Red Deer County Development Framework Report
ACKNOWLEDGEMENTS
We would like to thank the following people for their individual contributions and support during the Gasoline Alley East planning process.
Red Deer County Senior Administration and City of Red Deer Planning and Development Services Staff Angus Schaffenburg, Major Projects Planner, Robert Coon, County Manager Tom Warder, Engineering Services Manager Harry Harker, Director of Planning & Development Services Johan van der Bank, Planning Manager Consulting Team Kyra McCardle, Linda Henrickson, Davin Shillong, Laura Tedball, Denise Bedford, Calvin Symington, Christi Fidek, Michael von Hausen, Project Director Lisa Larsen, Katherine Ritenburg, Kathy Rayner. MVH Urban Planning & Design Inc. 14562 16A Avenue, Surrey, British Columbia V4A 5S1, Red Deer County Council Telephone (604) 536-3990 Fax (604) 536-3995 Website: www.mvhinc.com Email: [email protected] Earl Kinsella, Reeve Stan Bell, Ken Van Dewark, Reimar Poth, Jim Wood, Jim Don Wuori, Wouri Design Consultants (Master Planning, Lougheed, Penny Archibald, Councillors and Landscape Architecture) Cal Srigley, Srigley Design Consultants (Urban Design, and Community Members Illustrations) Dolores Altin, Take Out Design Graphics + (Planning, Iris Farwell, Ed Farwell, Lance Farwell, Paul Pettypiece, Landscape Design &,Graphics) Brian McArthur, Bob Mills, Nicole Mills, Brenda Wyntjes, Ralph Salomons, Tom Wyntjes, Nancy Jurch, Olivia Other Contributing Professionals Toews, Henry Wyntjes, Doug Swan, Ken Apperley, Mary Ann Apperley, M.A. Estabrooks, M. Canna, S. Canna, Tony Lindhout, Parkland Community Services, George Gaetz, Vic Muller, Marie Kune, Alois Kune, Angela Fulton and Peter Piu, Alberta Environment, Richard Wilson, Scott James, Patricia Poulton, Ian Ken Froggatt, Alberta Sustainable Resource Development, Jerrard, Melissa Mah, Ken Mah, Ann McGibbon, Dennis Steve Banack, Al-Terra Engineering Ltd., Carney, Gail Morrisroe-Wyman, Jodi Miller, Brenda Brian Reid, Alberta Infrastructure & Transportation, Murdock, Ron Murdock, Trent Harder, Gary Butula, Sherri Barry Mason & Chris Jennings, Stantec Consulting Martin, Mike Meagher
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PURPOSE AND SCOPE
The purpose of this Gasoline Alley East Urban Design Plan is to create a detailed development plan for approximately 860 hectares (2,170 acres) east of Highway 2, generally north of McKenzie Road, south of Westerner Park and west of Range Road 272 (30th Avenue).
This Plan is to help landowners and staff coordinate high quality development so that all the landowners benefit from cooperative and predictable planning.
This report is the result of two detailed design workshops, and further analysis following the workshop process. The process involved business owners, landowners, residents, government agencies, other consultants, county staff, city staff, and county councilors to insure inclusiveness, feasibility, and support. This resulting document further details background analysis, development planning, servicing requirements, design guidelines, and organization to implement the Gasoline Alley East Urban Design Plan.
Respectfully submitted,
Michael von Hausen, MCIP, MLAUD, CSLA Project Director and President MVH Urban Planning & Design Inc.
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CONTENTS Acknowledgements 1 Purpose and Scope 3
1.0 EXECUTIVE SUMMARY 1.1 Industrial and Business Park Growth Centre 7 1.2 Unique Features of the Plan 9 1.3 Conclusions and Next Steps 10
2.0 BACKGROUND AND ANALYSIS 2.1 Process 11 2.2 Site Location and Objectives 12 2.3 Opportunities and Challenges 14 2.4 Land Ownership 15 2.5 Site Analysis Summary 16 2.6 Development Potential and Capacity 17
3.0 DESIGN FRAMEWORK 3.1 Guiding Principles and Strategies 18 3.1.1 Guiding Principles 3.1.2 Sustainable and Smart Strategies 3.2 Land Use Concept, Character Areas, and Eco-Industrial Network Potential 22 3.3 Road Network 26 3.4 Green Network 28 3.5 Servicing and Utilities 29
4.0 GASOLINE ALLEY EAST DESIGN GUIDELINES 4.1 Guidelines 31 4.1.1 General Green Guidelines 4.1.2 General Industrial and Commercial Guidelines 4.2 Specific Land Use Design Guidelines 38 4.2.1 The East Highway Commercial Strip 4.2.2 Business and Industrial Parks 4.2.3 Industrial Hamlet Core 4.2.4 South Agriculture Business Transition 4.3 Public Realm Guidelines 43 4.3.1 Streetscape Standards and Boulevards 4.3.2 Parks and Environmentally Sensitive Areas 4.3.3 Tree Selection for Street Planting 4.3.4 Street Furnishings
5.0 IMPLEMENTATION 5.1 Building and Phasing Development 48 5.2 Eco-Industrial Network Association 50 5.3 Stewardship and Funding Growth 50
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1.0 EXECUTIVE SUMMARY
1.1 Industrial and Business Park Growth Centre
The location and size of the Gasoline Alley East in the central corridor area of Red Deer County along Highway 2, provides a significant economic development opportunity for Red Deer County in cooperation with the City.
A number of important components drive its potential:
1. Gasoline Alley East will be a major employment centre for the County and the City of Red Deer. It will provide a rich variety of industrial and business park oriented uses that will play well into the long-term regional growth plans. 2. Gasoline Alley East will complement the recently developed urban design plan for the residential community of Gasoline Alley West and Liberty Crossing as well as the City of Red Deer long term growth plan. 3. The established Petrolia Business Park and the emerging Clearview Industrial Park provide a basis for business and industrial expansion. 4. Convenient access is already in place to the area from Highway # 2 along McKenzie Road from the south and Range Road #273 (40th Avenue) from the north. 5. The area is fully serviceable with water, sanitary sewer, storm water, and shallow utilities. 6. The area has significant support infrastructure already in place in terms of existing businesses and services. 7. Natural corridors and amenities provide opportunities * An Eco-Industrial Network creates cooperative relationships between businesses, governments, and the community to develop a recreational core of trails and open spaces to share and more efficiently use resources such as energy, materials, water, land, capital, infrastructure, and that complement the industrial/business park uses and people. offer additional amenities for their employees. 8. The size and variety of potential business and industrial users offer the potential to create an Eco- Industrial Network* of like minded enterprises who want to minimize waste, exchange resources and optimize business efficiencies.
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Westerner Park Old City Landfill Site
Piper Creek Trail Network
Current City of Red Deer Deer City Limits Red Landfill Site Petriolia Clearview Industrial Park Business Park
Potential Potential Industrial pedestrian or Community Gardens bridge from Gasoline Alley West & Liberty Crossing Slack Slough Community Greenway
Slack Slough Greenway The Highway Strip
McKenzie Rd. The Hamlet Core
Slack Slough Rge Rd. 272 (30th Ave.) Rge Rd. 272 (30th Rge Rd. 273 40th Ave.) Rge Rd. 273 40th
Fig. 1: Gasoline Alley East Masterplan Hwy. 2 south
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1.2 Unique Features of the Plan
Specific unique features of the Plan provide a structure for further development to realize its full potential.
1. The Highway Strip: Also known as the Service Road, 5. Powering Gasoline Alley East: The current City of Red the Strip is the traditional historic core of Gasoline Alley Deer Landfill site north of Gasoline Alley East offers an East. It is the memory of the area and will be retained opportunity to partially service the energy needs of the and enhanced. The highway oriented commercial mix area through the use of waste methane gas transformed of uses will also service the adjoining industrial and to electricity. business park uses as they grow and prosper. 6. EIN: An Eco-Industrial Network (EIN) Association could 2. Industrial Hamlet Core: This smaller business and be developed through County leadership in association industrial core area at the intersection of Range Road with Petrolia Business Park and Clearview Industrial Park 273 (40th Avenue) and McKenzie Road will provide a who could target additional contributing industries. centralized business centre for the area catering to businesses who want exposure to McKenzie Road as 7. Local Transportation Network: The proposed road well as a convenient and central location. network builds on the existing infrastructure and planning work that was underway at the time of drafting the urban 3. The Slack Slough Greenway: The Slack Slough design plan. It provides for a focal point at the entrance Conservation area has the potential to be extended from Highway 2 and McKenzie Road, from where collector northeast in the form of a recreation and conservation roads provide local access and connect to arterial roads. greenway through the Gasoline Alley East area to meet The road network recognizes and preserves the integrity of Piper Creek on the north central part of the site. the Slack Slough Greenway. A potential pedestrian bridge across Highway 2 would connect with the commercial 4. Piper Creek Recreational Trail: The Piper Creek and residential development in Gasoline Alley West and Corridor offers an excellent opportunity to extend Liberty Crossing Community. a trail system from the City of Red Deer above 19th Avenue at the Westerner Park Grounds south through Gasoline Alley East and along its east boundary. This trail could interconnect with the Slack Slough Greenway and extend also southwest to the Slack Slough nature viewing area.
