La Salle has much
less commercial and industrial land than other centres in the Capital Region. There are likely
several factors that have contributed to this pattern of growth, including the community's
relative size and its proximity to Winnipeg. Through the input from stakeholders, feedback from
the community, and the Development Plan direction (that La Salle evolve into a complete
community), it became clear that as La Salle continues to grow, there will be a need for additional
commercial amenities, and some modest employment land (industrial).
The chart below outlines two scenarios - the current land use breakdown, and the ideal land use
breakdown. The "Ideal" scenario indicates how La Salle's 958 acres would be allocated among
land uses if the proportional land use split was comparable to the average of the 4 "case study"
communities (as shown in Section 9.2): 64.5% Residential, 21.2% Parks and Open Space, 6.2% for
Industrial, and 8.1% for Commercial and Community Services.
The Land Use Deficit (in acres) indicates the difference between the current amount of acres
allocated to each land use and the "ideal" amount of acres allocated to each land use. In the case
of La Salle, there is a deficit of approximately 59 acres of Industrial land, and 62 acres of
Commercial and Community Services land.
Acreage
% of Total
2305
64.5%
759
21.2%
220
6.2%
288
8.1%
3572
100.0%
Average Land Use Split
(4 Communities)
La Salle Secondary Plan - Final Report [April 2019]
55
10 Land Supply and Demand
A land supply and demand analysis is key to any secondary plan process, particularly as it relates
to designating various land uses to accommodate future growth. The following section outlines
the steps undertaken in this analysis, as well as how the results fed into the Secondary Plan.
10.1 Assumptions
Below are the assumptions that the Land Supply and Demand analysis is based on. The
assumptions are based on a variety of factors, including comparables from other communities
and historic trends.
10.2 Density Scenario Assumptions
Below are four density scenario assumptions: Status Quo, Single-Family, Low Density, and
Medium Density. Each Density Scenario features a different proportional split (in terms of
population) of four different housing types:
- Single-Family Large (3 units per acre, larger lots)
- Single-Family Small (5 units per acre, smaller lots)
- Multi-Family Low (8 units per acre, semi-detached units)
- Multi-Family Medium (15 units per acre, townhouse and apartment units)
Assumptions:
Number
4% growth a year for 25 years (Total additional Population)
3447
Household Size (Single Family)
3.0
Household Size (Multi Family)
2.0
Units per Acre: Single Family (current lot sizes - 70' x 150')
3.0
Units per Acre: Single Family (small - 50' x 120')
5.0
Units per Acre: Multi Family (low - semi-detached - 30' x 120')
8.0
Units per Acre: Multi Family (townhouse/walkup)
15.0
Housing Type
Status Quo
Single-Family
Low Density
Medium Density
% Housing Split
% Housing Split
% Housing Split
% Housing Split
Single Family (current lot sizes - 70' x 150')
90%
70%
65%
60%
Single Family (smaller lot sizes - 50' x 120')
5%
20%
15%
10%
Multi Family (semi-detached units - 30' x 120')
5%
5%
10%
15%
Multi Family (townhouse/walkup apartment units)
0%
5%
10%
15%
100%
100%
100%
100%
La Salle Secondary Plan - Final Report [April 2019]
56
10.3 Demand - Residential Land
In order to determine whether or not the community has enough land designated for
development to accommodate projected residential growth, the project team developed four
growth scenarios (based on the density scenarios outlined in Section 10.2).
Scenario 1 - Status Quo
Under the status quo scenario, 90% of the new population is allocated to large lot single-family,
5% to small lot single-family, and 5% to low density multi-family. In this scenario, the community
could accommodate 1178 units on 367 acres.
Scenario 2 - Single-Family Focus
Under the single-family focus scenario, 70% of the new population is allocated to large lot single-
family, 20% to small lot single-family, 5% to low density multi-family, and 5% to medium-density
multi-family. In this scenario, the community could accommodate 1206 units on 331 acres.
Scenario 3 - Low Density
Under the low density scenario, 65% of the population is allocated to large lot single-family, 15%
to small lot single-family, 10% to low density multi-family, and 10% to medium-density multi-
family. In this scenario, the community could accommodate 1264 units on 316 acres.
Housing Type
Household Size Units per acre Population
%
Residents
Units
Acres
Single Family (current lot sizes - 70' x 150')
3.0
3.0
3447
90%
3102
1034
344.7
Single Family (small - 50' x 120')
3.0
5.0
3447
5%
172
57
11.5
Multi Family (low - semi-detached - 30' x 120')
2.0
8.0
3447
5%
172
86
10.8
Multi Family (townhouse/walkup)
2.0
15.0
3447
0%
0
0
0.0
Totals:
100%
3447
1178
366.9
Assumptions
Scenario 1 (Status Quo Density)
Housing Type
Household Size Units per acre Population
%
Residents
Units
Acres
Single Family (current lot sizes - 70' x 150')
3.0
3.0
3447
70%
2413
804
268.1
Single Family (small - 50' x 120')
3.0
5.0
3447
20%
689
230
46.0
Multi Family (low - semi-detached - 30' x 120')
2.0
8.0
3447
5%
172
86
10.8
Multi Family (townhouse/walkup)
2.0
15.0
3447
5%
172
86
5.7
Totals:
100%
3447
1206
330.5
Scenario 2 (Single-Family Density)
Assumptions
Housing Type
Household Size Units per acre Population
%
Residents
Units
Acres
Single Family (current lot sizes - 70' x 150')
3.0
3.0
3447
65%
2240
747
248.9
Single Family (small - 50' x 120')
3.0
5.0
3447
15%
517
172
34.5
Multi Family (low - semi-detached - 30' x 120')
2.0
8.0
3447
10%
345
172
21.5
Multi Family (townhouse/walkup)
2.0
15.0
3447
10%
345
172
11.5
Totals:
100%
3447
1264
316.4
Scenario 3 (Low Density)
Assumptions
La Salle Secondary Plan - Final Report [April 2019]
57
Scenario 4 - Medium Density
Under the medium density scenario, 60% of the population is allocated to large lot single-family,
10% to small lot single-family, 15% to low density multi-family, and 15% to medium-density multi-
family. In this scenario, the community could accommodate 1321 units on 302 acres.
10.4 Demand - All Land Use Categories
The following section outlines how the residential land demand in each of the four density
scenarios was translated into demand for each of the three additional land use categories:
- Parks and Open Space
- Industrial
- Commercial and Community Services
The assumptions are a modified version of the "ideal" land use split described in section 9.3. It
takes into account the fact that that La Salle already has a higher percentage of recreation and
open space lands than similar communities, while the need for industrial and commercial may
be less than in comparable municipalities, due to its proximity to Winnipeg.
Housing Type
Household Size Units per acre Population
%
Residents
Units
Acres
Single Family (current lot sizes - 70' x 150')
3.0
3.0
3447
60%
2068
689
229.8
Single Family (small - 50' x 120')
3.0
5.0
3447
10%
345
115
23.0
Multi Family (low - semi-detached - 30' x 120')
2.0
8.0
3447
15%
517
258
32.3
Multi Family (townhouse/walkup)
2.0
15.0
3447
15%
517
258
17.2
Totals:
100%
3447
1321
302.3
Scenario 4 (Medium Density)
Assumptions
% of Total
Residential
75.0%
Open Space
15.0%
Industrial
4.0%
Commercial
6.0%
Total
100.0%
Land Use Split Assumptions
La Salle Secondary Plan - Final Report [April 2019]
58
Scenario 1 - Status Quo
Under the status quo scenario, in addition to the 366.9 acres of residential land, the community
would need an additional:
- 73.4 acres of parks and open space
- 19.6 acres of industrial
- 29.4 acres of commercial and community services
This equals a total land requirement of 489.2 acres.
Scenario 2 - Single Family
Under the single family scenario, in addition to the 330.5 acres of residential land, the community
would need an additional:
- 66.1 acres of parks and open space
- 17.6 acres of industrial
- 26.4 acres of commercial and community services
This equals a total land requirement of 440.7 acres.
Community
Growth Rate Assumption
Additional Population
Acreage
% of Total
Acreage
% of Total
Residential
671
70.0%
366.9
75.0%
Parks and Open Space
271
28.3%
73.4
15.0%
Industrial
0
0.0%
19.6
4.0%
Commercial and Community Services
16
1.7%
29.4
6.0%
Total Acres Needed
958
100.0%
489.2
100.0%
Current Splits
Scenario 1 (Status Quo)
4%
0
3,447
Community
Growth Rate Assumption
Additional Population
Acreage
% of Total
Acreage
% of Total
Residential
671
70.0%
330.5
75.0%
Parks and Open Space
271
28.3%
66.1
15.0%
Industrial
0
0.0%
17.6
4.0%
Commercial and Community Services
16
1.7%
26.4
6.0%
Total Acres Needed
958
100.0%
440.7
100.0%
Current Splits
0
Scenario 2 (Single Family)
4%
3,447
La Salle Secondary Plan - Final Report [April 2019]
59
Scenario 3 - Low Density
Under the status quo scenario, in addition to the 316.4 acres of residential land, the community
would need an additional:
- 63.3 acres of parks and open space
- 16.9 acres of industrial
- 25.3 acres of commercial and community services
This equals a total land requirement of 421.9 acres.
Scenario 4 - Medium Density
Under the status quo scenario, in addition to the 302.3 acres of residential land, the community
would need an additional:
- 60.5 acres of parks and open space
- 16.1 acres of industrial
- 24.2 acres of commercial and community services
This equals a total land requirement of 403.1 acres.
Community
Growth Rate Assumption
Additional Population
Acreage
% of Total
Acreage
% of Total
Residential
671
70.0%
316.4
75.0%
Parks and Open Space
271
28.3%
63.3
15.0%
Industrial
0
0.0%
16.9
4.0%
Commercial and Community Services
16
1.7%
25.3
6.0%
Total Acres Needed
958
100.0%
421.9
100.0%
4%
3,447
0
Current Splits
Scenario 3 (Low Density)
Community
Growth Rate Assumption
Additional Population
Acreage
% of Total
Acreage
% of Total
Residential
671
70.0%
302.3
75.0%
Parks and Open Space
271
28.3%
60.5
15.0%
Industrial
0
0.0%
16.1
4.0%
Commercial and Community Services
16
1.7%
24.2
6.0%
Total Acres Needed
958
100.0%
403.1
100.0%
Scenario 4 (Medium Density)
4%
3,447
Current Splits
0
La Salle Secondary Plan - Final Report [April 2019]
60
In the lowest density scenario (Status Quo), an additional 489.2 acres of land would be required
to accommodate growth over the next 25 years. In the highest density scenario (Medium
Density), an additional 403.1 acres of land would be required to accommodate growth over that
same period. As there are currently approximately 900 acres of land designated as Urban Centre
and Urban Centre Hold that have not yet been developed, it is clear that La Salle has enough land
to accommodate growth over the next 25 years.
10.5 Land Use Breakdown
Based on a variety of factors (including stakeholder engagement, servicing, compatibility,
physical characteristics, transportation network, and adjacent land uses), the project team
developed the following land use map to help guide development in the community of La Salle
(see Figure 21).
As noted in Section 10.4, between approximately 400 and 490 acres of land would be required
to accommodate growth over the next 25 years. However, that doesn't take into account various
factors that might limit how much of that land might actually be developed (e.g. a landowner
may choose not to pursue development, land in the riparian areas cannot be developed, etc.).
Therefore, the project team chose to sub-designate approximately 25% more residential land
than needed. The land use breakdown is as follows:
- 85 acres of Commercial Mixed Use
(Red)
- 75 acres of Industrial
(Grey)
- 20 acres of Major Park
(Green)
- 135 acres of Single-Family Residential
(Yellow)
- 85 acres of Low Density Residential
(Orange)
- 200 acres of Medium Density Residential
(Brown)
La Salle Secondary Plan - Final Report [April 2019]
61
Figure 21: Land Use Map
10.5.1 Rationale for Land Use Breakdown
As noted, the land use breakdown was based on several factors.
Commercial: In Section 9.2, it was noted that there was a deficit in commercial lands of
approximately 60 acres. In Section 10.4, it was outlined that based on the projected land use
split, there would be demand for between 25 and 30 acres of additional commercial land over
the next 25 years. Therefore, the project team designated 85 acres of commercial land (60 acres
to address the deficit, and 25 acres to meet demand over 25 years).
