HomeMy WebLinkAbout2011-02-07 Workshop Meeting Agenda and Reports.pdf
Feb 3, 2010
District of Maple Ridge
11995 Haney Place,
Maple Ridge, BC
V2X 6A9
Re: Charrette Summary Report for Albion Flats Concept Plan
Dear District of Maple Ridge Council and Staff,
Please find enclosed the Charrette Summary Report for the Albion Flats Concept Plan. This report is a
summary of the process and outcomes of the Albion Flats Concept Plan to date.
The primary findings of this work show that stakeholder groups and the community at-large were
generally supportive of development occurring east of 105th Avenue, yet there was a divergence of
opinion regarding whether or not the lands to the west of 105th Avenue should be developed.
At the onset of the study, the Agricultural Land Commission advised the District to move forward with
the Albion Flats planning process, noting that they would provide comments at an appropriate time
during the project. Recently, ALC staff advised us that given the completion of the charrette, that it
would be an appropriate time for the Commission to provide comments. The charrette process
generated four distinct development scenarios for the site and we recommend that all four scenarios
be forwarded to the ALC for comment. Forwarding all scenarios will accurately reflect what was heard
from all groups at the public forums and will enhance the usefulness of feedback from the ALC.
Sincerely,
HB Lanarc Consultants Ltd.
Charrette Summary Report
ALBION FLATS CONCEPT PLAN
Feb 3, 2011
ii
The Albion Flats Concept Plan is a project of the District of Maple Ridge and is being lead by HB
Lanarc Consultants Ltd.
iii
Table of Contents
1 Introduction ..................................................................................1
1.1 Project Background .................................................................................................................................. 2
2 Project Process .............................................................................3
2.1 Project Overview ..................................................................................................................................... 3
2.2 Consultation Process and outcomes summary ........................................................................................ 4
3 Albion Flats Concepts, Options, and Scenarios ...............................9
3.1 Overview .................................................................................................................................................. 9
3.2 Role of the ALR......................................................................................................................................... 9
3.3 Concept A: Jobs & Commercial ............................................................................................................. 12
3.4 Concept B: Recreation & Mixed Use ..................................................................................................... 16
3.5 Option 1: Agriculture ............................................................................................................................ 18
3.6 Option 2: Auto-oriented commercial .................................................................................................... 20
4 Four Development Scenarios ....................................................... 21
4.1 Scenario 1: Jobs, Commercial & Agriculture ......................................................................................... 22
4.2 Scenario 2: Jobs & Auto-Oriented Commercial .................................................................................... 23
4.3 Scenario 3: Recreation, Mixed Use & Agriculture ................................................................................. 24
4.4 Scenario 4: Recreation, Mixed Use & Auto-Oriented Commercial ....................................................... 25
5 Conclusion .................................................................................. 26
6 Appendicies ................................................................................ 27
6.1 Appendix A: Key Reference Documents ............................................................................................... 27
6.2 Appendix B: Residents for Smart Shopping input ................................................................................. 28
iv
The District of Maple Ridge and the HB Lanarc project team would like to thank the many stakeholder
and community groups who have participated in the Albion Flats Concept Plan.
Advisory Design Panel
Agricultural Advisory Committee
Albion Community Association
Albion Elementary School Parent Advisory Council
ARMS (Alouette River Management Society)
Bicycle Advisory Committee
CEED Centre
Community at large
Downtown Maple Ridge BIA
Golden Ears Winter Club
Haney Farmers Market
Heritage Advisory Commission
KEEPS (Kanaka Education/Environmental Partnership Society)
Kwantlen First Nation
Albion Flats Landowners
Maple Ridge Historical Society & Maple Ridge Museum
Maple Ridge Pitt Meadows Katzie Community Network
Parks & Leisure Services Commission
Planet Ice
Residents for Smart Shopping
Ridge Meadows Seniors Society
Social Planning Advisory Committee
Albion Flats Community Focus Group, September 2010
v
In particular, the efforts of the charrette team who devoted two days of their time to contribute ideas to
the concept design process should be recognized. These community representatives include (in
alphabetical order):
Candace Gordon Agriculture Advisory Committee & Maple Ridge Pitt Meadows Katzie Community Network
Chris Mramor Advisory Design Panel
Rachel Thompson Albion Elementary PAC
Ken Hemminger ARMS
David Pon Bicycle Advisory Committee
Christian Cowley CEED Centre
Reg Nelligan Golden Ears Winter Club
Paula Panek Haney Farmers Market
Ross Davies KEEPS
Jacqueline Mulcahy MR Comm Heritage Commission
Faye Issac MR Historical Society
Betty Levens MR Seniors Society
Mandeep Bhuller Parks and Leisure Services Commission
Marian Gardner Planet Ice
Ruth Watkins Residents for Smart Shopping
1
1 Introduction
The District of Maple Ridge (DMR) has initiated the development of a Concept Plan for the Albion Flats.
An approved preferred Concept Plan will form the basis for the completion of an Area Plan to be
included in the District’s Official Community Plan.
The majority of the lands that comprise the Albion Flats are within the Agricultural Land Reserve (ALR).
These lands are also with in what is currently called the Metro Vancouver’s Green Zone, however under
the proposed Regional Growth Strategy1 the Albion Flats area is identified as a Special Study Area with
agricultural designation.
The Agricultural Land Commission (ALC) is the legislated decision making agency for exclusion of lands
from the ALR. At the outset of commencing an Area Plan for the Albion Flats Maple Ridge Council
requested input from the ALC. However the ALC declined to provide input at that time. The ALC also
advised the DMR to move forward with its
study and at the appropriate time would
provide comment. Through the planning
process to date four scenarios have been
developed and are presented in this report.
