SD LIBRARY
II
836 Edmonton genera m ni ipal Edmonton. Plann ng
5992
Edmonton General Municipal Plan
mon PLANNING
@ THE CITY OF A
487a .E3 E373 1981
The City of Edmonton Planning and Development Library
3na 31VCI
Edmonton General Municipal Plan Citizen's Guide
(int:1n f/foPLANNING
APRIL, 1981 1
Z
Table of Contents 4 Preface The Purpose of the Citizen's Guide 5 Introduction The Future is Here Making the Choices Today You and Your Future 6 The General Plan's Growth Strategy The Underlying Philosophy of Growth Regional Growth Accommodating Growth Economic Development Key Points of the Growth Strategy The 18 Point Program 10 District Planning 13 Citizen Participation 14 Residential Land Use 17 Conunercial Land Use 22 Industrial Development 25 Transportation 28 Utilities 30 Parks and Recreation 32 River Valley 33 Natural Environment 34 Human Development and Social Services 35 The Edmonton Metropolitan Area 36 Urban Design 38 Historical Preservation 39 Plan Implementation
3
Preface
The Purpose of the Citizen's Guide The City of Edmonton's General Municipal Plan, Bylaw No. 6000, is a very comprehensive and detailed two-volume presentation by the City Planning Department which outlines in formal and legal language our planning policies and strategies for the future of this city. The version you are now reading is a condensation of the Plan, specifically re-written for use by Edmonton citizens and others who are interested in Edmonton's approach to development within the city. Although this guide will provide you with solid information, it is not a legal document to be used for interpretation of City Council policies. For a complete, up-to-date review of planning policy you are invited to refer to Volumes I and II of the General Municipal Plan, Bylaw No. 6000. They contain a full explanation of the growth strategy; a list of objectives, policies and program commitments; and a series of policy reports which present the background data, issues, principles and alternatives on which the recommendations in the Plan are based.
4
Copies of the General Municipal Plan may be borrowed from: • Edmonton Centennial Library (Main Branch) Government Information Division 7 Sir Winston Churchill Square Phone (403) 423-2331 • Or any of the City of Edmonton Branch Libraries If you wish to purchase a copy of the Plan, please contact: • Maps and Publications Counter City of Edmonton Planning Department 11th Floor, Phipps-McKinnon Building 10020 - 101A Avenue Edmonton, Alberta T5J 3G2 Phone (403) 428-3423
Introduction
Introduction The Future is Here The city of Edmonton is the capital of Alberta and the activity centre for much of the Province's oil industry. It has experienced dramatic growth during the past three decades as a result of a fundamental transformation in the Region's economy. During the 1950's, the economy of the Edmonton Metropolitan Region was primarily agricultural-based, and was dominated, as it is now, by the city of Edmonton which provided governmental and educational services to the balance of the Region and the Province. Since that time, the economy of the Region has been strengthened and diversified as a result of industrial activity generated by the discovery and development of oil and natural gas and other natural resources in Northern Alberta and Canada's Far North. Edmonton's dynamic growth has drawn people and businesses from across Canada and around the world, contributing to the expansion of economic opportunities and the broadening of Edmonton's social and cultural identity. While Edmonton is relatively young and growing quickly in response to resource development and economic stimulus, it is not without problems experienced in many other Canadian cities. As a matter of fact, Edmonton's sudden emergence as one of the fastest growing cities in North America intensifies and could make more obvious those problems associated with growth. There is very little doubt that the future looks bright for Edmonton. At the same time,
that future is already here. Residents are concerned with the quality of their urban environment and what their neighbourhood will look like tomorrow. They want to know how the city will accommodate growth and ease the problems often associated with rapid economic expansion and population increases. Those problems and opportunities are being addressed by the City's General Municipal Plan which has been designed to guide the future character of the city for the benefit of all Edmontonians.
Making the Choices Today Edmonton's General Municipal Plan is a statement of the policies that will be used to direct growth and changes in our city during the next fifteen years. The General Plan shows where and how growth is to be accommodated in Edmonton and what role the public, developers and government will play in managing that growth. It makes choices and sets rules today which will guide private enterprise, individual citizens and citizens' groups, and government at all levels toward a future which City Council considers both desirable and attainable. The General Municipal Plan is, overall, a promise of the quality of lifestyle and urban environment Edmontonians can look forward to in the future.
the Plan deals with these and other city-wide issues, it provides a most important new program which will link those broad policies to planning at the local level. The District Planning Program divides the city into twelve planning areas in six districts and establishes a formal public participation program to help guide each area's future. Of most importance to you as a citizen, this new District Planning program enables you to assist in preparing the plan for your district and provides the means for your ongoing input into local planning activities. In short, the General Municipal Plan recognizes the valuable contribution which you as a citizen can and should make to your city and your future.
You and Your Future — Participation The General Plan deals with many issues that affect your daily life within the city — issues relating to housing, transportation, commercial development, parks, recreation, and community and social services. Though 5
Growth Strategy
The General Plan's Growth Strategy Bon Accord •
• Gibbons
Mori nville•
SUB—REGION Fort Saskatchewan St. Albert
• Spruce Grove • Stony Plain
Sherwood Park
EDMONTON
• Devon
SUB — REGION
• Beaumont
qi
Leduc
The Underlying Philosophy of Growth In developing a strategy to manage growth in the city, the attitude of the City towards growth must be recognized. The position of the City is reflected in these policies: 1. Growth is inevitable in the Edmonton Region, and a co-ordinated regional strategy is required to ensure an equitable distribution of costs and benefits within the Region. 2. The City has a responsibility to maintain an adequate land supply for all types of residential, commercial and industrial growth. 3. Just as growth is inevitable, it must also be managed so that it is beneficial to the economic base. The General Plan sets out policies to guide our city's growth — to influence the amount and type of growth which comes to it, thereby easing the problems often associated with an expanding economy.
Regional Growth THE CITY OF EDMONTON AND SUB-REGION
The Edmonton Sub-region (see map opposite) consists of parts of the Counties of Parkland and Leduc, Strathcona County and Sturgeon Municipal District. As the largest centre in the Sub-region, Edmonton offers
Growth Strategy POPULATION TRENDS AND FORECASTS 1200 1100 1000 900 800
Edmonton Sub-Region
700 600
Populat ion (in t housands)
the widest range of services and provides the strongest source of identity in the area. In view of its role in the Sub-region, it is foreseen that the majority of regional growth will be experienced within the city itself. Trends indicate that Edmonton will accommodate three-fourths of the housing starts in the Sub-region. Given these growth pressures, the City is seeking a co-ordinated regional land use strategy which will ensure that Edmonton will not be placed in financial or administrative difficulties because of its role. As a matter of policy, Edmonton will only support the growth of three other regional communities including Leduc, Fort Saskatchewan and Stony Plain / Spruce Grove. Development in any other communities will be opposed, with service extensions from the City being limited to the above and some smaller rural centres 5 miles or more beyond the city boundary.