Industrial:
In Section 9.2, it was noted that there was a deficit in industrial lands of
approximately 60 acres. In Section 10.4, it was outlined that based on the projected land use
split, there would be demand for between 16 to 20 acres of additional industrial land over the
next 25 years. Therefore, the project team designated 75 acres of commercial land (60 acres to
address the deficit, and 15 acres to meet demand over 25 years).
La Salle Secondary Plan - Final Report [April 2019]
62
Major Park: A need for 60.5 acres (page 59) of Parks and Open Space (rounded to 60 acres); the
project team estimated that 1/3 of those lands should be used to eventually expand the
Community Centre lands (or 20 acres of "Major Park"), with the remaining 2/3 of Parks and Open
Space spread throughout the residential areas as local parks and pathways.
Residential:
A total of 420 acres of land have been designated for residential development,
based on the following rationale: The range of total residential land needed over 25 years
(Section 10.3) was estimated to be between 302 and 367 acres, depending on the density
scenario. The average, approximately 335 acres, represents the estimated requirement for
residential land. The project team took those 335 acres and added an extra 25%, for a total of
419 acres (rounded up to 420 acres). This additional 25% accounted for the limitations noted on
page 60 (e.g. landowner may choose not to develop; land in riparian areas may have restrictions;
land constraints; etc.).
Of those 420 acres of residential, 135 have been identified for single family residential, 85 for low
density residential, and 200 for medium density residential. The intent for each of those three
residential policy areas is to generally meet the housing type splits shown in section 10.2. The
locations of each residential policy area were again based on a variety of factors (including
stakeholder engagement, servicing, compatibility, physical characteristics, transportation
network, and adjacent land uses). For example, the Medium Density Residential Policy Area was
located centrally within the community, well connected to a major thoroughfare (PR 247) and
active transportation corridor, and near many amenities (including future commercial mixed use
development). Prairie View Lakes also received the Medium Density Residential Policy Area
designation as its concept plan closely matched the objectives and policies of the designation.
The Single Family Residential Policy Areas were focused adjacent to areas that already had large
lot development, and tend to be on the edges of the existing built-out areas. The Low Density
Residential Policy Areas are along corridors that can handle increased traffic, and generally not
adjacent to existing large lot development.
La Salle Secondary Plan - Final Report [April 2019]
63
11 Objectives
As an extension of the key directions outlined in the Macdonald-Ritchot Planning District
Development Plan, as well as the input received from the public and stakeholders, the following
objectives provide a framework for the policies specified in this La Salle Secondary Plan:
11.1 Objective 1: Housing
Accommodate residents of various incomes and stages of life by providing a range of housing
types, styles and densities that meet and respond to market demand. This will be achieved by:
- Allowing developers, subject to Council approval and public input, to provide a variety of
lot sizes and housing options throughout the community; and
- Focusing primarily on single-family homes while providing for some low and medium
residential density that includes two-family and multi-family housing options, as well as
secondary suites where appropriate.
11.2 Objective 2: Commercial and Institutional
Provide residents with access to retail and commercial areas, as well as educational and
institutional facilities. This will be achieved by:
- Allowing for a mixture of commercial, government and institutional uses to be developed
in nodes along PR 330 and PR 237; and
- Encouraging a range of retail and commercial service uses such as offices and medical
clinics.
11.3 Objective 3: Industrial
Promote and encourage limited opportunities for employment for residents who can work in
close proximity to their homes. This will be achieved by:
- Allowing a range of land uses from manufacturing to offices to light industrial buildings;
and
- Working with and respecting adjacent development in terms of connectivity,
compatibility, and infrastructure servicing.
11.4 Objective 4: Compatibility
Ensure that development is appropriate and compatible with surrounding uses. This will be
achieved by:
La Salle Secondary Plan - Final Report [April 2019]
64
- Providing adequate transitions and/or buffers between different housing types or land
uses as appropriate; and
- Directing uses which regularly generate higher levels of traffic to major routes and/or
thoroughfares.
11.5 Objective 5: Transportation Options
Develop a safe, convenient and functional community-wide transportation network for
pedestrians, cyclists and drivers. This will be achieved by:
- Providing an efficient and accessible hierarchy of roads that facilitates the movement of
people and goods throughout La Salle; and
- Providing an integrated walking and cycling pathway network that connects pedestrians
and cyclists with recreational and leisure amenities and destinations, as well as
neighbourhood and community facilities.
11.6 Objective 6: Infrastructure and Servicing
Support development with an efficient and full range of municipal infrastructure, including water,
wastewater, land drainage, and paved streets. This will be achieved by:
- Requiring all new development to be supported by a full range of municipal
infrastructure;
- Providing an overall general strategy to efficiently supply water, wastewater sewer, and
land drainage; and
- Requiring development in new areas to be supported by engineering studies and analysis
to ensure optimal and efficient design solutions are implemented.
11.7 Objective 7: Sustainability
Encourage sustainable development that is designed to minimize the spatial use of land,
encourage green development, conserve natural areas, and reflect local heritage. This will be
achieved by:
- Preserving existing high-quality natural areas where appropriate and feasible;
- Encouraging the development of naturalized facilities (i.e. stormwater retention ponds,
pathways) that can increase vegetation and wildlife habitat, increase water quality, and
reduce long-term maintenance; and
La Salle Secondary Plan - Final Report [April 2019]
65
- Including interpretive signage, which informs of local heritage and environmental
preservation efforts, along pathways as appropriate.
11.8 Objective 8: Parks
Provide sufficiently sized, configured and distributed passive and active recreational
opportunities for residents and visitors by:
- Creating parks and open spaces appropriately sized and configured to provide passive and
active recreational opportunities for residents and visitors; and
- Providing a large, accessible park to accommodate organized active recreational activities
for the community.
11.9 Objective 9: Pathways
Develop an environment that allows residents to safely walk and/or cycle to parks and other
amenities throughout the neighbourhood. This will be achieved by:
- Providing safe and accessible parks and open spaces within reasonable walking distance
of a majority of dwellings; and
- Creating an active transportation network that connects neighbourhoods, natural areas
such as the La Salle River and local destinations such as parks and recreational areas,
community facilities, and business nodes.
11.10 Objective 10: Development Adjacent to Railway Lines
Ensure new developments adjacent to railway lines can co-exist with those railway lines. This will
be achieved by:
- Incorporating mitigation measures to appropriately buffer residential and other uses
from the CP Rail subdivision such as increased yard setbacks, berming, and fencing; and,
- Considering the Guidelines for New Development in Proximity to Railway Operations
prepared by the Federation of Canadian Municipalities and Railway Association of Canada
when reviewing development applications and entering into development agreements.
La Salle Secondary Plan - Final Report [April 2019]
66
12 Land Use Policies
The following sections outline the intent and policies that apply to each Land Use Policy Area as
illustrated (Figure 21). These Land Use Policy Areas are categorized as follows:
- Single Family Residential Policy Areas;
- Low Density Residential Policy Areas;
- Medium Density Residential Policy Areas;
- Commercial Mixed Use Policy Areas; and,
- Industrial Policy Areas.
The section also outlines the intent and policies that apply to:
- Major Parks; and,
- The Walking and Cycling Network.
12.1 Single Family Residential Policy Areas
Intent
The intent of the Single Family Residential Policy Areas is to provide for single family
neighbourhoods that maintain the traditional character of La Salle.
Policies
12.1.1 Single-family residences shall be the predominant land use.
12.1.2 Multi-family residential developments may be considered along collector roads where
appropriate buffers or transitions from single-family homes are in place.
12.1.3 The density, site area and site width of new residential lots directly adjacent to existing
lots should generally reflect the pattern of development in adjacent areas.
12.1.4 A concept plan should be prepared by a development proponent prior to any major
development occurring in a Single Family Residential Policy Area.
12.1.5 The land use breakdown within each Single Family Residential Policy Area should generally
reflect the Single-Family focus land use split outlined in Section 10.3 (Scenario 2).
La Salle Secondary Plan - Final Report [April 2019]
67
12.2 Low Density Residential Policy Areas
Intent
Low Density Residential Policy Areas provide opportunities for a range of lower density
residential development types. While single-family and two-family housing are the primary land
uses, multi-family housing will be permitted where appropriate as outlined in the policies that
follow. Parks, pathways, and natural features provide opportunities to connect the
neighbourhoods and provide recreational amenities to residents and visitors.
Policies
12.2.1 A mix of single-family dwellings, two-family dwellings, and ground-oriented townhouses
shall be the predominant use of land.
12.2.2 Higher density multi-family residential developments may be considered where
appropriate buffers or transitions from single-family homes are in place, and shall not
exceed 3 storeys2 in height.
12.2.3 Secondary suites may be established where appropriate, in accordance with the Zoning
By-law.
12.2.4 Parks and open spaces may be provided in Low Density Residential Policy Areas and sized
to meet active and passive recreational needs of residents and visitors.
12.2.5 Lot sizes shall generally be in the 50 foot to 70 foot range for new single-family homes.
12.2.6 Lot widths for ground-oriented multi-family (e.g. semi-detached and townhomes) shall
generally be a minimum of 30 feet wide (subject to changes to the Zoning By-law).
12.2.7 A concept plan should be prepared by a development proponent prior to any major
development occurring in a Low Density Residential Policy Area.
12.2.8 The land use breakdown within each Low Density Residential Policy Area should generally
reflect the Single-Family focus land use split outlined in Section 10.3 (Scenario 3).
12.3 Medium Density Residential Policy Areas
Intent
Medium Density Residential Policy Areas are characterized by medium density housing
development, including single-family homes, two-family homes, townhouses, and multi-family
buildings. These areas are generally located along collector roads. Medium Density Residential
Policy Areas offer housing types attractive to a wide range of residents. They are well-connected
2 Four (4) storeys may be considered in the future if fire-fighting equipment (e.g. ladder truck) can accommodate
the additional storey.
La Salle Secondary Plan - Final Report [April 2019]
68
to services and recreational amenities, and offer opportunities for limited, neighbourhood-scale
commercial uses.
Policies
12.3.1 The majority of new multi-family residential developments should be directed to the
Medium Density Residential Policy Area.
12.3.2 Secondary suites may be established where appropriate, in accordance with the Zoning
By-law.
12.3.3 Institutional uses of a local scale may be allowed as primary uses, where appropriate.
12.3.4 Medium Density Residential Policy Areas shall be connected to the walking and cycling
network.
12.3.5 A variety of multi-family housing types and tenures to enable aging in place and affordable
options for residents may be provided.
12.3.6 Suitable transitions between single-family and multi-family housing types shall be
encouraged, in order to protect privacy and maintain compatibility. Design considerations
may include setbacks, landscaping buffers, building orientation, and building massing.
12.3.7 A concept plan should be prepared by a development proponent prior to any major
development occurring in a Medium Density Residential Policy Area.
12.3.8 The land use breakdown within each Medium Density Residential Policy Area should
generally reflect the Single-Family focus land use split outlined in Section 10.3 (Scenario 4).
12.4 Commercial Mixed Use Policy Areas
Intent
Commercial Mixed Use Policy Areas provide opportunities for commercial and community
service uses. These centres are serviced by multi-modal transportation options and pedestrian
connections. While the focus is commercial land use, multi-family residential and institutional
developments are allowed.
Policies
12.4.1 Commercial developments shall be the predominant uses of land.
12.4.2 Mixed-use developments, multi-family housing, and institutional uses are permitted in
Commercial Mixed Use Policy Areas.
12.4.3 Parking should be located behind or beside commercial, mixed-use, and multi-family
developments along collector roads.
La Salle Secondary Plan - Final Report [April 2019]
69
12.4.4 Suitable buffers or transitions shall be provided between Commercial Mixed Use Policy
Areas and any Residential Policy Area. Buffers or transitions may include setbacks,
building massing, landscaping, or other mitigative measures.
12.4.5 Developments along Main Street [Rue Principale] should incorporate streetscaping
considerations including landscaping, benches, lighting, and façade treatments.
12.5 Industrial Policy Areas
Intent
The intent of the Industrial Policy Area is to create a sustainable mix of business-related uses that
provide jobs, goods, and services to the local and regional economies.
Policies
12.5.1 Industrial, office, and business-related development will be the predominant uses of land.
12.5.2 Flexibility in the size of proposed industrial lots should be allowed in order to
accommodate the space requirements of respective users;
12.5.3 Developments should consider incorporating green technology such as green roofs;
12.5.4 Landscaping should be an integral part of the overall site design and should buffer
adjacent uses; and
12.5.5 Principal facades of buildings visible from a public street should be constructed of good
quality materials that extend along the front face of the building.
