Invest Grande Prairie – Revitalization Strategy June 2022

Revitalization Strategy

Richmond Industrial Area

June 2022

Table of Contents

In partnership with local stakeholders, the City of Grande Prairie has developed a Revitalization Strategy for the Richmond Industrial Area (RIA).

The strategy identifies key issues, opportunities, and potential steps to revitalize this important industrial area in the city’s west side.

The following summarizes the strategic actions, timelines and funding suggested to achieve property and business owners’ vision for the Richmond Industrial Area.

Funding required to implement identified strategic actions require City Council’s approval and confirmation of funding sources.

Area Profile

Richmond Industrial Area (RIA) is one of the city’s oldest business districts. Today, the area is almost completely built out, with a wide range of building/ unit/yard sizes - from large lot single tenant properties to multi-unit buildings.

Once on the southwest edge of the city, Richmond Industrial Area has seen the City grow and develop to surround it on all sides. RIA is now a significant portion of the city’s centre west area with close proximity to the major transportation corridors of Highway 43, Highway 40, 116th street,108th street and 84th avenue. RIA offers a variety of light and general industry with easy access to supply major industries in the region beyond the City limits.

Initiated in the mid 1950’s, significant growth of RIA began in1970 and has developed a multitude of land uses including:

GI- General Industrial

IH – Heavy Industrial

IB – Business Industrial

CA – Commercial Arterial

Today, RIA has grown to a total assessment base of approximately $482M and contributes $7.7 M in taxes annually to the city.

RIA’s location and make up provides it with a unique opportunity to host a variety of business - whether establishing in the region, expanding within the city or starting up.

Completion Years of Buildings in Richmond Industrial Area:

Business owners report overall satisfaction in the Richmond Industrial Area and identify it as a good place to do business.

Stakeholders acknowledge their role, in partnership with the City to create a more visible image of RIA and its strength as a key business hub.

Area Strengths Area Challenges

Features to promote include:

• West Central location

• Excellent access to major highway and rail networks

• Proximity to significant amenities such as

Northwestern Polytechnic and Grande

Prairie Regional Hospital

• Diverse mix of buildings and zoning

• Transit service

• Parking

• Infrastructure (lighting and paved roads)

Building owners report a recent trend towards decreasing lease opportunities resulting in decreasing lease rates.

The table below shows a historical summary of Multi-Tenant lease rates over the past 9 years:

Stakeholder feedback indicates a general agreement and willingness to drive improvements in the following areas within RIA:

• Increase awareness of local assets

• Address minimum property standards and buildings/lots in disrepair

• Consider compatibility between heavy industrial and commercial business (restaurants, hotels, retail) as new development occurs

• Explore new approaches to increase real estate demand

• Advocate for adequate broadband

• Consider snow storage and drainage as part of property upgrades

• With over 400 registered businesses in RIA, maintaining and growing existing businesses and increasing new investment in this area will have a direct return on investment to the City

How did we get here?

Interested stakeholders from the Richmond Industrial Area participated in one of two stakeholder consultation sessions (in-person and virtual). An online survey also captured stakeholder’s ideas and vision for the area. These individuals provided valuable feedback on the following:

1. Key issues and priorities for the Richmond Industrial Area

2. Potential strategies to address the key issues

3. The City, business’s and landowner’s roles in revitalization

Information from the consultation was analyzed and provided back to stakeholders in a “What We Heard” Report.

A summary of the feedback captured:

January 2022

Sharing Ideas

Feb. - April 2022

Exploring Options

June 2022

Presenting Recommendations

Internet: Poor quality and intermittent internet service creates operational challenges and limits leasing opportunities.

Drainage: Flooding in some locations regularly causes operational and property access issues. (Noted: 89 Avenue and 108/109 Street, 97 Avenue, 96 Avenue and 109 Street)

Crime and Enforcement: Property crime and theft negatively impact costs of business and the perception of safety in the area. Not all incidents are being reported, as perceived e ort outweighs outcomes. Enforcing property standards and taking pride in local assets (buildings/properties) would bene t the whole area.

