Here Are Four Affected Property Owners in the West Pouce Area Covered Under the NCP Study Area

DRAFT i | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

1. Introduction ...... 1 1.1. Relationship of NCP to OCP ...... 1 2. Overview ...... 3 2.1. Future Growth Context ...... 3 2.2. Policy Context ...... 3 2.2.1. South Peace Comprehensive Development Plan ...... 3 2.2.2. Official Community Plan ...... 4 2.2.3. Economic Development Plan ...... 6 2.2.4. Boundary Extension ...... 7 3. West Pouce Overview ...... 9 3.1. Site Description ...... 9 3.2. Process ...... 10 4. West Pouce Neighbourhood Concept Plan ...... 13 4.1. Preliminary Concepts ...... 13 4.1.1. Key Design Principles...... 14 4.1.2. Pros and Cons of Preliminary Concepts...... 16 4.2. Preferred Concept ...... 17 4.2.1. Key Attributes ...... 17 4.2.2. Future Considerations ...... 18 5. Closing ...... 21

ii | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

1 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

The Village of Pouce Coupe (Village) is located adjacent to the City of Dawson Creek in northeastern British Columbia. The community of approximately 790 residents, which is often viewed as a bedroom community to Dawson Creek, is striving to enhance the quality of life for both current and future residents by expanding the type and quality of its housing stock. Pouce Coupe is seeking to accomplish this through the creation of a neighbourhood concept plan (NCP) for a large area of land located west of the heart of the community. This area, approximately 32 hectares in size, is known locally as West Pouce (Figure 1: West Pouce Study Area). This area has been identified for future residential development for a number of years and the Village is being proactive in helping articulate the vision for this area in order to guide future development.

In 2015, the Village of Pouce Coupe began having discussions to undertake the development of a NCP for West Pouce, with the process beginning in the latter half of 2017. The timing of the development of this NCP follows the completion of a number of key bylaws and plans for the Village including a new Official Community Plan (OCP) in early 2016 and Zoning Bylaw in 2017, and the development of a new Economic Development Plan (2018).

There are four affected property owners in the West Pouce area covered under the NCP study area. The direction of this NCP strives to align with the past and future direction of land use within this area, and therefore has no immediate implications to property owners in the area. What this NCP does do, is present the desired vision for development in this area, including land uses, transportation corridors, servicing considerations and integration with the community.

This NCP is the product of a consultation process that has spanned several years. It has included input from residents through the OCP process, provincial agencies, particularly the Agricultural Land Commission, and Village Council and staff. The final desired concept has been presented to the community through an open house format held on ______.

The West Pouce NCP is a secondary land use plan for a specific neighbourhood. In that regard, the NCP should either:

1. Align with the direction in the Village’s OCP; or 2. Present a different direction than that set forth in the Village’s Official Community Plan and present the amendments that would be required to the OCP.

In preparing the West Pouce NCP, various considerations were taken into account including:

• Guiding principles, objectives and policies of the OCP adopted by Council in 2016 • Other plans and studies carried out by the Village of Pouce Coupe including: o South Peace Comprehensive Development Plan direction (2007) o Economic Development Plan (2018) o Various servicing studies and memos

2 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

o Highway 2 Safety Study (2017) • Public input received during the course of the OCP process through open houses and facilitated workshops (2015 and 2016) • Direction received from Village Council and staff

Each of these considerations are factored into the development of the West Pouce NCP.

Figure 1: West Pouce Study Area

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The growth of Pouce Coupe needs to be planned and managed in a manner that maintains the Village’s unique identity and small-town charm. Growth presents opportunities and benefits that can enhance the livability, stability, and long-term sustainability of Pouce Coupe. Growth can also present challenges through generating less than desired impacts if managed poorly and without reflecting the community’s vision and goals. Future growth must ensure that land-use patterns are efficient, compatible and sustainable, as this will assist with the provision of municipal services and infrastructure and lessen the community’s dependency on outside sources of revenue for Village operations.

Future growth in Pouce Coupe is constrained by natural waterways, steep slopes and lands protected by the Agricultural Land Reserve (ALR) (Figure 2: Agricultural Land Reserve). With these limitations on the Village’s growth, the following areas have been identified for focused future growth through the completion of a variety of plans and bylaws:

• The core of Pouce Coupe – infill and redevelopment of under-utilized parcels • Lands north of 57th Avenue – new development • Lands west of Elevator Road (West Pouce) – new development

In order to ensure that the community continues to grow and ultimately thrive, a balance of new development and infill and redevelopment must occur. With this in mind, the Village of Pouce Coupe has taken focused approach to guiding development in West Pouce in order to ensure that resulting future development not only meets the needs of the community but the vision that has been articulated by residents and Council.