Based on the initial advice of the ALC and
recent discussions with ALC staff it is now
appropriate to forward these options to the
ALC for their review and written response.
Review and commentary by the ALC at this
stage will assist the District in moving
forward with a preferred Concept Plan that
has considered the opinions and advice of all
those who are involved in the process.
Based on the above, it is the consultant’s
recommendation that all four proposed
scenarios be forwarded to the Agricultural
Land Commission for their review and
comments with the request that
1 At the time of the writing of this report, the RGS has passed 2nd reading.
Study Area for the Albion Flats Concept Plan
2
the ALC provide a written response on, particularly, the viability of each scenario as related to the
policies of the ALC. Forwarding all four scenarios will accurately reflect what was heard from all groups
at the public forums and will enhance the usefulness of feedback from the ALC.
1.1 PROJECT BACKGROUND
Over a six month period in late 2010, early 2011, HB Lanarc Consultants developed a process to help
create a vision and design for the Albion Flats, in accordance with the direction of Maple Ridge Council.
The designs for Albion Flats are guided by six plan priorities. These are based on technical analysis,
policy review, and community/stakeholder input. These priorities will be used to evaluate plans during
the development of a preferred Concept Plan for Albion Flats. As detailed in the Charrette Primer (HB
Lanarc 2010), these priorities may be summed-up as:
Priority 1: Re-introduce farming and food production
Priority 2: Job creation and diversity
Priority 3: Maintain and enhance ecosystem integrity
Priority 4: Support a complete community
Priority 5: Placemaking and Community Identity
Priority 6: Strong recreation program on-site.
Community and stakeholder consultation as well as technical and policy analysis provided essential
inputs to crafting the plan priorities (Please refer to the Charrette Primer, pages 21-22).
From August to October 2010, extensive consultation with key stakeholder groups and the community
at large was conducted. For process details and outcome please refer to section 2.2. In October 2010, a
two-day charrette (a design workshop with a group of invited stakeholders) was held to develop
conceptual site plans for the Albion Flats. For various reasons not all of the invited stakeholders
attended the two-day charrette. To accommodate their input a further feedback session was held in
December of 2010.
This report summarizes the key outcomes of the charrette as well as the feedback that was given post-
charrette on the designs (Please refer to Section 2 for process detail). The purpose of the charrette
summary is to present a record of the outcomes of the charrette rather than an analysis of design and
recommendations for the future of Albion Flats. Further discussions with DMR Council and other
regulatory bodies, in particular, the ALC, will lead to a preferred Concept Plan that will contain design
analysis and recommendations.
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2 Project Process
2.1 PROJECT OVERVIEW
The Albion Flats Concept Plan process consists of four main phases that began with information
collecting and will conclude with a preferred Concept Plan for Albion Flats. The project process has been
iterative and responsive to the many driving forces impacting this project.
Phase 1: Research and consultation. This phase identified opportunities and constraints,
suggested guidelines, indicated potential land uses, and created a planning program for the site;
A community forum and stakeholder meetings were held to obtain feedback (More detail on
this process in section 2.2)
Phase 2: Two Day Design Charrette (workshop). Designers and the charrette team explored
the best fit for the planning program on the site. Using the findings gathered from the
Community Forum and Stakeholder meetings, instructions were given to the designers, who
held pens and drew the designs for the study area. The draft concepts were presented at the
public charrette pin-up and again at a follow-up meeting held in Dec ’10.
Phase 3: Concept Plan Review and Refinement. DMR Council will review the Charrette
Summary Report and direct staff on what will move forward to the ALC for feedback. It is
understood that the ALC is willing to review the charrette outcomes and provide comments on
each of the designs for DMR Council’s consideration.
Phase 4: Approvals and Detailed Site Planning. Using the ALC comments as a guide, a
preferred Concept Plan will be selected for presentation at an open house. The Council
Endorsed plan will then be submitted to the ALC for approval.
Aug 2010 Sept- Oct 2010 Nov-March 2011
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2.2 CONSULTATION PROCESS AND OUTCOMES SUMMARY
Phase 1
The land uses that can be considered for the site are currently significantly constrained by the fact that
much of it is in the Agricultural Land Reserve. In addition, it has been in the Regional Green Zone for the
past many years, although recently it was reclassified as a “study” area in Metro Vancouver’s proposed
Regional Growth Strategy, which has passed second reading at the time of writing this report.
Maple Ridge is looking far into the future as it considered possible changes to the allowable land uses on
this site, and as such, consultation with the community was very important to this project.
Landowner Focus Group Meeting- Aug 17th 2010: Meeting invitations were sent by mail and email to
39 registered landowners using DMR land ownership data provided by the DMR. The District then
followed- up by telephone. In total, there were 13 landowners, and two representatives from HB Lanarc
in attendance. A presentation and handouts outlining the project process and background information
on the Albion Flats site were given at the meeting.
Presentation points included: the project process timeline, project deliverables, effect of market
realities on the process, site details, potential land uses, need for employment in area, conflict between
fisheries and agriculture, sustainability network and irrigation, farming viability and soil quality, traffic
and transportation, and benefit to rest of DMR, and representation from Fairgrounds.
Discussion points included:
Potential land uses for Albion e.g. mall/shopping centre, restaurant, Newport Village-style
development, range of housing forms, trail linkages, horse trails, community and regional
recreation facilities, riparian area protection and enhancement, stormwater management, focus
on employment over industrial uses, and increasing job density.
