Charrette Summary:

Albion Flats Concept Plan

Council Presentation, District of Maple Ridge

Feb 7, 2010

Mark Holland, B.LA., MSc., MCIP, LEED

Principal HBLanarc Consultants Ltd.
 Overview
• Process behind Albion Flats
Concept Options

• Site analysis

• Concepts, Options & Scenarios

• Discussion & Recommendations

 Purpose of today

Report-back to Council on
the charrette process

Hear from Council

Explore next steps

Process Overview
 Phase 1: Research & Consultation

Landowner meeting Key outcome: Charrette

primer

Stakeholder focus groups

Consultant meetings with

ALC staff

Community forum
 Phase 2: Charrette

2- day charrette Key outcome: Charrette
Summary Report

Public “charrette pin-up” Part 1

Consultant meeting with ALC

staff

Public “charrette pin-up” Part 2

Charrette Overview

Intensive 2-day design
workshop on
developing concept
options for Albion
 Phase 3: Concept Plan Review and
Refinement

Presentation of charrette
summary to community + Council Key outcome: Preferred
Concept Plan for Albion

Extra review meeting held
Flats

Possible review and comment by

ALC on all options (special
opportunity)

Development of a preferred
concept
Key Inputs Into the Process

Direction from Council

Technical analysis

Review of policy context

Stakeholder input

Community input
Who is involved
Stakeholder Groups
Charrette Participants
Perspectives
Perspectives

Sustainable communities

Sustainable regional food
systems

Environmental constraints

Future growth patterns

Existing uses

Politics

Precedent
 Policy Context

District of Maple Ridge
OCP.

Agricultural Land Reserve

– Farmland and agriculture

Metro Vancouver Regional

Growth Strategy.
Summary of Site
Analysis
 Site Assessment

Existing uses

Environmental features

Agriculture, soils &

hydrology

Land economics

Connections and impacts of

surrounding areas.
Hydrology

Significant riparian setbacks

Hydrology of agricultural
soils needs addressing
The Albion Flats Market
G.P. Rollo & Associates:
 Market for Industrial Uses

Pelton Lands decision;

By 2030, Maple Ridge

Pitt Meadows supply; will require 120 to 170

Enhanced Albion Flats acres of industrial land;
Potential

Factors making Albion Flats appealing

for industrial users:
– Close to bridges
– Proximate industrial areas
– Servicing extensions
 Market for Agro-Industrial Uses

Agro -Industrial uses could be Agro Industrial
developed on ALR lands without
exclusion Opportunities
•Nursery
•Tree Farm
•Food retail
•Education
•Incubators
• Food Processing
 Recreational Uses

Parks and Recreation
Recreational hub potential
Master Plan 2010

Recreational uses can

complement many other
uses (offices, retail,
residential)
 Market for Residential Uses

District demand for over 18,000

Growth Areas:
new units over 25 years
– Town Centre

Smaller units, denser
– Albion Neighbourhood
environments as population ages
– Silver Valley + household sizes shrink

Many areas identified for

residential
 Market for Retail Uses
Factors to Consider:

By 2015:

Population Growth – District Demand for

Retail spending

Competing Projects 120,000 to 265,000 sq.ft.

Planning goals and objectives
– Town Centre
– Identified growth areas

Retailer Demand
By 2025:
– District Demand for
200,000 to 525,000 sq.ft.
 Retail Concepts

Several types available
1. Large Format (Power Centre)
2. ‘Lifestyle Village’
3. Community-Serving
4. Neighbourhood Node
 Large Format ‘Power Center’

Sizes can vary

One or more large anchors with mid-box and smaller tenants
– 250,000 – 450,000 square feet (Maple Meadows)

Stand alone Wal-Mart ~ 90,000 – 100,000 square feet
 Retail ‘Lifestyle Village’

‘Lifestyle Villages’
– The Village at Park Royal (North Vancouver): 298,000 sq.ft.
– Lifestyle Village at Grandview Corners (Surrey): 160,000 sq.ft.
 Mixed-Use / Lifestyle Village