2.2.1. South Peace Comprehensive Development Plan Between 2005 and 2007 a collaborative effort between the Village of Pouce Coupe, the Agricultural Land Commission, Peace River Regional District and City of Dawson Creek saw the development of the South Peace Comprehensive Development Plan (CDP) and identified two areas of land to be taken out of the ALR to accommodate future development. At the time, one area was located within the Pouce Coupe municipal boundary and identified for future residential development. This area is the West Pouce area and the focus of this NCP. The second area was located immediately north of the Village’s boundary and identified for future industrial development. This area, as well as additional lands, have since been incorporated into the Village of Pouce Coupe. Figure 3: Future Development Land from ALR, (Figure 5.1 from the South Peace Comprehensive Development Plan – Phase 2 Report 2007), illustrates these two areas. Both areas are located adjacent to existing residential areas and have good access to both community and infrastructure services.

Figure 2: Agricultural Land Reserve 70 Meters 160 200 2,000 390 170 500 Acres Hectares 1,000 Legend Date: May, 2007 500 Agricultural Buffer Municipal Boundaries Residential Commercial Light Industrial Area Number Phasing Development Plan Agricultural Land Commision toon address an individual basis. 0 NOTE: Heavy Industry toDawson be Creek primarily in NE proximity of the to City Hwy 49 of and the railway. South Peace Comprehensive

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4 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

2.2.2. Official Community Plan Pouce Coupe’s Official Community Plan (OCP), which was completed in 2015 and adopted in early 2016, provides direction regarding development within the village. Within the OCP, the lands identified as West Pouce are designated for residential in the future; the concepts developed in this NCP followed this land use designation. In addition, housing needs as laid out in the OCP, as well as other priorities for development consideration, are discussed below.

Housing Needs The OCP supports the development of new housing to meet a variety of housing needs. It states that a range of housing types, tenures and affordable options will typify Pouce Coupe’s housing supply. The landscape of West Pouce is characterized by its gently sloping, sparsely treed pastoral lands with desirable views of the Village of Pouce Coupe and the Pouce Coupe River valley.

The OCP also promotes the construction of new seniors housing for both independent and dependent elderly residents and supports the development of future housing stock to allow seniors to age-in-place. It is advised that new senior-oriented housing to be within a 400 m walkable distance from the Village centre and amenities.

The new OCP for Pouce Coupe uses 2011 Census data for the creation of the following future housing needs (Table 1). Based on the current average household size in Pouce Coupe and residential dwelling composition from the 2011 Census, the Village would require the following number of housing units to meet demand based on the following scenarios. In reviewing the 2016 Census, it was determined that the housing type projections in the OCP are still relevant. The following scenarios were developed in the Village’s OCP to accommodate future population growth based on a diverse composition of dwelling units to accommodate different housing needs. These scenarios and housing requirements have been considered in the development of the West Pouce NCP and the various concepts considered in this report.

OCP Housing Scenario 1: 80% Single Detached, 10% Semi-detached, 5% Apartment, 5% Row House, 0% Other

OCP Housing Scenario 2: 70% Single-Detached, 15% Semi-detached, 7.5% Apartment, 7.5% Row House and 0% Other

Table 1: Future Housing Needs (Official Community Plan Bylaw No. 989, 2016)

Year Housing Single- Semi- Row (Population Apartment Other Total Scenario Detached Detached House Projection) 1 26 3 2 2 0 33 2035 (Low) 2 23 5 2 2 0 32 1 55 7 4 4 0 70 2035 (Medium) 2 48 11 5 5 0 69 1 89 11 6 6 0 112 2035 (High) 2 78 17 8 8 0 111

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Other Priorities In addition to providing guidance to the future housing needs in the Village, the OCP also provides many other policies that were considered in the concept development for West Pouce. These policies include the following:

