Cpted commentary report march 11 16 by Beaumont-Alberta

B EAUMONT A LBERTA C IRCLE K C ONVENIENCE S TORE CPTED COMMENTARY REPORT MAC’S CONVENIENCE STORES INC. L IA H ONA S EC U R ITY C ON SOR T IUM I N C .

P.O. Box 88 Mill Bay, BC. V0R 2P0 Phone: (250) 743-8948 Fax: (250) 743-8941 E-mail: liahonasecurity@shaw.ca Web: www.liahonasecurity.com

Re po rt Date : 10/Mar/2016

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

FOREWORD Liahona Security Consortium Inc. (Liahona Security) was contracted by Mac’s Convenience Stores Inc. (Mac’s) to provide a Crime Prevention Through Environmental Design (CPTED) consulting services of the Circle K Convenience Store project to be located at 1 Coloniale Way, Beaumont, Alberta. Liahona Security endeavours to present the most important and comprehensive CPTED Commentary based on the existing conditions and findings determined and available at the specific point in time for this project. As such, Areas of CPTED Concern and Areas For Consideration cannot be all-inclusive and cannot predict random acts of disorder and crime. Liahona Security has no jurisdiction or control on any, part or all of the implementation of the considerations, strategies or applications identified in this report. Liahona Security would like to point out the CPTED Commentary, its findings; considerations and strategies should serve as a useful tool to the Town of Beaumont (TOB) in identifying how Mac’s addressed /mitigated Areas of CPTED Concern in regards to the proposed plans and site. The CPTED Commentary Report should not be construed as a Threat Risk Assessment (TRA) or as a definitive statement on all the security related risk the Circle K convenience store could experience.

Report Date: 10/03/2016 Page:

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

1.0 CPTED INTRODUCTION CPTED (pronounced Sep-Ted) stands for Crime Prevention Through Environmental Design and when it is applied properly, it is the most effective crime reduction strategy in the world. The four key Principles of CPTED are Natural Access Control, Natural Surveillance, Territoriality and Maintenance and Management. The backbone of CPTED is the direct relationship between the physical environment and the behaviour of people. CPTED’s goal is to design out the opportunity for crime and disorder before it even exists. CPTED seeks to create a built environment that fosters a sense of Defensible Space in the supportive users / owners. This will translate in to a space that looks, feels and acts like a harder target by projecting environmental cues that discourage acts of incivility, crime and even terrorism. The Area of CPTED Influence is ¼ km. This means a project site is being impacted for good and bad by the surrounding ¼ km radius and what is being developed has an influence good and bad on the same ¼ km. Developing and planning built environments with this Area of CPTED Influence in mind helps to mitigate potential future problems which will have a positive affect on operational bottom lines, property values and the long term success of the development.

1.1 CPTED REVIEW PROCESS Often CPTED reviews involve conducting day and night visits of the project site, the immediate adjacencies, the neighbourhood and a ¼ km radius. The purpose of the site review is to observe the land uses in these areas and how they currently function, what Areas of CPTED Concern they might pose and how the proposed development will relate to the surrounding environs. The Consultant has not been to the project site and has not done day or night inspections therefore this work is classified as a CPTED Commentary. Mac’s supplied some photos of the site and the remaining images have been acquired from Google Earth. Architectural plans reviewed were dated October 2015 and 07/06/15.

Report Date: 10/03/2016 Page:

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

This CPTED Commentary should not be construed as a full CPTED Review or CPTED Analysis or as a definitive statement on all security related issues that could arise on the project site.

1.2 NEIGHBOURHOOD CHARACTER The neighbourhood is a mix of single family homes, elementary school, parks and recreational space on the north and west side of the development. To the west across 50th Street is Commercial Retail plazas and units with medium density and single family housing with parks and green space. The proposed Circle K convenience store will be the only CRU on the east side of 50th Street as the park space north of Coloniale Way will prohibit additional CRU development. The proposed store will be in a logical location to service both vehicle and pedestrian customers. Pedestrian customers are more likely to come from the east of the store. Pedestrians tend to incorporate everything along their route as part of their neighbourhood and defend it as such. Mac’s will add marked pedestrian routes from the public sidewalk to encourage foot traffic and direct users to a safer route instead of crossing the parking lot.

1.3 SITE LAYOUT AREAS OF CONCERN 1.3.1 Pedestrian Desire Lines There is a historical pedestrian desire line across the west side of the site. This is due to partially because of the meandering public sidewalk, the brick wall subdivision signage and the desire to take the shortest route from the sidewalk to the playing field on the north side of Coloniale Way. The desire line may attract non-customer pedestrians to cut the corner and walk through vehicle travel spaces on the parking lot. This could increase the risk of accident between pedestrians and vehicles.

Report Date: 10/03/2016 Page:

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

Historical Pedestrian Desire Line Route – Present & Future

Once the store is completed new desire lines could be created from youth / pedestrians coming from the residential neighbourhood and school. This could create two (2) new desire lines one along the south side of the store and one cutting the angle from Coloniale Way.

Future Pedestrian Desire Lines

The desire line along the south side of the store property will encourage loitering at the rear of the store that could lead to nuisance activity such as graffiti and vandalism to rear of the store and residential fence lines and drinking / smoking.