500
City of Edmonton
400 300 200 100
4-3
c,;.•
cis')
c;•
Accommodating Growth In terms of land use planning, the City's responsibility to accommodate all types of growth is limited to addressing three issues: supplying land for residential and industrial growth, supplying basic services to developing areas, and providing assistance to those who are unable to meet the financial demands of the housing market. In order to meet these growth requirements, the City will strive to maintain an adequate long range land supply. It will also endeavour to provide properly zoned and serviced land for residential and industrial purposes. Increased municipal involvement and support of provincial government efforts to 7
Growth Strategy house low income, elderly and young households will be encouraged.
Economic Development In today's economy, stability of the economic base seems to require both continued growth in the number of jobs and the presence of industry which can withstand fluctuations in market cycles over the long term. The General Plan identifies a number of those industries which should be encouraged to locate in Edmonton to ensure stability and prosperity in our local economy. By attracting specific types of industries through the efforts of the City's Business Development Department, Edmonton should experience improved income and employment opportunities and an expanded business and industrial tax base. In addition, the City will work with neighbouring municipalities to ensure co-ordinated economic development within the Edmonton Region.
Key Points of the Growth Strategy The General Plan's Growth Strategy helps to identify priorities for development and redevelopment by identifying the underlying and fundamental policies of the Plan. The strategy outlines a series of key actions which will be necessary to achieve the Plan's principal objectives. Five important areas are covered in this series of actions: 1. The Accommodation of Growth 2. The Future Pattern of Development 3. The Transportation System 4. Environmental Quality, and 5. Detailed Planning. 8
The 18 Point Program The following 18 point program illustrates how the growth strategy addresses each of these areas. These 18 points outline in greater detail the General Plan's strategy for accommodating projected population, household and employment growth. It is indicated in the Plan that these key points are, in many ways, closely tied and mutually interdependent. Failure to successfully pursue particular elements of the strategy may, therefore, jeopardize the entire strategy. The growth strategy is depicted graphically in the accompanying map. Only those elements which affect the physical form of the city are shown. The Accommodation of Growth 1. Acconunodating whatever growth is attracted to the city. 2. Annexation of land to ensure an adequate supply of residential and industrial land over the long term. 3. Reorganization of local government at the metropolitan scale to improve financial, political and administrative responsiveness and efficiency. 4. Promotion of growth in industries contributing to stability and diversity of the economic base. The Future Pattern of Development 5. Increasing compactness of residential development. 6. Priority upon existing developed areas for: (a) accommodating growth, in order to better utilize existing services and
infrastructure, and (b) improving services where necessary. 7. A viable, strong Downtown, to be retained and developed. 8. Office decentralization to Town Centres, L.R.T. stations and other selected locations along major transportation routes. 9. Staging considerations at a broad level in new growth areas, to bring about servicing efficiencies for the municipality and school boards. 10. Promotion of energy efficient design and opportunities for energy conservation in land use and transportation planning, municipal servicing and building design. The Transportation System 11. A strong emphasis on the public transit component of the Transportation System. 12. A Downtown parking policy to encourage and support a viable Downtown. Environmental Quality 13. Priority upon improving the quality of the environment, especially necessary given the increased compactness of development, through an emphasis on urban design, historical preservation, parks development, and a social development strategy. 14. Natural environment sensitivity to be given increased emphasis in planning for new growth areas. Detailed Planning 15. A District Planning System to link the General Municipal Plan with the Land Use Bylaw.
Growth Strategy 16. A formal citizen participation structure to advise on the preparation of District Plans and to monitor development trends. 17. A Development Industry Liaison Committee to work with the City in implementing the General Municipal Plan growth strategy. 18. Increased flexibility for the development industry and opportunities for competition in the land development process (through flexible land use control, and consideration given to non-contiguous development).
.y.
rsi • • mimet ..;No• ‘
THE GROWTH STRATEGY
Ammumiummor mut% 11110101v0
RESIDENTIAL DEVELOPMENT SUBURBAN RESIDENTIAL (No opportunity to increase density of single family development) SUBURBAN RESIDENTIAL (Opportunity to increase single family density as initiated by developers)
• MM
INNER CITY RESIDENTIAL (To accommodate development as identified in District Plans)
sumV,
MIXED USE ACTIVITY CENTRES (Existing/Proposed commercial centres with residential, social, cultural and/or recreational activities) DOWNTOWN TOWN CENTRES LRT STATION AREAS
II ............ •••• ...
I A rV
REGIONAL SHOPPING CENTRES
imam RIVER VALLEY
4:
.....
:1 :1 :1
WZ/Z SUBURBAN INDUSTRIAL AREAS RESTRICTED DEVELOPMENT AREA EXISTING LRT LINE o
•
LRT STATIONS TRUCK ROUTE LOOP AND PROPOSED ARTERIAL EXTENSIONS IN NEW AREAS CITY BOUNDARY
•
•••. .......
a
:1 •1 :.
. .................. ......... ::.............. :111 :1 :1 .. •• CD11111111/0 : :o ,................ . ........ :...............i: -: . •• :o :1 :1 .• •• ///, •.
Hemmen PROPOSED LRT LINES
•. • •• :•
This map represents a broad and conceptual illustration of the desired pattern of urban development. It is not intended to provide site-specific direction to land use regulation.
9
District Planning
District Planning A Key New Planning Approach The General Plan's new District Planning Program is the key to dealing successfully with future growth in Edmonton. It is critical to both the realization of the General Plan growth strategy and the implementation of planning policies which enhance the quality of life at the local level. District Planning will allow for a "middle level" of citizen involvement, linking the neighbourhood planning activities to the process of planning for the city as a whole. While citizen involvement has become increasingly effective at the neighbourhood level in recent years, there are a number of reasons why it is necessary at this time to focus on planning at the district level rather than the neighbourhood level. Demand: In most neighbourhoods in Edmonton the development pressures are not severe enough to warrant the preparation of a detailed neighbourhood plan. In recent years, most critical areas requiring comprehensive plans and / or capital intensive improvement programs have been involved in detailed planning exercises. Economics: While the majority of Edmonton's neighbourhoods do not require detailed plans, approximately 50 - 60 older neighbourhoods in the city require a moderate level of planning services. Basic economics dictate that it would not be feasible to provide planning services to each neighbourhood separately. Through District Planning, more neighbourhoods will receive planning services, although the plans will not be as 10
Ti:
L..0•1Q1 gititypt* .1 ii -,11Ih- fes"-4,4 L ' 1' WOWVIVErii lasatiliarn
1
ra 0:DOW I t.....Avves-vitim farilfin Ai, r 9,1 ,ficimilit
4.o.
vist
It
...