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1.3 Conclusions and Next Steps
This Plan provides improvements to the road framework, drainage network, land uses, greenways, recreation, and agricultural transition program. It also provides further design direction on major features in the area including streets, tree planting, and street furnishings as well as detailed design guidelines for commercial, business park, light industrial, and recreational land uses. In addition, a number of other conclusions that follow illustrate the feasibility and support for the urban design plan that have been further reinforced through further research, community participation, planning, and design development:
• There is clear support for working together toward a common goal of creating an outstanding complete community (East and West Gasoline Alley as well as Liberty Crossing) that combines industrial and business park expansion (Gasoline Alley East) with residential and commercial development (Gasoline Alley West);
• The proposed Gasoline Alley East Urban Design Plan is supportive of the Municipal Development Plan (MDP) and Springbrook/Gasoline Alley Major Area Structure Plan (MASP), and the Intermunicipal Development Plan (IDP) principles, goals, and policies. These plans call for the development of smart and sustainable Red Deer County communities that conserve the natural capital and direct new development to existing hamlets or planned rural villages;
• There is adequate potable water and sanitary sewer capacity to service the projected commercial, business park, and industrial expansion (with additional capacity studies and cooperation underway);
• The urban design plan suggests the formation of an Eco-Industrial Network Association between owners, tenants, and the County, whose responsibility is the management, promotion, and development of the Gasoline Alley East area; and
• Further detailed engineering and planning work is required to refine the proposed designs at the detailed site design level, while still pursuing the goal of a compact, smart, and sustainable complete eco-industrial community concept.
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2.0 BACKGROUND AND ANALYSIS
2.1 The Process
A comprehensive technical review of information Following the Monday night session, the MVH consulting started in January and February 2007. The consulting team took the results and worked on Tuesday and team worked closely with Red Deer County staff and Wednesday on various concepts and urban design their consultants to create the base information and options. Working with County Staff, local consultants, assumptions for the Plan. and other professionals throughout Tuesday and Wednesday helped clarify policy and technical matters. An Urban Design and Planning “Charrette” for Gasoline The MVH team worked into the evening on Wednesday Alley East was then held with the community on March and Thursday morning to prepare a presentation to 5th to 8th, 2007. The Charrette kicked off with a highly the community Thursday evening. The presentation interactive session with over 70 community members, created some very interesting dialogue and the ensuing City of Red Deer staff, provincial agencies, and County discussions further refined the Urban Design Plan and the staff participating on Monday evening, March 5th. Small associated land development strategies. group discussions explored what was unique about Gasoline Alley East, what it needed, and the types of The MVH team further developed their urban design plan future businesses that would fit. The small groups also through intensive visits on April 10th and 11th as well as “Visioned” forward 10 years to the newspaper headline May 2nd and May 16th to refine strategies and discuss for the day. The ideas and results are reflected in the details with County staff, consultants, and continue Opportunities and Challenges section as well as the discussions with existing landowners and prospective development concepts that follow. developers.
Stakeholders participate in design and planning through the “Charrette” process
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2.2 Site Location and Objectives
Site Location and Size
Gasoline Alley East is located in the central corridor area of Red Deer County along Highway 2, on the south edge of the City of Red Deer. The area boundaries run a half- mile south of McKenzie Road, West of Range Road 272 (30th Avenue), and south of Westerner Park and the City of Red Deer past and existing Landfill sites. The total area is estimated to be 860 hectares (2,170 acres) or Red Deer City Limits Red approximately 14-quarter sections of land as illustrated on the accompanying map.
Fig. 2: Adjacent influences on Gasoline Alley East
Fig. 3: Approximate Study Area Boundary
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Study objectives
1. Detailed framework for Springbrook – Gasoline Alley major area structure plan implementation: Inform and give direction to the Springbrook – Gasoline Alley major area structure plan at the local level. Gasoline Alley East
2. Community support: Engage the community in an interactive process that “listens” to the community and pro actively responds where possible to opportunities and needs. Gasoline Alley West 3. Urban design plan: Create a detailed land use and development framework for Gasoline Alley East.
4. Design and development guidelines: Develop detailed landscape, streetscape, and building design guidelines for the areas in Gasoline Alley East.
5. Complete community: Create the foundation for a complete community (East and West Gasoline Alley) where residents and workers Fig. 4: Gasoline Alleys East & West form a complete community can live, work, play, and learn close by.
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2.3 Opportunities and Challenges The following summarizes opportunities and challenges from community and staff input as Opportunities Challenges well as site research: • Take advantage of the excellent location. • Improve traffic capacity and access to specific areas of the site. • Capitalize on the existing commercial services, business park, industrial uses, and Westerner Park. • Decrease existing and potential noise, substance, and light pollution to the water and air in the area. • Use the convenient Highway 2 access and access to McKenzie Road. • Develop a local transit system that serves East • Create a green network of trails and greenways and West Gasoline Alley. using Piper Creek and Slack Slough. • Improve the design and development standards in • Improve and enhance natural storm water runoff the area. through a wetland system. • Enhance the visual appearance of the existing • Build on existing area infrastructure planning. developed areas.
• Create an innovative eco-industrial community. • Transform old Landfill site into an asset, potentially serving both City and County (Energy • Provide a variety of lot sizes to accommodate a Centre). variety of business and industrial users.
• Reduce and manage waste production through a • Minimize pollution entering Piper Creek. local recycling network. • Harmonize road crossings with wildlife and • Develop a green infrastructure plan that retains pedestrian greenways to minimize conflict. and enhances the natural corridors and uses them for stormwater management and nature conservation. • Work with Westerner Park to complement their expansion plans. • Encourage green building technology to reduce energy use and conserve natural resources. • Work with Alberta Infrastructure and Transportation to improve local and regional access. • Explore energy opportunities associated with the Landfill site north of the area. • Develop the right mix of business and industrial • Complement and not compete with the City of Red uses to create a cooperative model eco-industrial Deer future plans. network.
• Plan for the high pressure gas pipelines that cross the site.
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2.4 Land Ownership
The area offers an outstanding opportunity for cooperation as only 14 landowners control more than 75% of the land in the Gasoline Alley East area. These landowners can work together to coordinate planning and development of their properties so that natural areas can be retained, access is improved, and land uses are compatible with adjoining uses. Red Deer City Limits Red
Fig. 5: Potential for an Eco-Industrial Network Association with landowners
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2.5 Site Analysis Summary
The site has some outstanding characteristics that provide a sound basis for the urban design plan that follows including:
1. Good access from the west (Highway 2) and south from McKenzie Road Deer City Limits Red 2. Support commercial services along the Highway 3. Petrolia Business Park and Clearview Industrial Park existing uses 4. Westerner Park to the north (exhibition, convention, and public event facility) is an asset that could coordinate future expansion plans with uses and access improvement 5. Natural assets of Slack Slough and Piper Creek (connecting the two areas) 6. Excellent views east and southeast from the central “High Plains” area 7. Prevailing winds are from the southeast and the sun orientation is strong, especially in the central “High Plains” area, and therefore wind breaks would be beneficial with the more exposed position. 8. The western area is lower and more oriented toward Highway 2 and highway related commercial activity, although Petrolia Business Park is oriented inward with little or no visual connection to the Highway 9. High pressure gas pipelines cross the site and require 10 meter building setbacks 10. Landfill areas block the views 11. Community Centre provides a community facility for the area 12. Access from the City of Red Deer via 40th Avenue (Range Road 273) 13. Large relatively flat undeveloped areas (especially the central plateau “High Plains” area) 14. Proximity to Red Deer Regional Airport to the west 15. Surrounded by agricultural uses to the south and east Fig. 6: Site Analysis
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2.6 Development Potential and Capacity
There is significant development potential for Gasoline Alley East as much of the area is still undeveloped. The following summarizes the high to low development potential of the area.