Report Date: 10/03/2016 Page:

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

Another consideration is the potential for the new desire lines to encourage pedestrians to cut across 50th Street from the south west driveway of the stores’ property. This will increase the risk of pedestrian and vehicle accidents on 50th Street. 1.3.2 Barriers to Natural Surveillance The existing brick wall signage and mature landscaping at the corner of 50th Street and Coloniale Way prevent any natural surveillance from stopped vehicles or pedestrians. Police will be unable to view the parking lot and store front windows from either road.

Barriers to Natural Surveillance

The brick wall sign also directs pedestrians to cut through the west side of the property, which could increase the risk of accident between pedestrian and vehicles on the site. 1.3.3 Handicap Parking The original plan showed a handicap parking stall on the west side of the store that may have created a conflict between wheelchair users and vehicles as they enter off 50th Street.

Report Date: 10/03/2016 Page:

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

1.4 SITE LAYOUT AREAS FOR CONSIDERATION 1.4.1 Pedestrian Desire Lines (a) Consider approaching the TOB to remove the brick wall signage and squaring the property with a straight sidewalk along 50th Street to Coloniale Way. Removing the brick wall sign will also increase the natural surveillance from stopped vehicles into the site, parking lot and store. (b) Mac’s will consider fencing off the south side of the store to deter / prevent pedestrian pass through. This may be a future consideration if the rear of the store becomes problematic with loitering. The rear fence space will need a gate that is locked and accessible only to authorized staff and maintenance contractors. (c) Mac’s will consider installing a low 2-3 foot (60 - 91 cm) chain link fence along the east side of the property with a Berberis / Barberry landscape on the public side of the fence to deter the creation of cut through desire lines. Landscaping should not exceed a two (2) foot (60 cm) height and be maintained to that maximum height. (d) Mac’s created a marked pedestrian walkway on the paved surface of the parking lot from Coloniale Way to the store. This will outline a safe route for pedestrians coming from Coloniale Way and discourage the desire line. (e) Mac’s created a concrete curb along the south side of the 50th Street entrance to separate vehicles from pedestrians and to direct foot traffic along a safer route.

Report Date: 10/03/2016 Page:

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

(f) The Consultant suggests Mac’s consider using paving stone or stamped concrete for the sidewalk portion that cuts across vehicle access points to create a visual and audio impression on drivers that pedestrians could be crossing.

Potential Locations for Marked Pedestrian Crosswalks

(g) Mac’s will consider installing High Definition (HD) Megapixel (MP) Internet Protocol (IP) colour day / night CCTV cameras in a vandal resistant domes to monitor the sides and rear of the store. 1.4.2 Barriers to Natural Surveillance (a) The TOB should be approached and asked to consider removing the brick wall signage and the existing mature landscape. This will allow the site to have a shorter set back and cleaner sight lines in and out. The Coloniale Way signage relates to the residential subdivision and relocating it would relate stronger to the actual neighbourhood as a CPTED strategy. (b) Mac’s will design a site landscape plan that keeps in mind the need for natural surveillance (sight lines) from the roadways and sidewalks into the site and store. Maintenance will be done to ensure landscaping does not interfere with sight lines in and around the site and store. Client: Mac’s Convenience Stores Inc. Copyright © 2016, Liahona Security Consortium Inc. All Rights Reserved

Report Date: 10/03/2016 Page:

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

1.4.3 Handicap Parking Mac’s has relocated the handicap parking stall to the east side of the store away from 50th Street.

New Handicap Stall Location

The new location and layout for the stall is a safer location and is also buffered by being adjacent to the marked pedestrian route to and from the store.

Report Date: 10/03/2016 Page:

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

1.5 STORE DESIGN AND LAYOUT AREAS FOR CONSIDERATION The store layout reviewed by the Consultant was a generic corporate plan and will be adjusted once approval is given to move ahead with building the store. 1.5.1 Mac’s Internal Concepts Mac’s will incorporate the following concepts: • • •

• • •

Glazing across the front façade facing the parking lot and gas pumps. Glazing provides sight lines in to and out of the store. Circle K / Mac’s logo brands the store and is also an expression of ownership / Territoriality. Site lighting will illuminate the pumps, site sidewalks, store facades and store front. It is important to use a white light source for the interior and exterior with full cutoffs and direct the light to the Horizontal plane to avoid Light Trespass and Sky Glow. HD MP IP CCTV will be used inside the store, at the pumps and on the sides and perhaps the rear of the store. Internal layout will have a direct line of sight between the Point of Sale (POS) and the main doors. The colour of the store will also compliment the surrounding architecture.

1.5.2 Optional Considerations •

Solid walls can be softened with the use of Spandrel Glass designed to look and feel like real store windows.

•

If graffiti becomes a problem on the store walls consider mural art. Artwork could be local (from schools or artists) and if in reach of taggers, they should be treated with an anti-graffiti sealant to resist tagging and make clean up easier. Murals should be reviewed yearly to make sure they are still functioning as intended or if they should changed.

Report Date: 10/03/2016 Page: 10 10

LOW SENSITIVITY INFORMATION

LIAHONA S ECURITY

MAC’S CONVENIENCE STORES INC.

Document Title:

CIRCLE K CONVENIENCE STORE CPTED COMMENTARY REPORT

•

Site lighting should include all pedestrian routes to and from the store and its property and provide staff with sufficient light around the garbage bins / shelter.

•

The POS counter should have a line of sight to the gas pumps, the main entrance doors, retail shelving, walk-in freezers and customer bathroom (if possible). Door piezos /annunciators should be installed on freezer doors, main entrance doors and the emergency egress door and any staff only back-end doors.

Report Date: 10/03/2016 Page: 11 11