Roadways, Sidewalks & Pathways: Vehicle access is di cult in some areas and large vehicles and dangerous goods routes should be considered. (Noted: 95 Avenue, 97 Avenue and 89 Avenue, 116 Street, 112 Street) Increased road maintenance (including snow removal and storage) could be considered to support tra c ow. Limited sidewalks (Noted: 97 Avenue and 84 Avenue)

Street Lighting: Lighting should be examined for opportunities to increase safety and support crime reduction.

Taxes: Perception of higher taxes compared to neighbouring jurisdiction impacts business retention and attraction. Lower taxes.

Incentives: Current lease rates do not allow for the investment required to revitalize individual properties/buildings. Consider tax breaks as incentives.

Identity, Marketing and Promotion: Promote the area and increase business visibility and way nding signage.

Transit: Transit is ine ective and underutilized due to limited routes, hours of operation and unsafe pedestrian conditions between stops and destinations.

Land Uses (Zoning): Need to understand the zoning and potentially allow easier rezoning to attract new types of business.

Central Corridor/Road: Improve tra c into and through RIA with a North/South central road.

De ne the Area: Present a welcoming and lively district for customer tra c and enable and attract a more diverse mix of business types.

Economic revitalization in the Richmond Industrial Area is focused on four pillars:

1. Modern Infrastructure

2. Safe & Accessible Places

3. Identity & Promotion

4. Business Vibrancy

These focus areas were developed through consultation and in collaboration with the local business community. The purpose was to provide a plan for short term actions that can immediately benefit the area and longer-term actions that will best position and stimulate this area for economic

growth and future development. Revitalization in the area benefits both existing businesses and landowners, and the city as a whole, as renewed interest and attention in the area will ensure that Richmond Industrial Area continues to thrive and add value as a part of the City’s business ecosystem.

The strategic actions identified are subject to Council approval and available funding. Costs referenced are high level estimates. Further analysis is needed for actions requiring capital funding. Individual projects or phases would need to be brought forward for consideration as part of Council’s regular budget process to secure a funding source.

Modern Infrastructure

A business area with a rich history, Richmond has fully built out lands and infrastructure. Changing technologies and emerging sectors now require future planning and infrastructure to precede demand in these sectors. Access to internet with adequate upload and download speeds is critical to the success of both existing and future growth and the attraction of new business.

Upgrades to transportation and storm infrastructure will require an integrated approach and a strong understanding of what land uses and businesses will be impacted and what their future needs will be.

Expected Outcomes

Strategic Actions

1. Engage Internet Service Providers to identify fiber installation timelines

2. Explore feasibility and priority for additional sidewalks along high active-mobility and transit routes

3. Explore improved access and intersection improvements as part of upgrades to the transportation network

4. Review Stormwater Master Plan and identify critical projects to address drainage concerns

High-speed internet with upload and download speeds to meet the needs of current and future businesses.

Efficient access, mobility and flow in the transportation network.

Improved local awareness and infrastructure supporting stormwater management.

Safe & Accessible Spaces

A safe place to work and do business is vital to any business district in the city. With a mix of land uses and sectors, Richmond is home to some of the city’s largest businesses, drawing consumers from across the region. Land use compatibility is important to ensure that the area is planned well and stays true to its history while offering varied opportunities. The ability to safely access and navigate in the area will support attraction and retention of current businesses and future developments

Expected Outcomes

Strategic Actions

1. Increase enforcement where warranted through education on incident reporting

2. Explore CPTED (Crime Prevention Through Environmental Design) and placemaking

3. Increase access to flexible public transportation

4. Audit wayfinding and enforcement signage

5. Review light level summary and identify priority areas for enhanced lighting

Businesses

Improved visibility - Adequate lighting & signage.

Business Vibrancy

The future of RIA is a mixed-use industrial area that is market oriented and ready to meet the needs of current and emerging business sectors. A competitive business environment, coupled with close proximity to the new Grande Prairie Regional Hospital and Northwestern Polytechnic offers possibilities for research and development, and space for business incubation, commercialization and new employment.