Optimum mix of uses as expressed by attendees: commercial development along Lougheed,
maintaining recreation uses, employment/education-60%, residential-20%, rec/openspace/env.
sensitive areas -20%, trails connecting uses, and a focus on shopping/retail, employment lands,
complete community.
Stakeholder Focus Group Meetings #1 & 2- September 7th and 8th 2010: Meeting invitations were sent
by mail and email using stakeholder lists provided by the DMR (Listed on page iv). Stakeholders were
separated into 2 groups: the first focusing on environmental, recreational, and agricultural interests, and
the second focusing on heritage, social and economic development. A short presentation outlining the
planning process, site background and land use options was given and participants were asked to fill out
workbooks during the meetings in order to gather feedback.
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Key feedback received from Group 1: Recreation and green space were seen as important
including addressing the conflict between fish and agricultural use. Farming needs to be
retained, the site is unique and should be turned in to a destination - food/recreation, maintain
the fairgrounds, focus on community use, protect wildlife and ecosystems, use site as an
educational tool, improve trails/connectivity, protect good soil - improve poor soil, farmers
markets and local food focus.
Key feedback from Group 2: Participants noted the following key issues : the need for
independent retail, traffic is an issue, park and watershed protection, improve employment
opportunities, transportation hub, flex use, mixed use, innovative design, highlight local food,
educational opportunities, value-added food processing, cultural opportunities (artisans /music
/theatre), refurbish fairgrounds, casino/entertainment opportunities, IT/hi-tech industry,
highlight heritage, maintain/improve recreation, community/meeting spaces, focus on youth -
jobs and gathering places.
Community Forum- September 29th 2010: A Community Forum was held at the ACT Centre in Maple
Ridge on the evening of September 29th 2010. Notification was extensive including:
Advertisements were published in the local newspaper.
Notices were posted in public buildings, and
There was an announcement posted on the DMR website.
Postings on Twitter.
There were 95 participants signed in (with approximatley15-20 additional people attending without
signing in) and four representatives from HB Lanarc in attendance. A presentation was given highlighting
the planning process, site opportunities and constraints, and land use options for the Albion Flats.
Participants were given workbooks to fill out during or after the forum. Poster boards were displayed
providing background information on 9 topics related to the site - printed versions were available for
participants to take with them to help answer questions in the workbooks. Participants were given one
week to return completed workbooks to the DMR. Representatives from HB Lanarc spoke with and
answered questions from participants after the presentation. Ninety-nine completed workbooks were
submitted and transcribed after the Community Forum.
Key feedback received from community forum workbooks: Respondents noted that Maple
Ridge is currently underserviced for shopping (e.g. restaurants, groceries, clothing etc.), forcing
residents to drive to other municipalities; some feel shopping should be accommodated on
Albion Flats. Protect the ecological value of the site was also a strong theme, including both
terrestrial and aquatic habitat. Many respondents noted the need to improve drainage on the
agricultural areas west of 105th in order to make agriculture viable- many asked the question:
“who pays?”. Using the land for agriculture was another key priority for some while the land for
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shopping was supported by others. Similarly, some respondents noted that a regional big box
shopping centre should be developed on Albion while others noted that smaller scale
retail/commercial would be a good fit. Others still noted that commercial/retail use on this site
is not desirable and the value of the flats is focused on the natural and recreation qualities.
During Phase 1 it was observed that there appeared to be general consensus for a shopping and
employment emphasis on the lands located east of 105th Avenue. However, there was a significant
divergence of opinion regarding the future land use for properties situated west of 105th Avenue.
Phase 2
Albion Flats Charrette October 20th and 21st 2010. A 2-day invitation-only charrette was held at the ACT
Centre in Maple Ridge on October 20th and 21st 2010. Twenty-eight stakeholder groups were invited by
email and telephone to the charrette with 15 ultimately attending the event.
The charrette process requires a broad, conceptual exploration of the study area. To facilitate this
approach, it was critical that participants took an unencumbered view of the site, free of property
boundaries and other constraints. Landowner input was sought through separate meetings held at the
beginning of each day. These meetings served to keep them updated on the charrette process and
outcomes and hear their comments on the ideas and concepts being explored. Landowners were also
invited to attend the presentation at the end of the second day and to offer their comments.
The project team wishes to thank all of the people who participated in the process, including
stakeholders, charrette participants, those who attended the community forum and open house, public
charrette pin-up, and Follow-Up Meeting, and those who completed workbooks and questionnaires.
The charrette participants worked intensively with the design team for two days to generate the
concepts and options presented below.
The first day included a brief background presentation, a site visit, and small group discussions and
design exercises relating to the following topics: land use, parks, open space and the environment,
agriculture and food, economic development, transportation, urban form, community and culture, and
housing and development.
The second day was focused on design, HB Lanarc planners and designers using the ideas generated on
the first day and graphically presenting them as Concept Plans using direct feedback from the
participants.
The resulting plans from the charrette involved two options for the lands west of 105th and two options
for the lands east of 105th – thereby offering four possible combinations for the site. The Concept Plans
and all ‘brainstorming’ ideas from the charrette were posted for public viewing at the charrette
outcomes presentation held at the ACT centre on October 21st from 6pm - 9pm.
