Transcript Slide 1

Development Symposium
November 28, 2014
Planning and Development Services
Introduction
City of Lacombe 2014 Development Symposium
WHAT DOES PLANNING
AND DEVELOPMENT DO?
The Department’s
Scope of Work
City of Lacombe 2014 Development Symposium
Municipal Sustainability Plan (MSP)
2014
Municipal Development Plan (MDP)
~2015
Area Structure Plans (2000+)
Downtown Area Redevelopment Plan (2013)
Outline Plans
Subdivision
Land Use Bylaw
Rezoning
Development & Building Permits
Compliance/File Search/Other
The Planning &
Development Process
Other high level plans:
Heritage Management
Plan (2014)
Natural Spaces
Management Plan
(2002)
Transportation Master
Plan
Offsite Levies
City of Lacombe 2014 Development Symposium
A summary of the Department’s recent past
2010
2011
2012
2013
2014
(Sept)
Dwelling Units
Created
121
93
104
89
55
New BP Residential
121
92
104
81
45
New
4
Commercial/Industrial
7
6
6
4
Subdivision
Applications
5
5
11
9
13
LUB Amendment
Applications
3
11
11
8
11
Activity Over The
Years
City of Lacombe 2014 Development Symposium
A summary of the Department’s recent past
(Avg. Days is avg. number of days from application date to date permit issued)
(min. processing times includes 2 week notification period, 5 days reporting, and 3 week
appeal period)
Permitted Permits
MPC Permits
Year
# Permits Avg. Days # Permits Avg. Days
Average City of Lacombe
Processing Time (days)
2010
175
17
27
61
21
2011
182
7
25
62
22
2012
189
8.5
25
55
15
2013
185
9
68
65
25
68
50
10
48
50
10
2013*
2014 (to Nov)
Activity Over The
Years
108
8
City of Lacombe 2014 Development Symposium
A summary of the Department’s recent past
Avg. Days to issue Permitted Use permit
18
16
14
12
10
8
6
4
2
0
2010
2011
2012
2013
2014 (to Nov)
Avg. Days
Activity Over The
Years
City of Lacombe 2014 Development Symposium
A summary of the Department’s recent past
Avg. Days to issue MPC Permit
70
60
50
40
30
20
10
0
2010
2011
2012
2013
2013**
2014 (to Nov)
Avg. Days, ** removing outliers
Activity Over The
Years
City of Lacombe 2014 Development Symposium
A summary of the Department’s recent past
Avg. Days to issue MPC permits
(not including minimum processing time)
30
25
20
15
10
5
0
2010
2011
2012
2013
2013**
2014 (to Nov)
Avg. Days without minimum processing time , ** removing outliers
Activity Over The
Years
City of Lacombe 2014 Development Symposium
Going Forward
•No formal growth plan
other than Municipal
Development Plan (MDP)
•City does not prioritize
development in any one
area
•MDP and Area
Structure Plans (ASP)
provide general
overview of
development patterns to
guide growth
•Outline Plans provide
direction for future
development in most
areas
Projected Activity
City of Lacombe 2014 Development Symposium
Going Forward: Development Areas Progressing
Projected Activity
City of Lacombe 2014 Development Symposium
Shepherd Heights
(Adopted 2014)
Key Facts:
•Located at 58 Street &
Woodland
•Adopted 2014
Residential:
•37 Housing Units
•29 Single Family (78%)
•8 Semi-detached (22%)
•Density = 9.5 units/ha
Municipal Reserve is
aprx 22% of dev. Area
Anticipate all 37 lots
available in 2015
Projected Activity
City of Lacombe 2014 Development Symposium
Rosemont Estates and Bowett Ridge
(Adopted 2013)
Key Facts:
•Located between Lake
Anne and Elizabeth Lake
Residential:
•34 lots – Natural Spaces
Plan recommended minimize
Area to be developed due
to environment features
•All single family units
•Density 7 units/ha
Municipal Reserve is
aprx 14% of dev. area
Awaiting Alberta
Environment approval
Projected Activity
City of Lacombe 2014 Development Symposium
Mackenzie Ranch
Key Facts:
•Located West of 45 St. and South of
46 Ave.
Residential:
•828+ units to be delivered
•Phase III just released (68 lots)
•Currently amending Outline Plan to
review Church/R2 site and R1b and
R1c sites in North East
•406 units single family (63%) and
242 multi family (37%); plus 180
manufactured homes
•Approximately 470 units to come
•68 lots available now plus anticipate
one R4 lot to deliver 49 units and 32
Manufactured Home Pads to come in
2015
Projected Activity
City of Lacombe 2014 Development Symposium
Metcalf Ridge (2014)
Key Facts:
•Located south of Pentagon/Hwy12 & West of 34St.