12.6 Parks and Open Space Policies
Intent
As outlined in the RM of Macdonald Parks & Recreation Master Plan, La Salle has ample
recreation and parks facilities with approximately 25 acres of public park reserve, a 22- acre non-
profit community centre and athletic field, and a private golf course. However, as the community
grows there will be a need to acquire additional public reserve lands for both active recreational
pursuits such as hockey, soccer, football, baseball and other athletic field uses as well as passive
recreational uses including walking, river access, and cycling.
Policies
12.6.1 Parks and Open Space areas are appropriate in any land use policy area.
12.6.2 The location, size and configuration of the parks and open spaces will be determined at
the development application stage.
La Salle Secondary Plan - Final Report [April 2019]
70
12.6.3 Subdivision designs should include provision for a continuous and integrated walking and
cycling network that connects neighbourhoods and other community features such as
naturalized lakes, parks and retained natural areas, wherever possible.
12.6.4 The naming of new parks should give consideration to local heritage, in consultation with
relevant community groups.
12.6.5 The dedication of lands for parks and open spaces shall be in accordance with The Planning
Act and the RM of Macdonald Parks & Recreation Master Plan.
12.6.6 Larger subdivisions along the La Salle River should include provisions for preserving
strategic parcels of river frontage for public access, where appropriate.
12.6.7 An approximately 20-acre extension of the existing recreation centre lands should be
considered during the development application stage, in order to accommodate
additional athletic fields, and in the future, a major recreational facility (such as an arena).
12.7 Walking and Cycling Network Policies
Intent
The walking and cycling network features a well-integrated system of sidewalks and pathways
that provide opportunities for connectivity and leisure use. The network will complement the
stormwater management system, enhancing connectivity between larger parks, natural areas,
and areas of higher density.
Policies
12.7.1 Subdivision designs within the community shall include provisions for pathways and
sidewalks generally located within the walking and cycling network concept as outlined in
Figure 22, which includes the following strategic crosswalks and connections:
- Sidewalk along Main Street across the La Salle River
- Crosswalk at 2nd Avenue and Main Street
- Crosswalk at PR 247 and Vouriot Road
12.7.2 Pathways and sidewalks should connect and/or provide access to parks, natural areas,
and naturalized retention pond areas.
12.7.3 Developers are encouraged to install interpretive signage along trails to promote the
importance of protecting natural areas or species, or signage related to trails within the
community.
12.7.4 Local heritage should be considered in the naming of trails, in consultation with relevant
community groups.
La Salle Secondary Plan - Final Report [April 2019]
71
12.7.5 Pathway connections should be designed for easy and direct access to the Medium Density
Residential Policy Areas and Commercial Mixed Use Policy Areas.
12.7.6 Bicycle parking should be provided at all new commercial and community services facilities
as a means to encourage more bicycling.
Figure 22: Conceptual Pathways Network
La Salle Secondary Plan - Final Report [April 2019]
72
13 Recommendations
Based on the research and analysis summarized in this report, several recommendations were
developed. These recommendations, if pursued in concert, will encourage and enable the
development of La Salle into a community that fits the community vision.
13.1 Main Street
In small communities all over the Province, the main street is intricately tied to community
identity. It serves as a meeting place, as a hub of activity, as the primary service centre, and as
the main thoroughfare. During our discussions with stakeholders, landowners, and the
community at-large, the project team heard loud and clear that La Salle's Rue Principale could
serve that function if improved. With a building enhancement and streetscaping plan, as well as
business and municipal promotional efforts, Rue Principale has the potential to attract more
retail, office, community service, and related developments.
We recommend that the RM of Macdonald use various tools at its disposal to enhance the
landscaping, streetscaping, and presence of La Salle's Main Street (Rue Principale). We also
recommend that the RM of Macdonald retain a design firm in 2019 to create a Building
Enhancement and Streetscaping Plan for Rue Principale. This design firm should work closely with
the local businesses, municipal officials and the general public to ensure the plan reflects local
values and realistic goals (i.e. Costco will not be setting up any time soon).
13.2 Public Consultation
Community opposition is often a major barrier to the development of new housing types. The
opposition tends to be even more pronounced in communities where the predominant
residential land use has been single-family homes. Residents who will be directly and indirectly
impacted by new developments should be engaged from the outset of a project, which is why a
public consultation and stakeholder engagement strategy is crucial.
The Municipality can encourage proponents of residential developments (whether single-family
subdivisions with smaller lot sizes, duplexes, townhouses, or seniors' housing) to involve the
community throughout their planning process, above and beyond the mandatory advertising of
the public hearing. At the outset of the project, the developer should approach adjacent residents
and those potentially impacted by the project in order to:
- Introduce the project and planning process;
- Understand potential impacts; and,
La Salle Secondary Plan - Final Report [April 2019]
73
- Explain how input will be considered or addressed.
Stakeholders should feel that their input is genuinely valued, and should understand which
aspects of a development are negotiable and which are not. Working collaboratively with the
community can help build understanding, and many potential issues (e.g. traffic, privacy, parking,
height, density) can be resolved in the early stages of a project.
We recommend that the RM of Macdonald develop and publish a Community Engagement Guide
that focuses on residential projects, but that can also be used for any proposed land development
project. Further, we recommend that a Planning Advisory Committee be established, comprised
of a cross-section of municipal ratepayers to pre-screen and discuss major development proposals
(particularly multi-family and other new residential development projects) prior to any formal
public hearings being held.
13.3 Transparency and Signage
Often, new types of development (whether duplex, townhome, or seniors' apartments) can catch
existing residents off guard. Homeowners want to protect their investment, and often worry that
these types of development will affect their property values, reduce their privacy, and increase
traffic locally. In dealing with development across the Capital Region, a comment often heard at
public hearings is "I never knew this type of development would happen here!"
This is where openness and transparency are key. When land is re-designated or rezoned for
future development, user-friendly and easy to read maps should be updated and made readily
available to residents (and prospective residents). By clearly outlining exactly what types of
development will or can occur will provide residents with clarity, and help decision making.
To address this issue, we are recommending that every major land development project provide
a sign within the planned area that clearly identifies future land uses. The sign should comply with
the following regulations:
1. The sign shall comply with the regulations of the Zoning District within which it is located.
2. The sign shall show all of the proposed land uses, vehicular and pedestrian circulation
(including sidewalks and pathways), stormwater management features, pubic reserves
including parks and playgrounds, development phasing, and future connections to
adjacent undeveloped lands.
3. The sign shall be placed in such a way that it will not interfere with, obstruct the view of,
or be confused with an authorized traffic signal, warning sign or other regulatory or
La Salle Secondary Plan - Final Report [April 2019]
74
informational device, and in no circumstances shall it be located within 3.05 m. (10.00 ft.)
from the nearest part of any exit or entrance driveway.
4. The sign is only allowed to be placed at the location of the land development project.
5. The sign shall be removed within thirty days of the last sale of any lots or buildings or at
the discretion of the Designated Officer.
13.4 Active Transportation - Connectivity
Over the course of our stakeholder engagement process, a common theme that emerged was
the lack of connectivity in La Salle. Not just the lack of connectivity between areas (e.g. the areas
to the north and south of the La Salle River, as well as Kingswood), but also between key
destinations and amenities (e.g. the School, the recreation complex).
We recommend that the RM of Macdonald implement a variety of measures to promote
connectivity in the community of La Salle, including:
- Implement an active transportation plan for the community, which would outline
potential connections and corridors to protect (as identified conceptually on Figure 22)
- Use land dedication on future subdivisions along the La Salle River to create access points,
nodes, and linear pathways to and from these access points and nodes
- Require developers to install sidewalks/pathways/trails along all collector roads, as well
as local streets that lead directly to community activity nodes (e.g. school, recreation
complex)
- Work collaboratively with Manitoba Infrastructure to identify areas along Provincial
Roads where pedestrian crossings would be appropriate.
- Install cross-walks at strategic locations, including:
o Between La Salle Recreation Centre and Rocan (across PR 247) - Short-term
o Between 2nd and 3rd Avenues (across Rue Principale) - Medium-term
o At Vouriot Road and PR 247 (to access the pedestrian bridge) - Medium-term
- Consider instituting a modest levy (on a per-lot basis) to contribute to the cost of
community-wide connectivity infrastructure improvements such as pathways and
signalized pedestrian crossings. Developers would still be responsible for any
local/internal improvements within their subdivisions.
13.5 RM consideration of taking over Provincial Roads
One of the challenges to connectivity in La Salle has been the difficulty in crossing the Provincial
Roads which run through the community. As PRs 247 and 330 both bisect the community,
attempts to improve connectivity (e.g. reduce speed limits, improve streetscaping, and increase
La Salle Secondary Plan - Final Report [April 2019]
75
pedestrian crossings) must be approved by the Province, and are not within the municipality's
jurisdiction. Municipalities can apply to the Province to take over urban portions of Provincial
Roads. The benefits to such a course of action include having jurisdiction over many of the items
outlined above. However, municipalities must then also incur the added costs of maintenance
and repair of these major roads.
We recommend that over the medium term, the RM of Macdonald explore the possibility of taking
over responsibility for PRs 247 and 330 within the urban limits of La Salle, so as to:
- Reduce speed limits;
- Prioritize and install pedestrian crossings;
- Improve streetscaping and landscaping; and,
- Implement access management controls.
Further, we recommend that in the interim, the RM of Macdonald look to partner with the
Province on a transportation study for the community of La Salle, which would identify
improvements to be
13.6 Transitional Residential Zoning Provisions
Typically, residents prefer to see new developments adjacent to their properties that have lot
sizes which are comparable to their lot sizes (particularly in terms of site width). However, with
changing market conditions and the escalation of site servicing costs, generally lots are getting
smaller.
In recognition of these diverse viewpoints, we are recommending that any new major subdivision
directly adjacent to existing single-family homes should generally reflect the pattern of the
development of that adjacent development.
13.7 Planning Committee Review - Town-home and Multi-family development
The Planning Act (Section 71(3)(e)) allows for municipalities to establish committees to approve
design details. This is a way to engage the community in the planning process and provide an
opportunity to consider developer proposed design details for multi-family housing without
imposing municipal driven design standards.
We are recommending that once a development application has been received for any Multi-
Family or Town-home developments and prior to any conditional use hearing, Council consider
La Salle Secondary Plan - Final Report [April 2019]
76
establishing a committee to review and comment on the design details of any proposed
developments including:
- the building placement, façade treatment, building materials, and building entrances;
- the general site layout;
- the proposed building height;
- the proposed signage;
- the proposed landscaping plans;
- the proposed vehicular access and driveway locations;
- the proposed off-street parking location and circulation;
- the proposed loading standards; and,
- the relationship with adjacent developments in terms of privacy, architectural features,
setbacks, vehicular and pedestrian access, and related matters.
The Designated Officer will include in the Planning Report to Council, as part of the Conditional
Use Application, comments and recommendations from the design committee. This design
committee could either be appointed on a case-by-case basis or on a term basis (e.g. 2 years). It
could be comprised of municipal staff, design professionals and the general public.
13.8 Landscaping Plans
Proper landscaping of new developments (such as multi-family sites or commercial projects) is
an integral component of creating an attractive and well-planned development. This landscaping
requirement should be part of the municipal zoning by-law.
We recommend that developers/applicants for any new developments within the Commercial,
Industrial, and Residential Use Class Developments (excluding single-family and two-family
developments) shall provide a landscaping plan. The landscaping plan shall describe all physical
features, existing or proposed, including vegetation, berm contours, walls, fences, outdoor
furniture and fixtures, surface utilities, and paving; and all shrubs and trees, whether existing or
proposed, labelled by their common name, botanical name, and size.
13.9 Land Development Projects Adjacent to the La Salle River
A major physical feature within La Salle is the La Salle River. It should be an asset that benefits all
of the community, while still recognizing that private landowners should have an opportunity to
create river lots as well as back lots.
To deal with this matter, we are recommending that any new major land development project
that is located adjacent to the La Salle River provide a minimum of fifteen (15%) percent of the
La Salle Secondary Plan - Final Report [April 2019]
77
riverbank frontage as public reserve with a minimum site depth of approximately 150 feet (this
concept is illustrated in Figure 23).
Figure 23: Land Dedication on the La Salle River
13.10 Payment of Money to Increase Residential Density
Section 150(h) of The Planning Act allows municipalities to require developers to pay them ten
(10) percent of the increased value of the land when the site density for a residential project is
increased as a result of a rezoning, variance, or conditional use. This recognizes that the increased
residential density may mean additional costs for the community related to such matters as
recreation facilities and programs.