S. 4.2 – Residential

• Guide new residential development, including single family, duplex and low density multi-family to land identified for future residential development (in the South Peace Comprehensive Development Plan) • Consider allowing coach houses on residential parcels subject to specific conditions, such as requiring connections to community water and sewer, and the availability of adequate space and access • Consider secondary suites as affordable housing options that will be permitted within single detached dwellings • Direct multi-family residential developments to locate near major roads • Ensure that new residential subdivisions include a mandatory dedication of park space included in the development • Allow some larger residential lots where permitted and on the basis that more compact forms of residential development are the municipal priority • Ensure that all new residential development considers, minimizes and mitigates impacts on ecological features, such as steep slopes, water courses, riparian areas, environmentally sensitive areas and the ALR

S. 5.4 – Infrastructure

• Continue to acknowledge and plan for future infrastructure needs • Ensure future developments in Pouce Coupe capitalize on existing infrastructure and minimize developments that require substantial infrastructure extensions and improvements • Ensure new municipal infrastructure, such as sidewalks, road crossings, and municipal buildings are designed to accommodate the needs of seniors and individuals with mobility issues

S. 5.5 – Transportation

• Improve the accessibility and safety of sidewalks in the community for people with limited mobility • Develop a comprehensive trail network throughout the community with an aim of connecting all neighbourhoods via a trail wherever possible and that links key destinations within and outside the community

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• Ensure that future development does not impede existing trails and that new subdivisions connect to the trail network

S. 5.6 – Environment

• Promote resident activities and initiatives that work towards a more environmentally friendly and sustainable community • Continue to preserve natural areas and greenspace in the community

S. 5.9 – Parks and Recreation

• Create a buffer zone using parks and recreation space between residential areas and industrial areas north of 57th Avenue • Identify, protect and enhance public views and vistas within the Village of Pouce Coupe's parks. trails and open space environments

2.2.3. Economic Development Plan In 2017, the Village undertook the development of an Economic Development Plan (EDP), which was endorsed by Council in early 2018. The main objective of the EDP was to provide the Village with guidance on increasing its economic viability and sustainability. The EDP set forth an economic development purpose, five guiding principles and a number of strategic objectives related to economic development. Tactics designed to increase the economic viability and sustainability included the development of a neighbourhood plan for West Pouce.

Purpose To strive towards being a vibrant rural community with exceptional quality of life through the offering of core amenities and services that make Pouce Coupe a desirable place to call home.

Strategic Priorities

Increase Pouce Coupe’s Economic Development Readiness

• Align long-term development planning and policies to support economic development

Ensure Businesses and Citizens Prosper from Economic Opportunities and Regional Inclusion

• Work with regional partners to design and develop adequate and affordable supplies of employment lands (all types) • Undertake external marketing and promotion efforts of tourism, inbound investment opportunities, citizen attraction, etc.)

Create a Sense of Place (Downtown Core)

• Develop and implement a marketing and branding program

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• Conduct a feasibility study for the procurement of the CN rail line through the heart of Pouce Coupe • Conduct a design charrette for the usage of the acquired rail line (park/community space, commercial centre and high density residential)

Increase Pouce Coupe’s Financial Viability

• Conduct a needs assessment and feasibility study for municipally owned enterprises • Research and explore the viability of boundary expansion to include employment related lands • Conduct a neighbourhood master plan for the West Pouce parcels of land • Create sustainable Village operations through conducting a functional review of Village operations

2.2.4. Boundary Extension One of the elements that is constraining the Village is the availability of lands for future development of any land use. With the exception of the West Pouce lands, the Village does not have much vacant land available for development, which limits the Village’s ability to encourage new development of any kind to locate within its boundaries. The Village currently has a number of vacant residential parcels, however, the majority of these are small parcels which would have difficulty accommodating today’s dwelling footprints, while other residential areas are yet not subdivided for development. The Village currently has only three vacant commercial parcels, and no industrial parcels are vacant for development. With a proactive look to its future, the Village of Pouce Coupe is currently undertaking an analysis to determine the feasibility of a boundary extension for the Village in order to ensure that it has lands available for future development, whether it be residential, commercial and/or industrial.

At this time, the Village is considering a number of options, including the feasibility of expanding to either the east, towards the Pouce Coupe River, or to the west. The boundary extension option to the west would abut the West Pouce lands, and thus consideration must be made in the development of any concepts for West Pouce with respect to adjacent land uses, infrastructure servicing, transportation routes, and pedestrian movement within the West Pouce area. This potential boundary extension has been taken into consideration in the development of the West Pouce NCP by identifying three different ways of incorporating the 46th Street (211 Road south of 57th Ave) into the neighbourhood road network. The preferred West Pouce concept reflects the need to minimize dependence on 46th Street as part of the West Pouce Neighbourhood road network and strives to ensure connectivity to the current Village and provide opportunity for linkages to any future boundary expansion to the west.

