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West Alexander & Centennial Neighbourhood Plan1

The Planning, Property, &Development Department & the Stakeholder Committeewelcome you to tonight’sopen house

Welcome

The open house outlines the proposed Secondary Plan for the West Alexander & Centennial Neighbourhoods.

Help yourself to an information sheet. Once you’ve had a chance to view the presentation boards, please fill-out the feedback form.

If you’d be interested in further information, department staff & representatives are in attendance tonight. Or, contact the department at the phone number or e-mail address indicated on the information sheet


What is a Secondary Plan?

A Secondary Plan is a by-law, adopted by City Council, which sets comprehensive land use policies & other planning proposals for an established part of the city. A secondary plan accommodates the more particular characteristics of a defined area of the City & articulates approaches to local issues & concerns. The Plan serves as a guide for future development, & may also form the basis for a public improvements program in within a specified plan area.

A secondary plan one of several tools utilized to plan for development & capital improvements in the City of Winnipeg. A secondary plan forms an important link or bridge in the hierarchy of plans between the broader policies of Plan Winnipeg 2020, & the zoning & development standards within By-Law 6400/94.

City Council authorized the Plan in order to: Strike a balance which supports & encourages growth & development of major institutions while protecting & enhancing the quality of the residential neighbourhoods

Why have a plan for West Alexander & Centennial?

Great neighbourhoods don’t happen by accident. They need a strong vision backed by clear policy to guide themWhile some development projects have tried to fit into the community others have not –resulting in controversyLand use is changing & people need a tool for managing changeA plan provides clarity, predictability, & accountability for property ownersIt is a guide for decision makersIt is a tool for allocating the costs of development It is a proactive community issue resolution tool

Secondary plan hierarchy.


Community Assets & Challenges

1. A pedestrian oriented scale & design of the area2. A diversity of land uses, housing types, & population3. World class institutions4. Availability of local services5. The presence of numerous buildings of heritage &

architectural importance6. Affordable housing 7. Strong access to public transit8. Low land prices help facilitate redevelopment potential

of the area 9. A desirable location adjacent to downtown &

institutions

TransportationHigh volumes of primarily regional traffic through the neighbourhood heighten the feeling that the area is just for passing throughParking pressures from land usesRoad construction & detoursNeed more traffic controls (HSC, Notre Dame & Gertie, Notre Dame & Ellen, Pacific, Ross, & Alexander, back lanes)Infrastructure upgrade needed to provide for better pedestrian accessibility

The stakeholder committee summarized several assets:

Health & SafetyCrime is high or perception of crime is highConcentration of uses which have spill over impacts into the community (bath houses, beer vendors)

At the same time, the following neighbourhood challenges have been identified:

The stakeholder group is made up of individuals from the following groups & organizations:

West Alexander Residents AssociationCentennial Residents AssociationHealth Sciences CentreUniversity of ManitobaCanadian Science Centre for Human & Animal HealthRed River CollegeLocal businessesICIDCity of Winnipeg

Land UsePressures to expand the HSC into existing residential areasLand uses are expanding in an ad hoc manner Lack of services (such as banks)

OtherPoor by-law enforcementLow property values discourage investment in properties Land speculators in the area

HousingDifficulty in obtaining property insurance & mortgages in the neighbourhood (“red lining”)Houses declining/abandoned/demolishedDerelict houses foster illicit activitiesManitoba Housing concernsLow home ownership ratesSlum landlords not properly maintaining properties

The formulation & development of the Centennial-West Alexander Neighbourhood Plan has been a multi-step, inclusive planning process, including stakeholder group consultations, preparation of a background study, draft plans, interviews & meetings with community representatives, & public feedback opportunities.


Where do you live?Place a push pin where you live or work.


The ambition of this Plan is to tie together the important role of the neighbourhood institutions with the values of neighbourhood health & sustainability to forge a new, positive vision for the community, which is captured in the proposed new designation for the area - the City of Winnipeg’s Health & Wellness District.