High Development Potential:
The south-central, central and east portion of Gasoline Alley East have the most development potential for Red Deer City Limits Red business park and light industrial uses. These areas are largely vacant or under development and have little or no constraints to development.
Medium Development Potential:
The south area is designated as Medium potential as this area south of McKenzie Road should be reserved as a transition area to rural agricultural uses to the south and east. This area should be used for Agricultural businesses such as green houses and related uses.
Low Development Potential:
These areas are either nearly fully developed or have significant environmental constraints and recreational opportunities.
The highway commercial and Petrolia Business Park are almost fully developed. The existing and former landfill bordering the north edge of the site require a minimum setback of 450 meters for the active landfill (300 meters for inactive landfills) for any permanent accommodation, food preparation, hospitals, and schools. Fig. 7: Development Capacity The Slack Slough connection northeast toward Piper Creek and the Piper Creek riparian area have low development potential as they should be conserved as green corridors reserved for recreation and conservation uses only.
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3.0 DESIGN FRAMEWORK
3.1 Guiding Principles and Strategies
3.1.1 Guiding principles
Sustainable development includes three sets of principles - Ecological, Economic and Social, to balance development for Gasoline Alley East.
1 Ecological Retain significant natural features and expand them to create a comprehensive network of recreational resources.
2 Economic Create a diversity of local employment opportunities by creating a variety of lots sizes, improving access, and expanding supportive services.
Optimize siting for highest and best land uses by clustering similar uses together.
3 Social Create a more accessible and interconnected recreation network, common social spaces, and educational opportunities.
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3.1.2 Sustainable and Smart Strategies
This plan embraces the sustainable and smart strategies These strategies direct the nature and content of this components. These detailed strategies also apply outlined in the Gasoline West and Liberty Crossing plan so collectively a “Complete” community can be the broader based Municipal Development Plan and Urban Design Plan. It also respects the aspirations created. Gasoline Alley West will provide some of the Springbrook- Gasoline Alley Major Area Structure Plan of and complements the City of Red Deer Municipal residential and commercial components, while Gasoline policies, principles, and goals to the Gasoline Alley East Development Plan 2008. Alley East will provide some of the “employment centre” site:
• Respect Existing Uses: • Create a Complete Neighbourhood: • Minimize redevelopment impact: • Connect to Context:
Support the retention of existing uses Build a compact and efficient Respect the adjoining lands Encourage a variety of transportation in the transformation so that they neighbourhood where residents and with sensitive redevelopment networks with reduced emphasis on can grow and prosper in cooperation businesses can live, work, shop, that contributes green space the automobile (greenways, bike (e.g., Petrolia Business Park, Highway learn, and play (Gasoline Alley East and amenities while providing routes, transit, and facilities) and Commercial, Clearview Industrial and West and Liberty Crossing); appropriate built form (Slack Slough improve connections to the proposed Park and the Community Centre); conservation area greenway and Piper Creek Network, the City of Red Piper Creek); Deer and adjoining areas;
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• Integrate Live/Work and Innovation: • Retain Rural Agriculture Character: • Promote Adaptive Reuse: • Maximize Environmental Sensitivity:
Encourage the provision of a Develop a strategy that provides for Encourage the adaptive reuse of Conserve and expand the local variety of live/work opportunities plentiful open space and guidelines existing buildings as community wetland system as part of a natural in the Industrial Hamlet Core area that reflect the rural agricultural assets (Community Building and other and local habitat and stormwater that expand the possibilities for roots of the area and County (the agriculture heritage resources where project; link this green infrastructure businesses, a 24 hour presence, south agriculture business belt is possible); network with the proposed Piper safety, security and affordability; intended to mix open space and Creek trail and environmental business as a transition to the system; surrounding agriculture uses);
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• Maximize “Green” and quality of • Provide Safe and Social Public • Create Enduring Value: • Invite Local Participation: the Streetscape: Places:
Improve the streetscapes using street Encourage the development of public Ensure that public and private Create the sense of local ownership furniture and tree/shrub planting, places (enhancement of the Highway investment in infrastructure is well- of the Plan by inviting participation taking care that the planting does Commercial Strip area and the planned to gain maximum value in the creation of the public not obscure the visibility and development of the Industrial Hamlet especially for public safety and amenities including the development accesses to the adjoining businesses; Core ) for gathering and interaction amenity in the area; of the Slack Slough and Piper Creek along with street oriented live/work Trails and Conservation Area, the units to improve the surveillance of trail greenbelt system and other these areas; public amenities.
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3.2 Land Use Concept, Character Areas, and Character Areas Eco-Industrial Network Potential 1. Highway Commercial Area: Existing and future service Land Use Concept commercial and retail uses bordering the Highway 2 area.
The Land Use Concept is intended to illustrate the land 2. Petrolia Business Park: Existing and future business park use character areas and the greenway network proposed for Gasoline Alley East. Specific zoning will be required uses including office, storage and warehousing and light for each parcel that reflects the intent of the character industrial uses in the northwest part of the site. Plans for areas and associated uses. Petrolia Business Park should complement and coordinate with expansion plans of Westerner Park to the north. The land use character areas reinforce the unique natural and location signatures of each while providing some 3. Piper Creek Business Park: Proposed business park degree of flexibility for different uses (refer to the Red combining commercial and light industrial uses and Deer County Land Use Bylaw for further detailed zoning incorporating a trail system along the west side of Piper information). Creek.
4. Southwest Business Park: Mixed business park including office and warehousing, and potential supportive commercial uses such as hotel.
5. Clearview Industrial Park: A variety of light industrial uses including manufacturing, storage, and warehousing.
6. Industrial Hamlet Core: A limited commercial development area that is focused on the needs of the industrial community with potential for live/work units.
7. Agriculture Business: The agriculture business belt is intended to have agriculture businesses adjoining McKenzie Road that have a large open space or green component like nurseries as an appropriate transition to the agriculture uses along the south side of the site.
88.. The Slack Slough Greenway and Piper Creek Greenway will connect a conservation and trail network through the development area.
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Old City Landfill Site
Piper Creek 3 Business Park
Current City of Red Deer Landfill Site 2 Petrolia Business Park
Potential Deer City Limits Red Potential Industrial or Community Gardens pedestrian Piper Creek bridge from Gasoline Alley West & Liberty Crossing Community
Slack Slough Southwest Greenway Clearview Industrial Park 5 4 Business Park
1 The Highway Commercial Area
McKenzieMcKenzie RRd.d. The Hamlet Core 6
8 Slack Slough Conservation Area Slack Slough ge Rd. 273 40th Ave.) ge Rd. 273 40th Rge Rd. 272 (30th Ave.) Rge Rd. 272 (30th Rge Rd. 273 40th Ave.) Rge Rd. 273 40th Rg
Hwy. 2 south Fig. 8: Gas Alley East Land Use Concept Agriculture Business 7 Gasoline Alley East - Urban Design Plan - February 2008 23
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Eco-Industrial Network Potential
Sharing input and outputs; information, materials, energy, Other Eco-Industrial Networking (EIN) Opportunities • Product exchange through manufacturing in close infrastructure, and green spaces for “Net Community include: proximity; Gain” is the essence of Eco-Industrial Networking. • Energy sharing through district heating or co- • Shared inputs such as purchasing and infrastructure generation; The Gasoline Alley East area offers significant opportunities costs; • Environmentally sensitive planning and conservation to develop an “Eco-Industrial Network” among its • Shared emergency response; of green space; landowners, tenants, and the County so that resources are • Environmentally sensitive infrastructure and • Public and private funding supporting management shared and redistributed within the community. The result construction; network and savings to both parties. is a more prosperous community with extra efficiencies • Waste exchange through recycling; that attracts other compatible and like-minded industries and businesses. Examples of Eco-Industrial Network projects are now increasing worldwide with the Alberta Industrial Heartland east of Edmonton investigating options and opportunities to pursue this route. Simply put, Eco- Industrial Networking sees everything as resources and not wastes. The resources are redistributed, converted, reduced, or otherwise reused to create another value- added product (e.g., recycling hydrogen or creating a recycling centre for plastics converted to another usable material).