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9 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

This section provides a summary description of the West Pouce study area, and the process that was undertaken to arrive at the West Pouce Neighbourhood Concept Plan (NCP).

The area identified as West Pouce and the subject of this NCP is located on the west side of the Village of Pouce Coupe. West Pouce is shown in Figure 1. West Pouce is bordered by 57th Ave to the north, 46th Street and Carling Road to the west and Elevator Road to the southeast. Initially, the NCP included the southern corner of the site bounded by Carling Road to the west, Railway Avenue to the south, and Elevator Road to the east, however, based on discussions with Village staff, this section was omitted from the NCP. The southern extent of the study area aligns with Carling Road.

Currently, there is a reservoir in the northwest corner of the site and Bruce and Eva Harden Park is located at the corner of 46th Street and 55th Avenue. The West Pouce study area is largely unbuilt, open green space, with some small, isolated stands of trees. A combination of single detached and duplex dwelling development has occurred along Elevator Road, 55th Avenue and 56th Avenue, and a mobile home park is situated in the northeast part of the study area.

All lands within the study area are designed as Residential in the Village’s OCP (Figure 4: Official Community Plan Land Use). The majority of lands within the study area are zoned as R1 Residential, with some R2 Residential, one Civic and Institutional parcel for the water reservoir and one Parks and Recreation parcel for the park (Figure 5: Zoning).

These lands are currently within the Agricultural Land Reserve (ALR). The South Peace Comprehensive Development Plan Phase 2 Report (2007) aimed to “ensure that agricultural land is not alienated prematurely, allowing for the conservation of the agricultural land base until that land is required.” Until such a time as the Village receives a development application that it supports for these lands, the West Pouce lands will remain within the ALR.

The topography of the site slopes with a southeastern aspect. The southern and southeastern portions of the site area are relatively flat, with a hill with southeast-northwest orientation rising towards the northwest part of the site. Slopes are less than 10% for most of the site, however some smaller areas do see slopes in the range of 10-20%. A very small portion of the site has slopes in excess of 20% (Figure 6: Topography).

Stormwater will naturally drain to the southern part of the site where it would be directed to enter the Pouce Coupe River valley, which is off-site and out of the Village boundary. Water services are provided through an agreement with the City of Dawson Creek, which supplies water to the Village of Pouce Coupe. This water is stored in the reservoir in the northwest of the study area. Water mains are located along 56th Avenue, 55th Avenue and 54th Avenue. A watermain extends to the southwest from the corner of 55th Avenue and 48th Street. This watermain extends into the West Pouce study area and then takes a sharp 90 degree turn to the southeast and connects with water infrastructure in the new residential subdivision located along Elevator Road, before connecting with the village infrastructure on the east side of the CN Railway. Sanitary sewer mains are found along Elevator Road. Much of the sanitary sewer system is found

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in conjunction with the Village’s water system (see Figure 7: Infrastructure). At this time, the Village’s water system has the ability to service additional parcels, however upgrades may be required to the sanitary sewer system should more than approximately 200 parcels be developed.

To ensure that development in West Pouce is undertaken to a high standard and aligns with community desires in the area, the Village desired to undertake a participatory design process. The original approach was to undertake a collaborative process with property owners within the study area, members of the community, Village staff and Council. However, upon reaching out to property owners, it was evident that it was challenging for individuals to commit to a full day charrette process to develop the West Pouce NCP collaboratively. As a result of minimal interest from the community, the Village reconsidered its charrette process and developed a planning process that involved additional background work and involvement from Village staff and Council.

The revised West Pouce NCP process began in the summer of 2017. Background research, topography, infrastructure servicing, aerial photography and drone footage was reviewed in July of 2017. On August 3rd, 2017, a site visit was conducted with the Village Chief Administrative Officer (CAO).

Based on directed provided by the CAO, a draft objective, vision and guiding and design principles were developed that would be used to guide the creation of the West Pouce NCP. A workshop was held with Village Council and staff on December 20th, 2017 in which the draft vision, objective and guiding principles for the West Pouce NCP were presented. Council had the opportunity to provide comment on this information as well as review the broadly proposed housing density, site drainage and road location. for their review and input. In addition, key design considerations were presented as well for Council and staff’s comments, in order to ensure that the design concepts that would be developed would reflect as much input and direction from the Village. Finally, the December 20th, 2017 workshop also saw a modification to the West Pouce study area, removing the southern most parcel from the study area.