111m wisal
S311:1VCIN1109 NVld 101ELLSICI
•sloTaTsTp xTs e144 jo goua TIT palupoi saDujo 8uTunu1d jo TTIO IJOM 111M HMS Alp SB pazTiesTuaDap aq ifiM SODIAJOS BuTuuum •saTJupunog pJUM IBJ01.OPTO MeU@ID 01. ATUUJOJUOD aTagi puu `punoj sanssi jo AlaTsun puu aBuud eq `azIs spi4 Jo sTsugeq uo papaias OJOM sloTsTsTp asau •dew Suircuudulopou 01.11 TIO TIMM'S SB spisTsTp 9 UUDINI SBalP SUITILIBId Z1 OTUT UOTTIOUIpa sapwp uludEoacT UUUBId PP1sIG s‘uBid Iudoue0 att_L
saap.ias Supruebi pazrawaaaa •aiquuunu saamosas uodn 8urpuadap `Hupp jo sianai SujAsun 4B `1.10)iuTiapun aq oj animuop 111M SUBIC' 'R&M moods II1B1.JPO `SJBOA MOJ TXOU PT JOAO IPABI 43IJ4S1p am ye paTualuaouop ag ifiM sTiojja Buraueid ATTunurump Isom ailgnn `ssaialiTaanaN •ateos sapeosiq B uo papuTTB ag Tsag HBO sanssT asau •uuid pouganog-tpau gEnoaqT paniosaa aq snunnte Touireo pue 41 01 feudaTxa aJB (OWE'S' SB qpns) pooynogg8Tau Supajju saopuj agi jo Aumu `aJoulaaginu lanai pooginogg8T0u eq 4B AipTJTs gum Tjeap ag Touirep tioninn sanssT 8141=0 lanai ToTsTsTp jo saiduluxa OJP sJoppsop 4ISUBJ4 Hui ILA 01 so sdTJTs tepaaunum 01 pareies samssaad 4uatudoianap0H •poogsnoqq8Tau auo uum BJOUI 04 OTBIOJ BOX& UP UT sanssT BuTanuid AuBiN :pcaluora .10131M alp IR( Burtrireid •sJuan maj Tsui alp uT pasTudaad sueid poorpnogg2Tau eqi jo TsouT SB passnooj JO peep
211TuuDId laTJIsTa
District Planning
12
District Plans Prepared
DISTRICT PLANNING PROCESS
An individual plan will be prepared for each district over a period of approximately 3 years (refer to flow chart, "District Planning Process"). Each plan will address such questions as: • where new residential, commercial and industrial development will be located within the district, • where redevelopment will occur, and what form it should take, • where and how much park space should be acquired, • what priorities should be set for the provision of services and facilities (between older and newer areas), • how major transportation proposals will be accommodated, • where social housing will be located, and • how growth will be staged. District Planning provides the vehicle through which neighbourhood, district and city level issues can be addressed within an overall planning framework. In addition to clarifying the issues to be addressed, District Planning sets the context for further negotiations and ongoing planning and citizen participation. Since the city is continually changing and evolving over time, the issues are never finally resolved. Therefore, following the 3 year District Plan Preparation period, an ongoing plan monitoring and plan implementation process will be carried out in each district.
INITIATION•
n GOALS & OBJECTIVES IDENTIFICATION•
aul CONCEPT PLAN
.‘a DEVELOPMENT*
A POLICY PLAN 'I' DEVELOPMENT IC FINAL PLAN &
APPROVAL.
6 months
I I
12 months
$ 6 months
12 months
6 months ongoing
• City Council Approval
Citizen Participation
Citizen Participation City Council will continue to encourage involvement of both citizens and business interests in planning. Local residents will become involved in preparing individual District Plans through District Planning Committees (since re-named Citizen Community Councils). While the details for the structure and operation of the Community Councils have yet to be finalized*, it is most likely that the Council representatives will be elected from the Community Leagues and citizens-atlarge. The Community Councils will be
responsible for informing, and soliciting input from, as broad a range of population and interest groups within the district as possible. In addition to becoming involved in preparing District Plans, the Councils will comment on development proposals planned for their districts. In this way, city residents will participate in the planning process on an ongoing basis. The District Planning process should build upon and support those citizen participation activities presently occurring at the neighbourhood level. This new process will provide the structure within which neighbourhood groups can join together to address those issues affecting several neighbourhoods. A Development Industry Liaison Conunittee will also assist the civic administration on such subjects as, for example, the technical aspects of land development, reducing housing costs, and increasing the attractiveness of the Downtown.
* Once these details have been finalized, the City will be preparing a separate "citizen's guide" on District Planning which will fully explain the role, structure and operation of the Citizen Community Councils.
13
Residential Land Use
Residential Land Use Since the late 1970's, the city has experienced significant growth in its suburban areas, at low to medium densities. Forecasts indicate that all available residential land within the city's current boundaries will be serviced by the mid-1980's, and will be completely developed by 1991. There is also a serious shortage of industrial land. The residential strategy for the city, therefore, implies significant shifts in residential land use policies. The General Municipal Plan proposes that residential development in our Downtown and older neighbourhoods will become more compact. That is, we will begin to see a far more diverse living atmosphere Downtown, a greater number of families living in the inner city and a slightly increasing density in new residential areas.
Downtown Housing Because of the rapid economic growth experienced in Edmonton in recent years, the Downtown has undergone extensive redevelopment and change. Although a range of both new and older housing exists there, the Downtown generally attracts people during business hours only. The General Plan's objective is to promote the development of substantial quantities of housing in the Downtown, as an essential element in achieving a diverse Downtown with a broader range of housing choices. 14
Residential Land Use The City will set guidelines for developing the Downtown for a variety of uses through its Downtown Area Redevelopment Plan. To attract more residents to the Downtown, the City will make street, sidewalk and service improvements and provide for more infill housing. A broad range of housing types, for a variety of household incomes and sizes, will also be encouraged. Existing residential areas such as the McKay Avenue District will be protected from non-residential developments and new housing will be promoted in the Downtown. The City will continue to discuss and work with the Canadian Pacific and Canadian National Railways to establish and implement plans for redevelopment of their downtown yards to residential and other uses.