Vision


ResidentialThe intent of the residential districts is to foster a high quality living environment & to preserve the strong sense of community while offering a wider variety of attractive & affordable housing choices which meet the changing needs of the West Alexander & Centennial community. In addition, the intent is to encourage more housing in locations with convenient access to employment opportunities & a broad range of community & commercial facilities.

Goals & Objectives:Promote stability by:

Encouraging infill housingRehabilitating the historic housing stockEncouraging maintenance of the existing housing stockProtecting from ad hoc development, land speculation, & incompatible land uses

Promote safety by:Encouraging infill, reoccupying buildings, & increasing activity on the streetBetter understanding the type & source of crime in the community

Provide for new housing options:Encourage increased home ownershipSupport student housing options Encourage local non-profit groups & the private sector in housing creationAllow for increased residential density at appropriate designated locations

The plan calls for the following:

Encouraging secondary suitesProhibiting the establishment of new rooming housesDiscouraging the expansion of commercial uses into residential areas, other than as specifically indicatedReducing parking requirements for infill housingEncouraging a variety of market & non-market housingEnsuring that new development is consistent in design with the character of existing areasLocating parking at the rear of buildings


Low Density Residential

Limiting development to single- & two- family residentialRequiring new infill development to be similar in scale & character to established adjacent residencesExpansion of commercial development into this area will not be supported

The intent of the area is to maintain single-family & two family housing & to ensure that new & renovated housing is compatible in mass & scale with existing housing, maintains sunlight & privacy on adjacent properties, & retains the pedestrian oriented character of the front street.



Medium Density Residential

Encouraging the reuse of old industrial & commercial buildings for offices, artisans, & housingPermitting enhanced home occupations at selected locations Allowing for moderate increases in height & density Reduction in required lot sizes to encourage infill development Maintaining the traditional neighbourhood characterDesign standards to encourage compatible development

The intent is to preserve a mixture of residential uses, accommodating the apartments that already exist, & maintaining single-family, two-family, & low/medium density multiple-family residential development, so that a variety of housing can continue to be provided in the area. A secondary purpose is to encourage compatibility of built form between the types of housing, to provide a consistent scale & to maintain the interesting qualities & characters of the streetscape.


New developments should be of a comparable scale & allow for sun penetration

New building with noon equinox shadow

Established neighbourhood

The developments should be compatible with the existing neighbourhood

Commercial uses that maintain the character of the neighbourhood will be supported along Bannatyne Avenue & William Avenue, between Sherbrook & Furby Streets.


Residential Mixed-Use

Encouraging the reuse of old industrial & commercial buildings for offices, artisans, & housingFor new development to reinforce & contribute to a strong streetscape & a pedestrian oriented environmentAllowing for moderate increases in height & density Reducing lot sizes to encourage infill development Allowing for limited commercial activity at street level Phasing out of industrial usesDesign standards to encourage compatible development

The intent of this district is to encourage a fine grained mix of low & medium density residential uses with low intensity commercial uses –rather than a separation of uses. A secondary purpose is to encourage compatibility of built form between building types, to provide a consistent scale, & to maintain the interesting qualities & characters of the streetscape.


Consider the adaptive reuse of industrial buildings

New larger scaled developments should be stepped back next to single-family residential homes

New development should be pedestrian friendly & contribute positively to the neighbourhood


Feedback Board - ResidentialWhat do you think? Place your thoughts on a post-it note here


Institutional

The plan calls for the following:Recognizing & supporting the vital role of institutions in the neighbourhoodEnabling complementary activities to occur within institutional zonesPromoting a compact urban layoutEncouraging mixed use development, including housing

Future Redevelopment Identifying future institutional expansion areasDefining an expansion process that includes all stakeholders Providing design requirements for expansion that include better physical integration with the neighbourhood & supports people & activity on the streetProviding buffers & height limits/setbacks for new development

Guiding principles of redevelopmentNo net loss of housing That people who are displaced through institutional expansion are treated fairlyThat when property is acquired for expansion, that the buildings & grounds be well maintained until redevelopment occurs

The general intent of this district is to recognize the importance of the major institutions by providing parameters for future growth & development, as well as enabling the establishment of complementary activities within the zone. New development within this District will be subject to provisions aimed at encouraging compatible expansion & protecting the features of adjacent Residential Areas.