One prime Eco-Industrial Network (EIN) opportunity is to power Gasoline Alley East with the methane from the Landfill areas adjacent to the site in the City of Red Deer. There is potential to convert the organic waste to methane gas and transform this energy to electricity that could help power the Gasoline Alley East area. A centralized power plant (gasification plant) could provide a portion of the power needs of the Gasoline Alley East Eco-Industrial Network partners. Although this is an idea that is yet to be implemented, it has great potential to turn an existing liability; the landfill, into an incredible asset for the Gasoline Alley East Industrial Community. Wind energy is another supplemental source of energy that could be investigated, especially in the upper “High Plains” area of the site. Fig. 9: Eco-Industrial Networks work cooperatively for mutual benefit
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Fig. 11: Stormwater management with industry needs reduces downstream impact on Piper Creek.
Fig. 12: Resource efficiencies can result in reductions in green house gases.
Fig. 13: Community synergies between all sectors, result in healthy and sustainable communities Fig. 10: Eco-Industrial Networks result in overall positive net gains for the Community
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3.3 Road Network
The arterial, collector, and local street designs are important in providing safe and effective access to development. Three detailed road cross-sections in Section 4.3.1 convey different functions and aesthetic values in the community. The following summarizes the additions and modifications illustrated on the accompanying Road Network Plan:
1. Spruce Street Extension (Collector Road): 4. McKenzie Road Widening and Access (Expressway): Spruce Street (17th Avenue) will be extended east and McKenzie Road is an important link between Gasoline south to intersect with Range Road 273 (40th Avenue) Alley East and West over Highway 2. It is also and permit the Piper Creek Business Park to develop. increasingly important as an access to Highway 2 for This road will enhance access to and from Westerner City traffic. The road could be expanded to 4 lanes Park. and possibly to 6 lanes (80 to 90 meter right of way) as part of a potential City/County ring road proposal. 2. Willow Street (Potential Pedestrian Overpass): Therefore, limited access points will only be permitted In the longer term, a potential pedestrian bridge at the at Range Road 273 (40th Avenue) and Range Road 272 west end of Willow Street across Highway 2 to the north (30th Avenue). end of Waskasoo Avenue would provide an important pedestrian/cyclist link with Gasoline Alley West and 5. Range Road 273 and 272 (Arterial Roads): Liberty Crossing community. Ultimately, Range Road 273 (40th Avenue) and Range Road 272 (30th Avenue) will be important sub-regional 3. East Highway Commercial Service Road (Collector connectors for the City and County expanding to 4 lane Road): The current service road bordering Queen arterial roads (40 to 50 meter right-of-way). City and Elizabeth 2 (Highway 2) has a portion that is one way County traffic use these roads from secondary highway north of Willow Street due to safety considerations 595 along McKenzie Road to access Highway 2. with the off-ramp configuration from Highway 2. It is recommended that this one-way be converted to a two 6. Local Road Network: The balance of the roads way configuration if possible with the realignment of will be efficiently designed to access all parcels and the off ramp or other solutions in the longer term to intersect with the collector and arterial road system improve access and egress from Gasoline Alley East, while minimizing short cuts and maximizing safety noting that Highway 2 is under the jurisdiction of Alberta considerations. Potential connections to Westerner Infrastructure and Transportation (Province). The Park and through privately owned farmland could be expansion of Highway 2 by two lanes, estimated in the considered in the long term. next 5 to 7 years, will require the Service Road to be closed on the west side of the highway and may provide 7. Transit: It should be noted that in the longer term a an opportunity to revisit the off ramp to the Gasoline local and regional transit system is needed for businesses Alley East service road. and residents in Gasoline Alley West and East community but funds and resources are not available at the present time. A potential pedestrian bridge connecting Gasoline Alley W. and Liberty Crossing Community would provide an essential link between east and west developments. 26 Gasoline Alley East - Urban Design Plan - February 2008
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Spruce St.
Red Deer City Limits Potential pedestrian bridge from Gasoline Alley West & Liberty
Crossing access commercial Hwy. East 49th St.
ROAD CATEGORIES
Provincial Hwy 2
Expressway
McKenzie Rd. Arterial
Collector
Local
Rge Rd. 273 40th Ave.) Rge Rd. 273 40th Ave.) Rge Rd. 272 (30th Possible Future Road
Hwy. 2 south Possible Pedestrian Bridge
Fig. 14: Road network plan
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3.4 Green Network Old City of Red Deer Landfill The long term vision is to connect Gasoline Alley East and West, and Liberty Crossing via a bicycle and trail “green” network. This green network attempts to provide a comprehensive network of pedestrian and bikeway Piper Creek linkages through the green infrastructure system and street network that will combine stormwater management Potential with recreation and wetland conservation. pedestrian bridge
over Highway 2 Deer City Limits Red Potential Industrial In Gasoline Alley East the backbone for the greenway to Gasoline Alley or Community Gardens West & Liberty system will be Piper Creek that runs along the northeast Crossing section of the site and the extension northeast of the Slack Slough conservation area to intersect near Range Road 273 (40th Avenue). Together these greenways can Slack Slough Greenway provide a recreation trail and conservation system that could link up with the City of Red Deer trail network north of 19th Avenue. The greenway network will also provide an important recreational network for the businesses and encourage biking to work and other nature-oriented healthy activities. Potential community gardens along the Piper Creek floodplain as shown could enhance this greenway network, if site access could be secured. At the same time, wildlife conservation and habitat can be enhanced as part of the larger regional conservation efforts. Stormwater management should also be considered as part of a multiple purpose “greenfrastructure” program. An interpretive program could be integrated to educate the public, residents, and businesses on the importance of wetland ecology in the prairie environment.
Slack Slough Conservation Area Rge Rd. 273 40th Ave.) Rge Rd. 273 40th Rge Rd. 272 (30th Ave.) Rge Rd. 272 (30th
Hwy. 2 south
Fig. 15: Green Network
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3.5 Servicing and Utilities
There is adequate existing sanitary (Waskasoo Regional Sewer Board) and potable water infrastructure to address the land use proposal in this plan. Should additional capacity be required in the future, Red Deer County is pursuing regional options for potable water supply and wastewater management. Industrial and business park owners and tenants are encouraged to investigate recycling their water for irrigation and other uses to reduce water and wastewater demand loads if possible.
Stormwater management will be largely covered by detention ponds and associated facilities. The County should consider the development of a master stormwater management plan for Gasoline Alley East. Fig. 16 & 17: District energy systems and stormwater management strategies could improve resource efficiencies
It should be noted that high pressure gas line pass through the area and will require at least 10 meter building setbacks. Detailed information on the pipelines can be obtained directly from the pipeline companies or the Energy and Utilities Board (EUB).
Fig. 18: Wetlands serve to detain and filter stormwater
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4.0 GASOLINE ALLEY EAST - DESIGN GUIDELINES 4.1 Guidelines Guide
These guidelines are intended to direct site planning and design. The first two sections are divided into General Green Guidelines and General Industrial and Commercial Guidelines to provide directions for the entire Gasoline Alley East area. These sections are followed by specific guidelines for the four major land use design areas, each providing direction on design intent, and specific design standards. A registered Landscape Architect shall prepare the landscape plans.
The purpose of these guidelines is threefold:
1. To implement the sustainable principles and goals set out in this report;
2. To assist developers in their specific site plans in the context of the overall intentions of the development plan; and
3. To assist in the development of a comprehensive site improvements strategy including the roads and comprehensive trail system along Piper Creek and through the central part of the site.
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4.1.1 General Green Guidelines
The objective is to integrate “green” and environmentally sensitive features into site and building design. These features should be considered in design review and Site Strategies: encouraged in implementation: 1. Minimize construction disturbance by protecting 3. Use deciduous trees to shade buildings during tree retention areas with fencing; summer months and reduce solar heat gain; 2. Specify light coloured, highly reflective roof 4. Utilize programmable thermostats in individual materials to minimize “heat island” effect. living or commercial units; 5. Install Energy Star™ or equivalent washing Stormwater: machines, refrigerators and dryers; 1. Use permeable pavers in the pedestrian walkway 6. Use energy efficient lighting for internal and areas within parking areas where possible; external lighting; 2. Use grassed swales and ditches for natural storm 7. Use renewable energy features such as solar and water management where appropriate; geothermal energy (for heating and cooling) as well as 3. Require stormwater detention on site as wind turbines. appropriate. Construction Material and Waste Reduction: Water: 1. Re-use existing building materials where possible; 1. Choose drought resistant native planting for 2. Use construction materials with recycled content landscaping to reduce water use; where possible; 2. Mulch planting beds to a depth of 15 cm to reduce 3. Retain top soil on site and balance cut and fill in water loss; grading; 3. Use recycled water/rainwater for irrigation (e.g., 4. Ensure construction waste is recycled where rain barrel program); feasible. 4. Limit the area of grass within a landscaped area to a maximum of 50% and use river rock and other Healthy Buildings, Healthy Landscapes and Practices: appropriate materials to create low maintenance but 1. Improve air quality by using materials that produce attractive landscaped areas. fewer off-gases for such elements as flooring and 5. Incorporate water use reduction features in paint; buildings and on-site (e.g., include grey water 2. Design windows so they can be opened for fresh air recycling system and install low-flow fixtures etc.). circulation; 3. Install clarifiers or oil separators on each drain; Energy: 4. Provide landscaping that includes wildlife habitat; 1. Improve energy efficiency through design and 5. Provide flexibility in design and universal building orientation (e.g., R 2000 or equivalent accessibility of units so that occupancy can standard and south building orientation etc.); change over time (e.g., live/work units, physically 2. Include energy efficient fixtures in buildings; challenged).