Inner City Residential Edmonton is interested in increasing the amount of housing in its older neighbourhoods, with a strong emphasis on the construction of more family-oriented housing. In addition to emphasizing a process of selective redevelopment in the older neighbourhoods, the City will strongly encourage the rehabilitation of the existing housing stock in these neighbourhoods. The General Plan requires that residential redevelopment be dispersed throughout the city, so that no individual neighbourhood will receive too high a concentration of development, as is presently the case in Garneau and Oliver. Increased redevelopment in the inner city is proposed because it represents a more efficient use of existing services and facilities: lower service investment dollars
are required compared to placing a similar amount of development in the suburbs. The proposal to increase the amount of family housing, for example, is designed to improve the long-term viability of inner city schools. The Plan emphasizes that the redevelopment which occurs in inner city neighbourhoods must be compatible with the existing housing. By strictly controlling redevelopment itself, as well as the process of redevelopment, the uncertainty experienced in many older neighbourhoods can be reduced. The Plan sets out a number of density and design guidelines to help achieve compatible residential redevelopment. More detailed design guidelines, and the actual areas which will receive redevelopment will be established with the involvement of local
residents through the District Planning Program. The City will also study the possibility of placing high density residential development adjacent to "activity centres" — centres which are the location of major public transit transfer points or existing / proposed commercial and office development. This high density "node" development will be controlled through height, density and design guidelines.
Suburban Residential The City will increase new single family residential densities in order to achieve slightly higher resident populations in new areas. It will also strive for a mixed social structure by encouraging a wide variety of housing types. Increases in suburban densities will be permitted through increased use of semi-detached, zero lot line and low-rise multiple unit developments. The City will also encourage higher densities near centres with adequate access and other commercial, retail or office development that is compatible with residential development. To allow for more innovative development and to provide a greater degree of flexibility in meeting housing needs, the City has introduced two additional policy provisions: • the preparation of annual production targets on the basis of 5-year housing demand projections, and • a decrease in emphasis on land use regulations in favour of qualitative or quantitative performance criteria to be incorporated into a development proposal. 15
Residential Land Use
Slowing the Rate of Increase in Housing Costs OUS S 411 w
Is
Mprill i r
.11 _ NM
ripw so
sideyards and setbacks vary
houses are built to property line
more usable land is provided at lower cost
1 11 11 1 1
Elm Street
The rapid escalation of housing costs in Edmonton in recent years is related primarily to housing demand. Of the principal factors influencing costs, only these three can be addressed through land use planning: • land supply, • competition among developers, and • subdivision design standards. To counter land supply problems, the City has made a comprehensive annexation application to the Local Authorities Board. To increase competition among developers and alleviate some of the possible problems arising from subdivision and building design standards, the City will: • provide for more flexible standards for items such as roadways, lot sizes and sewer systems, • consider applications for non-contiguous development if they do not lead to additional costs for the City and the reliability of services meets the requirements of City utility departments, • develop a staging or phasing program to ensure the effective and efficient planning of future growth areas, and • encourage the establishment of a Development Industry Liaison Committee to review mechanisms available to reduce housing cost.
Community Housing The City of Edmonton will endeavour to provide housing assistance for low income singles, families and senior citizens. Community housing can be effectively integrated into a wide variety of
16
neighbourhood development through architectural and planning control. The scale and size of projects and their location with respect to transit and other services including commercial / retail centres and recreational facilities are important features in a community housing project. These elements ensure a quality living environment and protect existing investment in the neighbourhood. The City will attempt to provide a distribution of community housing stock by type, tenure and location throughout Edmonton. Acquisition of suburban and, where possible, inner city land for community housing will continue where demand studies identify needs. The City will also encourage private sector community housing as funded under provincial government programs.
Commercial Land Use \A
4' €
1IMMOriMMWMOIMIWM-1111MMUIIIIIII UMIINVOM/MNIMMIBUNNIMINMINEMINII
mut
111111N111111111.111111
I
tieatt
coinmercial Land Use The General Plan's strategy for commercial development covers both office and retail uses. It combines new policies and established practices to promote a pattern of commercial development which will accommodate the necessary growth while minimizing the immediate and obvious problems which may result in this area. The three key features of the commercial section deal with: • office decentralization out of the Downtown, • integrating downtown housing, office, and retail uses, and • reinforcing the role of major shopping centres as suburban town centres. In addition, the minimizing of land use conflicts, and the overall distribution of retail development are dealt with in the commercial section land use policies.
Office Development Office development policies are designed to encourage a balanced distribution of office floor space in the Downtown and at other centres throughout the city. The City will promote a pattern of office growth in which the total amount of office floor space in the Downtown area will continue to increase, but the Downtown's share of total office space in the city will decline gradually over time. There are three key issues which have 17
Commercial Land Use become apparent with the increase in new office developments: • the need to maximize the efficiency of the City's transportation system in serving employment locations, • the necessity of determining the role of the suburbs, the inner city, and the Downtown in accommodating office growth, and • the implementation of policies such as office decentralization. The City will promote office development in the Downtown, balanced by other compatible uses such as shopping and housing. Some suburban office development will be encouraged at locations which can support higher density development. These locations require good access to transit and roadway facilities as well as to the Downtown (for example, regional shopping centres). Incentives for office decentralization in the suburbs will be identified through liaison with the development industry and other interested groups. The City will continue to decentralize more of its own functions through the Human Services Delivery System and the District Planning Program. The provincial government has been advised of the decentralization strategy and
DOWNTOWN DEVELOPMENT STRATEGY mimmim BOUNDARY OF DOWNTOWN AREA REDEVELOPMENT PLAN AND LIMIT OF MAJOR DOWNTOWN COMMERCIAL DEVELOPMENT
18
ullmintiumitmutummur
smininurumlin°1°Wilit. eftunumunnumununumunnumutuffiummuummummuR ,.. 5-;
104 AVE
102 AVE
JASPER AVE
rilino0tinim etu
11111111g
1
'"lAges°'
Area Subject to River Valley Policies
Commercial Land Use has been encouraged to assist in its implementation.