Goals & Objectives

Recognize the present & potential value of these institutionsAcknowledge the impact that these institutions have on the community & WinnipegDescribe areas and/or directions for institutional expansionProvide design requirements for institutional expansionDefine expansion processes that consult with & consider the existing community


Future Institutional Expansion Before expansion can occur:Step 1

Secondary Plan must be amended. Requires a public hearing before Community Committee & approval from City CouncilMaster Plan (conceptual)Broad Public Consultation50% +1 landowner participation required before an application can be lodged with the CityA minimum of one side of a block is required, although plans should consider development on both sides of the street

Step TwoMaster Plan (Final – Detailed)Development application requiring public hearing before Community Committee

Conceptual Master Plan requirements:

Proposed area of future developmentSchematic layout indicating a general concept for development, including usesProposed open space areasProposed location of buildings & major structures, parking areas, & other accessory facilitiesProposed general street layout & access pointsDescription of pedestrian facilities (sidewalks, footpaths, etc)Servicing planFiscal Impact Analysis Traffic, Transit & Parking Studies Needs analysis & market studyPhasing

Expansion of the intuitional area can play a positive role in the neighbourhood


Feedback Board-InstitutionalWhat do you think? Place your thoughts on a post-it note here


CommercialThe intent is to encourage commercial businesses which contribute positively to the community by supporting a pedestrian friendly neighbourhood, but also giving opportunities for higher intensity developments along parts of Notre Dame, McPhillips & Logan Avenues.


Prohibiting the establishment & expansion of undesirable businesses in the neighbourhood: including massage parlours, steam baths, pawn shops & beverage roomsEnsuring that new commercial development which are next to residential areas minimize their potential negative impacts by mitigating the impacts of parking, loading zones, refuse collection, vehicle access, & other issues through site design, buffering, setbacks & landscapingOrienting buildings to the street to restore traditional mature neighbourhood character and to ensure they are consistent in design with the street pattern & architectural character of existing areas

Goals & Objectives:

Support local businesses in the neighbourhood by:Prohibiting big box stores establishing on locally focused streets;Preventing unwanted uses from establishing in the neighbourhood

Encourage quality urban design on commercial streets by:Minimizing the impact of commercial businesses on residential areasDesigning buildings that encourage pedestrian activity;Creating developments which reflect the traditional character of the neighbourhood


Commercial Mixed-UseThe intent of this district is to encourage thriving, pedestrian-oriented commercial streets that act as threads weaving the residential communities together.


Encouraging mixed-use buildings with commercial, office & residential & live/work unitsLimit scale of commercial buildings on locally focused streetsEncouraging local businesses to work together to beautify, improve & create a strong & vibrant pedestrian oriented commercial streetSupporting developments that reinforce & contribute to a strong streetscape & pedestrian oriented environmentEncouraging commercial uses that are complementary to the health service sector to be located on Sherbrook Avenue

Health & Wellness District

Sherbrook viewed as a pedestrian friendly, active commercial street, with streetscaping which reflects its priority street status in the Health & Wellness District.

Mixed-use buildings provide complementary & supportive services & activities


Industrial

The plan calls for the following :Supporting the phasing out of industrial uses which are located in residential areasSupporting the introduction of compatible non-industrial uses which can complement & enhance the industrial areaReplacing “M3” Industrial zoning with “M2” Industrial zoning, which is more compatible with the area

The planning concept is to phase out industrial uses in areas that are predominantly residential in nature & to encourage the development of non-noxious industrial uses in the area of industrial concentration, which is located in the northwest portion of the planning area.

Goals:To preserve a viable industrial base which can coexist with residential & more commercially oriented usesEnsure that industrial development achieves high environmental standards of cleaner production, waste disposal, noise & air qualityTo provide opportunities for non-industrial uses, such as the emerging biotechnology & life sciences sector, which would complement & enhance the industrial area


Feedback Board – Commercial & IndustrialWhat do you think? Place your thoughts on a post-it note here


HeritageThe intent is to encourage the appropriate revitalization of the existing heritage stock through conservation & rehabilitation, as well as to encourage orderly & sensitive new development. This approach fosters maintaining what has been identified as valuable to area residents & Winnipeggers-at-large, celebrating the historic legacy of the neighbourhood, while also welcoming & negotiating vital change & growth.

