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 3 | Village of Pouce Coupe DRAFT West Pouce Neighbourhood Concept Plan 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 Figure 3: Future Development Land from ALR H ig h w ay 97 - A la sk a H ig h Legend w a y Agricultural Buffer Municipal Boundaries R Residential o l l a Commercial R o a d Light Industrial Agricultural Buffer 3 Area Number Phasing Agricultural Land Commision to address on an individual basis. NOTE: Heavy Industry to be primarily NE of the City of Dawson Creek in proximity to Hwy 49 and the railway. Highway 97 - Hart Highway Ala sk Land Use a A Acres Hectares ve Hig Residential hw 390 160 ay Commercial 49 170 70 Light Industrial 500 200 City of Dawson Creek Highway 49 2 y a w h g i H - t D S a n h t g 8 e r o u s G o o d Highway 2 s Route