We are recommending that a developer (as a condition of a development agreement related to a
rezoning, variance or conditional use) pay to the municipality ten (10) percent of the increased
value of the land for any proposed single-family, two-family or multi-family development.
13.11 Design standards
Several municipalities incorporate development standards, design standards, or design
guidelines into their plan approval process. In some cases, these standards or guidelines are
developer-imposed, and are incorporated into sales agreements with builders. Design standards
and guidelines can cover a wide range of topics for residential developments, including:
- Separation
La Salle Secondary Plan - Final Report [April 2019]
78
- Location and size of garages
- Building facades
- Buffering/setbacks
- Articulation/staggering
- Fencing
- Roof style
- Colour scheme
- Building materials
- Fenestration
Through design guidelines, the municipality (or developer) can ensure that new types of housing
developments fit the character of the existing community and mitigate impacts on existing single-
family homes.
We recommend that housing design standards/guidelines be developed and regulated either
through the RM of Macdonald Zoning By-law (landscaping, separation, setbacks and fencing) or
as part of the development agreement (building facades, roof style, colour scheme, and building
materials) when dealing with subdivision, rezoning, conditional use, and variance applications.
13.12 Concept Plans
As noted in section 2.2.2, a concept plan is a general guide showing how an area may grow and
develop in the future. A concept plan will typically provide information related to the future road
network, lot structure, density and built form, parkland and open space, active transportation,
municipal/private servicing (e.g. sewer, water, and land drainage), and other features (including
ecologically significant areas, highway access, and existing buildings).
We recommend that prior to any major development taking place in any of the residential land
use policy areas identified on the land use map (Figure 21), the landowner prepare a concept plan
for the area. The concept plan should generally follow the land use breakdowns outlined in Section
10.2. This mix of lot sizes and housing types will allow La Salle to maintain its small-town feel,
while providing for increased density, accommodating residents of various ages and incomes, and
creating a more complete community.
La Salle Secondary Plan - Final Report [April 2019]
APPENDIX A:
Community Workshop Findings
La Salle Secondary Plan - Final Report [April 2019]
APPENDIX B:
Community Survey Findings
Table
1) What would make La Salle a better place to work/live?
2) What are your thoughts on built form? Discussion Points:
Lot sizes, Density, Multi-family Development, Design
Standards
3) What would make it easier to get around the community
as a pedestrian or cyclist? Discussion points: River Access,
Active Transportation, Sidewalks, Pedestrian Connections
4) Would you like to see more housing options? Discussion
Points: Seniors' Housing, Affordable Housing, Multi-family
Housing
5) Would you like to see more services and employment
opportunities in the community? Discussion points: Main
Street, Services (Retail, Professional), Industrial Park
6) Anything else you would like to add?
1
High speed internet.
Affordable senior housing.
Opportunity for commercial.
Cross walks.
More greenspace.
Splash pad/play structures.
Dog Park
Gorcery store.
Keep it rural.
Rentals.
Back lane lots.
Seniors.
Housing that appeals to 20-30 year olds.
Life leases.
A town centre.
More trees.
Boat launch.
River is under utilized.
Snow removal on pathways.
Connectivity.
Park and ride.
Ride sharing.
Cross walks.
Changing stations.
Seniors assisted living.
Blended housing.
High speed internet.
Post office.
Full-service coop grocery store.
Daycare.
Specialty shop.
Industry.
?? Mall
Playground.
Fire services.
Interspersed housing.
2
Like it how it is; the "flavour of the town"
Roadways - improve PR 330 (more lanes) to the perimeter.
Improve PR 247 to accommodate increase in development
adjacent to the highway.
Cleanup ditches.
Better internet.
Seniors activity centre.
Indoor track.
Indoor rink.
Parks and playgrounds within developements.
Better cable service.
Radio station.
Post office.
Smaller apartment style units (4 storey max).
Bungalow condos.
Assisted living.
Lot sizes; keep the spirit of the community with generous sized
lots for detached homes.
Paved bike path.
Connecting all the developments together.
Where pathways cross roadways provide marked pedestrian
crossings.
River access is important to allow for small boats/kayaks.
Multi-family related to seniors.
Life leases.
Condos.
55+ housing/apartments.
Coffee shop (like coffee cultures, not large franchises).
Nice breakfast place closer to the main road.
Service gargage/tire shop.
Clean industrial office.
Keeping the town feel on Main Street.
3
Not enough daycares (apparently).
Dog park.
Accessibility - more age friendly; not enough sidewalks.
What is the future sewage plan?
If the community wants to grow, the access to the community
has to be considered, lobbied for and safety has to be
paramount.
Aprartment rentals for seniors and young adults who want to
stay in the community.
Fits into existing neighbourhood.
Traffic increase issues should always be considered.
Gradual increase in densities so area can absorb changes
slowly.
Level existing pedestrian connections for bicycles, strollers, etc.
No lighting.
Pathways/sidewalks should be paved.
No shoulders to cycle on.
Well developed boat/canoe launch.
Pave PR 247 and MacDonald Road.
Paved access to community.
More seniors housing (55+) that are affordable so seniors can
stay in the community.
Assisted living housing.
More professional services (ie. optometrist, etc.)
Post office.
Appreciate the new Subway.
Nice to see golf course upgrades and Curling Clubs new
restaurant.
Water park'splash pad.
Police service.
Welcome Wagon -specifically for La Salle newcomers.
4
Don't want to live in the City of Winnipeg - control growth.
Make sure residents are informed (what was presented to us
vs. what actually happens).
Don't want developers to determine how the community
grows.
Sheap housing does not neccessarliy help the community.
Want a balance; not an explosion.
Profit is not a dirty word but please consider our options.
Infrastructure has not been properly planned.
Dangerous intersections.
Property values; how does multi-family dwellings effect this.
Moved out here for privacy - big lots are great.
Density has to be away from exisiting areas.
Transition into new area (multi-family dewllings and
apartments) not in existing area. Niverville for example, 4th
Avenue Design houses should have been moved. Developer
should not necessarily make all these decisions.
RM - are their employees educated in design/town
developement?
Money shouldn't always talk unless developers are paying for
what they are doing.
Town is too fragmented currently.
Not a compact bike and walking path to keep kids off the roads
- gravel paths need to be paved; seniors won't walk on gravel.
Lighting need to be improved at night.
Keep paths maintained.
River access - Trails need to be planned and maintianed;
discussed 30 years ago and nothing was done.
La Salle gives he most money to the RM.
Snow fall - currenly not being cleared.
Lanes for dirt bikers/quads; they should not be using the
walking paths.
Access to healthcare. Need multi-healthcare clinic.
All of these types of housing need to be mandatory.
Does affordable housing have any social issues? Does crime
increase?
Main Street - stricter guidelines on Main Street.
No where to park - Co-op took away all the parking. Certian sq.
ft. of building requires certain number of parking stalls.
Red light camera.
Kids crossing highway; need flashing lights.
Community Centre.
Will small Co-op grocery store become a large Co-op
superstore?
Guys who are contractors need space for their business not
industrial space. 6-acre lot not industrial. Want services (ie.
fully treed lots tucked way from the town like Steinbach,
equipement dealerships, need shops, setup contractor lots, self-
employed, small businesses)
Specially store on Main Street.
Coffee shop.
Breakfast place.
Need lots for companies like Green Drop to setup here.
Main Street South - highway needs to be utilized (just past
Coop, between rail tracks and the highway.
Need fibre optic.
Don't want Steinbach or Niverville here.
How are developers choosen to come here?
Should be custom built homes; not many quality builders.
No Tim Hortons.
Need RCMP detachement.
See regional vision/secondary plan - has it changed?
5
Internet - high speed.
PR 247 Paved, PTH 3 to PTH 75, bridge access.
Parks.
Pool/splash pad.
Improve aesthetics on Main Street.
Restaurants - healthy eating.
Improved infrastructure (water, sewer, etc.)
Farmers market.
Twinned hwy to perimeter.
Employment opportunities.
Industrial park (expand by Finmac/Brett Young).
Retail options.
Unique retail options.
Multi-family units.
Condo's
Aging population.
Apartments.
Option for larger lots.
Townhouses.
Life lease - 55+ housing.
Personal care home.
Nursing home.
Restrictive covenants.
Pathways.
Sidewalks.
Street lights.
Link bike paths to Fort Whyte.
Cross walks.
Connect walking paths.
Scenic paths/benches on River.
Docks to launch canoes/kayaks into the river (needs parking as
well).
More trees.
By-laws on tree cutting.
Transit services.
Cross country skiing.
All of these.
Parking downtown.
Post office.
Parcel drop off.
Amazon headquarters.
Tim Hortons.
Bakery.
Thrift store.
Hair dresser.
Coffee shop.
Law office.
Cable t.v.
Youth drop in centre.
Bowling alley.
Play structures.
6
Taxes are too high.
Water prices are too high.
Water quaility is poor.
Full time dentist.
Fire hall.
PR 247 needs improvement to connect the communities.
PR 330 to perimeter - 3 lanes wide (incoming, left, right)
PR 330 to perimeter - merge heading east.
RCMP/police - more effective.
Too many design restrictions.
Pathways that align.
Pathways need more consideration at the start of the design
process.
Bike/person path from La Salle to Fort Whyte.
Side walks to schools - maintain.
Golf road pedestrian trail resurfacing.
Park and ride to City.
Lighting on crosswalk.
Rental housing for 20-30 yr old age bracket.
Nursing home.
Fire department.
Industrial park south of La Salle.
Lagacey Trucking, move outside of town and use land for retail.
Tire/Mustang shop move outside of town.
High speed internet - affordable, 50-100MB
No long distance phone calls.
More schools.
Pave MacDonald Road to Oakbluff.
4-lane for PR330.
Interchange at PR 330 and perimeter.
Road network for new Ventura development onto Main Street.
Establish LUD for La Salle.
LA SALLE SECONDARY PLAN - COMMUNITY WORKSHOP
Respondent
4) What would make La Salle a better place to work/live?
5) What are your thoughts on built form? Discussion Points:
Lot sizes, Density, Multi-family Development, Design
Standards
6) What would make it easier to get around La Salle as a
pedestrian or cyclist? Discussion points: Active
Transportation, Sidewalks, Pedestrian Connections, River
Access
7) Would you like to see more housing options? Discussion
Points: Seniors' Housing, Affordable Housing, Multi-family
Housing
8) Would you like to see more services and employment
opportunities in La Salle? Discussion points: Main Street,
Services (Retail, Professional), Industrial Park
9) Are there any opportunities that you think La Salle should
pursue or expand upon?
10) Are there any constraints or challenges that the
community needs to overcome?
11) Is there anything else that the project team should be
considering during this planning process?
Answer
< 5 Yrs
5-10 Yrs
10-20 Yrs
> 20 Yrs
1
2
3
4
5+
0-19
20-39
40-59
60+
#
22
12
16
16
1
32
12
15
7
0
18
31
18
%
33%
18%
24%
24%
1%
48%
18%
22%
10%
0%
27%
46%
27%
1
1
1
1
More amenities (arena, splash pad, pool, parks, play
structures, coffee shop); there would be less commuting to
nearby towns and cities.
Lot sizes are great, especially in Kingswood South
Development.
Support high-end side-by-side developments rather than
cheaper multifamily developments.
Ventura design standards promote higher quality
neighborhoods that are visually appealing; hate to see these
not enforced.
More sidewalks in neighborhoods.
Walking paths in Kingswood South Development.
Pave the path from Kingswood South to the main La Salle Area
(rollerblade and bike paths).
High-end senior housing or retirement developments (side-by-
side developments).
Need an arena, play structures, parks, splash pad, coffee shop,
etc.
Build an arena.
Make access from one development to another quicker and
safer.
Play structure or parks in Kingswood South and other
developments.
School is losing its swing sets due to expansion, so another
option is needed.
More chain restaurants open longer hours and more
recreation options (arena, parks, play structures, splash pad
and/or pool).
2
1
1
1
Reasons moved to La Salle no longer exist in the community
(small, quaint, quiet); town has grown beyond what was
predicted.
Strongly oppose multi-family housing.
Developers are looking to maximize profit so lot size is a moot
point.
Stop trying to make La Salle like the City; people move here to
escape the City.
Do not need all the same amenities as the City.
Strongly oppose AT, sidewalks, pedestrian connections, river
access.
Do not need to make it easier for residents/visitors to access
the river to party; it is detrimental to the river banks and they
area is left littered with trash.
Do not want further growth in the town.
Housing prices keep individuals within a certain household
income as potential buyers.
Stop trying to make the La Salle like the City; it has lost its
small town feel.