Image 1: December 20th, 2017 Workshop with Council

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After favourable reviews of the draft objective, vision, guiding principles and general design guidelines, more detailed design of the site began in early 2018. Three concepts showing schematic layouts of the neighbourhood were developed for the revised West Pouce study area. The three concepts were presented to Village Council and staff at a workshop on March 7th, 2018. The three concepts were reviewed and input was provided by Council and staff and a final preferred concept emerged, which was a consolidation of two of the three concepts presented.

The West Pouce NCP that is presented on the following pages is based on the final preferred concept, which is based on the vision, objectives, and guiding principles developed for the NCP, as well as input and direction from Village of Pouce Coupe Council and staff.

Figure 4: Official Community Plan Land Use Figure 5: Zoning Figure 6: Topography Figure 7: Infrastructure

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13 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

The first step towards developing a concept for West Pouce was to determine an objective and vision for the project as well as overarching guiding principles based on the OCP and Strategic Plan. These guidelines were then presented as draft to Council at a workshop on December 20th, 2017, for input and feedback. The following are the objective, vision and guiding principles supported by Council:

Objective Build community pride, spirit and involvement through the development of a complete neighbourhood in the West Pouce area that celebrates and enhances Pouce Coupe’s unique small-town charm.

Vision

West Pouce will function as part of a larger complete community that integrates the highway and rail corridors with safe crossings as well as considering potential future boundary extensions. West Pouce will encourage local business development while providing for a mix of supportive housing and a range of parcel sizes and housing types that complement existing and infill development opportunities throughout in Pouce Coupe.

Guiding Principles

• Provide amenities that can accommodate and connect multigenerational families and diverse life stages • Provide a mix of housing types and tenures that support the needs of a changing demographic • Work in harmony with natural systems and land forms, including:

o Natural areas and waterways o Steep slopes o ALR lands

• Preserve established trees and green spaces; leverage these to improve local food security • Support and enhances commercial development in the downtown core • Capitalize on existing municipal infrastructure and amenities • Integrate cost-effective and well-connected active mobility amenities with existing rural residential road and stormwater systems • Provide a range of transportation options, include safe non-motorized routes

A total of three preliminary concepts were developed (Figures 8, 9 and 10). Each of these preliminary concepts strived to adhere to the objective, vision and guiding principles for the West Pouce NCP and followed a number of key design principles.

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4.1.1. Key Design Principles The key design principles carried throughout all of the concepts that were developed for West Pouce included the following:

• Walkability – All lots should be connected to trails and sidewalks, allowing for safe pedestrian and non-vehicular travel. • Access to nature – Large parks, a sidewalk and trail network, and greenspace preservation allows for access to the outdoors and natural areas. • Preservation of viewpoints – Parcels will have a view of the neighbourhood to the southeast while maximizing solar exposure. • Lot size – The majority of lots are 0.25 ha to maintain high value; some upper lots near the top of the hill could be suitable for smaller 0.10 ha lots with enhanced views. • Connectivity – Roadways are designed for ease of access for both vehicles and pedestrians. • Minimizing topography issues – Subdivision design should be done with consideration of slopes and using the site topography advantageously for natural storm water drainage. • Preservation of expansion space – In order to allow for the potential expansion of the reservoir, land around the reservoir needs to be preserved. • Buffering – mobile home buffering zone blends seamlessly into the greenspace corridor. • Ageing-in-place – elder housing located with accessibility in mind. • Multifamily development – area designed so that smaller portions can be developed for row housing. • Ease of access – The collector road that links Elevator Road to Highway 2 is essential. • Existing roads – The west side of the site is bounded by 46th Street (211 Road south of 57th Ave). This is currently an unpaved dirt road and is also outside of the Village boundary. Ideally, the concept would not rely on alternations to this road such as paving, and lots within the West Pouce neighbourhood should be accessible on roads that are currently within the Village boundary.

Figures 8, 9 and 10 highlight the three concepts that were developed and presented to Village Council and staff on March 7th, 2018. The table on the following pages highlight the characteristics of the preliminary concepts, as well as the pros and cons that were identified for each.