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4.1.2 General Industrial and Commercial Guidelines
Streetscape Provisions
1. Continuous sidewalks (or pathways) should be 5. Appropriate secondary direct and indirect landscape meter minimum canopy height). provided for the site’s full street frontage to encourage lighting and building lighting should be provided and not 8. Opportunities for pedestrian interest along the site’s pedestrian and bicycle use. A 1.5-meter concrete spill over onto adjacent sites or generate glare. frontage should be provided. sidewalk (or pathway) is required along the full frontage of the property. 6. Opportunities for public art and historical references 9. Landscape design should provide opportunities to sit should be encouraged where appropriate, except major and view or take part in walking or active recreation. 2. A 1.5-meter wide landscape strip is required along entrances where it conflicts with other informational the street frontage in Commercial and Industrial Hamlet signage. 10. Where applicable, boulevards should be planted areas. A single row of trees spaced 7 meters apart with indigenous, drought tolerant planting, including (with a 6 cm caliper minimum size) is required within 7. Crime Prevention Through Environmental Design street trees and shrubs, keeping in mind clear sight the landscape strip, along with low shrubs to screen (CPTED) principles should be followed to increase safety distances at intersections. temporary parking and drop-off areas. The continuous and security in and around buildings, especially during 1.5 meter landscape strip shall be provided along the evening hours. Additional accent lighting for walkways 11. Lower shrubs and other accent planting should be street frontage with at least 30% covered by mass and parking areas should be provided to increase used to enhance the green border and highlight entries planting of hardy shrubs, especially at the entries and visibility. Visibility can also be improved by low shrubs and features on each site. signage areas. The 1.5 meter landscape strip should also (maximum 0.6 meters high) and high canopied trees (2.4 have coniferous and deciduous tree planting in groups to further emphasize accent areas but not obstruct vision and access (with a 6 cm caliper minimum size.)
3. A continuous 3.0 meter landscape strip shall be provided along the property line in Industrial and Business Park areas with at least 30% covered by mass planting of hardy shrubs, especially at the entries and signage areas. The 3.0 meter landscape strip should also have coniferous and deciduous tree planting in groups to further emphasize accent areas but not obstruct vision and access (again, with a 6 cm caliper minimum size.)
4. Street lighting should be provided to engineering standards.
Fig. 19: Landscaped Streetscapes make biking or walking more appealing.
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Gateways
A. Primary Gateways provide the entry points to the business and industrial areas such as the entrance from McKenzie Road and Highway 2.
1. Monument signs, a maximum 1.5 meters high, should be used in accordance with the Advertising regulations within the County’s Land Use Bylaw and in combination with earth berms and planting to appropriately announce the primary accesses. 2. A signature “logo” should be developed for signage and area information that reflects the Business Park future vision as one of the premier business centres. 3. Direct lighting should complement the entrance without creating glare or other unnecessary impacts on Fig. 20: Primary Gateways are orientation points and adjoining uses. landmarks that identify primary access to the area.
B. Secondary Gateways are those entrances distinct to the light industrial and business park areas such as the potential pedestrian bridge across Highway 2 or at Range Road 272.
1. Monument signage should be provided in accordance with local regulations, secondary to the primary gateway signs but still visible to drivers. 2. Any signage should be integrated with appropriate trees and accent landscaping that flows with adjoining landscaping. 3. Unobtrusive lighting should be provided that features the sign and creates no external glare.
Fig. 21 Secondary Gateways identify distinct districts within Gasoline Alley East.
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Vehicular Access, Off-Street Parking and Loading D. Break up Parking Areas 1. Incorporate tree planting (an average of 1 tree every A. Parking Facilities six parking spaces) to break up the parking into parking pods. 1. Limited parking shall be permitted between street front and building. A drop-off lane is permitted with 2. Incorporate special features and pedestrian temporary drop-off parallel parking within the front yard connections in the parking lots to make it safer and more area, provided a landscape strip, including landscaping, pedestrian oriented. and a path or sidewalk, are provided. E. Loading and Outdoor Storage Areas 2. The majority of surface parking facilities should be located to the side or rear of the building. 1. Loading areas should be located to the rear (first preference) or sides (second preference) of the property Fig. 22: Shared driveways provide efficient access to side or rear B. Shared Driveway to Reduce Curb Cuts and and not easily visible from the adjoining street. parking areas. Impervious Surfaces 2. Loading areas should be screened from view from 1. Shared driveways to abutting properties should the major arterial roads, highways and collector roads be provided where possible to maximize safety and using layered landscaping and mounding, with the use of orientation, minimize impervious surfaces, and increase fences as a backdrop design element only. the landscaped buffer bordering the properties. Screening should include fencing, planting, and earth mounds that filter undesirable views; barbed wire is C. Landscaping and Screening of Parking Facilities prohibited.
1. A layered landscape treatment should be provided 3. Security fences up to 2.5 meters high for storage to screen parking and loading areas while providing and loading areas should be limited to green or black strategic visual access to signs, entries and access areas. covered chain link fences or equivalents that are accompanied by appropriate hedging or other plant 2. Safety and security are important factors in the material in a minimum 1.5 meter landscape strip. No layout, size and characteristics of plant material and storage materials exceeding 2.5 meters high shall be earth-mounding that effect visual access throughout the placed within 5 meters of the fence. site.
Fig. 23: Smaller parking pods increase pedestrian safety, provide landscaped swales for stormwater run off and shade.
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Architectural Characteristics
A. Height and Setbacks
1. Buildings should follow the existing height regulations 3. Generic “Big Box” building designs that exhibit little G. Weather Protection in the specific land use district height limits with the façade interest and transparency to the street should be second story stepped back from the street in the case of avoided. 1. Main building entries should provide generous weather industrial warehouse uses. protection that is designed to be an integral feature of E. Main Entries to Streets the building’s architectural character. 2. Buildings along roads require a minimum setback equal to the height of the building but not less than 1. Main building entries should be clearly identifiable, 2. Larger sites that are developed with more than one 7.5 meters. Consideration for views with appropriate visible, transparent, and accessible from the street. building should provide a weather protected walkway setback and building step-back provisions should be system to connect building entries within the site, and included in the design criteria for buildings. 2. Pedestrian interest and comfort at entries should be coordinated with adjacent sites if possible. provided through specifically designed seating, signage, B. Building Width and Depth lighting, and features that signal the building’s use. 3. Canopy and/or awning systems detailing should consider integrated signage, lighting, and display 1. Neither the width nor depth of an individual building F. Building Articulation systems. should exceed 60 meters. 1. Building articulation can be achieved utilizing 4. Canopy and awning systems depth should be 2. Additional width or depth may be considered where glazing, canopy, and shading systems, as well as exposed maximized to provide greater weather protection, as the proposal demonstrates visual interest and diversity. structural components. well as reduce the scale impact of larger buildings.
3. Where the need for longer, wider buildings can be 2. Feature banding to break up perceived wall 5. Weather protection elements on overhangs may be demonstrated, consideration should be given to façade height might be used to assist in achieving horizontal considered in required yards and landscaped setbacks. articulations, and connections by transparent bridges articulation. and walkways above the ground floor. 6. Ground-oriented pedestrian “streets” through large 3. Highly visible circulation and building systems are footprint buildings are encouraged to create connections C. Transparency encouraged. to on-site circulation routes and amenities, consistent with a campus-like high-tech environment. Such 1. Views into building activities should be provided when 4. Vertical service elements, such as stair and elevator circulation through buildings should be clearly identified possible, especially at the grade level; accordingly, use shafts, that are located to the perimeter of the building, and designed for use by the public. of mirrored or highly reflective glass is discouraged. may be used to assist in articulation, as well as express their function. D. Massing and Form 5. Rooftop mechanical systems, and other appurtenances 1. On larger sites, higher building massing should step should be integrated into the form of the building or back from the street edge. screened from view.