Commercial:
•Highway commercial lands (17.28 ha)
•Pentagon expansion; anticipate some lands
available for new business development
•Pentagon lands subject to Lacombe Market Square
Town Centre architectural controls
Residential:
•17.17 ha delivering 522 units
•286 single family units (55%); 236 multi-unit
development (45%)
Municipal Reserve is 10% of development area
Anticipate aprx 95 units available for development
in 2015
Projected Activity
City of Lacombe 2014 Development Symposium
Lacombe Market Square/Wolf Creek Crossing
(2012)
Key Facts:
•Located south of Hwy12 & East of 45 Street
Commercial:
•Currently looking to expand approved commercial
lands (14ha) onto lands previously designated as
residential
Residential:
•Proposed 448 residential units (subject to amending
Outline Plan December 12)
•Of which all are multi-family zoning (though single
family units may be developed as R2 zoning)
•Density is 9.21 for whole development area; 19.7
units/ha for non commercial/industrial lands
•Anticipate commercial lands available in 2015
Projected Activity
City of Lacombe 2014 Development Symposium
Trinity Crossing
(2013)
Key Facts:
•Located North of Terrace Heights
Drive and East of C&E Trail
Residential:
•Aprox. 130 Single Family units
and 73 Multi-family (Apartments)
•Density is apprx 15 units/ha
Anticipate development in 2015 of
over 100 units
Municipal Reserve is aprox 6.2%
(but the whole Terrace Heights Plan
Area delivered more MR)
Projected Activity
City of Lacombe 2014 Development Symposium
Elizabeth Park
Key Facts:
•Phase 11 (final phase)
released in 2014
•Approximately 50 lots
without development
permits left in Phase 10
and 11 of Elizabeth
Projected Activity
City of Lacombe 2014 Development Symposium
Lacombe Industrial Development
North West Outline Plan
Lands North of the
Highway 12 and East of
34 Street
37 light industrial lots
varying in size between
1.7 acres and 4.7 acres
Storm Water Management
facility
Further Planning Areas
City of Lacombe 2014 Development Symposium
Len Thompson Phase II Industrial Park
14 Light Industrial Lots -15
acres
1Public and Institutional Lot
1 Public Utility Lot (with
Storm Water
Management)
Environmental Reserve
Further Planning Areas
City of Lacombe 2014 Development Symposium
Approved Development Lands
Development
Area
Available Now Potential lots
Future
(November
available 2015 Development
2014)
Opportunities
Total
Shepherd Heights
0
37
0
37
Rosemont Estates
& Bowett Ridge
0
34
0
34
Mackenzie Ranch
68
49+32
Manufactured
Home Pads
391
540
95
427
522
Metcalf
Trinity
0
103
100
203
Elizabeth
50
0
0
50
Lacombe Market
Square/Wolf
Creek Crossing
0
0
448
448
Total
118
350
1366
1834
Going Forward: Further Planning Needed
Further Planning Areas
City of Lacombe 2014 Development Symposium
West Area Structure Plan
(2001)
West Area Structure Plan
•Lands West of Golf Course
•Envisions a mix of land uses
•Less than 150 housing units
planned for in this area
•Does this land use layout meet
current needs?
•Do we need to revisit and
increase density to accommodate
cost of servicing?
•County commercial lands vs. City
commercial lands – distinction
between uses/services?
•IDP and MDP to provide
direction
Further Planning Areas
City of Lacombe 2014 Development Symposium
North West Outline Plan (2006; amended 2014)
North West Outline Plan
Lands include Shepherd Heights, the
Willows and undeveloped land North of
Woodland Drive
Lands North of Woodland:
•Envisioned lower density
•Part of Elizabeth Lake Drive road
extension
•Site has natural wetlands/low lands
Further Planning Areas
City of Lacombe 2014 Development Symposium
College Lands
North West Area Structure
Plan
Encompasses CUC Lands
Current plan is outdated:
•Highway 2 access which no
longer exists
•Country Residential no longer
supported
•Low density development
doesn’t align with City density
policy or growth of College
•Storm Water Servicing needs
to be better accommodated
•RHEDI plan for lands East of
C&E abandoned by Council
Further Planning Areas
City of Lacombe 2014 Development Symposium
Unplanned Areas: What should these deliver?
1 – Flood Risk lands North of City Lagoons
No development opportunities
2 – Lands East of City Lagoons
-Anticipate come forward as Heavy Industrial
lands
3 – Lands S. of Highway 12/E. of Pentagon
-Mixed use
-Do we support strip of commercial
development indefinitely along highway?
-Residential? Industrial? Commercial?
4 – Part of the South East Area Structure Plan
-Envision mainly residential
-Do we wish to promote mixed use?