7
Members of the public were invited (through newspaper advertisements, Twitter, and postings on the
DMR website) to attend the charrette outcomes presentation to provide feedback on the Concept Plans
presented. Fourteen people signed-in at the event while approximately 45-60 people attended the
event but did not sign in. A short presentation was given by the designers, and members of the public
were given an opportunity to ask questions related to the charrette process and the proposed Concept
Plans. Feedback forms were available to all at the event and a total of 16 completed forms were
returned to HB Lanarc and the DMR.
Key feedback from post- charrette pin-up: Consistent with previous engagement outcomes
some respondents were supportive of the idea of leaving farmland west of 105th as farmland
(Option1) whereas others contended that significant commercial development should occur
there (Option 2). Others were excited about the idea of commercial and retail on the easterly
portion of the site (Concept A and B) and some were concerned that land use should not change
and that the District should do more to protect these lands. There was a great deal of discussion
around the merits of a shopping centre west of 105th based on a proposal by a commercial
developer who has purchased farmland in the ALR, located west of 105th with the intent of
developing it as a shopping center. (Please refer to section three for detailed discussion of each
Concept Plan options. Also refer to Appendix B that contains alternative concepts for a
shopping centre west of 105th as submitted by the Residents for Smart Shopping).
Additional Charrette Feedback Session- Dec 8th, 2011: In response to requests from stakeholder groups
who were not able to attend the charrette, an additional charrette feedback session was held on
December 8th in Council Chambers. At this session presenters from the GP Rollo and Associates, Golder,
and HB Lanarc consulting teams explained each of the four ideas from the charrette that were printed in
large format and posted around the room. The floor was then opened for question and comment on
each of the charrette ideas. Out of the two identical sessions that were held approximately 45 people
attended, filling out 18 feedback forms.
Key feedback received at post-charrette pin-up: The feedback from this session included both
verbal discussion in the session, as well as feedback forms. Several people did not complete the
survey and out of the 18 people who responded in the feedback forms:
o For the area east of 105th :
11 liked Concept A (industrial, retail, mixed use development)
3 liked Concept B (significant increase in recreational facilities)
o For the area west of 105th:
4 liked Option 1, (farmland retained)
10 liked Option 2 (auto-oriented commercial)
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Themes in the written feedback indicated that even when supporting agriculture, respondents noted
the need for more commercial in Maple Ridge.
Out of those who are not supportive of agriculture, poor soils and drainage and the
non-viability of farming on this site were noted as reasons to not consider agriculture.
Of those who were supportive of agriculture, community history, impacts to hydrology,
and growing food for the future were noted as reasons to keep land use agricultural.
Similar to Phase 1 , it was observed that there still appears to be general consensus for a
shopping and employment emphasis on the lands located east of 105th Avenue, and a significant
divergence of opinion regarding the lands west of 105th Avenue remains.
Phase 3
The next stages of the Albion Flats Concept Plan are anticipated to unfold in three key parts, pending
Council’s direction.
First, the project team will develop a Charrette Summary (this document) to go to Council for
discussion and direction. The ALC have noted a willingness to review the concepts and provide
comments.
Secondly, based on Council direction, the DMR will likely submit information on the charrette
outcomes to the ALC for its advice and direction. It is anticipated that the ALC will provide
written comments on each of the ideas, providing DMR with a sense of what is possible from a
regulatory standpoint. This feedback will then go back to DMR Council for consideration and
discussion after which the project team will be directed to develop the final Concept Plan
Report.
Thirdly, based on Council direction, the project team will develop a final draft of the Concept
Plan for Albion Flats that will be presented to the community at an open house event. Any
modification to the plan directed by Council following the Open House will be made. The final
Concept Plan will form the basis of any required applications to the ALC, whether for exclusion
or non-farm use.
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3 Albion Flats Concepts, Options, and Scenarios
3.1 OVERVIEW
The Albion Flats Concept Plan Charrette occurred on October 20th-21st at the ACT Centre in Maple Ridge.
Over the course of two days the charrette team, working from the charrette primer document, crafted a
program and design for Albion Flats. The four key ideas that emerged from the work were:
Two for the eastern portion of the site (Concept A: Jobs & Commercial and Concept B:
Recreation & Mixed Use) and
Two for the western portion of the site (Option 1: Agriculture and Option 2: Auto Oriented
Commercial).
Each of the Concepts and Options may be combined together to create four scenarios. These
combinations have been organized into four scenarios to illustrate and define the overall performance
of the site. The complete concept for the site may be organized into four scenarios:
Scenario 1: Jobs, Commercial & Agriculture (Concept A + Option 1)
Scenario 2: Jobs & Auto Oriented Commercial (Concept A + Option 2)
Scenario 3: Recreation, Mixed Use & Agriculture (Concept B + Option 1)
Scenario 4: Recreation, Mixed Use & Auto Oriented Commercial (Concept B + Option 2)
Inevitably, how the concepts and options are combined will impact the overall design (e.g. market
performance and traffic) and these impacts will need to be closely examined as part of developing the
preferred Concept Plan. Summaries of these combinations are located in Section 4 of this report.
3.2 ROLE OF THE ALR
Before the concepts are described in more detail, it is important to speak to the issue of proposing
development on ALR land. The Agricultural Land Commission is responsible for assessing applications
involving ALR lands for consistency with the purpose and intent of the Agricultural Land Commission Act.
Consideration of large scale ALR exclusions are not common, however the regional government
accepted that the site is quite fragmented and surrounded by development and warranted an
exploration of a range of future uses. At the outset of this project, the Agricultural Land Commission
indicated to Maple Ridge some openness to a range of uses for some areas of the site and suggested
that DMR do its planning work and then approach the ALC for comment prior to any exclusion
application process. The Commission also offered to make its staff available through the concept
development phase. Pursuant with this direction, the consulting team met with the ALC staff who
indicated that portions of the areas are in their opinion viable farmland and suggested that the
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Agricultural Land Commission might not favour changes of uses in those areas (namely the area west of
105th).