Suburban Commercial Development With a decreasing supply of suburban land within the city boundaries, the efficiency with which existing suburban land is used becomes increasingly important. The City would like to encourage the concentration of new suburban retail facilities in planned commercial districts and centres. Retail uses in industrial and residential areas will be restricted to establishments serving the daily needs of the area residents and / or work force. To control the negative impacts of commercial development, the City has identified several considerations in the General Plan which it will take into account in reviewing commercial development proposals. They concern access, parking, screening of conflicting uses, building height, landscaping, and loading facilities.
uncertainty resulting from the encroachment of high density buildings in their neighbourhoods, City Council has introduced the following policies in the General Plan: • the City will encourage intensive commercial development within the Downtown boundary as indicated on the map opposite, • the City will encourage housing in the Downtown through a system of incentives, and • areas adjacent to the Downtown boundary, except in the river valley, will be developed at reduced development intensities and with an emphasis on housing. More detailed guidelines for the
development of the Downtown are contained in the Downtown Area Redevelopment Plan.
Suburban Town Centres It is the objective of Council to promote mixed-use town centres in suburban areas, to combine a mix of retail, office, residential, institutional and transit uses serving the surrounding development. In many cases, the ideal location for such centres will be regional shopping centres. Because of their role, the intensity of development, and the mixture of uses, no more than one centre in each major residential area is feasible. The impact of each centre on neighbouring centres and land uses will be
Downtown Commercial The City wants to provide a vibrant, diverse and balanced downtown including substantial quantities of housing. The General Plan emphasizes that the Downtown should remain the dominant commercial, administrative, and cultural centre of the Region. The increasing specialization of the Downtown as an office centre, however, is seen as being detrimental to its function as an attractive 24-hour living environment. To address the concerns of residents in areas close to the Downtown about the character and scale of development and the
{IWO{ t9=N{
''.••
...A if
risammeasea suustitamaa •
..... MIMS.
"
'71Cana "
-AAS
J11111411111111111111
:Ler= Ontairat 0'.
maiirime
anno••••10. ,
19
Commercial Land Use an important consideration in the planning of their location.
Major Centres of Employment As part of the General Plan's office decentralization policy, the City is interested in creating medium and high density employment centres outside of the Downtown. There is potential for this type of development, if it is properly planned. The issues involved focus on where these "employment nodes" will be located, how they should be developed and what they should contain. The General Plan addresses these questions and outlines specific requirements that must be met, including the location, proximity to shopping centres, transportation access and the intensity and use of the development.
Stabilizing and Improving Commercial Strip Areas Aside from commercial strip areas located in industrial areas and highway entrance corridors, all other commercial strip land has been divided into those areas that will be allowed to expand, and those that will not (refer to map, "Commercial Strip Areas and Highway Commercial Areas"). Development may not be allowed if there will be greatly increased noise or traffic flow, outside storage problems, or if the business will require even more land in the future. An important consideration will be that any commercial strip development should create as little negative impact as possible on neighbouring residential areas. 20
Commercial strip areas currently located in established neighbourhoods will be improved or upgraded wherever necessary. Maintaining the character of the area will be a major concern.
Improving Highway Commercial Services Highway commercial areas are the strips found along the entrances to highways that offer necessary services to travellers. Restaurants, hotels / motels and gas stations are the basic services allowed in these areas. Any other type of development is generally not allowed, and therefore any conflict in land use in these areas is virtually eliminated.
Travellers entering our city will find these areas offering specialized services for their specific needs. To ensure they will be attractive and impressive, uses in the areas will be strictly controlled. Uses not related to the travelling public, such as regional shopping centres, large retail establishments and certain types of entertainment facilities will be prohibited. The highway commercial areas listed in the General Plan are: • the Calgary Trail from 51 Avenue to 23 Avenue, • Highway 16 West from 170 Street to the city limits, and • Fort Road from 129 Avenue to 137 Avenue.
Commercial Land Use
Controlling Commercial Uses in Industrial Areas The development of office and retail space in industrial areas has been of great concern to the City of Edmonton. The city is currently experiencing a shortage of industrial land, and the use of the remaining land for commercial purposes not only endangers the proper use of that land, but also drives industrial land prices up. The City will, therefore, strictly control the development of office, retail and other commercial outlets in industrial areas to help preserve an adequate supply of land for medium and heavy industrial uses.
ral
- 11 ,„06,4 1 41ir itirl:Wrg, - ic . I nt
• oilli
i . A l I ---"--Plu = "li Ullifc II 171111E :1 arzi __AE:1741 fffSte• 7. arepp, ;4 40111rielral , 2,. L_YiliEr-F .,. r.,-L... Emmw riIi I v i 1 1rlic.4:141 'J p.1tIleiria-MIZE69174.3 tr.iirmgritt 5ibiskiE lli:11 ,0m:v161111, .tt Lel i , 4 j Aram siroli. 1111 ITNIPEMBilill: 4 tin v. • !..p. NM
iIW ii
11. :747 *20.40
vane*/ j 4,716 .N.E,E-12.I.L rflillf415 ITINArile fan -
COMMERCIAL STRIP AREAS AND HIGHWAY COMMERCIAL AREAS COMMERCIAL STRIP AREA (Limited increase in development allowed)
COMMERCIAL STRIP AREA
v•tiining- on= mr-f .4riFicitimatt, mpaDow tmLOILJ, ra%ang-laos
MI .',VITCliraVATEMO .,
MIL IrIlEallind. iwlraARRIVAANt *
(Extent of development to remain as is)
*
INTEGRATION OF COMMERCIAL STRIP AND LRT STATION AREAS HIGHWAY COMMERCIAL AREA
21
Industrial Development
Industrial Development City Council's desire to create a favourable climate for industrial development, to maintain and build on our industrial strength, to attract new industries and create employment for a rapidly growing population is constrained by a depleting inventory of land, and high property costs. While the City is in the best position to accommodate the bulk of new industrial development — as the major population and industrial centre in the region — the land supply problem is further complicated by a regional coordination / planning problem. At this time, the City is left with little control over new development locating outside its boundaries. The General Plan contains policies which are aimed at improving the City's ability to co-ordinate the planning of industrial development in the Region.
Industrial Strategy The main thrust of policies directed toward improving industrial development will be centered on: • a regional strategy for development, • the relocation or upgrading of obsolete or noxious uses, • the control of commercial and office uses in industrial areas, and • identifying the preferred pattern and sequence of industrial development. 22
Industrial Development The purpose of the industrial strategy is to identify the location of industrial growth areas, the timing and the nature of development to be encouraged. In particular, the strategy will address the locational needs of heavy industry. Edmonton's 1979 comprehensive annexation application is directed toward the solution of these supply-related issues.
Involving the Business Community To improve the efficiency of planning industrial areas and to aid in clarifying issues and identifying priorities, the City will interact with the development industry through the Development Industry Liaison Committee. There is little doubt that such formalized participation would provide constructive input and assist in the improvement of industrial park development.