2. Larger sites and larger buildings can accommodate a variety of building forms and massing options.
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H. Exterior Material and Color
1. Lower shrubs and other accent planting should be used to enhance the green border and highlight entries and features on each site.
2. Exterior building design should reflect the light industrial and business park character by utilizing appropriate, durable materials.
3. Exterior materials that are encouraged are contemporary metal cladding systems; glass and steel; and architectural concrete. Fig. 24 & 25: Break up the building massing by articulating the facade 4. Vinyl and corrugated metal are discouraged as primary through glazing, canopies, fenestration, landscape, integrated signage exterior materials but can be used as accent features on and second floor or big box massing set back. buildings. Earth tone colours such as greens and browns are encouraged as well as variations on bolder, primary colors to provide accent only.
I Signage and Lighting
1. Street and entrance lighting should be integrated into site design.
2. Building and landscape lighting should be included with landscape features.
3. Corporate signage should be subordinate to the design of the building.
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4.2 Specific Land Use Design Guidelines
4.2.1 The East Highway Commercial Strip
Design Intent Specific Design Standards 5. Signage will be neon and follow the character of This service commercial area will support both the 1. Buildings will be one to two stories to maintain the existing signs so that they blend in; highway traffic and the growing Gasoline Alley East existing character of the Strip; area. The design intent is to reinforce the Strip pass- 6. Landscaping will also be required in the signage through character and light up the sky at night with neon 2. Parking will be located to the rear and side of the placement zone to create a green landscape strip and special lighting where possible. It is importance to buildings; along the property line. At least 20 shrubs of up to 1.0 maintain and enhance driver access and safety in and out meters in height are required in the 5 meter signage of this area. Buildings will be generally one to two stories 3. A 1.5-meter pathway will be built on the east side of zone. A low 1 meter single rail wood fence (natural along the Strip and primarily include gas stations, hotel, the road. wood finish) is also encouraged along the property restaurant, and retail related commercial uses. The area line as a standard detail along the property line and will complement the design of the similar Gasoline Alley 4. Signage will be limited to a specific signage coordinated along the street. West Strip on the west side of the highway. placement zone at the property line that will include the placement of signage in one of three vertical placement 7. A vertical decorative element (Black metal banner General Development Guidelines zones – low height (to 3m), medium height (3m to 6m) or tall (6m to 10m). Applicants are encouraged to stagger posts with two horizontal metal support elements at top) on the outside edge of the parking stalls (in the 1. Develop a “Gateway” at McKenzie Road. This signage vertically on adjoining lots to maximize visibility. public right of way) will define the road and encourage gateway “family of features” will include a combination Only one free standing sign is permitted per property traffic to travel slower. of high vertical elements and lower “wheat stocks” frontage; public art that light up at night and move with the wind similar to Gasoline Alley West. Collectively, these elements will set a unique landmark image for the region and local area.
2. Fill in appropriate uses between the North and South sections that are vacant to complement existing uses with the requirement for Neon signage and building High: 6-10 metres design that is in the character and intentions of the “Gasoline Alley Strip” image.
3. Enhance Site Planning and Signage by limiting front Medium: 3-6 metres parking, storage primarily to the rear, and transparent fencing for visibility and security. Low: Up to 3 metres
Fig. 26: Signage placement zones and neon signage to create a unified Gasoline Alley Image 38 Gasoline Alley East - Urban Design Plan - February 2008
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4.2.2 Business and Industrial Parks
Design Intent
Petrolia Business Park in the northwest corner of Gasoline Alley East is already fully developed and the centrally located Clearview Industrial Park along the east side of Range Road 273 is under development. The following guidelines are intended for new development but can also inform an upgrade of existing developments as illustrated by Fig. 27 for Petrolia Business Park. The intent is to create a very green business and light industrial community connected by trails and anchored by a central Slack Slough Greenway. Treed streets with sidewalks or trails will provide a pedestrian-friendly environment with parking and storage concentrated at the side or rear of the property. Attractive building proportions and materials will provide an inviting and valued place of business and employment centre in the region. Existing landscape features such as shelterbelts (vegetation screens and wind breaks) as well as unique rolling landforms should be retained and reinforced where possible to retain the Fig. 27 & 28: Before and After streetscape upgrades to existing businesses legacy of the agrarian landscape.
General Development Guidelines
• Develop a Gateway Program that highlights the entries • Emphasize the park and rural setting by creating a • Improve the “greenfrastructure” by including to the major business industrial parks (e.g., Petrolia and generous landscaped strip along the street front and stormwater management and detention pond/wetlands Clearview) with ground mounted signs and landscape placing servicing, storage and the major parking to the as part of an integral greenway system (also as part of a features. sides and rear of the uses. linked ditch system on the interior lot lines).
• Create a streetscape identity that enhances the • Enhance building designs by discouraging blank walls, • Provide Green trail links where possible to the central business and industrial park area by creating a street increasing transparency of storefronts and adding greenway network, enhancing recreational opportunities tree planting and a landscape enhancement strategy pedestrian scaled details at entries and other principal for the business owners and employees. that includes selective sidewalk installation and ditch areas. This building design improvement could be enhancements. coordinated with a “Retro” theme for the area.
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Specific Design Standards
• A continuous 3.0 landscape strip shall be provided • Landscaping should be equipped with an in-ground • Landscaping treatments shall incorporate a variety along the property line with at least 30% covered irrigation system. of hard and soft elements and provide well-lighted by mass planting of hardy shrubs, especially at the • Landscaping should screen parking areas from adjacent pedestrian sidewalks through the parking lots, entries and signage areas. The 3m landscape strip streets and “soften” the overall appearance of the especially large format commercial uses. should also have coniferous and deciduous tree development. • A traffic impact analysis (TIA) may be required to planting in groups to further emphasize accent • Signs should complement the architectural design and evaluate the developments and the associated traffic areas but not obstruct vision and access (with a 6 be approved by the project architect. Only one ground circulation improvements. cm caliper minimum size). mounted sign per street frontage and one sign per wall • Storage areas should be buffered by fencing • Maximum building height will be 18 meters (Light will be encouraged so that commercial or industrial (maximum 2.5 m black vinyl chain link fence or Industrial 15 meters and Medium Industrial 18 use(s) is clearly stated but not overdone. netting covered fence) with further shrub planting on meters maximum heights). • Lighting should be directed lighting and not create the outside to break up the continuous fence line. • Natural features (landforms) and vegetation glare or associated nuisances to adjoining uses. (shelter belts) should be retained where possible to enhance the rural setting and retain traditional landscape patterns. • A rural palette of fencing (rail fencing) and other farm-oriented features are encouraged that relate to a more rural setting. • Parking will be generally located to the rear or side of the buildings with some short term parking in the front of the buildings; • A 1.5-meter sidewalk (or pathway) will be implemented in the public right of way with trees planted in a minimum 1.5 meter grassed boulevard adjoining the street (trees planted at 7 meter intervals along the street). • Blank side and rear walls should be discouraged and be instead animated with definitive building lines, building articulation, differing colour applications. • Parking/loading will be accessed to the rear or side of the units. • Access for the disabled should be provided for in building and site design. • Apply CPTED (Crime Prevention Through Environmental Design) principles. The County may require development projects to be reviewed by an Fig. 29: Illustrated design standards for industrial areas independent CPTED consultant.