The consulting team is well-versed in food and agriculture systems and recognizes the merit of a healthy
ALR. At the same time it is recognized that there is divergent community opinion regarding the lands in
the Albion Flats (namely those lands west of 105th Avenue). In order to fully explore the options, and
provide DMR Council with an objective and unbiased set of scenarios to discuss with the Agricultural
Land Commission, Metro Vancouver and the community, the consulting team agreed to explore options
for the farmland which would include significant development.
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011
Concept A: Jobs & Commercial
Concept A introduces jobs and commercial landuses into the existing uses of the site. Mixed use
is also introduced.
Mixed Employment
Node
Minor Recreation
Expansion to the
east
Transit-oriented mixed use
residential/commercial node
11
L
o
u
g
h
e
e
d
H
i
g
h
w
a
y105th Ave
n
ue
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT |FEB 2011
* Area calculations are approximate and totals vary between concepts. Due to the conceptual stage that the design is at, the
parking, circulation, access and rights-of-way are not yet possible to caluculate to any degree of accuracy.
Concept A is distinguished by the three following key characteristics:
• The introduction of an Employment Node totaling almost six hectares (or 58,000 m2 of land
area), and
• The introduction of two small residential/mixed use areas in locations that are outside of both
the ALR and the floodplain, and
• Expanded recreation program to the east and trails.
The mixed employment node could have a pedestrian scale and orientation, and a high-quality design with
a “market place” feel. Charrette participants noted that this Employment Node could have a food and
agriculture focus as well. The Node could attract a range of users including: employees from the diverse
businesses located nearby, residents, and visitors/shoppers from throughout the region.
The mixed use residential/commercial areas proposed for the north-eastern portion of the site in Concept
A includes small scale, local serving commercial uses to serve nearby residents, employees and recreational
users of the site. This mixed residential commercial area will create a cohesive neighbourhood feel and will
draw-in users from the surrounding community.
The concentration of jobs and mixed residential/commercial uses at strategic locations supports existing
and planned future transit services. Further, the siting and orientation of proposed mixed use and
residential uses is intended to positively frame and activate the public realm and to enhance a sense of
place and community identity, not currently a strong theme on the site.
The recreation program in Concept A is expanded to include most of the recommendations of the new
Parks Master Plan. Additional trail connectors were considered as part of this design. Concept A includes
an extensive network of primary and secondary trails incorporated within riparian corridors and forested/
wetland areas. Strong links are emphasized between recreational, village commercial and transit-oriented
residential nodes on the site. The northeast trail corridor follows and connects to the existing Belle Morse
trail. Internal trail networks within the parks/recreation areas connect larger amenity destinations. Several
trail connections are made to the mixed employment node, however the overall network is more focused
on the recreational and residential areas.
While Concept A does expand the developed area of the site, 30m stream setbacks are accounted
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Area Type*Area (m2)Area (ft2) Area (Ha)Area (Acres)
Agriculture 5,069 54,562 0.51 1.25
Commercial/ Industrial 33,021 355,435 3.30 8.16
Commercial/Residential 25,336 272,714 2.53 6.26
Greenspace 251,584 2,708,028 25.16 62.17
Recreation 181,790 1,956,771 18.18 44.92
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011
for in the design, an ecological/wetland area is preserved in the south eastern portion of the site, and
recreational trails are and areas are incorporated as key ecological and open space features of the concept.
Though Concept A decreases the overall greenspace and crop-growing potential, new facilities to expand
and upgrade the fairgrounds as well as house important food and agriculture functions work to support
agriculture in other ways.
This option was felt to address many opportunities appropriate to the Albion Flats, including responding to
the need to provide jobs and retail services in the area, without having serious impacts on Maple Ridge’s
existing downtown.
The land that is in the Agricultural Land Reserve in this option that is proposed for changed uses is land that
is highly fragmented, is comprised of relatively small parcels, has many hydrology problems, has a range of
soil types including poorer soils, is immediately impact by other development, and is less likely to be used
for either field or intensive barn-based agricultural uses.
The charrette participants noted that in response to the compromised agricultural land value, and in the
interest of supporting sustainable food systems in Maple Ridge, this option offers significant opportunities
for supporting value-added agriculture. Participants further noted that by providing land and buildings
that can support all aspects of the food system (production, processing, distribution, wholesale, retail,
education, events, food security, etc) well connected to existing farmland, agricultural fair grounds, existing
food retail areas and other uses, the existing “food system value” is retained where the land is appropriate
for field uses, and the remaining land can be focused on value-added food system and economic uses.
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ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT |FEB 2011 14
Illustrative drawing of an agriculutre/food industrial/commercial zone. Drawing by Don Crockett, HB Lanarc.
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011
Permanent
farmer's market
Off-leash dog
Area
Integrate
heritage
buildings
with retail
and food
supporting
recreation
Expanded
recreation area
Spectator field
with change-
rooms
Transit
Oriented
Mixed use
residential &
commercialEcological "Hub"
Bruce'sMixed employment
node
Gym
Wetland
Concept B: Recreation & Mixed Use
Concept B looks at an expanded recreation program as well as introducing limited commercial/mixed use
15Lougheed Highway105th
Av
e
n
ue
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT |FEB 2011
Transit
Oriented
Mixed use
residential &
commercial
* Area calculations are approximate and totals vary between concepts. Due to the conceptual stage that the design is at, the
parking, circulation, access and rights-of-way, are not yet possible to caluculate to any degree of accuracy.