The plan calls for:

Ensuring that the new development is sensitive & compatible with existing adjacent structures & streetscapes in terms of design, scale, rhythm, massing, setbacks, height, integration with built form, & useEvaluating & updating buildings on historic inventory list to encourage the preservation of key buildings vital to the character & history of the neighbourhoodResearching & evaluating the older homes & exploring the option of creating “heritage character areas”, enclaves of significant residential buildingsAdaptive reuse of existing buildings should be given priority over redevelopment

Goals & Objectives:

Recognize the value of the heritage buildings by:Improving the information/awareness of the significance of the historic neighbourhoodInvestigate funding programs to aid in the high costs of maintaining older structuresEncourage the preservation of significant neighbourhood buildings by through assessment of their condition


TransportationThe intent is to create a safe & accessible environment for pedestrians; maintain efficient vehicular movement; & create parking that is well integrated in the neighbourhood.

The plan calls for:

Discouraging short-cutting via local streets & lanes (traffic calming)Implementing directives from the Rapid Transit Taskforce to upgrade transit stops on key routes in the neighbourhoodEncouraging well-marked & safe bicycle paths, including improvements to existing rights-of-way & establishment of alternative routes specifically on routes endorsed by the Active Transportation Coordinator at the City of WinnipegProhibiting new surface parking lots in residential & mixed-use neighbourhoods, & tighter restrictions on the establishment of new lots in commercial & industrial areas

Goals & Objectives:

Improving pedestrian safety in the area by:Improving the pedestrian connectivity between the neighbourhoodsContinuing to implement universal design standards on City StreetsLimiting through traffic on local residential streetsReviewing vehicular circulation requirements on non-regional streetsDeveloping bicycle routes & related infrastructure improvements

Improve parking management in the neighbourhood by:Eliminating surface parking lots in residential & mixed-use neighbourhoodsImproving the condition of surface parking lotsEncouraging increased transit usage through improved passenger amenities

Animating parkades with street level commercial development is a means of ensuring a pedestrian friendly streetscape

Surface parking lots should be designed & maintained to a high standard

Developing bike routes & improved transit & universal design standards are important to the area


Feedback Board – Heritage & TransportationWhat do you think? Place your thoughts on a post-it note here


Parks & Open SpacesThe intent is to enhance parks & open spaces in the area to meet the needs of residents who live & work in the neighbourhoods.

Goals & Objectives:

Review parks & open spaces in the area by:Producing a comprehensive assessment of the quality of park & open spaces in the areaImproving the connectivity/cohesiveness of parks & open spacesMaximizing the use of existing open spaces

Improve the safety of parks & open spaces;Creating fully accessible park spaces in the areaEnsuring that parks are well-maintained

Recognize the importance of streetscaping in the neighbourhood by:Protecting the mature shade tree canopyEstablishing priority streets for urban design improvementsInvolving the community & local businesses & institutions in thedevelopment of a cohesive streetscaping plan

The plans call for:

Evaluating existing parkland to assess the appropriate use of facilities & spacePromoting redevelopment & improvement of community gathering spaces (parks, community facilities, playgrounds, neighbourhood main streets) in order to enhance neighbourhood image & livabilityPreserving, protecting, & enhancing the ‘urban forest’ of mature canopy trees Ensuring parks & open spaces are appropriately zonedEncourage streetscape improvements, including enhanced accessibility streetscaping, along with a system of pedestrian wayfinding that celebrate the Health & Wellness District


Public Participation in Planning

Public Participation in Planning Issues:

Lack of clarity, certainty, & consistency to the community & developers on land use & planning issues in West Alexander & CentennialLack of meaningful community participation in the development review & approval processInsufficient opportunities for input in proposed developmentsNo agreed upon benchmarks to guide development proposalsTime & effort devoted to fighting proposed developments that would be better used improving them

The Plan calls for:Provide opportunities for community input for significant civic projects or improvements, such as: street improvements or alterations, streetscaping initiatives, & park redevelopmentsRequiring a variety of community input opportunities, dependent on the scope & scale of a project, which may include one or a combination of the following:

Open housesFocus groupsMailings or surveysInformal or formal discussionsDesign charrettes or design workshops

The intent is to encourage development proponents to actively engage the community via credible & legitimate consultations processes, in order to ensure quality additions are advanced in a timely manner.