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4.2.3 Industrial Hamlet Core
Design Intent
The Industrial Hamlet Core will be located on the • Provide Green trail links where possible to the larger intersection of Range Road 273 (40th Avenue) and green trail network west of the area. McKenzie Road. The Core will provide the industrial and business park community with convenient commercial services that are needed locally including auto repair, tire stores, and equipment suppliers. The area will have pedestrian friendly streets and provide the SpecificSpecific DesignDesign StandardsStandards possibility for live/work units. The area will back onto the Slack Slough Greenway, providing nature and • Buildings will generally be 12 to 15 meter high • LandscapingLandscaping shouldshould bebe equippedequipped withwith an in-groundin-ground associated recreational trails outside its back door. A consideringconsidering aadditionaldditional flflooroor to ceilingceiling requirements fforor irrigationirrigation system;system; few convenient eating establishments can also have commercial and industrial uses; patios overlooking the greenway. The area will have • LandscapingLandscaping shouldshould screen parkingparking areas fromfrom a unique industrial look and feel to it with a focus on • ParkingParking willwill bebe generallygenerally locatedlocated to thethe rear or sideside ofof adjacentadjacent streets andand “soften”“soften” thethe overalloverall appearance servicing the local industrial and business park users. thethe buildingsbuildings withwith some shortshort term parkingparking in thethe frontfront ofof thethe development;development; of the buildings;buildings; General Development Guidelines • Signs shouldshould complementcomplement thethe architecturalarchitectural designdesign andand • Front yardyard setbacks will be relaxed to permitpermit buildingsbuildings bebe approvedapproved byby thethe project architect.architect. OnlyOnly one groundground • Create a streetscape identity that enhances the closer to the street to create an industrial main street;street; mountedmounted sign per street frontagefrontage andand one sign per wallwall business and industrial park area by creating a street willwill bebe encouragedencouraged so thatthat commercialcommercial or industrialindustrial tree planting and a landscape enhancement strategy • A 1.5-meter sidewalksidewalk willwill bebe implementedimplemented in thethe publicpublic use(s) is clearlyclearly statedstated butbut not overdone;overdone; that includes selective sidewalk installation and ditch rightright of wayway with trees plantedplanted in a 1.5 meter grassedgrassed enhancements. boulevard;boulevard; • LightingLighting shouldshould bebe directeddirected lightinglighting andand not create glareglare or associatedassociated nuisances to adjoiningadjoining uses;uses; • Bring the buildings to the street by reducing setbacks • Blank side and rear walls should be discourageddiscouraged and be (may be relaxed to 1.5 meters) and placing servicing, insteadinstead animatedanimated withwith definitivedefinitive buildingbuilding lines,lines, buildingbuilding • LandscapingLandscaping treatments shallshall incorporate a variety storage and the major parking to the sides and rear of articulation,articulation, differingdiffering colourcolour applications;applications; ofof hardhard andand softsoft elementselements andand provideprovide well-lightedwell-lighted the uses. pedestrianpedestrian sidewalkssidewalks throughthrough thethe parkingparking lots,lots, • Parking/loadingParking/loading willwill bebe accessedaccessed to thethe rear or sideside ofof especiallyespecially largelarge formatformat commercialcommercial uses;uses; • Enhance building designs by discouraging blank walls, thethe units;units; increasing transparency of storefronts and adding • A traffictraffic impact analysisanalysis (TIA) may bebe requiredrequired to pedestrian scaled details at entries and other principal • Access forfor thethe disableddisabled shouldshould bebe providedprovided forfor in evaluateevaluate thethe developmentsdevelopments andand thethe associatedassociated traffictraffic areas. This building design improvement could be buildingbuilding and site design;design; circulationcirculation improvements;improvements; coordinated with a “Retro” theme for the area. • ApplyApply CPTED (Crime Prevention ThroughThrough EnvironmentalEnvironmental • Storage areas shouldshould bebe bufferedbuffered byby fencingfencing • Improve the “greenfrastructure” by including Design)Design) principles. The County may require development (maximum 2.5 m blackblack vinylvinyl chainchain linklink fencefence or netting stormwater management and detention pond/wetlands projectsprojects to be reviewed byby an independentindependent CPTED coveredcovered fence)fence) withwith furtherfurther shrubshrub plantingplanting on thethe as part of an integral greenway system (also as part of a consultant;consultant; outsideoutside to breakbreak up thethe continuous fencefence line.line. linked ditch system on the interior lot lines).
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4.2.4 South Agriculture Business Transition
Design Intent
The South Agriculture Business Transition area will Specific Design Standards be specifically created as a transitional use to the surrounding rural agriculture that borders the south and • A continuous 10.0 landscape strip shall be provided • The clustering of buildings should permit more east sides of Gasoline Alley East. The intent is to create along the property line with at least 30% covered by concentration is one area of the parcel with the a combination light industrial commercial area that has mass planting of hardy shrubs, especially at the entries remaining area being used for left as open space; a significant component of open space for its operation and signage areas ( with a 6 cm caliper minimum size.); like a plant nursery or similar use. By conserving a • Parking should be located outside the major views significant portion of the land for open space or green • Existing landscape features such as shelter belts from the roads and integrated into the landscape with uses, an appropriate agriculture buffer zone would be (vegetation screens and wind breaks) as well as trees and landforms concealing or screening the parking created. At the same time, these businesses could have landforms should be retained and reinforced where lots. Parking should also be clustered in smaller pockets significant visual exposure to McKenzie Road which will possible to retain the legacy of the agrarian landscape; to reduce the visual impacts; continue to be a major regional connector route. • Buildings will follow the agriculture/farm building • Signs should complement the architectural design and General Development Guidelines theme and be grouped in “farm clusters” to follow the be approved by the project architect. Only one ground traditional building patterns in the rural landscape; mounted sign and one sign per wall will be encouraged • Emphasize Agriculture Related Businesses that provide so that commercial or industrial use(s) is clearly stated a transitional use between business and industrial parks • Buildings will be a maximum 12 to 15 m high and have but not overdone; to the north and agriculture to the south. shed roof and gambrel (barn) roof designs to follow the farm building traditions. Flat roofs should be avoided; • Lighting should be directed lighting and not create • Create a Green Buffer by requiring a large portion glare or associated nuisances to adjoining uses; of the property to be left green or open space with • Building forms and materials should also follow a consideration for a minimum guideline of 50% open “farm theme” with the dominant materials being wood • Storage areas should be integrated into the landscape space. (equivalent) and steel (roofs); with earth berms placed in front of the fencing (maximum 2.5 m black vinyl chain link fence or netting • Encourage Clustering Agricultural Business Uses by • Building colours should also follow traditional farm covered fence) with further shrub planting on the considering a transfer of density and/or development colours and landscape elements, such as fences, should outside to break up the continuous fence line. rights from one portion of the property or properties to be natural (rail fencing) to reinforce the traditional the remaining area in return for conserving the balance patterns; as open space or for green uses that are appropriate.
• Improve the “greenfrastructure” by including stormwater management and detention pond/wetlands as part of an integral greenway system (also as part of a linked ditch system on the interior lot lines).
• Provide Green trail links where possible to the larger green trail network west of the area.
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4.3 Public Realm Guidelines
4.3.1 Streetscape Standards and Boulevards
Roads are categorized as Arterial, Collector and Local. Each type is described by the following illustrations. See section 4.3.3. Tree and Shrub Selection for Street Planting.
Fig. 30: Arterial Roads (40 meter ROW) Fig. 31: Collector Roads (33 meter ROW) Fig. 32: Local Roads (28 meter ROW) Accommodates four lanes of traffic. Includes swales on both Four travel lanes or two travel lanes and two parking lanes. Rain Two traffic and two parking lanes with shared bikeway and sides of the street, pedestrian and bike paths both sides. gardens on boulevards enable stormwater collection and snow 2.5 m. pathway. storage.
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4.3.2 Parks and Environmentally Sensitive 4.3.3 Tree Selection for Street Planting Areas General Guidelines These guidelines are most applicable to the Slack Slough Greenway area and development bordering • Match tree species selection, size and spacing along Piper Creek on the eastern edge of the site. At Hwy. 2 commercial access road, to those at Gasoline the same time, existing significant tree stands and Alley West greenway to create a unified look. related habitat shall be retained on site if possible and developed as part of a natural area and greenway • Tree species should be balled and burlapped or in wire network if possible. Elevated road crossings through baskets and a minimum 7 cm caliper for deciduous or 10 the Slack Slough/Piper Creek Greenways are highly ft. height for coniferous. recommended in order to maintain continuity of wildlife, and pedestrian corridors. This shall be • Species should be derived from suitable Alberta assessed at the site level, detailed design stage for nurseries and should be appropriate to soil and moisture properties adjoining the greenways. conditions.
Specific Design Standards
• Wherever possible, development projects shall avoid environmentally sensitive areas;
• Significant tree groupings shall be retained if possible following an assessment by a Certified Arborist;
• Applications affecting environmentally sensitive areas shall be reviewed in consultation with the Province of Alberta ministries (where applicable);
• Setbacks from watercourses shall be determined in accordance with the riparian areas;
• Habitat protection boundaries shall be formalized through Restrictive Covenants;
• Where trees are found greater than 20 cm in diameter (DBH), applicants shall be required to provide an arborist’s report and tree replacement plan, complete with security for replanting prior to issuance of a development permit.