The core characteristics of Concept B include:
• A recreational focus, expanding existing recreational uses and areas of the site to over 21 hect-
ares (210,000 m2) including both trails, new playing fields and recreational facilities;
• The introduction of a mixed employment node similar in nature to that proposed in Concept A
but considerably smaller, and;
• Two mixed use residential/commercial areas similar to those proposed in Concept A, i.e., multi-
family residential with a small retail/service component to serve nearby residents, employees
and recreational users of the site and located outside of the ALR and the flood zone.
Concept B’s focus on recreation and mixed use residential/commercial area will create a lot of energy and
movement on the site. The wide open areas for recreation will leave the site feeling very open and green
while also focusing more intense uses in areas that leave the recreation/habitat uses of the site contiguous.
Similar to Concept A, the nature and scale of commercial and residential uses proposed in Concept B does
not detract from Maple Ridge’s downtown as the commercial (retail and office) centre for the district.
Concept B also provides for 30m setbacks along all streams as well as protects the wetland area to the
south east. Though Concept B introduces development onto former agricultural and natural areas, there
is a strong focus on providing a permanent farmers market as well as other processing/retail facilities near
105th to support agriculture functions on the rest of the site.
Concept B includes two main trails connecting all key destination points within the site. Similar to Concept
A, the northeast trail corridor follows and connects to the Belle Morse trail. Although portions of these
trails follow riparian or natural areas, the trail aesthetic is more developed and focused on mobility and
connectivity of the site (more developed trail – i.e. paved, larger width) and less of a recreational-natural
walking paths.
The Agricultural Land Reserve allows for civic recreational uses and much of the existing recreational
infrastructure is on ALR land. This approach minimizes the requirement to ask for changes to the
Agricultural Land Reserve for much of the land.
16
Area Type Area (m2)Area (ft2) Area (Ha)Area (Acres)
Agriculture 10,126 108,995 1.01 2.5
Commercial/ Industrial 26,502 285,265 2.65 6.5
Commercial/Residential 15,973 171,931 1.59 3.9
Greenspace 280,078 3,014,734 28.01 69.2
Recreation 210,249 2,263,101 21.02 52.0
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011
Option 1: Agriculture
Option 1 maintains the agricultural land use (including farm structures) with the exception of a
restaurant and brew pub
Compost
facility
Custom
small
enterprise
farms
Small livestock
and farm barns
Small industrial kitchen
processing and storage
Farm and food education
institute and training/
research farm
Brew pub and
demo hops field
Restaurant
100 plot
community garden
Farm direct
market +
farmer's market
17Lougheed H
ighway
105th
Ave
n
u
e
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT |FEB 2011
* Area calculations are approximate and totals vary between concepts. Due to the conceptual stage that the design is at, the
parking, circulation, access and rights-of-way, are not yet possible to caluculate to any degree of accuracy.
Option 1 sees very little change west of 105th and is intended to maintain and enhance farming and
food production opportunities and functions of the site. Large tracks of open field are maintained while
introducing new farm facilities along Lougheed hwy. These include barns, composting facilities, and farm
worker housing, all currently allowed under current ALR legislation.
This option requires almost no change to the current ALR status of the land.
Several small areas with uses not always allowed under the ALR are proposed to enhance the viability of
the food system economy on the site, beyond low value commodity agriculture, including:
• A farm and food education institute for agricultural training and research,
• Food services such as a restaurant and brew-pub,
• Expanded community gardens and
• A farm-direct market centre.
Overall, Option 1 offers 35 hectares of agricultural land and 10 hectares of greenspace.
Providing steps are taken to activate agriculture west of 105th (i.e. fixing the drainage problems),
Option 1 supports job creation in the agriculture and agri-tourism sector. A suburban farm in Maple
Ridge incorporating some limited food related uses and facilities such as is proposed in Options 1 would
contribute to the communities overall identity and history as a farming community as well as provide a
destination for people outside of Maple Ridge to visit.
Passive recreation opportunities and making a few trail linkages will improve passive recreation
opportunities in Option 1.
18
Area Type Area (m2)Area (ft2) Area (Ha)Area (Acres)
Agriculture 348,959 3,756,163 34.90 86.23
Greenspace 99,662 1,072,752 9.97 24.63
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011 19Au
t
o
-O
r
i
en
t
e
dComm
e
r
c
i
a
l
-
I
nd
u
s
t
r
i
a
lCo
n
c
e
p
t
(A
lb
i
o
n
F
l
a
t
s
n
o
r
t
h
w
e
s
t
o
f
1
0
5A
v
e
)
105AV
ELOUGHEED HWY
Residential
Cycle /pedestrian
paths
Light industrial
(parking and
access/loading
not shown)Industrial/
commercial
Service access
Intersections, parking
and stream/
watercourse access
crossings are entirely
conceptual - all would
require further study
The greater the
land area required
for parking/
service/access
etc... results in less
developable area
for buildings
Industrial/
commercial
Existing
Option 2: Auto-Oriented Commercial
Option 2 looks at large-formatt, auto oriented commercial/retail, North of 105th
105th A
v
e
n
u
e
Area Type Area (m
2) Area (ft
2) Area (Ha) Area (Acres)
Industrial /Commercial 140,025 1,507,216 14.00 34.60
Greenspace 171,009 1,840,725 17.10 42.26
21
4 Four Development Scenarios
In looking at the entire site, the concepts and options may be married in four ways, generating four
possible scenarios. As noted above, the preferred Concept Plan will need to consider the market, traffic
and other implications associated with these combinations. These four scenarios with combined area
calculations are illustrated and described below.