The commercial truck traffic is significant (>330, 24/7 to Hwy
75).
Internet services need to be addressed to provide La Salle
with proper service.
BellMTS needs to reconsider La Salle being long distance; St.
Adloph is not even long distance.
The community centre is the last project I will pay for. Do not
use the last model used to finance; use money the town has
or don't built it.
Not everyone considers grown to be a good thing. We have
what we need now.
Years ago people waved when passing in a vehicle and now
it's just like the City, COLD.
Do not encourage or support any further development.
3
1
1
1
Indoor arena.
Separate elementary school and middle school (ideally French
immersion)
More child daycare centres
New developments should focus on keeping large lots for
single-family dwellings with lots of green space and paths.
Biggest draws for people moving to La Salle is the large lot
sizes.
Multi-family development should be pursued to allow young
adults to move out of their parents houses but to continue
living in La Salle. This should be confined to a dedicated area.
Sidewalks/bike paths connecting to various subdivision
(especially Kingwood South as it would keep pedestrians off
the highway).
Senior housing would be beneficial in keeping long time
residents in the community.
For multi-family, apartment buildings would be better than
condos, duplexes or townhouses.
More place to rent would be beneficial to young adults.
Yes, I would like to see more services and employment
opportunities in La Salle although I currently work/shop in
Winnipeg.
An indoor rink/arena is warranted by the size of the
community; the rink in Sanford is aging.
Concerned that the school is over capacity; further housing
developments should take this into consideration.
La Salle should offer a French immersion school given that it is
a French community.
Apartments and senior housing would be good but most of
the development should be focused on families (large
properties, good schools, an arena, etc.) Don't lose the rural
charm by building/planning with a city mentality.
4
1
1
1
Continuation of gradual growth and additional services.
Lot sizes that have adequate spacing that Winnipeg cannot
match.
Keep density low; very limited market for attracting outsiders
by having multi-family developments.
All factors including, AT, sidewalks, pedestrian connections,
and river access would make it easier to get around La Salle.
See very limited ___ in above for building population against
Winnipeg population.
Sur, but see limited potential.
Sell the one thing that Winnipeg doesn't have, space. Note:
Oak Bluff seems to be doing this.
Challenge is to not try to compete head on with Winnipeg.
Hope the project team will emphasize our one key advantage,
space and withstand the pressures from tax hungry councilors
and short sighted developers.
5
1
1
1
No, it's pretty good; maybe less AT traffic in town.
Like the building form but it feels a little to "City" with the
newer developments. Prefer small town feel over the cookie
cutter or denser lots.
Pedestrian connections and maybe river connections; river
connection would be more for leisure.
Not particularly.
No
None. School is already being expanded - good idea.
Would prefer growth to slow down; don't want to become a
suburb of Winnipeg to quickly.
People think they are country living when they are obviously
"city slickers". Nothing you can do to change that.
La Salle is a great community to live in; is still peaceful and
quite for the most part. Lets not change that.
6
1
1
1
More recreational areas outside (i.e.. tennis courts).
Playground in the Waterview area.
Lot sizes are good; any smaller and they are back to the City
size.
Would like to see our back ditch filled; back onto a path so
there is lots of standing water due to poor flow.
We have no sidewalks.
Senior housing would be good but not a fan of multi-family
housing. This was a consideration for our move from the city.
Love to see more retail and professional development along
Main Street.
Community disconnect; separate areas that are like their own
little sub-communities.
7
1
1
1
La Salle has no business core.
Moving outside of the City to "escape" the problems of the
City and then creating a dense community makes no sense
other than to developers.
All of those points are great ideas but if you want a cohesive
town - that comes firsts. Main Street is lagging in the 90's and
it's the 1890's.
Housing with no amenities is useless; so you want seniors
walking on the highway to go to coop?
Create some jobs; this would take a long time.
Widen PR 330 bridge.
Expropriate properties in Main Street and try to develop the
town and not just cater to the build and leave developer.
Offer growth without the infrastructure. Highways are
dangerous; paved road into La Salle.
Expansion too quickly will drive down property values. Let
community grow naturally with people that want to live here.
8
1
1
1
Prefer not to have row houses such as those on 4th Street;
lots are too small and they do not in keeping with the design
of the area. Allow small homes on regular lots to provide
more affordable housing options.
Disappointed that green spaces no longer have play
equipment.
Senior housing in the form of smaller homes, perhaps side-by-
sides with common outdoor areas so that seniors downsizing
would still have a small yard.
Need a library.
Too much theft.
A beach where the new pond is located; Plum Coulee has one.
Appalled that water rates have risen astronomically; cant
believe the municipality passed this.
9
1
1
1
More equipment and play grounds for children.
A skating rink is essential.
50' lots are desirable.
PR 247 needs to paved at least to the corner of Vouriot Road
Medical services should be expanded.
Traffic on Main Street is not safe for children crossing at
school times.
New schools for junior high and high school; the area closest
to the community club would be ideal.
10
1
1
1
An arena and swimming pool.
More facilities to occupy our youth.
Good variety of housing options.
More senior housing options.
Paths connecting to the arena and swimming pool.
More river trails.
Would like to see more senior housing options, minimal
affordable housing options and minimal multi-family housing
options.
Yes, Main Street has no curb appeal.
Entrance at bridge into town could be spruced up to give a
better first impression (i.e.: lights, foliage, stone, etc.)
Build and arena or swimming pool.
Include camping options in parks.
Build permanent outdoor shelters at Community Centre.
Funding.
Terminate older, inadequate facilities and rebuild to
accommodate future growth.
11
1
1
1
Indoor hockey rink.
No more multi-family development; Kingswood Developments
is a nice standard.
Better river access.
No, other than proper seniors facility.
Nicer developed Main Street.
An indoor hockey facility.
Yes, the drive to other hockey arenas.
An indoor hockey arena.
12
1
1
1
Public Library - a satellite location or in co-operation with
Headingley (similar to the Headingley/MacDonald Recreation).
A spring and fall compostable yard waste collection by the
municipality.
A fire station in La Salle.
Developments should allow individuals to build there own
homes with smaller sq. ft. (i.e.: De Vos Development).
Lots should remain at 50+ frontage.
Fewer architectural mandates.
Seniors bungalows (1000 sq. ft.) duplexes.
Continue to extend sidewalks and pedestrian connections.
Paved shoulders on highways.
Post office.
Public library.
Water and sewer services must be adequate or expanded
prior to additional development.
Need municipal garbage pickup.
Need yard waste pickup; spring and fall as most small
municipalities have.
Turning lanes on PR 330 at intersections.
Start process to twin PR 330.
Pave PR 247 from La Salle to PTH 3.
13
1
1
1
Quality not quantity in housing.
Senior housing (55+) smaller lots, smaller homes.
Visit able homes without attached garage (features no step
entrance, wider doorways and passage ways, accessible
washrooms).
More recreation for youth.
Placement of housing (i.e.: single family valued at 500K should
not have multi-family or apartments down the street that are
valued at less than 400K).
Parkview Drive is often negatively impacted by street parking;
need to address street parking issues.
Cookie cutter homes are not appealing.
Parking for both residential and business is a concern.
Student crosswalks.
Sidewalks on Main Street connecting to side streets.
Lower speed limit on PR 330 south of PR 247.
Sidewalks maintained in all weather so children are not forced
to walk on the streets.
Walkway to be constructed of a material that is suitable in all
weather conditions.
Seniors housing is needed to keeping aging residents close to
family and familiar surroundings. Most communities in MB
have options for seniors.
Visit able homes; developers and builders to work together to
keep seniors in La Salle.
Too close to Winnipeg for an industrial park to survive in La
Salle.
Family restaurant.
Emergency vehicles - fire hall.
School to accommodate K-12.
Indoor arena - multiuse that is available all year round (i.e.:
arena, indoor track, meeting facility, communal area, curling,
other recreation programs).
Construction traffic. RM, developers and police need to work
together to ensure safe practices.
Keep community aware and involved (newsletters).
Is the goal to have a "community", "a town" or just a bedroom
community of Winnipeg?
14
1
1
1
More parks, playgrounds, hiking/walking trails to connect
neighborhoods and downtown.
Swimming pool would be nice.
Choose to live in La Salle because lot sizes are larger than
Winnipeg, the community size and the rural setting.
Sidewalks and paths particularly along the highway and busy
roads.
Safer paths for cycling on would be an improvement.
Additional housing such as senior housing.
Like to see more businesses and professional services
available.
Continue to work on completion of community centre.
Aquatic facility would be beneficial.
Playgrounds should be available in neighborhoods and
subdivisions.
Over time, continued growth may result in increased
commute times due to increased traffic congestion; plan for
roads capable of handling traffic volumes.
Consider green infrastructure and __ for transport, waste
management, etc..
15
1
1
1
More bike paths.
Improved access to recreation facilities.
Improved highway from the perimeter to La Salle.
More public green space.
Large lot single family.
Sidewalks/paved bike paths.
Light industrial park would be good.
16
1
1
1
More employment opportunities for youth.
Lot sizes are becoming too small and dense.
Proper sidewalk/cycling paths on PR 330 crossing the La Salle
River.
No low income housing.
Any new services are welcomed.
La Salle is the only progressive town in MacDonald; Oak Bluff
is building houses but there are no amenities.
Cooperation between MI and RM of MacDonald to address
the intersection at PTH 100 and PR 330; there are no drop off
lanes or acceleration lanes.
PR 330 and River Ridge Road has no bypass lane or drop off
lane.
PR 330 has no shoulder.
17
1
1
1
More lighting on pedestrian/bike trails for early morning and
late evening walks/runs.
Waste receptacles throughout the community.
Indoor arena.
Better lighting.
Safer pedestrian crossings over bridge on Main Street and
pedestrian walking path from River Ridge to bridge on Main
Street.
Semi-detached bungalow/condo units but not apartments.
More home services such as pet services, daycare, cleaning,
services for seniors, etc.
Address community cleanliness project initiatives for pet
owners. Greenspace should provide waste receptacle for pet
waste.
18
1
1
1
Full time dentist and doctor.
Senior complex.
Pave PR 247 west, then north to Oak Bluff.
Sidewalks.
Seniors housing.
Full time dentist and doctor.
19
1
1
1
Bigger workout facility.
Garbage bins/recycling along the walking paths (for those
walking their dogs).
Live streaming camera on PR 330 as a way to evaluate road
visibility and conditions.
Having a standard lot size is beneficial for La Salle. Huge
benefit to living in La Salle opposed to Winnipeg is the
opportunity to have more space (in terms of lot sizes) and not
feel as 'crammed'.
Transportation option for getting to and from Winnipeg (i.e..
before and after a wedding reception). Taxis do go to La Salle
but it would be interesting to explore having a shuttle bus
even if it's just for certain events like Wine Fest, Flatlanders or
Beer Fest.
No, due to the commute to the City for an emergency, senior
housing may not be beneficial.
An ice cream or coffee shop.
Fenced dog park.
Traffic flow on Perimeter Highway - for those commuting to
work outside of La Salle it is often the main road used to get
to and from. Any way of easing traffic flow on off ramps (such
as Portage and Perimeter) or intersections (such as Kenaston
and Perimeter) would be beneficial to those who commute.
Keep greenspace in mind. This goes back to the conversation
regarding lot sizes. Smaller sizes can be good in some
instances, but space - green space is this example is important
as well.
Appreciation for the silence that comes from living in a small
town like La Salle.
Parks can be just as important to families as and any service
built on Main Street.
Green space would provide another option for anyone looking
to play soccer, frisbee, etc. if the fields at the rec centre are
being used.
20
1
1
1
Design standards would be important.
All points, AT, sidewalks, pedestrian connections and river
access.
Senior housing; condos, apartments, etc.
More businesses services particularly on Main Street.
The opportunity for seniors to be able to sell their homes but
remain in the community (condos, life leases, apartments,
etc.).
21
1
1
1
Roads leading into La Salle need improvement; especially PR
330.
Lot sizes should be returned to a minimum of 70 ft. wide and
150 ft. deep.
Access by foo tis very good; even where there are sidewalks,
people use the roads.
Roads can't supprot multifamily housing.
Simple dwellings, some duplexes.
No modular or move-on homes.
Need more industry.
Roads.
Building inspector needs more support from council; follow
the rules.
22
1
1
1
More recreational facilities.
Moe retail/services.
Improved business district (Main Street).
More pedestrian/kid friendly transportation (sidewalks, bike
paths, etc.)
Large lots.
Limited multi-family.
High design standards.