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Red Deer County Development Framework Report
RECOMMENDED STREET TREES * * taken from Woody Ornamentals for the Tree Name Botanical Name Prairies by Hugh Knowles, University of Alberta, Edmonton, AB, 1995.
Description Usage McKenzie Road Willow Street Willow Local Roads 49th Street Hwy 2- Greenway 40th St. (Rge. Rd.273) Spruce St. (extension) 30th St.(Rge. Rd.272) Patmore Ash Fraxinus pensylvanica High-Headed upright oval tree. Matures up “Patmore” to 12 m. A good overall street tree. Use as secondary tree where double row of trees is shown. ** * Black Ash Fraxinus nigra High-Headed, narrowly -pyramidal up to Use as secondary tree along pedestrian 10 m. Yellow in fall. Tolerant of wet soil walkways, bike paths and street swales. conditions. Use as a primary tree in poor draining areas such as Slack Slough Greenway. * * ** Little Leaf Linden Tilia cordata “Greenspire” Neat and compact pyramidal tree with Use as a primary tree along streets, cycle yellow fall coloration and fragrant yellow and pedestrian routes in sunny areas or flowers. Mature height 10-12 m. where space is limited. ** * * White Oak Quercus alba Broad round topped head. Large vigorous Use as secondary tree along pedestrian tree, prefers dry, well drained soil. Slow walkways, bike paths and sunny, dry growing up to 20 m. areas. ** * * Siberian White Willow Salix alba “Sericea” Upright oval tree up to 12 m. with Use along greenways, walkways, bike distinctive silvery foliage and branching paths and swales, along Slack Slough form. Prefers moist to wet sites. Greenway where it can be seen from a distance. ** * * Colorado Spruce Picea pungens Narrow pyramidal coniferous species up to Use in mass planting or as individual 20 m. Drought tolerant. species along streets. ** * Serbian Spruce Picea omorika Narrow pyramidal coniferous. Matures up Prefers sheltered locations in moist soil. to 15 m. ** Gasoline Alley East - Urban Design Plan - February 2008 45
Red Deer County Development Framework Report
SMALL TO MEDIUM TREES *
Tree Name Botanical Name
Description Usage 40th St.(Rge. 30th St.(Rge. Spruce St. (extension) 49th Street Local Roads Hwy 2- Greenway Street Willow McKenzie Road
Amur Maple Acer ginnala Low Headed globe-shaped tree or large Use in hedgerows, landscape buffers and upright-spreading multi-stem shrub. 4-5 m. screens, along trails, bike paths and street swales. ** * * * Canada Plum Prunus nigra Low Headed ball shaped tree. 5 m. Use as secondary tree in landscape strips Abundant flowering. and near street swales.
** Schubert Chokecherry Prunus virginiana “Schubert” Upright- spreading - choose single stem Use in hedgerows, landscape buffers min. 3” (75mm) caliper. matures 2-7 m. and screens, pedestrian walkways, bike paths landscape strips and sunny, dry areas.
***** Japanese Lilac Tree Syringa reticulata Upright- spreading - choose multi stem Use in hedgerows, landscape buffers matures 5 m. pedestrian walkways, bike paths
***** Amur Corktree Phellodendron High Headed upright, neat, with soft Use along streets and walkways where a yellow fall colour, min. 3” cal (75mm). pedestrian scale experience is desirable. matures 9-10 m.
** *
46 Gasoline Alley East - Urban Design Plan - February 2008
Red Deer County Development Framework Report
4.3.4 Street Furnishings All site furnishings such as trash receptacles, bicycle stands, benches and lighting should be designed as a family of elements, using similar materials and form throughout the area. Directional signage is important for wayfinding along pedestrian routes especially greenways and trail way connections, to/from The Westerner and parking pockets. Large blank walls on streetscapes are discouraged. Signage should generally be incorporated into the building design. Novelty “retro” signage is encouraged along Hwy. 2 commercial establishments to create a similar look for Gasoline Alley East and West. Use of banners should be selective and limited to 40th Street at McKenzie Road, where a concentrated “ business hub” is located.
Fig. 33: Street furnishings should provide a unified look throughout the area unless specific to a district such as along the Gasoline Alley highway “Strip”.
Gasoline Alley East - Urban Design Plan - February 2008 47
Red Deer County Development Framework Report
5.0 IMPLEMENTATION
5.1 Building and Phasing Development Public Realm Landscape Improvements Funding Policy
It is very important to establish a sound and attractive There is also a requirement to establish a tree planting development pattern for Gasoline Alley East that creates and landscape improvement policy in the County to fund good value and attracts the desirable businesses. Petrolia the proposed landscape improvements of the streets. It Business Park and the commercial Service Road are the is suggested that developers pay for the public realm historic heart of the area and are largely complete, except improvements along their street front as part of the for a central portion on the east side of the Service Road. County development charges or a separate streetscape The Clearview Industrial Park area is under development improvement levy. In this way, each developer will and the Piper Creek Business Park is advancing its improve their portion of the streetscape and add value application. to their property. The landscape improvements are a relatively low percentage cost as compared to hard Infrastructure Improvements infrastructure improvements yet can add real estate value. These landscape improvements are important for These developments will require the upgrading of Range establishing the “sense of community” and quality street Road 273 in the medium term and the construction of environment envisioned for the Gasoline Alley East area. the extension of Spruce Street (17th Street) east and south for the Petrolia Business Park. Water, sanitary sewer and stormwater management through detention pond construction will be required as well as connecting to other utilities. These services are largely in place or close by and the balance of infrastructure capacity is there to include the proposed growth projections. Phasing Plan The County is looking into other water and wastewater management options at the regional level, should the The following is a preliminary projection of development need arise. sequence and location based on the current and desirable development patterns. This phasing strategy will probably change based on potential developers purchasing land and wanting to proceed in tandem or separately from other development.
The following diagram (Fig. 34) illustrates a three- phased alternative over the next 15 - 30 years that responds to one set of projected demands.
48 Gasoline Alley East - Urban Design Plan - February 2008
* Potential Red Deer County Development Framework Report pedestrian bridge over Highway 2 to Gasoline Alley West & Liberty Crossing Old City Phase 1: Landfill Site • Completion of Clearview Industrial Park; • Execution of Piper Creek Business Park; • Negotiate the Piper Creek Greenway and Current City of Red Deer associated trail improvements as part of Municipal Landfill Site Reserve and Environmental Reserve contributions; • Complete the service road development on the east side of the street with associated enhancement to the signage and streetscape improvements where possible. Deer City Limits Red Piper Creek Phase 2: (Depending on demand and can happen in parallel with Phase 1) • Initiate the southwest business park development on the north side of McKenzie Road west of Range Road 273 as well as complete the light industrial SSlacklack SSloughlough business park south of the Clearview Industrial GreenwaGreenwayy Park; • Negotiate the Slack Slough Greenway Municipal Reserve and Environmental Reserve, including the development of a comprehensive trail network connecting to the Slack Slough Conservation Area and the Piper Creek trail network; • Enhance Petrolia Business Park and other areas with redevelopment applications or adjoining improvements/expansion plans of Westerner Park; • Initiate the Gateway Industrial Park development.
Phase 3: McKenzie Rd. • The completion of the Agricultural Business area on the south border as a transition to the rural agricultural belt that surround the south and east portion of the site; • Initiate the Wyntjies quarter section industrial development. Slack Slough
*The potential pedestrian bridge across Highway 2 Ave.) Rge Rd. 272 (30th Rge Rd. 273 40th Ave.) Rge Rd. 273 40th is not scheduled in any specific development phase.
Hwy. 2 south Fig. 34: Phasing Plan Gasoline Alley East - Urban Design Plan - February 2008 49
Red Deer County Development Framework Report
5.2 Eco-Industrial Network Association
Specifically, a group of local business and industrial leaders should organize the Gasoline Alley East Eco- Industrial Network Association. This organization would oversee its resource sharing, recycling, transportation planning, promotion, and economic development. See Section 3.2 for more about the potential benefits of Eco- Industrial Networking.
5.3 Stewardship and Funding Growth
Gasoline Alley East will require the leadership and vision of Red Deer County, current landowners, and prospective developers if it is to be something special. The vision should complement the aspirations of the City of Red Deer and provide an employment centre for the region.
Funding: The funding of the infrastructure and amenities of the Gasoline Alley East project will need a variety of sources including Municipal Reserve dedication and possible provincial and private sources.
Fig. 35: Eco-Industrial Network Association
50 Gasoline Alley East - Urban Design Plan - February 2008 /HG +G east February 2008