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Table 2: Characteristics of each Preliminary Concept

Concept 1 Concept 2 Concept 3

• Multi-family lots (800 m2 – • Multi-family lots (800 m2 – • Multi-family lots (800 m2 – 1,100 m2) along east side of 1,100 m2) along east side of 1,100 m2) along east side of site closer to commercial site closer to commercial site closer to commercial development development development • Assumption that railway will • Assumption that Village will • Assumption that Village will remain active (one train/day) acquire railway and turn into acquire railway and turn into green corridor green corridor • Assumption that boundary extension will not occur west • Assumption that boundary • 0.2 ha lots throughout, with of site extension will allow some 0.1 ha lots at top of hill development west of site • 0.2 ha parcel size • Number of lots: 84 throughout; final • 0.2 ha parcel size • Does not relies on external development design may throughout; final road (south of 211 Road); see some variability in this, development design may however, it is anticipated that but intent is generally 0.2 ha see some variability in this, residents will use Elevator parcel size but intent is generally 0.2 ha Road to the south as an parcel size • Number of lots: 74 access • Number of lots: 74 • Relies on connection to • One cul de sac external road (south of 211 • Does not rely on external • All parcels within 400 m Road); it is also anticipated road (south of 211 Road); access to park space that residents will use however, it is anticipated that Elevator Road to the south residents will use Elevator as an access Road to the south as an access • One cul de sac • One cul de sac • All parcels within 400 m access to park space • All parcels within 400 m access to park space

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4.1.2. Pros and Cons of Preliminary Concepts The following pros and cons were outlined from the Council workshop feedback on March 7th, 2018 for each of the three preliminary concepts. These pros and cons were considered in the development of the final preferred concept design.

Table 3: Pros and Cons of each Preliminary Concept

Concept 1 Concept 2 Concept 3

Pros: Pros: Pros: • Cul-de-sac follows contour • Doesn’t rely on road that is • Good amount of green of hill for better views for all currently outside of Village space for number of parcels boundary residents

• No road dividing green • More residential lots • Most amount of residential space connection from north parcels • Two roads that parcels are region to east region built off – more access • No road dividing green Cons: space connection from north Cons: region to east region • Requires road currently • Roadway divides green outside of Village boundary Cons: space connection from north to be paved region to east region • Requires road currently • Too much green space for outside of Village boundary • Too much green space for number of residents to be paved the number of residents • Awkward cut of green space • Cul-de-sac doesn’t follow • Roads don’t follow contour into residential parcels contour of hill – potentially of hill – potentially overlooking other parcels overlooking other parcels • Parcel sizes are awkward with the small cul-de-sac

Image 2: Mark Ups of Preliminary Concepts from March 7th, 2018 Workshop with Village Council and Staff

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The preferred concept was developed based on all three preliminary concepts presented. The best attributes were combined, and the less desirable features were mitigated to produce a preferred concept (Figure 11: Preferred Concept).

4.2.1. Key Attributes • Parcel Sizes

o Two densities – larger lots lower down on hill and in flat areas, smaller lots higher up hill o Total number of parcels: 95 o 25 parcels at 0.1 ha in size at north end of study area at the top of hill below the reservoir o 70 parcels at 0.2 ha in size for the rest of the neighbourhood, including 10 identified as candidates for multiple-family, seniors or assisted living housing

• Roadways

o Two cul-de-sacs, one that follows the contours of the hill – better views and natural slope aids gravity drainage ▪ Increase number of residential parcels ▪ Allow for road and parcels to follow contour of hill for better views o All parcels rely on internal and/or existing municipal roads for access to and within the study area

• Park and Green Space

o Park space: 7 ha o Excess green space has been reduced while still achieving the best practice of approximately 4 ha of green space / 1,000 people o Reduce the number of roadways dividing the connecting north and east green spaces o Maintain the “crown jewel” green space around reservoir in the north and smaller treed area in the east – celebrates views from the top of the hill o All parcels have direct access to sidewalks and/or potential trails, most parcels have direct access to green space o Area around reservoir has space for another tank o Acts as a mobile home park buffer o Access to green space from 57th, 56th and 55th Ave o Showing/highlighting existing right of way by showing it as a trail – this highlights and preserves the connection to a larger green space area and it also protects the right of way that is present here, should a future road be required

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• Ageing-in-place housing o Area in southeast corner highlights an area suitable for seniors housing as it is:

▪ Quiet ▪ Low traffic area ▪ Highly walkable ▪ Parcel configuration – long strip is suitable for multiple-family, seniors or assisted living housing ▪ Flat topography ▪ Easy access to potential pedestrian crossing