Expected Outcomes

A renewed sense of place and improved visual appeal. Education on property standards improves compliance and supports enforcement.

Strategic Actions

1. Identify major and minor streetscape opportunities

2. Review street sweeping and snow removal schedules

3. Explore cost sharing incentives for business who apply CPTED (Crime Prevention Through Environmental Design) recommendations

4. Explore deferred incremental increase in tax assessment due to improvements

5. Explore feasibility of additional targeted grant funding through the Development and Incentive Grants program (DIG) for large commercial beautification and enhancement grants

Unique industrial area characteristics are considered in incentive and grant development.

Identity & Promotion

Building on the unique characteristics in Richmond Industrial Area and identifying opportunities for streetscape enhancements and grants, local businesses can contribute and act to leverage the strengths of the area and promote the opportunities within.

Expected Outcomes

Improved business attraction and retention (lower RIA vacancy).

Identification of anticipated land uses and gaps in service support future planning and diversity.

Lease, business and investment opportunities are known and marketed.

Strategic Actions

1. Conduct a citywide commercial market demand and vacancy study

2. Conduct a land inventory gap analysis and land use compatibility report

3. Explore digital marketing opportunities

4. Explore opportunities for a Richmond Area Representative on the Economic Advisory Committee

5. Develop an investment attraction playbook

The City will work with relevant departments to carry out the actions in this strategy.

As long-term actions are further explored, input from relevant stakeholders will be important. Stakeholders will be engaged on a project-by-project basis, in alignment with City regulations, bylaws, policies, and procedures.

Next Steps Implementation Checklist

Short Term (Allocations within current budget, 2022)

Departments will action these initiatives within current budget and with current operational resources.

Advocacy – broadband infrastructure

Awareness campaign - crime and bylaw infraction reporting

Priority street sweeping and snow/ice control

Landscaping, streetscape & tree audit

CPTED and placemaking workshops

Evaluate grant and incentive opportunities

Transit re-design

Medium Term (Proposed allocations for budgets 2023 and 2024)

Departments will prepare Capital Business Cases for budget deliberations 2023 and 2024.

Vacancy and land inventory and compatibility report

Digital marketing (e.g. signage, promotion)

Investment attraction playbook

Signage

Targeted sidewalk, intersection and drainage improvements

Long Term (Proposed allocations for budgets 2025+ and beyond) Council and Administration will consider these strategic actions as planning is underway and new projects are identified.

Future Stormwater Master Plan and infrastructure upgrades

Warranted intersection and sidewalk improvements

Lighting – LED conversion

Future Success

With support from the City, Invest Grande Prairie and engaged local stakeholders, the proposed actions in this strategy build on the assets of the Richmond Industrial Area to support revitalization and renewed economic vibrancy. The capital investments identified will contribute to sustained commercial growth and build a renewed sense of community pride.

With the City’s commitment to reducing red tape, championing innovative efficiencies and building a community where all residents feel safe; vibrant business and industrial zones will continue to thrive under Council’s new strategic focus, ‘Economic Readiness.’ Richmond businesses will contribute to a strong local economy, enabling a sustainable quality of life for all residents now and in the years to come.

ecdevinfo@cityofgp.com

780-357-4969

investgrandeprairie.com

Richmond Revitalization Strategy: Strategic Actions and Resources Matrix

current signage and identify where additional signage could support awareness and compliance

analysis of Transit Redesign and on-demand transit in RIA

Light Level Summary and identify lighting levels between 5080% of recommended levels

service levels for RIA and action street sweeping on a priority basis

cost sharing incentives for business who apply CPTED recommendations

deferred incremental increase in tax assessment due to improvements

opportunities for increased funding available on a tiered level for large commercial or industrial revitalization projects as part of the DIG program review

inventory gap analysis

land use compatibility report with considerations for future land use zoning and compatibility

Richmond Revitalization Strategy: Strategic Actions and Resources Matrix