Obsolete or Noxious Uses Continuing present practise, the City will encourage the relocation or upgrading of obsolete or noxious industrial uses, applying policies in an equitable and efficient manner. The City will, for example, provide assistance to key industries in relocating to suburban locations wherever possible, improving the inner city living environment.
Minimizing Costs As stated, the City must be able to provide industrial land at competitive prices. With that objective in mind, the City will provide for flexibility in subdivision design requirements and engineering standards.
For example, there will be more flexible standards for roadways, lot sizes and sewer systems. The City will also encourage the use of alternative storm water management techniques, and will consider opportunities for innovative and cost efficient design through the Land Use Bylaw and the preparation of Industrial Area Structure Plans.
Balancing Residential and Industrial Growth To avoid increased reliance on residential property assessment to meet high municipal costs in periods of rapid growth, it is important that expansion in industrial and commercial sectors keep up with residential growth.
Anticipating Growth To maintain a balanced and stable economic base for the anticipated continuing growth in the local economy, the City must provide a sufficient supply of industrial land at competitive prices. To accommodate that reality, the City will: • examine all lands now held in reserve for industrial development for possible rezoning to an appropriate industrial category, • attempt to increase the industrial land supply within the city limits through annexation, as required, and • speed the processing of industrial land and maintain a diverse supply of land types and parcel sizes. 23
Industrial Development The City will aggressively promote business development and accelerate planning and servicing programs to maintain a balance in taxation revenues and, at the same time, accommodate the demand for industrial land.
ri 27.22 OW, I i
IMILIE, Ol in a I
•
. ilk- ss. 1 itktur---_—...pitA :AI .is uvdc II51,2
.illniffiltilBfwAssigliapy 4t. LA.... i ill; lirtril rirtii i : rlsi i t ivll6 : 70 7: 611 1317 r11,71 ma tr n ra mmimmin ii rrii t-ond ..... ir-,I
- fit „t-ir-oPIP A-i ran ILAtimal"191111EBtedll , au maven
V
Atokir
"1114.11bitl13. wig -
IR ktesure
MAJOR INDUSTRIAL AREAS ==11 INDUSTRIAL OUTLINE PLAN AREAS INNER CITY INDUSTRIAL SUBDIVISIONS
24
ralem genroroN /4; catjamg , 3
tair0261111V..7,
Transportation
Transportation The City of Edmonton's phenomenal growth in recent years is most obvious to city residents in our efforts to reach our destinations during 'rush' hour. The General Plan recognizes the important role which land use planning plays in contributing to the efficiency and utility of the Edmonton transportation system. In providing direction to the Transportation System Plan, the General Plan deals with the following policy areas: • the need for a transportation system which supports the General Plan's land use objectives, • the determination of levels of roadway and transit facilities and services, • the improvement of access and mobility within Edmonton, • the consideration of means to minimize disruption of older neighbourhoods, and • the planning of new suburban areas. The General Plan outlines basic directions or principles for transportation planning; the Transportation System Plan reinforces those principles and plans the efficient integration of roadway and transit systems with the existing and future land use system. The map on page 27 illustrates the long term expansion plans for the Light Rail Transit System.
Developing and Maintaining a System Improving and modifying existing systems. Careful planning for future growth. Economics. Degrees of service. Social and 25
Transportation environmental considerations. Evaluating alternatives. All of these and more are integral elements in developing and maintaining a transportation system that will best serve all Edmontonians. The Transportation System Plan for the City of Edmonton confirms that the future is, indeed, now. The following highlights are indicative of the City's commitment to the highest quality of transportation service to residents as well as a positive atmosphere for commercial and industrial opportunity. • Consistent with the General Plan's growth strategy, transit corridors will be developed as a focus for intensive residential uses and decentralized employment 'nodes: • Transit services throughout the city will be maintained at a basic level, with higher levels of service provided between major activity centres. An integrated system of roadway and public transit facilities and services will be provided and maintained to ensure the mobility of both public and private vehicles. • The Downtown will remain the principal travel demand focus in Edmonton. Downtown transportation policies will reflect the philosophy that reduced reliance on the automobile is not only more energy efficient, but also environmentally preferable. • In keeping with that philosophy for downtown transportation planning, the City will develop comprehensive policies on the supply, pricing, and management of downtown parking, generally encouraging only short-term parking and attempting to reduce reliance on the automobile.
26
• The City will continue to implement measures designed to discourage commuter traffic from disrupting residential neighbourhoods. • The development of new transportation facilities or transportation improvements will be restricted to the periphery of existing neighbourhoods. • The City will strive to minimi7e conflicts between transportation and land use in new suburban areas by preparing system plans early in the planning process. Through the implementation of 'phasing: the City will also attempt to limit the financial impact of new roadway and transit investment.
Pedestrian and Bikeway Systems Pedestrian and bikeway networks have a definite role to play in the overall transportation system. Apart from their utilitarian and recreational functions, they also serve to enhance the quality of the urban environment. The City will develop pedestrian and bikeway facilities in residential areas, providing access to community and recreational facilities. The City will also develop and maintain a city-wide bikeway network compatible with pedestrian systems, and continue to develop an extensive pedway system throughout the downtown area.
Transportation
EXISTING LRT WITH EXTENSIONS EXISTING LRT LINE EXTENSION UNDER CONSTRUCTION (1981) PROPOSED LRT ALIGNMENT ALTERNATIVE [AT ALIGNMENT 1111.1111
POSSIBLE FUTURE EXTENSIONS
The source for this map is the 1977 report — "Rapid Transit Extension Study." It does not appear in the General Municipal Plan but was included here to illustrate the LRT system which was approved in principle by City Council in October, 1977. Please note that The Growth Strategy map on page 9 includes a more conceptual illustration of the proposed LRT system.
27
Utilities
Utilities The City of Edmonton has a number of responsibilities in the area of planning, financing and managing local utilities. The maintenance of this utility system affects the home, work and recreational environments and is often taken for granted despite its major contribution to the quality of life we enjoy. The General Plan recognizes that contribution and addresses specific concerns for improvement of existing facilities while planning for the inevitable growth of the demand for these services. The General Plan has focussed on three policy areas to improve the management and development of City utilities: • the programming of water and sanitation improvements in the inner city, • reducing the City's financial burden for industrial servicing, and • providing support for non-contiguous development.
District Planning Provides Some Answers The District Planning process addresses several city-wide issues related to development including basic utility requirements. Within District Plans, it will be possible to coordinate land use planning with utilities planning. These Plans will also be used to establish priorities for water and sanitation improvements.