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011
Scenario One: Jobs, Commercial & Agriculture
22
Compost
facility
Custom
small
enterprise
farms
Small livestock
and farm
Small industrial kitchen
processing and storage
Farm and food education
institute and training/
research farm
Brew pub and
demo hops field
Restaurant
100 plot
community garden
Farm direct
market +
farmer's market
Mixed Employment
Node
Minor Recreation
Expansion to the
east
Transit-oriented mixed use
residential/commercial node
Area Type*Area (m2)Area (ft2) Area (Ha)Area (Acres)
Agriculture 354,028 3,810,725 35.40 87.48
Commercial/Residential 25,336 272,714 2.53 6.26
Commercial/Industrial 33,021 355,435 3.30 8.16
Greenspace 351,246 3,780,780 35.12 86.79
Recreation 181,790 1,956,771 18.18 44.92
L
o
u
g
h
e
e
d
H
i
g
hw
a
y
105th Avenue
* Area calculations are approximate and totals vary between concepts. Due to the conceptual stage that the design is at,
the parking, circulation, access and rights-of-way are not yet possible to caluculate to any degree of accuracy.
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011 23
A
u
t
o
-
O
r
i
e
n
t
e
d
C
omm
e
r
c
i
a
l
-
I
n
d
u
s
t
r
i
a
l
C
o
n
c
e
p
t
(
A
l
b
i
o
n
F
l
a
t
s
n
o
r
t
h
w
e
s
t
o
f
1
0
5
A
v
e
)
105AVELOUGHEED HWY
Residential
Cycle /pedestrian
paths
Intersections, parking
and stream/
watercourse access
crossings are entirely
conceptual - all would
require further study
The greater the
land area required
for parking/
service/access
etc... results in less
developable area
for buildings Industrial/
commercial
Existing
Mixed Employment
Node
Minor Recreation
Expansion to the
east
Transit-oriented mixed use
residential/commercial node
Scenario Two: Jobs & Auto-Oriented Commercial
Area Type*Area (m2)Area (ft2) Area (Ha)Area (Acres)
Agriculture 5,069 54,562 0.51 1.25
Commmercial/Residential 25,336 272,714 2.53 6.26
Commercial/Industrial 173,046 1 862 651 17.30 42.76
Greenspace 422,593 4 548 753 42.25 104.42
Recreation 181,790 1,956,771 18.18 44.92
L
o
u
g
h
e
e
d
H
i
g
hw
a
y
105th Avenue
* Area calculations are approximate and totals vary between concepts. Due to the conceptual stage that the design is at,
the parking, circulation, access and rights-of-way are not yet possible to caluculate to any degree of accuracy.
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011 24
Compost
facility
Custom
small
enterprise
farms
Small livestock
and farm
Small industrial kitchen
processing and storage
Farm and food education
institute and training/
research farm
Brew pub and
demo hops field
Restaurant
100 plot
community garden
Farm direct
market +
farmer's market
Off-leash dog
Area
Integrate
heritage
buildings
with retail
and food
supporting
recreation
Expanded
recreation area
Spectator field
with change-
rooms
Transit
Oriented
Mixed use
residential &
commercialEcological "Hub"
Bruce'sMixed employment
node
Gym
Scenario Three: Recreation, Mixed Use & Agriculture
Area Type*Area (m2)Area (ft2) Area (Ha)Area (Acres)
Agriculture 359,085 3,865,158 35.90 88.7
Commercial/ Industrial 26,502 285,265 2.65 6.5
Commercial/Residential 15,973 171,931 1.59 3.9
Greenspace 379,740 4,087,487 37.97 93.8
Recreation 210,249 2,263,101 21.02 52.0
L
o
u
g
h
e
e
d
H
i
g
hw
a
y
105th Avenue
* Area calculations are approximate and totals vary between concepts. Due to the conceptual stage that the design is at,
the parking, circulation, access and rights-of-way are not yet possible to caluculate to any degree of accuracy.
ALBION FLATS CONCEPT PLAN | CHARRET TE SUMMARY REPORT | FEB 2011
A
u
t
o
-
O
r
i
e
n
t
e
d
C
omm
e
r
c
i
a
l
-
I
n
d
u
s
t
r
i
a
l
C
o
n
c
e
p
t
(
A
l
b
i
o
n
F
l
a
t
s
n
o
r
t
h
w
e
s
t
o
f
1
0
5
A
v
e
)105AVELOUGHEED HWY
Residential
Cycle /pedestrian
paths
Intersections, parking
and stream/
watercourse access
crossings are entirely
conceptual - all would
require further study
The greater the
land area required
for parking/
service/access
etc... results in less
developable area
for buildings Industrial/
commercial
Existing
25
Off-leash dog
Area
Integrate
heritage
buildings
with retail
and food
supporting
recreation
Expanded
recreation area
Spectator field
with change-
rooms
Transit
Oriented
Mixed use
residential &
commercialEcological "Hub"
Bruce'sMixed employment
node
Gym
Scenario Four: Recreation, Mixed Use & Auto-Oriented Commercial
Area Type*Area (m2)Area (ft2) Area (Ha)Area (Acres)
Agriculture 10,126 108,995 1.01 2.5
Commercial/ Industrial 166,527 1,792,481 16.65 41.1
Commercial/ Residential 15,973 171,931 1.59 3.9
Greenspace 451,087 4,855,460 45.10 111.5
Recreation 210,249 2,263,101 21.02 52.0
L
o
u
g
h
e
e
d
H
i
g
hw
a
y
105th Avenue
* Area calculations are approximate and totals vary between concepts. Due to the conceptual stage that the design is at,
the parking, circulation, access and rights-of-way are not yet possible to caluculate to any degree of accuracy.