Can't have population growth continue to exceed services.
Sidewalks.
Pedestrian connections.
Bike paths.
Yes, especially Main Street and retail/professional services.
Historically, RM has catered to agricultural residents; need to
recognize and distribute resources to the communities that
have grown dramatically.
1) How long have you lived in La Salle?
2) How many people live in your household?
3) Age of the individual completing this
survey?
LA SALLE SECONDARY PLAN - COMMUNITY SURVEY
Respondent
4) What would make La Salle a better place to work/live?
5) What are your thoughts on built form? Discussion Points:
Lot sizes, Density, Multi-family Development, Design
Standards
6) What would make it easier to get around La Salle as a
pedestrian or cyclist? Discussion points: Active
Transportation, Sidewalks, Pedestrian Connections, River
Access
7) Would you like to see more housing options? Discussion
Points: Seniors' Housing, Affordable Housing, Multi-family
Housing
8) Would you like to see more services and employment
opportunities in La Salle? Discussion points: Main Street,
Services (Retail, Professional), Industrial Park
9) Are there any opportunities that you think La Salle should
pursue or expand upon?
10) Are there any constraints or challenges that the
community needs to overcome?
11) Is there anything else that the project team should be
considering during this planning process?
Answer
< 5 Yrs
5-10 Yrs
10-20 Yrs
> 20 Yrs
1
2
3
4
5+
0-19
20-39
40-59
60+
#
22
12
16
16
1
32
12
15
7
0
18
31
18
%
33%
18%
24%
24%
1%
48%
18%
22%
10%
0%
27%
46%
27%
1) How long have you lived in La Salle?
2) How many people live in your household?
3) Age of the individual completing this
survey?
LA SALLE SECONDARY PLAN - COMMUNITY SURVEY
23
1
1
1
Improved recreational facilities for year round activities.
Increased variety of daily conveniences such as dining.
Enjoy the aspect of "country living" with larger, spacious
properties with minimal fences.
Recreation is enhanced with larger yards.
Do not like the look of track housing, row housing, etc..; looks
cheap and decreases property values.
Continuous improvements and addition of town sidewalks.
Pedestrian crosswalk with lights at main intersection of town
for school kids and pedestrians (Rue Principale and Second
Avenue).
No desire to see multi-family, condos, etc.. In a rural
town/community setting.
Proper size car wash (multiple bays).
Coffee shop.
Fiber optic internet service.
Proper car wash (6 bays).
Allocation of tax dollars to continue to develop community
centre facility (indoor/outdoor rink).
24
1
1
1
More industry that will offer job opportunities.
Free standing homes should have a minimum separation
space of 10ft. This is a fire safety concern.
The gravel walk ways are aesthetically pleasing but if the slope
is too steep, they wash out (i.e.. Prairie View Drive and 4th
Street).
All types of housing are necessary.
Services will only be supported with population growth.
Full time, permanent jobs with benefits will allow families to
thrive here.
Is it possible that the RM is more concerned with
development outside of La Salle?
At some point, La Salle may wish to become independent.
25
1
1
1
La Salle is a great place to live but Ventura can not continue to
plan the town and keep shrinking lot sizes.
The main areas of La Salle have already been compromised
(i.e.. row housing on 4th Street, location and access to Coop;
bad planning needs to stop).
Paved walkways would be wonderful.
This is a supply and demand issue.
The industrial park or commercial/contractor yards cannot be
located on Main Street. Main Street should only have store
front business with store fronts facing Main Street.
There needs to be a contractor yard around the La Salle area.
There should be lots available where you can build a house
and also have a workshop on the property.
PR 330 needs to be re-aligned so that there can be businesses
on both sides of the highway.
Shed sizes and locations need to be addressed; everyone has a
shed but few have followed the criteria. The criteria should be
softened.
26
1
1
1
Better internet; fiber optic.
Pleased that walking paths are finally being utilized.
Better street lighting.
Lot sizes in new developments should be larger; we are a rural
community and do not need to have City sized lots.
Pleased that there has been initiative to improve the
greenspace; hopefully it is maintained.
Pedestrian connections to the new paths.
River access; clean up the access and make it look inviting.
Enforce a speed limit for sleds on the river through town.
It would be nice to have more services but the size and
proximity of La Salle to the City might not make that feasible.
Tea room/coffee shop would be nice.
Tea room.
High speed, fiber optic internet.
Internet - high speed fiber optic for businesses; very
important in order to keep businesses (including home based)
in the community.
27
1
1
1
Parks with playground equipment in housing areas, not just in
green spaces or at the community centre or schools. Hold
developers to a standard to benefit communities and families.
Lot sizes are decent and varied.
Houses vary in style; not just cookie cutter.
Multi-family development is a good idea.
Well lit paths would be safer.
Better bike paths, running paths and sidewalks.
Crosswalk lights at busy intersections (especially near the
credit union).
More housing options would bring greater diversity to the
community which would be a positive thing.
Post office.
Coffee shop.
Ice cream shop.
Splash pad at community centre.
Indoor pool.
Indoor arena.
Developments have not been planned with sidewalks or
suitable space for parks/recreation areas and playgrounds.
School lacks outdoor recreation space for activities.
Need a High School in La Salle.
Not many option in terms of recreation of kids under the age
of 10 (i.e.. parks). Always need to go to the City for
recreational activities unless your child is a part of the RM of
MacDonald Leisure Guide.
28
1
1
1
Stake park.
Option to public skate in the winter.
Dirt bike trails (could utilize the snowmobile trails in off
season).
Prefer larger lots.
Not supportive of multi-family development.
Ventura's "cookie cutter" home have lowered the appeal of La
Salle.
Although the gravel paths are nice, preference is to walk on
the paved roadway. Daily walkers are still utilizing the streets
opposed to gravel trails.
Winter trail on the river would be a great idea.
Main Street should be clean and professional looking.
Not supportive of an industrial park; keep the small town feel.
More kid friendly activities (skate park, dirt bike trails, outdoor
skating, etc.)
Traffic noise level on the highway past the recreation centre.
Maybe install speed close to the stop signs.
29
1
1
1
Indoor skating rink.
Larger lots in the new developments; this is not Winnipeg.
People move to rural areas to live and breath.
Better rail crossing.
Proper sidewalks on Main Street.
Larger lots for kids to play outside on their own property.
Better restaurants.
Larger grocery store with more options.
Proximity to Winnipeg makes it difficult for businesses to
survive.
Affordable housing on large open lots so everyone can afford
to live in La Salle, not just the very rich.
30
1
1
1
More park space and bike/walking paths.
Indoor hockey rink.
Maintain a high standard of homes, especially in Kingswood
South Development as residents have invested a large amount
of money and built to a high standard.
More sidewalks and paths connecting the various
neighborhoods so kids don't have to walk on the highways.
Single family homes only.
Stop building "cookie cutter" homes; it decreases the property
values.
Main Street serves as a first impression; better development
in this area with more character.
No more corrugated buildings or large ugly structures like the
new Coop building.
Need to rethink the schools in the area.
Move past short term thinking especially when it comes to
enhancing downtown as this serves as a first impression of the
community.
A real park in newer areas; Kingswood South has no park
space for kids gather and meet the neighbors. If there is
empty space, use it to enhance the area.
31
1
1
1
Complete community centre with indoor ice surface.
Cleaner, less derelict Main Street(Trucking Co., etc.)
Larger, more complete grocery store.
Having multiple lot size options and price points so there is
something for everyone.
Do not scrimp on green space.
Path/trail expansion is great; keep going.
PR 247 east of town needs to be paved.
PR 247 west to the golf course is dangerous to kids and cyclists
(speed).
Sure
Main Street is advancing however the trucking establishment
and Chinese food restaurant look terrible.
The new Coop store is ridiculous; looks like a large steel wall.
The more new business, the more self-sustained the town will
become.
PR 330 is too busy; need 4 lane roadway soon.
Schools - expansion is great but a high school will be needed
soon.
High speed internet, digital services (not just satellite).
32
1
1
1
There are lots of services for the size of the community.
Dentist, doctor, pharmacy, grocery store, etc.
Sidewalks and river access.
Pedestrian light on Second Avenue and Rue Principale for kids
walking to and from school.
Senior housing/condos.
Childcare/daycare.
33
1
1
1
Needs a hockey rink.
More industry and job opportunities.
Grocery store.
Lots of choices for people based on price point within all
developments which is good.
Paved paths for connectivity for roller blading, scooters, etc.
All types: seniors housing, affordable housing and multi-family
housing.
Would like to see all services and employment opportunities
as noted: Main Street, services (retail and professional),
industrial park.
Build a rink.
No hockey rink is a serious problem.
Hockey rink.
34
1
1
1
La Salle is a great place to live; more activities for 12-17 years
old's to partake in outside of school hours for leisure with less
structure.
Large lots, low density.
There are lots of walking trails in town.
Lower the speed limit on PR 330 in town. PR 330 (Rue
Principale and 2nd Avenue) is a dangerous corner for kids
crossing to and from school everyday.
Affordable housing for all ages and families.
What happened to 1200 sq. ft., 3 bedroom, 2 bath, unfinished
basement?
There is enough opportunity already; a little more would be
nice.
More RCMP patrols.
The town is growing well; go with the flow. Problem is that it
is only 8 minutes from Winnipeg.
The town is slowly losing it's sense of community; originally it
was a small rural community. It would be nice to re-embrace
the sense of safety, family and neighborliness again.
The town is slowly losing it's sense of community; originally it
was a small rural community. It would be nice to re-embrace
the sense of safety, family and neighborliness again. This is
why my family moved to La Salle 30 years ago; we hope to
stay for many more generations. La Salle is a great place to
grow up.
35
1
1
1
Faster internet.
Brighter, more consistent street lighting (convert to LED).
Long-term - gradual conversion of Main Street properties
from residential to commercial.
Improve fire hydrant density.
Local fire department.
36
1
1
1
Swimming pool.
More sidewalks.
Larger workout gym.
More retail opportunities.
Hangout of teenagers (ice cream hut).
Lot size is important; main reason moved from the City.
Not in favour of the "cookie cutter" houses.
Need options for renting.
Need more sidewalks.
Paved paths for rollerblading.
Yes to multi-family.
Yes, retail specifically.
High school.
Mosquitoes.
Tornado warning sirens.
An indoor swimming pool would be great.
37
1
1
1
More shopping/grocery/amenities options; would like to see a
café/coffee shop.
Larger grocery store with more options.
Better walking path; paved for strollers, etc.)
More play areas with better playgrounds (there are no baby
swings currently).
A post office.
A pizza delivery place.
Prefer homes of different designs and size.
Large lot sizes and low density.
Like to see seniors housing and a couple of condos in Main
Street Area (close to amenities) for aging population, and 20-
30 year singles or young couples.
Paved sidewalks and paths.
Better, safer way to cross Main Street bridge and to walk
along highway to River Ridge area.
Better crossing at 4th Avenue to PR 247 at Main Street.
Like to have scenic, paved paths with trees and lake to walk
around.
Provide more options for a wider population; should have
senior housing and condos/side-by-sides.
Main Street is lacking; needs a café/dessert or ice cream shop
where families and friends can meet/gather.
More health options (chiro, physio, drs).
Spa and beauty options.
Fresh fruit and veggie market (outdoor in summer).
Liven up Main Street.
Continue to pursue more affordable childcare options (i.e.:
daycare centre).
Consider a high school in the future.
Coffee shop (would like the option of getting coffee and
breakfast before commuting to work each morning).
The nay sayers who are afraid of progression and expansion.
Thank you for working hard to create a great and safe
community. Love where we live and raise our kids.
38
1
1
1
Lower taxes.
Moved to La Salle to have a larger lot (>1 acre, Kingswood)
Like the new pathway from Kingswood to Main Street.
Do not see much more needed.
Low cost.
Let the market determine.
No
No
Taxes.
Respect the opinions of the majority, not the select few
people that "squeak" loudly.
39
1
1
1
A summer canoe and kayak event in the La Salle River.
High speed broadband service.
Fiber optic service to residential and commercial
establishments.
40
1
1
1
High speed internet.
Specialty stores (i.e.: café).
Neighborhood watch program.
Give new business owners a tax incentive for first three years
to get established.
Do not want builder/developers dictating fence or driveway
types.
River access, well light sidewalks and walking paths for early
morning or dusk walkers.
Senior condos.
No low income housing.
Affordable housing like the Ventura development.
Build retirement complex with a doctor, nurse on staff.
Yes, a doctor that does not screen out patients based on
health issues; want a doctor that will grow with the
community.