Reducing the Financial Burden The responsibilities for maintaining and 28
Utilities expanding utility services to meet the increasing demand of dynamic growth carry a heavy financial burden. The General Plan approaches this serious financial concern as its priority in the utilities area. The City will explore alternatives to financing and constructing industrial trunk services, including the feasibility of complete City withdrawal from these activities. The City will consider approving noncontiguous development proposals if it can be shown that the development will not be a financial burden on the City. The City will give consideration to mechanisms for reducing servicing standards for residential and industrial land. Storm water management techniques and more flexible design standards will be evaluated from a cost and effectiveness viewpoint.
temporarily available land in the city, land which eventually will be developed, the City will acquire and develop permanent sites in industrial areas and, where available, in the River Valley upon receipt of approval from the Minister of Environment.
Right-of-Way Alignments The City is concerned that valuable and increasingly scarce undeveloped land on the outskirts of Edmonton is being fragmented by powerline and pipeline rights-of-way. The City will therefore request that future pipeline and powerline projects remain well removed from developed areas, preferably within exclusive transportation / utility corridors. Guidelines will also be established for subdivision development adjacent to, or surrounding, pipeline development.
Solid Waste Disposal The location of sites for solid waste disposal is another important concern dealt with in the General Plan. Potential locations are limited by the scarcity of suitable sites, public opposition to the establishment of sites, and the visual and environmental impacts of operating disposal sites. The City recognizes the ongoing need to designate and protect future disposal sites and is developing a strategy to centralize future regional sites based on the availability of land. Appropriate operating and site management standards will be established to ensure the quality, both real and aesthetic, of the surrounding environment.
Snow Disposal Because existing snow disposal sites use 29
Parks and Recreation
Parks and Recreation A Quality living Environment The development of future parks and recreational facilities will play an important role in the creation of a high quality living environment in Edmonton, especially in light of the City's proposal for more compact urban development. To make the wisest possible use of limited financial resources, the City will first emphasize upgrading and improving the quality of the City's existing park facilities (see map on following page). By 1984 the emphasis on park development will have to be shifted to inner city areas, to provide parks and open space for these intensely developed neighbourhoods. The Parks and Recreation Master Plan will reflect this change in priorities; after 1984, emphasis will be placed on parkland acquisition and development in inner city neighbourhoods while proportionately less priority will be placed on suburban parks development. However, existing parks and recreational facilities and developments in new suburban communities will be far from ignored. Delegating the responsibility for the development of neighbourhood park sites to the development industry will provide greater variety and freedom of choice in facilities and services, and earlier availability of parks in the new suburban areas. 30
Parks and Recreation To enable local residents to get the most from parks and recreational facilities in their communities, the City will also increase local involvement in developing and implementing parks and recreation services.
11 1!-1 oe—t„. wr...... •‘____ .1...,.. _._. . . st .11 V ....-
ILK al Bo: a_s.... tiBIMMJ, AE-miti4eigiNV Fla .rmaintle amt._,64.,-Ficr. ,,4 'Anon ., --ordmairainum_a- r
EniEra* , ITAPIIV relJ.6.411.;aitagmi iifitimbe ILL*11115,4! ,r0FIF"- olilloulm.---1111 171,111;0[:agglehurAmisit . .--A-Admpr int,Lbravirt, e 1193"--amm IV I iter-ENO-3.rimIliggime,riymr—ATMELlr
imi,
is 2-
PARKLAND DISTRIBUTION NEIGHBOURHOOD LEVEL SCHOOL GROUNDS DISTRICT LEVEL CITY LEVEL
N.,•'-ffikiii --:.. 7:111 4;1:Pk ,..._ aienzia .. 6/2 VAeireN LI F. tligLa, 1.pwerair,V..in ?Awl &pa 1 iisa
IMPITAarie ;if . , it s
LkeiStiolt 'tit:ZUNI Tan
3, .00•Rotuwa-Li-: elk .i'AV ago:WA
5.91
r
.K.--.1.1g149 011%e-:
31
River Valley
River Valley Planned Environmental Protection Edmonton's river valley will continue to be the most prominent feature in the City's urban design image and will provide the major source of open space in the city. The City will continue to acquire privately owned land in the river valley and will establish, by way of the River Valley Area Redevelopment Plan Bylaw, how land will be acquired to minimize social impacts in the development of parks. Transportation facilities will not be developed through the valley with the exception of direct crossings. The City will develop the river valley according to the Parks Development Program as set out in the Parks and Recreation Master Plan.
32
Natural Environment
Natural Environment The General Plan emphasizes the need to recognize and plan for the protection of the natural environment in the city. As the density of urban development increases, greater pressures will be placed upon the environment to tolerate greater use. One objective of the General Plan deals with the provision of an environmental planning approach within the land development process. Its primary intent is to balance legitimate development needs with valid environmental concerns. Such an approach will: • preserve the integrity of environmentally sensitive lands, • ensure new development is compatible with the natural environment, and • maintain existing environmentally sensitive lands and other "green space:' The City will require environmental impact statements to assess the impact of proposed development on the river valley. Such statements will also be required as input to the preparation, review and approval of new suburban growth plans, transportation corridor plans, and utility or energy network plans. The City will establish guidelines for these statements.
33
Human Development and Social Services
Human Development and Social Services The section on human development and social services deals with that wide range of human services which contributes to individual, family and community well-being and self-sufficiency. Policies in this important area have a direct impact on many institutional uses including educational, medical, cultural, recreational, religious, social, public safety and protection.
34
The provision of human services and facilities plays an important role, both in the development as well as the implementation of the General Plan growth strategy. The General Plan addresses the following social planning issues as they relate to the land use planning process: • The City will prepare a comprehensive Human Development Strategy which will link the land use planning process with social and environmental strategies. • Equitable distribution and co-ordinated delivery of human services will be a priority. The types and levels of services will support a variety of densities in both existing and future neighbourhoods. • The quality of site development, privacy, open space, security, noise protection and aesthetics will receive particular attention in the preparation of new land use policies. • The City will encourage a range of housing alternatives, with an emphasis on family-type units in the inner city to maintain enrollments in area schools. Community identity will become more important as residential densities are increased, and the City will give primary attention to the development and retention of neighbourhood or community identity.
The Edmonton Metropolitan Area
The Edmonton Metropolitan Area Directions for Future Planning and Development Although assumptions regarding the outcome of the City's 1979 Annexation submissions have been excluded, the General Plan provides a general description of the lands which would be brought within City boundaries if the annexation proposal were approved, and outlines their preferred use. The City has pursued annexation for the following reasons: • there is a shortage of developable land for urban uses within the city, • fragmented municipal jurisdictions inhibit effective planning and management of growth, • many municipalities outside Edmonton are dependent upon the City for some or all essential municipal services while remaining outside its planning jurisdiction. The basic rationale for the annexation proposal is contained in the report "Directions for Future Planning and Development of the Edmonton Metropolitan Area:' The in-depth analysis and details contained in that document are beyond the scope of the General Plan, and this edited version.