Look beyond the City boundary – what comes next? That influences the
development of these lands
Further Planning Areas
City of Lacombe 2014 Development Symposium
Open for Business
Since 2012
•Enhanced Communications:
•Open door policy – able to walk in and meet with members of Planning Department to discuss
development opportunities (without an appointment)
•Working to revamp website to provide more detailed information
•Will circulate development concepts to City Staff prior to application to gain idea of requirements
•Developed new Permit application forms which are easier to understand and use
•Developed a series of pamphlets providing information on what is needed for developments
•Attend farmers market regularly in summer to meet public, provide information
•Standardized Processes/Upfront information
•Standardized development agreement (with standard requirements)
•Revised Offsite Levy Bylaw to clarify up front costs for each development area
•File Clean UP
•Reviewed and refunded deposits on a large number of existing files
Recent Changes
City of Lacombe 2014 Development Symposium
Open for Business
Since 2012
•Supporting Development/Reducing Barriers/Timelines:
•Promoted land use bylaw amendments to support new/unique development opportunities,
including Supported Living, Fourplex in multi-family areas, discussions about different use types, etc
•Changes to MPC:
•Two meetings a month instead of one
•Special emergency meetings where required/able
•While still subject to appeal, have removed need to go to MPC for:
•Discretionary use in an existing building (still subject to appeal period)
•Parking variance for existing buildings in downtown
•Demolition of accessory buildings in downtown and buildings less than 50 years of age; and
•Downtown development (architectural controls) can now be approved by a development
officer and there is no appeal with respect to architectural controls
Recent Changes
City of Lacombe 2014 Development Symposium
Open for Business
Looking forward
•Amend the Municipal Development Plan to set out:
•Development standards and needs across the City
•Clear understanding of Municipal Reserve land needs/expectations
•Protection of environmental lands
•Increased density and mixed use to better meet housing needs/fiscal sustainability for City
•Pattern of growth for future development
•Land Use Bylaw Review to address issues such as:
•Rear yard setbacks
•Parking requirements
•Secondary suites
•Building heights
•Lot sizes for infill
•Discretionary vs. Permitted uses
•Uses in different zones…
•Intermunicipal Development Plan Update
•Explore land opportunities beyond City boundaries; provide direction for their growth/development
•Explore servicing needs for boundary areas
Future Changes
City of Lacombe 2014 Development Symposium
Growing Lacombe: The Planning Department
•In order to continue to see growth in the community, the City must match up community
expectations and vision, Federal/Provincial Rules/regulations, best practice and the needs of
industry and commerce.
•Developers and builders help to deliver that growth and so the City must also ensure that a
positive, efficient and effective service is delivered
Key questions going forward:
What are the main barriers or roadblocks to development?
How can the City better serve the community through its relationship with builders and
developers?
What does ‘open for business’ mean to developers/builders?
?s To Ask/Answer!
City of Lacombe 2014 Development Symposium
What are the main barriers or roadblocks to
development?
Discussion points:
• Step by step outline of what needs to be done and when – to get development approval
(checklist of steps/considerations)
•Easier to find items on website – links on side, etc.
•Outside party changes regulations – HIRF and SWMF regulations changed half way through –
affected processes – need notice in advance
•Share info when we know – improve communication – more is better; not less (email/newsletter
update of activities (all depts) – especially upcoming developments (MF/SF/etc);
•‘roadblock’ when come to department – what stops them from progressing: training of front
desk staff – ensure that things progress up to managers so don’t lose opportunities
•What are investors being told?
•Can we have an area on the web that shows areas ‘eligible’ for future development? Where is
each area in the planning process? What needs to be done? – More of a marketing thing –
make it so they don’t have to go into the ASP area to find areas to invest; Investment tool
•Link to where ‘available lots’ exist for building houses/etc – show our development areas and
where you can build
•HIRF – will this be relooked at? Affects competitiveness wrt other communities;
?s To Ask/Answer!
City of Lacombe 2014 Development Symposium
What are the main barriers or roadblocks to
development? Page 2
Discussion points:
• HIRF – cost of additional service to remove HIRF is not being explored at moment; looking to
province to address inequities between reporting across province;
•Positive spin on HIRF – what does it provide for homeowners? What value does it provide to
homeowners? Website opportunity
•CP discussion? Moving tracks/getting around the tracks – no changes proposed currently; CP
and City and other communities looking at crossings between Calgary/Edmonton
?s To Ask/Answer!
City of Lacombe 2014 Development Symposium
How can the City better serve the community through
its relationship with builders and developers?
Discussion Points
•
?s To Ask/Answer!
City of Lacombe 2014 Development Symposium
What does ‘open for business’ mean to
developers/builders?
Discussion Points
• City willing to look at opportunities to enhance the community; don’t discount ideas; respectful,
show interest, undertake research, etc.
•If something doesn’t fit with regulations – apply discretion, look for solutions; go up the
management steps
•‘Past’ attitude was ‘no’ – correct attitude should be ‘yes with this’ or ‘maybe’ – not no
•Concern that regulations down the road differ – and so others go elsewhere
•‘Can do’ attitude – find solutions; guidelines – what can help both City and developer? Look for
the solutions/opportunities
•Builders – building permits: if can be issued foundation permit on the spot- this helps progress the
development in advance of the rest of the build (Red Deer allows this)
•Most important person in residential process is the homeowner – they don’t understand the
timelines and processes – how can we speed process up?
•Is it technically possible for the building permit process to be concurrent with MPC? --checklist
plays role here as well
?s To Ask/Answer!
City of Lacombe 2014 Development Symposium
?s To Ask/Answer!
City of Lacombe 2014 Development Symposium