Car dealership.
Industrial area on PR 330 to help trades people store
equipment.
Indoor pool with rec centre.
Market like St. Norbert in the summer to help local
farmers/trades people and artisans.
All companies need to have equal representation in La Salle;
people are afraid to consider a new home builder because
Ventura has taken over the area.
Do not have Ventura or any builder or council member at
planning meetings. People are afraid to speak up (last
planning meeting was great).
41
1
1
1
Think it's great.
Bike path that joins Kingswood South to the rest of town.
No, these things are not necessary in a car-dependent
community.
A bakery, wine store, coffee shop; not interested in an
industrial park.
No.
Don't need to spend money on weird projects like the serenity
path to nowhere in Kingswood South; community input
before money is spent.
Incentives for making buildings on Rue Principale more
aesthetically pleasing. New Coop has corrugated metal siding
that is very ugly. The building at 35 Rue Pricinipale is also ugly.
Should be making Main Street more pleasing to the eye so
that people are more likely to shop here or open small
businesses.
More trees are needed.
42
1
1
1
Some of the local enterprises tend to compete for the same
people on the same nights; it would be nice to support all
enterprises but the current situation dictates what we can
support.
Parking bays on residential streets; streets get very congested
in some areas.
Developers are minimizing the lot sizes to maximize the
number of lots they can produce; this tends to cheapen the
development by making it look crowded and have track
houses. Increase the lot sizes and decrease density.
Beneficial to put in sidewalks along PR 330 that connects
people on the north side of the river with people on the south
side of the river. Kingswood South should be connected to La
Salle properly.
More seniors housing.
Move away from the extensive use of track housing; break up
with something similar to the row housing on Kenaston Blvd
(mix in single-storey bungalows to change the landscape).
May be difficult to establish something that is sustainable with
Winnipeg only 10 miles away. La Salle is for a purpose a
bedroom community of Winnipeg.
Expand the town on the northside of the river along PR 330;
development has populated the southside of the river only,
why?
Not happy with the way the LSCU cost was portioned to tax
payers (individual cost was based on assessed value of home,
higher value homes contributed more to the cost of the
complex). Felt that each household should pay an equal
amount. Residents were mislead to believe that a $1 million
dollar federal grant was being given towards the complex; this
was not the case.
43
1
1
1
River walk for all to enjoy.
Skating rink on the river with Christmas lights.
Toboggan area would encourage tourism and community
involvement (i.e.: food kiosk by river or local town restaurant
are growth possibilities - maintained resources)
We need multi-family developments.
We need to encourage energy efficiency; incentives in new
homes as well as older homes.
Ditches are not good for mosquitoes.
2nd Avenue and Main Street is dangerous for car crossing and
pedestrian crossing.
Since parking stalls have been created on Main Street,
commercial buildings are too close together and there is no
adjacent parking on building sites.
No sidewalk on 4th Avenue for children and walkers.
Sidewalks on 2nd Avenue east of Main Street were built lower
than the road; annoying, sidewalks are crucial for safety and
encouraging exercise.
Need more options in housing so everyone can live affordably.
Need transport to City so not every household needs 1-4
vehicles.
Local Coop store helps seniors and hardware store and gas bar
are essential.
Seniors living with children in multi-family housing is a good
option.
Transport service - taxi service.
Senior transport to medical appointments.
Car share program.
River walkways.
Skating rink or long skating trail.
Tennis courts.
Free nights at the community centre to allow lower income
people access to fitness opportunities.
To allow community discussion and input on future
development prior to it being set in stone.
Allow community volunteers to be present at planning
meetings as internal resources can affect outside community
planners.
44
1
1
1
Attract service for retail outlets.
Larger grocery store with larger selection.
Bus service that connects to service in Winnipeg.
To attract residents away from Winnipeg, La Salle needs to
offer something different such as larger lots, neighborhoods
that are spacious and not clustered together.
Modern apartments may help retain residents as they age and
can no longer maintain their homes.
The walking path in Kingwoods south along PR 247 and PR 330
to the golf course is wonderful; kids and adults don't have to
walk, run, bike on the roadway.
Aging population is not able to remain in community once
they are no longer able to maintain their home or drive. They
are forced to move to Winnipeg for assisted living and where
they are able to ride the bus to and from doctors
appointments.
Post office or postal service outlet.
Hair salon.
Large grocery store.
More garbage cans along walking paths; pathways are great
but there is no where to discard pet waste.
Business and or companies that are located in Winnipeg that
would consider re-locating to a quieter community with lower
taxes, then they should be pursued. I.e.: Cramptons Market
on Waverley and Bishop Grandin.
La Salle is a bedroom community to Winnipeg; it will be
difficult to attract businesses to move to community.
Does La Salle want to be a bedroom community to Winnipeg
or does it want to be a community where some people live
and work in La Salle and some people work in Winnipeg.
Respondent
4) What would make La Salle a better place to work/live?
5) What are your thoughts on built form? Discussion Points:
Lot sizes, Density, Multi-family Development, Design
Standards
6) What would make it easier to get around La Salle as a
pedestrian or cyclist? Discussion points: Active
Transportation, Sidewalks, Pedestrian Connections, River
Access
7) Would you like to see more housing options? Discussion
Points: Seniors' Housing, Affordable Housing, Multi-family
Housing
8) Would you like to see more services and employment
opportunities in La Salle? Discussion points: Main Street,
Services (Retail, Professional), Industrial Park
9) Are there any opportunities that you think La Salle should
pursue or expand upon?
10) Are there any constraints or challenges that the
community needs to overcome?
11) Is there anything else that the project team should be
considering during this planning process?
Answer
< 5 Yrs
5-10 Yrs
10-20 Yrs
> 20 Yrs
1
2
3
4
5+
0-19
20-39
40-59
60+
#
22
12
16
16
1
32
12
15
7
0
18
31
18
%
33%
18%
24%
24%
1%
48%
18%
22%
10%
0%
27%
46%
27%
1) How long have you lived in La Salle?
2) How many people live in your household?
3) Age of the individual completing this
survey?
LA SALLE SECONDARY PLAN - COMMUNITY SURVEY
45
1
1
1
La Salle is great how it is, don't ruin it with low income
housing like Iles des Chene or Niverville.
No multi-family units. Keep La Salle posh and desirable with
bigger lots, more green space. I would consider moving out of
La Salle if multi-level complex was built.
More trails along the La Salle River that are maintained.
Track and trails in parks for cross country skiing.
Seniors housing is needed; keep it classy and posh. You stand
to lose more than gain.
The housing market is good and stable; bringing in cheap
housing the market will drop and become less desirable.
Close enough to Winnipeg that its not necessary.
More parks and greenspace that are accessible to for kids to
play.
Basketball courts, tennis courts, etc.
It's a solid community now.
Don't lower the housing market with cheap housing that will
increase crime and theft.
46
1
1
1
Prettier Main Street with trees and well kept flowers.
An incentive for businesses to make their businesses more
attractive.
Fill in ditches (on Rocan Street).
Thank you for the new walking paths.
Public dock for canoes and kayaks.
Not sure.
Bakery/coffee shop.
High pressure sewer system.
Better infrastructure for internet service.
Poor phone and internet service.
The new green space areas/seating areas/walking paths are a
great asset to La Salle and should be maintained.
A public dock (at bridge and PR 330) would be beneficial.
There is a vacant lot between highway and rail line that would
be a great place for a dock and park.
Maybe a coffee shop.
47
1
1
1
Nice place to live already.
Shuttle service to connect to Winnipeg bus service would be
beneficial.
100x150 used to be the minimum lot size which gave a nice
feel to the town; new developments with smaller lot sizes has
changed the town in a negative way.
Sidewalks would be nice; paved sidewalks are not necessary.
The new gravel paths are great; more of these would be
wonderful.
Seniors housing would be a valuable addition to the
community.
Self contained in services; food, gas, medical, fitness.
Could use a post office.
Nothing large; don't live in the City because don't want to live
in a City environment. Many small communities try to become
another City; let's not do that.
Great place to live.
48
1
1
1
Prefer to see larger lots.
Allowing large building between railway and Main Street was
poor planning.
Winter river trail.
More bike trails.
Lower speed limit between golf course and Main Street (PR
247).
Seniors housing.
Industrial park.
49
1
1
1
Nature trails along the river.
Cross country club.
Tennis courts.
Grocery store, coffee shop, farmers market.
Ice arena.
Swimming pool.
Population density contained in a certain area is a good idea.
Young families move to City for hockey and swimming;
increase population and amenities is desirable.
River access and pedestrian connections.
Usable parks with benches.
Yes.
Yes.
Farmers market and garage sales at community level.
The distance to Winnipeg cannot be changed; communities
need families, families need activities. A hockey arena would
be an asset.
Keep green spaces; make them accessible and enjoyable.
Shuttle services for winter months so seniors can access
amenities in the City; this could also be done in the summer as
well.
50
1
1
1
Dedicated, well maintained park including play structures,
splash pad, walking trails, benches, flowers, lawn space for
activities (for reference look at small towns like Souris, Reston,
Carman, etc..).
Beautiful parks.
The community needs diversity in all forms; low rise
apartments, condos, side-by-sides and affordable
senior/student housing.
Sidewalks.
Yes - reference demographic age chart. The community
cannot be sustained independently if people only live here
until retirement and then leave; seniors volunteer and
contribute to the community.
Coop's arrive is a huge benefit but a coffee shop, post office,
and general store would reduce trips to the City and keep
people shopping/working at home.
Canada Post Office.
Senior's living/condos.
Long-tern the community need to keep its capable, high-
earning adults post retirement.
Community is very hostile towards new development and
ethnic diversity. Read the La Salle Facebook page for evidence.
Many people are disillusioned by this and are ready to leave
La Salle.
Keep in mind that the high schools are in other communities
and there needs to be a partnership with St. Norbert and
Sanford to build 3 strong communities; huge plus.
51
1
1
More commercial enterprises (i.e.: retail, convenience store,
professional services).
Lot sizes are ok but should not be any smaller.
Multi-family development is fine but there should only be a
small percentage (25%).
Design has been acceptable to date.
This is of lesser importance; La Salle is as it is and most people
who reside here moved here knowing what it had to offer.
Yes, in time all of the above (senior housing, affordable
housing, multi-family housing).
More commercial enterprises (i.e.. retail, convenience store,
professional services).
Continue to pursue additional fire hall protection.
School levies as Seine River School Division feeds off La Salle.
Main Street is a disaster. Coop has no parking other than what
is available on the street; accident is sure to happen.
Must focus on Main Street and the terrible planning to date.
52
1
1
1
More amenities downtown. It is happening lowly but
businesses seem to struggle.
Downtown is not very attractive. Some trees and flower pots
would help and perhaps a small park with a dew benches.
There is an empty lot which seems to house billboards when
you first drive in - this is very unattractive. This is an area
where the municipality could make a quick hit.
People mostly move to the country for larger lots and a more
casual lifestyle. There are several condos and apartments
being developed so it seems the market is responding to the
perceived need; people will buy what they want not what you
think they want.
No need to change pedestrian or cycling access; people are
out biking and walking all the time.
No, it is coming slowly on its own.
Currently there is a gas station, clinic, dentist, pharmacy,
insurance and travel outlet, message therapy, several places
to eat, plus others; so there are businesses and more coming.
If you must have an industrial park keep it near the perimeter,
not in town.
Finish developing the industrial area just before the bridge.
We bought in the first phase and had to wait until the
pedestrian bridge was painted and sited on the river before
we could start building. Would like to see the rest of the
development proceed as we have a temporary access (gravel)
that detours through River Heights. Houses on these two
street "wrong side of town" are harder to sell and under
valued; its been 12+ years, get on with it.
There is no longer a post office in town so residents must
drive to the City to mail or pick up larger parcels; a town this
size should have a post office.
Why are La Salle phone numbers listed under Sanford?
Why do residents have to pay long distance to call Winnipeg
but calling La Salle from Winnipeg is a local call? (MTS says this
was a decision made by the Municipality years ago).
The last plan (5 or more years ago) was based on out-of-date
Stats Canada information and assumed there were not
enough children to support a the school. Now we are with
temporary classrooms and an addition in the works. The
company doing the plan had their own pre-conceived ideas
and that whole input from the community was a sham. Lets
not make that mistake again.
The market will drive most of the future changes in town.
People want country sized lots and most who can afford them
will work in the City. Young people in their 20's are living in
the City where things are happening and many will come back
here when they are ready to settle down. Support new
development by ensuring the developers are meeting
standards, but don't try to make changes to what has proven
to be a successful community by imposing ideas of how things
"should" be. It seems to be working well right now.