West Alexander & Centennial possess a high level of public involvement & community organization. The area is home to many active residents who are passionate about protecting & enhancing the neighbourhood . Community leaders have spoken out against controversial development proposals & urban development trends that threaten the integrity of the neighbourhood & have, in the process, enhanced developments.

In the past, controversial development projects have been impeded or even defeated when no legitimate or credible opportunities for community dialogue & input have been provided. Where developers have provided opportunities for upfront & inclusive dialogue inputs, even controversial projectshave been approved with community support. These experiences demonstrate that community participation in planning & development benefits specific parties in particular & the area in general.


Feedback Board – Parks & Open Space & Public Participation in PlanningWhat do you think? Place your thoughts on a post-it note here


Implementation: How will it work?

New Planning Tools For West Alexander & CentennialImplementation of the West Alexander & Centennial Neighbourhood Plan will involve establishing several new planning tools for the area. These may include:

Periodic reviewThe plan is not a static document. It will be reviewed on a regular basis by the City to ensure that it is up to date & that it remains a useful tool to guide development in the neighbourhood.

Who are the the key people in implementing the Plan?You are! While decisions makers & City Staff may be involved in the day to day implementation of the Plan, it is the community that is the key player. Buy-in by the community ensures that future decisions are made in accordance with the Plan, & that the Plan continues to reflect the concerns, views, & vision of area residents & businesses.

West Alexander & Centennial Neighbourhood Plan

Public Participation In

Planning

Possible Zoning Rationalization

Further studies

Planned Development

Overlay District (PDO)

Potential Planning Tools for West Alexander & Centennial

Public ParticipationEstablishing a more formal public participation in planning mechanism to ensure community concerns are heard in regards to development proposals.

Zoning RationalizationParcels of land may need to be rezoned to fully implement the plan. This may include rezoning parks to a ‘parks & open space’zoning category, or similar action.

Planned Development Overlay District (PDO)The proposed changes to the City’s zoning & development standards (By-Law 6400/94) will allow for the creation of overlay zoning districts for special planning purposes.

Further studies & special projects The plan includes recommendations for further study in several areas including heritage asset identification, traffic calming, parks & open space planning, & the creation of an economic development zone. It also recommends that a task force be convened for the revitalization of Sherbrook Street.

As a by-law, the West Alexander Centennial Neighbourhood Plan has application in the review of all planning & land use proposals. Development applications, redevelopment, & public improvement investments in the neighbourhood must conform to the plan policies.


Process

Community feedback on the draft West Alexander & Centennial Neighbourhood Plan is expected & will assist in refining the PlanFollowing the open house, Planning & Land Use Division will prepare a final draft Plan, incorporating suggested changes from residents, business owners, & City Staff, as well as integrated maps, graphics, & illustrationsThe draft West Alexander & Centennial Neighbourhood Plan will be implemented via Secondary Plan Adoption Process:

Public Hearing before the Lord Selkirk-West Kildonan Community Committee is anticipated in Spring 2008Followed by City Council review & adoption of the Plan as a By-Law

Approval & Adoption as a City By-Law by Council

Public Hearing at LSWK CC

Final Draft Changes

Open House

Work on new Draft

We are here

Feel free to contact us if you have any questions or concerns:Michael Robinson (District Planner) 986-3213 or [email protected] Christiuk (Planner) 986-6427 or [email protected]

Fill out a form if you would like a copy of the draft plan sent to you

Thank you for your participation this evening!Please complete a form before you leave. We need your input to make a great plan!

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