Urban Center - Retail, Residential, Office, Public Space

• Morgan Crossing mixed-use Lifestyle Centre, Surrey
o 400,000 sq.ft. (including big-box power centre)
o Residential component
 Grocery Anchored Shopping Centre

Neighborhood or Community Centre

– Total size: typically 100,000 sq.ft. or less. As small as 20,000 sq.ft.
– Grocery Store anchor - 10,000 to 40,000 square feet

Coopers project, Maple Ridge (240th) -- 24,000 sq.ft.

Caulfield Village, West Vancouver- 70,000 sq.ft.
Mixing of Uses
Retail
Office
Light industrial
Other commercial
Agro-industrial
Residential
Institutional
Recreation
Agricultural
 Community Input

Increase retail services and
shopping opportunities.

Preserve the environment

Preserve agricultural land

Increase recreational uses

Increase jobs
 Plan Priorities-

Priority 1: Address farming and food production

Priority 2: Job creation and shopping options

Priority 3: Maintain and enhance ecosystem integrity

Priority 4: Support a complete community

Priority 5: Placemaking and Community Identity

Priority 6: Strong recreation program on-site.
Results: Concepts,
Options & Scenarios
Charrette Outcomes
Two options for the southeast of the site

+
Two options for the northwest portion

=
Four development scenarios
Concept Explorations

Land use flexibility

Area calculations ~ approximate

Test opportunities - raise issues

Next steps = extensive design

work
 Southeast of 105th

1) Jobs priority

2) Recreation priority
Concept A: Commercial mixed use

Recreation retained

Street oriented commercial /
mixed uses

Clusters of flexible uses
Concept B: Recreation, Mixed-Use

Recreation expanded

Fair grounds and facilities

Mixed use clusters
 Possible Impact of current
Development Applications

Possible area “exempted” of Concepts A and B =

13,959 sq m (150,253 sq ft)
 Northwest of 105th

1) Agricultural focus

2) Commercial focus
Option 1: Agriculture

Agriculture retained

Value-added food uses
included
Option 2: Auto-Oriented
Commercial

Major commercial
shopping / light
industrial center

Some residential

Additional meeting + report

appendix
Scenarios
Scenario 1: Jobs, Commercial
& Agriculture

Agriculture retained in best

farmland area

Significant commercial
mixed use (400,000+ sqft)
Scenario 2: Jobs & Auto-
oriented commercial

Significant commercial
center (up to 2 million+ sqft)
Scenario 3: Recreation, Mixed-
use & Agriculture

Agriculture retained – value

added

Major civic recreation center
Scenario 4: Recreation, Mixed Use
& Auto-Oriented Commercial

Major shopping, jobs and

recreation center.
Why four scenarios?

Options for Council in meeting
community objectives

No consensus in community

Flexibility for ALC discussion

 Agricultural Land Commission

Majority of land in ALR
– Single objective = agriculture

Requires ALC exclusion
– Precedent

Unique opportunity
– Preliminary feedback on options
– Recommended
 Options = Flexibility to Meet
Community Needs

If ALC is open to
If ALC requires
If ALC = no
anything agriculture west of 105th change
– Any option / – Eastern parcel can support – Recreation +
variation is possible extensive commercial agricultural

Commercial mixed use (over 400,000 option

Agricultural sqft floorplate) – Events and

Jobs
Power Centre (300,000+ sq.ft.) recreation

Industrial jobs

Lifestyle Village (150 to 300,000 sq.ft.)

Residential – Agro focus

Neighbour or Community Serving
Retail (100,000 sq.ft. or less)

Mixed use more development possibility
Conclusions

Significant research and consultation

Responsive process

Open discussion and neutrality

Options for ALC conversation

Many community objectives met in any option

Recommendations

Send all options to ALC
for preliminary review
and comment
Thank-you