4.2.2. Future Considerations Water and Sewer Infrastructure The accommodation of up to 95 new residential parcels in the West Pouce preferred concept is not anticipated to result in any infrastructure servicing issues. However, the following should be considered once a development design concept is confirmed to further detail than that provided in this concept plan:

• Water supply for the new subdivision is not expected to be an issue as water can be fed to the subdivision from the existing reservoir. There would most likely be some minor upgrades required in the existing system to loop the south end of the new subdivision back across to the core Village area. • The new subdivision will be connected to the existing sanitary sewer system. A 2013 study of the current sanitary sewer plant capacity noted that an additional 100 to 200 parcels could potentially be added to the plant without any major upgrades being required. Currently, there are no major constraints to the sewer system and the addition of residential development in alignment with this concept should be able to be accommodated within the existing sanitary sewer system. However, a more detailed review should be completed on the downstream piping capacity once a design concept is confirmed.

Transportation Network The transportation needs of West Pouce, and in conjunction with the rest of the Village, need to be considered, particularly once a design concept is confirmed. Transportation options for both vehicular and pedestrian movement should be developed in order to ensure movement within the West Pouce neighbourhood and to allow easy access to the core Village. The CN Railway corridor bisects the community, and at this time it is unclear what the future of this corridor is. Communication between the Village, CN Rail and developers should occur in order to ensure an arrangement that sees the movement of people and vehicles in a safe and efficient manner.

Another key transportation element that should be considered is the potential connection of West Pouce to future Village lands, particularly if the Village does determine that a boundary extension is feasible. Ensuring connectivity between neighbourhoods, the heart of the Village, key facilities within the Village and transportation corridors is of importance to create a connected and cohesive community.

19 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

Potential Boundary Extension Considerations At this time, it is unclear if the Village will proceed with any kind of boundary extension application, and if so, where it will seek to expand its boundaries. One area that has been discussed is the area located to the west of the current municipal boundary. With this in mind, all infrastructure considerations for the West Pouce area, whether they be for water services, sanitary or storm sewer, or infrastructure, should be designed with the ability to easily extend services to future Village lands. In addition, land use compatibility should be considered as well.

All of these considerations should be applied to any and all new development within the Village of Pouce Coupe, regardless of their location, to ensure the seamless integration of new development within the community to the Village as a whole.

Other Considerations An important consideration that has come up during this process is ensuring that rights of ways are protected. This is done by ensuring that they get registered with the Land Titles Office. Right of ways ensure that the Village is able to retain strategic access for future needs, whether it be infrastructure services, accessibility or connectivity between neighbourhoods, or some other need. Rights of ways can belong to a local government or any number of agencies or Crown corporation.

Another consideration for any future development of this study area is to ensure that a buffer is maintained or developed between trails that are situated adjacent to residential properties. This creates a more pleasant experience for trail users as well as for residents of properties that back onto trails. In addition, a buffer should also be considered beside and behind the homes that back onto the park in the northwest corner of the study area. It is recommended that the trails connect between green spaces for walkability and preservation of the environment.

20 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

21 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan

Through a collaborative process, this West Pouce Neighbourhood Concept Plan (NCP) was developed for the Village of Pouce Coupe. This NCP was developed in a manner that puts the interests of the community at its centre, follows the direction of the Official Community Plan – which was developed with extensive community input, and is also open to interpretation and revisioning as it is indeed a concept.

The intent of this document is not to limit developers, landowners or stakeholder as to what can be done in the area, but to provide direction and guidance for future development in this area based on the values and needs of the Village of Pouce Coupe.

This document highlights the assets of West Pouce to ideally be preserved in its growth as well as best practices on mitigation for potential areas of concern. Key elements that were required to be incorporated into the design concept for this area include the spectacular views from south of the reservoir, extensive park space, the allocation of land for multiple-family development.

The preferred concept could see the development of up to 85 parcels and accommodating approximately 300 residents. While the majority of parcels were anticipated to be 0.2 ha in size, the preferred concept also allowed for some smaller (0.1 ha) parcels at the top of the hill and ensuring that multiple-family developments would be located close to easy access to the Village core.

The Village is keen to entertain development considerations for this area, including how this NCP is incorporated, or considering changes to the NCP provided that they are in the best interest of the community; however, it must be again noted that the lands within this study area belong to private landowners.