26
5 Conclusion
The Albion Flats charrette was a process that addressed a wide range of existing policy, attitudes, goals
and opportunities for this piece of land- for both the present and future of Maple Ridge. Therefore it
was necessary for the consultation leading up to the design charrette to be extensive and transparent.
The charrette involved working with members from a wide range of respected community groups who
collectively represent an enormous range of interests in Maple Ridge, and they worked collaboratively
for 2 days to come up with the viable options for the site to meet the many community objectives and
opportunities the site faces. The purpose of the charrette was not to propose to develop agricultural
land or to preserve it untouched, but rather, in the tradition of all strong planning processes, to look for
opportunities to support progressive community development opportunities and to make clear the
issues and opportunities around options for any piece of land. Following the charrette, extensive review
and commentary occurred and this process was transparent and objective.
The options created by the charrette offer a full gamut of barely any changes to the land’s ALR status
(eg: civic recreation focus east of 105th and retention of field agriculture west of 105th) to significant
wholesale change to the land uses (full shopping center, industrial residential development west of 105th
and mixed use, industrial, retail and residential development east of 105th).
The charrette participants overwhelmingly supported the options that offered the retention of field
agriculture and the food system value in the Albion Flats. The comments of the community after the
charrette, including some land owners and community members, in some cases likewise supported a
strong agricultural program for the site, and others gave voice to alternative views showing support for
large scale development.
The outcomes of the charrette are offered to Maple Ridge Council for their review and for their use as
they see fit in future conversations with the community, Metro Vancouver, the Agricultural Land
Commission and others. Based on initial advice of the ALC and recent discussions with ALC staff, it is
now appropriate to forward these options to the Agricultural Land Commission for their review and
written response on each of the four scenarios outlined in this report. The District will then be in a
position to know where the ALC stands and can then be in a position to develop a preferred and final
Concept Plan. It is the consultant’s recommendation that all four scenarios proposed be forwarded to
the Agricultural Land Commission for their review and written response.
27
6 Appendicies
6.1 APPENDIX A: KEY REFERENCE DOCUMENTS
District of Maple Ridge (2010a). Albion Flats Storm and Sanitary Offsite Servicing Requirements.
http://www.mapleridge.ca/assets/Default/Planning/pdfs/albion_flats_sanitary_storm.PDF
District of Maple Ridge (2010 b). Parks Recreation and Culture Master Plan.
http://www.mapleridge.ca/assets/Default/Parks~and~Leisure~Services/pdfs/Parks~Master~Plan
/MRPM_PRC_Master_Plan_Final_2010-06-18.PDF
District of Maple Ridge (2006). Official Community Plan, Bylaw 6425.
Golder Associates (2010). Overview Agricultural Assessment: Albion Flats Area Maple Ridge BC.
http://www.mapleridge.ca/assets/Default/Planning/pdfs/agricultural_assessment.PDF
G.P. Rollo Associates (2010a). Maple Ridge Socio-Economic Trends and Implications for the Future
of Albion Flats. http://www.mapleridge.ca/assets/Default/Planning/pdfs/rollo_socio-
economic_study-report%201%20-%20Sept%202010.PDF
G.P. Rollo Associates (2010b). Analysis of Land Use Demands and Implications for the Albion Flats.
http://www.mapleridge.ca/assets/Default/Planning/pdfs/albion_flats_market_analysis.PDF
HB Lanarc Consultants (2010). District of Maple Ridge Albion Flats Environmental Baseline Report.
http://www.mapleridge.ca/assets/Default/Planning/pdfs/albion_environment.PDF
HB Lanarc Consultants (2010). Charrette Primer.
Kerr Wood Liedel Consulting Engineers (2010). Albion Flats Development Water Servicing
Summary.
http://www.mapleridge.ca/assets/Default/Planning/pdfs/albion_flats_water_servicing_analysis.
PDF
Metro Vancouver (2010a). Draft Food System Strategy.
http://www.metrovancouver.org/planning/development/RegionalFoodSystems/Documents/Dra
ftRegionalFoodSystemStrategySept2010.pdf
Metro Vancouver (2010b). Draft Regional Growth Strategy.
http://www.metrovancouver.org/planning/development/strategy/RGSDocs/Transmittal
ofDraftRGS-September2010-5_1a-AttachmentRGSDraft.pdf
Metro Vancouver (1996). Liveable Region Strategic Plan.
http://www.metrovancouver.org/planning/development/strategy/Pages/LivableRegion
StrategicPlan.aspx
Urban Systems (2010). Albion Flats Development: Existing Traffic Conditions and Potential
Impacts.
http://www.mapleridge.ca/assets/Default/Planning/pdfs/albion_flats_transportation_analysis.P
DF
28
6.2 APPENDIX B: RESIDENTS FOR SMART SHOPPING INPUT
SUBMISSION BY: Residents for Smart Shopping, Dec 8, 2010.
Submission available on-line:
http://www.albionshopping.com/pdfs/Albion%20Flats%20Design%20Concept.pdf
Following the Dec 8, 2010 meeting, Mayor and Council were provided copies of this submission.