53
1
1
1
Improve internet connectivity (fiber to home).
Playgrounds in existing parks.
Local K-12 school.
Transit options from town to Winnipeg (Selkirk for example).
Improved grocery selection.
Improved pharmacy selection and hours.
Improved clinic hours.
Kids/children gathering places and entertainment options.
Fiber optic internet connection to homes.
Downtown Winnipeg commuter.
Fiber optic internet connection to homes.
Local fire trucks/fire hall.
54
1
1
1
La Salle is a very enjoyable place to live and raise a family;
maintaining a sense of community with a growing population
can be a challenge.
Community events, kids programs, seniors programs and
events, will continue to be of importance.
Ample space in community planning and development should
be allocated accordingly.
Lot sizes should be considerably larger than the City of
Winnipeg's lots. Suggest 70' frontage for detached homes.
This is a major selling feature for the community.
Avoid highly restrictive building parameters that would result
in "cookie cutter" homes.
Paved sidewalks without gaps are needed; currently there are
some areas with no sidewalks, forcing pedestrians to use the
road.
Avoid sidewalks directly adjacent to the road; ideally there
should be a buffer between the two making it safer for
pedestrians.
The community needs options for seniors who are wanting to
down size but can still live independently; 55+ bungalows style
townhouses or multi-family style homes would address this
need. Two stories with stairs are not suitable for seniors.
If an industrial area is developed, the ideal location would be
PR 330 and the perimeter rather than the town site.
Maintenance of the local medical services is essential; the
open market can dictate retail.
Be mindful of tax dollars in the process; opportunities should
be supported by growth rather than by increasing taxes to the
average household.
The school is limited in space and the population continues to
grow. Further studies relating to age demographics relative to
education, elementary school infrastructure and a potential
high school could be of value in supporting further growth of
the community.
Further development of the park on the east side of town,
including the addition of a play structure.
55
1
1
1
Off leash dog park.
The original lot sizes and spacing between homes is good
however the developer seems to be decreasing the lot sizes
and increasing density.
Sidewalks.
No, moved out of the City to get away from the dense
population.
As area expands retail will follow; Coop expansion is serving
needs.
Pool or splash pad.
La Salle should become a town with its own services and
council.
Information on municipal website regarding guidelines and
variance forms/requests can be difficult to locate; maybe
create a specific website for new build information.
56
1
1
1
Multi-family housing options (apartments, condos,
townhouses) that are affordable vs. building a house.
Grocery store.
Office space for lease.
Green space development for children (i.e.. parks, etc.)
Lot sizes are excellent.
The RM needs to find a way to approve more multi-family
developments.
Sidewalks.
Bike trails away from major highways (i.e.. PR 247).
Yes, more affordable housing and multi-family housing.
Yes, need a Tim Hortons.
More industrial/business options on the outskirts of town.
The school needs to expand.
57
1
1
1
Mail service.
Fire hall/ambulance station.
Pedestrian lights for school on Main Street.
The gravel paths are perfect and flatter than the cement walks
tend to be.
Larger manor for seniors that possibly connects to a personal
care home. This could employee people and keep the elderly
closer to family.
Fire and ambulance station.
Manor/personal care facility.
Junior high (5 to 8 school).
School.
Low income housing for seniors.
Ride/transportation for seniors to City for appointments,
shopping, visiting the sick.
Space for non-profit youth activities (rent free). Girl guide, boy
scouts, 4-H, sports (basketball, volleyball).
58
1
1
1
Better telecommunications (internet access). There is no
competition for Bell MTS and they have been slow on there
system upgrades for years.
La Salle is distinguished from Winnipeg by its spacious lots.
The newest developments degrade the appeal of the
community. Shoe box developments are ugly. La Salle is has a
rural feel; many families still get around by quad, snowmobile
and dirt bike.
Walking paths and sidewalks.
No, La Salle appeals to an affluent demographic. Low cost,
affordable housing doesn't benefit the community. There isn't
industry or commerce that would benefit from an unskilled
work force.
Professional services.
No to industry in La Salle. There is an extensive area in the
municipality that can support industrial.
Pursue high end housing to act as a bedroom community for
Winnipeg.
Attract successful, established professionals.
An indoor hockey rink to benefit the community centre and
attract revenue from surrounding communities.
Designation of PR 247 as a highway limits access to this artery;
it's not a highway anymore.
The rail line through La Salle sees very limited use and bisects
the community; is it still required?
Establishment of emergency services in La Salle (fire and
ambulance).
Police service provided by RCMP in Headingley is
unresponsive and virtually invisible.
59
1
1
1
A more attractive Main Street with wider lanes; the repair to
crosswalk at Second Street was a great start.
Don't make lots too small; nice to have space between
houses.
Paved pathways.
Fill in all ditches in town so that they are level with the roads.
Better senior housing options.
55+ to keep seniors in La Salle.
More retail would be nice providing it is accessible by foot.
Main Street needs to be widened as parked cars currently
make it unsafe.
Some form of manufacturing like Rosenort has would provide
employment opportunities.
Width of Main Street. With rail line it is limited; parked cars on
both sides makes it dangerous to exit your vehicle.
Green space to keep kids busy.
60
1
1
1
More industry lead to more people being employed here
which in turn leads to more community "buy in" and hopefully
more community support for local retail.
Need more housing options for apartment living for those
who want to rent.
Lot sizes are ok but could be a bit smaller. Smaller lot sizes
should also have smaller side yard requirements.
More multi-family developments are required as well as more
senior housing options.
Yes, there needs to be housing options for all ages in order to
have a well rounded community.
Yes to all items noted.
A number of people at my table wanted a coffee
shop/breakfast place but when they were challenged with
having to support it and not run to Winnipeg for the service
they backed off.
In getting to know some of the community I was surprised at
the variety of backgrounds. If the internet was better, the
community should pursue "tech industry" type of companies.
Becoming more "community minded" and not running to
Winnipeg for supplies, etc.
Fire hall.
Recreation expansion (start with an outdoor ice facility with
warming area and eventually create an indoor facility).
Encourage market gardeners to have a regular market garden.
Water supply; encourage the RM to soften the water more.
Respondent
4) What would make La Salle a better place to work/live?
5) What are your thoughts on built form? Discussion Points:
Lot sizes, Density, Multi-family Development, Design
Standards
6) What would make it easier to get around La Salle as a
pedestrian or cyclist? Discussion points: Active
Transportation, Sidewalks, Pedestrian Connections, River
Access
7) Would you like to see more housing options? Discussion
Points: Seniors' Housing, Affordable Housing, Multi-family
Housing
8) Would you like to see more services and employment
opportunities in La Salle? Discussion points: Main Street,
Services (Retail, Professional), Industrial Park
9) Are there any opportunities that you think La Salle should
pursue or expand upon?
10) Are there any constraints or challenges that the
community needs to overcome?
11) Is there anything else that the project team should be
considering during this planning process?
Answer
< 5 Yrs
5-10 Yrs
10-20 Yrs
> 20 Yrs
1
2
3
4
5+
0-19
20-39
40-59
60+
#
22
12
16
16
1
32
12
15
7
0
18
31
18
%
33%
18%
24%
24%
1%
48%
18%
22%
10%
0%
27%
46%
27%
1) How long have you lived in La Salle?
2) How many people live in your household?
3) Age of the individual completing this
survey?
LA SALLE SECONDARY PLAN - COMMUNITY SURVEY
61
1
1
1
Love living here.
Planning around Main Street. Once you cross the bridge its
pretty barren and ugly. Trees and shrubs would enhance the
view of the community. Main Street has a large parking lot
with no visual barriers; building with no trees or shrubs. Coop
has a bare front lawn. Should work on the aesthetics of the
town so that it matches the natural beauty of the area and it
will act as a sound barrier.
Interconnecting trails and bike lanes on the Main roads.
Should also accommodate rollerblades and have sidewalks
that are walkable in the winter time.
The river is an asset that will lose its appeal as more dirt
encroaches on the river banks.
Develop a portage that allows canoeists to get over the rocks.
The river trail in the winter is awesome; don't change it.
A cross country ski trail along the river that is not accessed by
the snowmobiles.
There is lots of opportunity in La Salle to kayak, snowmobile,
canoe, fish, cycle and walk; we need interconnecting trails
that make it an interesting trip.
Outdoor play space in the park/green space along PR 247
would be nice.
Take advantage of the green space along the rail line in town
(i.e.: garden boxes that donate produce to food banks).
Consider geocaching in the area. Could incorporate some fun
events with prizes that encourages people to get out and
geocache.
More variety on the type of housing available (i.e.. seniors and
affordable housing, apartments). For those who want to sell
their homes but stay in La Salle there are currently limited
options.
Beautify main Street. So many small towns have nice
entrances; La Salle is an awesome place to live with so many
amenities and it would be nice to see it more visually
appealing.
Don't want to see the treed area north of the bridge
destroyed; it's a beautiful view.
There will be more traffic issues with population growth; the
walkability of the community will become very important.
Create some natural sound barriers.
As the population grows, the community will need ways to
engage them.
I like the town, I like the opportunities. Could monopolize on
the historical aspects of the community; there are some old
building but they are not recognized.
The community has all that it needs; expanding was a nice.
Having a community centre is great. The curling club has done
a great job engaging ne people in town. Friday nights is a great
experience at the club; don't lose that.
62
1
1
1
Faster internet, more tv options.
Coffee Shop.
Indoor arena/swimming pool.
Parks in all developments.
Moved to La Salle for many reasons including lot sizes. The
generous sizes provided space to have a garden, deck and a
little space to run around.
Feel of a small town should not be lost.
Main Street, keeping the views visible.
Paths connecting all developments/areas for walkers, runners,
bikers that can be used for walkers, cross country skiers and
snow shoes in the winter.
Access to river for canoes/kayaks.
Seniors housing would be great.
Multi-family (when done properly) in a capacity that has the
units occupied.
Businesses that support and respect the community; nothing
smelly or loud that affects the peace of La Salle.
Indoor pool.
Indoor rink.
Internet.
63
1
1
1
Pave PR 247 east at least to Voriot Road.
Multi-family, senior apartments, affordable alternatives to
single family dwellings.
Permanent boat launch and a plan to keep the river clean and
accessible.
Yes.
A more inviting Main Street with trees, building standards and
green space.
64
1
1
1
Expand PR 330 to double lane with lights.
They are fair with the exception of the 6' fence post, that's a
bit excessive.
Indoor skating rink.
Splash pad.
65
1
1
1
Controlled pedestrian crosswalk across Main Street.
Fill in ditches for better insect control.
4-lane highway into La Salle.
Raise bridge to protect from flooding.
Separate pedestrian bridge.
Single family dwellings only.
70 ft lots minimum.
No back lanes.
Green space.
Pond and continuous paths for inline skating, strollers,
walking, jogging, etc.
Dog waste dispensers and waste containers along path.
Assisted living and 55+ only; no multi-family housing.
Yes.
Tim Hortons, McDonalds, Starbucks.
Indoor ice surface for hockey and curling with an indoor track.
Indoor swimming pool.
Improvements to internet service.
All existing ditches within the town should be filled in.
Library.
66
1
1
1
Greatest appeal is the large lot sizes, space between houses
and large yards. This option should remain available to attract
homeowners looking for more space within a short commute
to the City.
Happy to see the pathway connecting Kingswood South to the
main area of town; it would be great if it was upgraded to be
wheel chair accessible.
Access to the river for cross country skiing in the winter.
Full size grocery store.
Industrial park and or shopping centre at perimeter and PR
330.
Cross country ski club and groomed trails at the Kingswood
Golf Course.
Consider twinning PR 330 from the perimeter to town. There
is often high traffic and impatient drivers who are passing
others in a dangerous fashion.
67
1
1
1
High speed internet (fiber optic).
Embrace small town charm while growing.
People move to La Salle from Winnipeg because they were
attracted to the larger lots and less densely populated
neighborhoods.
Recent active transportation has been a good start.
River trails would be nice.
Paved paths would be an improvement.
No to affordable housing/multi-family housing. If that is the
direction development goes, then we'll move back to
Winnipeg.
Don't want or need an industrial park.
Main Street could benefit from more (coffee shop, restaurant,
bakery).
La Salle is a gorgeous natural setting thanks largely to the
river. The community needs park space set aside to enjoy
along the water.
Often hazardous commute on PR 330; roadway would benefit
from turning lanes at the least.
Main Street (Route Principal) lacks aesthetic appeal.