35
Urban Design
Urban Design Urban design deals with the qualitative aspects of the built urban environment. It is concerned with how the functional and visual relationship between people and their physical environment can be improved through design. Urban design involves the design of the city — at the city-wide level, at the neighbourhood or district level, and at the scale of the street and individual site. The design process examines such things as: the image of the city, building scale, microclimate, open space and circulation patterns, housing forms, architectural features, street furniture and signage. Urban design in Edmonton is an important issue because it can enhance the quality of our living environment and contribute to a beautiful, efficient, interesting and liveable city. To ensure that the quality of urban design in the city is improved, the General Plan proposes refinements to the present Development Review Process. In order to place a higher priority on urban design considerations, the City will require an urban design component in all plans and proposals prepared by the City or the private sector, including District Plans, Area Redevelopment Plans, Area Structure Plans and Neighbourhood Structure Plans. The urban design component will describe how the Plan has incorporated the design objectives, policies and guidelines of the General Plan and other Statutory Plans. 36
Urban Design Detailed design guidelines for such things as district activity centres or special character areas will also be included in the urban design component of these Plans. The City will establish procedures for reviewing the urban design component of District and Statutory Plans, and the Planning Department will include urban design evaluations in its reports on rezoning and development applications. Urban design handbooks will be prepared to assist with plan and development application preparation, and to deal with objectives, policies and guidelines for urban design in newly developing areas.
The Image of Edmonton The character of Edmonton is greatly enriched by our beautiful river valley and interesting skyline. The function and visual impact of these major urban elements provide a strong and positive urban image. The City is intent on protecting and enhancing these major features to create an urban image of which Edmontonians can be proud. The City plans to manage development within the river valley and ravine system to protect the natural environment. Urban design considerations will receive emphasis in Statutory Plans for major highway entrance corridors, town centres and employment nodes. The City will reinforce the downtown skyline by encouraging the most intensive and highest redevelopment to occur there. In addition, historic and distinctive older city areas will be conserved and redevelopment in these areas will be carefully controlled to ensure that it is compatible with existing development.
Pedestrian Envirormients Pedestrian areas within the city of Edmonton are an important aspect of both the built and natural environment. These areas must be pleasant and attractive to pedestrians, while ensuring their safety and convenience. Toward this aim, the City will develop design guidelines concerning the relationship of new buildings to the street to ensure attractiveness and compatibility of scale with the pedestrian environment. New building design and siting should minimize wind and shade conditions for pedestrians and, in the downtown area, should be developed in accordance with the Pedway Concept Plan. Design features offering weather protection for pedestrians such as awnings, arcades and overhangs will be encouraged along
major pedestrian and transit routes. To improve the aesthetic appeal of the sidewalk systems, the City will identify priority areas for street furniture improvements. Performance standards for the design, siting and maintenance of this furniture will be established. In addition, regulations to control the scale, style and maintenance of street signage will be implemented.
Promoting Energy Conservation The promotion of energy conservation is a major objective of the General Plan's growth strategy. Increasing energy costs and the long lead time required to effect physical changes in equipment means that the City must act now to develop a more energy efficient Edmonton for the future. By following energy conservation guidelines for development in transportation, building design and the pattern and density of land use, significant future savings for the City and its residents can be achieved. To promote more efficient levels of energy consumption, consideration will be given to energy conservation in the review and approval of Statutory Plans and development proposals. A handbook of design guidelines for energy conservation projects will be prepared by the City to assist in plan preparation. The City will also encourage innovative demonstration projects which identify opportunities for energy conservation.
37
Historical Preservation
Historical Preservation The preservation of historical buildings contributes to environmental quality in several ways. It provides educational links to past events and architectural styles, adds variety to the built environment, and in most cases, produces attractive pedestrianoriented streetscapes. Besides the cultural and aesthetic benefits, there are also economic advantages. Historical buildings can be a focus for unique residential and commercial developments and provide for the maintenance or improvement of property
38
values. They can also act as tourist attractions. The General Municipal Plan policies on historical preservation provide direction and general principles for developing detailed policies, programs and organizational structures for historical preservation. It is City Council's intention to promote the preservation of historical buildings, sites and areas within Edmonton through the General Plan growth strategy. The City will promote historical preservation by developing and maintaining an inventory of historical resources. This will provide criteria to identify these buildings and resources and encourage the co-operation and participation of private groups in restoration. The General Plan recommends that the City pursue a wide range of fiscal and legal techniques to protect historic buildings. The Plan also recommends that the City establish a longer review period prior to the issuance of a demolition permit on a historic site.
Plan Implementation
Plan Implementation To implement the General Plan, its policies must be translated into programs and procedures. In all, 19 operating and 8 capital programs will be used to implement the policies in the Plan. Land use planning and control programs will be the key implementation vehicles. Some implementation programs already exist — the Local Policy Plan, the Transit Operating Program and the Co-ordination of Servicing Program. Current planning mechanisms such as the Land Use Bylaw, Area Redevelopment Plans and Area and Neighbourhood Structure Plans will be augmented by the following 4 new programs: • District Planning Program, • Citizen Participation Program, • Development Industry Liaison Committee, and • General Municipal Plan Monitoring and Implementation Program. There will be several additional land use planning studies dealing with urban design, ecological impact and industrial land uses. It should be emphasized that the General Plan is a long range plan and change will not be immediate. Some of the recommendations in the Plan will require new sources of financing, some will require changes in departmental programming, while others will require negotiations with the senior governments or the private sector.
39
Plan Implementation
Monitoring and Managing the Plan Monitoring the effectiveness of the General Plan is an important factor in the management of growth. Ongoing evaluation and adjustment of the Plan's growth strategy will be necessary to identify possible unforeseen impacts created by policy shifts. A monitoring program will be established to ensure that new development proposals and plans are consistent with the General Plan. Under this program several information systems will be developed to study both long and short term development trends. Finally, the City will evaluate on a 5 year basis, or sooner if required, the need to initiate a major review of the Plan. Changes in land use policy will also be linked to the monitoring and managing of the Plan. The City will develop a set of planning handbooks to consolidate land use policies. An information up-date on General Plan amendments will be prepared semi-annually for individuals and groups interested in receiving such information.
40