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MINUTES
COUNCIL REPRESENTATIVES:
Councillors B. Long and C. Fox
STAFF REPRESENTATIVES:
J. Chu, P. Crawford, S. Palmer
OTHERS PRESENT:
J. Karakas, HB Lanarc (Consultant)
P. Johnson
C. Uytdehaag
A. APPROVAL OF AGENDA
Moved by B. Thomasson,
Seconded by K. Hunt,
That the Aldergrove Planning Committee adopt the Agenda of the June 25, 2009
meeting, as amended.
CARRIED
June 25, 2009
Aldergrove Planning Committee Minutes -2-
B. APPROVAL OF MINUTES
Moved by B. Thomasson,
Seconded by H. Hogeterp,
That the Aldergrove Planning Committee adopt the Minutes of the May 28, 2009
meeting.
CARRIED
C. PRESENTATIONS
A brief discussion ensued and it was noted that a theme could be appealing and
would make Aldergrove downtown stand out by creating a visual identity.
2. Debriefing Workshop
J. Karakas, HB Lanarc noted that the objective of the debriefing workshop was to
review the preliminary concept options from the Design Charrette that took place on
June 6 and to obtain additional feedback from the Committee. Information obtained
from the debriefing workshop will be used for the refinement of the concept options
and the development of recommendations for a preferred concept.
C. PRESENTATIONS
Concept A: “Quartiers”
• Fraser Highway would remain as a corridor for through traffic, however options
to disperse traffic, create more pedestrian routes, expanded street network,
orienting development inwards would be considered.
• There may not be enough space for a centre median on Fraser Highway, but
“pass throughs” could be explored, as well as providing parking behind
commercial space.
• Residential development would be mostly four-storey apartment
buildings/townhouses.
• One difference between Concept A and Concept B is the treatment of the
Aldergove Mall site. Concept A locates development and orients it to Bertrand
Creek with a proposed new road for retail use on ground floor oriented towards
the road. Concept B proposes a perimeter road running adjacent to Bertrand
Creek through the mall site.
• Acknowledge the need to move active retail space off Fraser Highway and
internalize it.
• The public wants an upscale grocery store in the downtown core area similar to
“Choices” or “Capers”.
• The intersection of Fraser Highway and 272 Street is a key gateway feature and
historically important – propose a “village square” concept and orient
development towards the square or green space (framed in by surrounding
development).
• Some building types will focus on ground-oriented housing with access to ground
floor units.
• “Eyes on the Creek” development – orient residential housing toward Bertrand
Creek and trail system to make it safer and amenable to users.
• Reorient retail street to north/south (272 Street); turn it into a key retail street
with emphasis placed on retail through 3 and 4 storey mixed use buildings.
June 25, 2009
Aldergrove Planning Committee Minutes -4-
C. PRESENTATIONS
C. PRESENTATIONS
The two preliminary concept options suggest that the community (represented by the
Charrette participants) would accept the following changes in downtown Aldergrove:
• increased density through mixed commercial and residential use;
• increased connectivity for pedestrians and cyclists;
• enhanced commercial focus;
• enhanced arts and culture precinct in the area; and
• enhanced public space along Bertrand Creek as a focal point.
• The proposed new arena should be located at the heritage school site and
should include other facilities such as a library and community centre.
• Use lanes on either side of Fraser Highway as more major thoroughfares,
oriented as residential and commercial.
• Supply of on-street parking should be examined – visitors to high density homes
will need to park on the street or in designated visitor parking areas.
• What is the current commercial inventory? There is around 400,000 sq.ft. of
commercial space within the Study Area. The Aldergrove Mall accounts for
about 100,000 sq.ft. The average retail floorspace requirement is about 20 sq.
ft. per capita in the Metro Vancouver area. The key focus would be residential
use as it is one of the best ways to create a base market for retail vitality.
• Find a niche market, such as Yaletown (i.e. cute bakery, back lanes servicing
locals, but not a shopping destination).
• Need to have more people living in Aldergrove, however, we can’t forget the
surrounding agricultural areas. Farmers will come into town to do business, look
around and shop. Need adequate parking. Consider providing parking at the
high school, churches.
• Consider holding Farmers’ Market around the mall area (parking at Lutheran
Church).
• Has there been any thought to back lanes in the three quadrants as there are
problems in those areas? J. Karakas suggested developing residential buildings
with commercial fronting onto 272 Street.
• Consideration must be given to encourage pedestrian use of the lanes.
• Emphasize or celebrate "gritty” uses such as dumpsters (develop strong
guidelines around garbage containers).
• Review the Design Guidelines and scrutinize for landscaping and form of new
development.
• What is going to happen to the school site in the downtown core area.
H. Hogeterp commented that there are sufficient schools in the area and that
they are not running at capacity yet.
June 25, 2009
Aldergrove Planning Committee Minutes -6-
C. PRESENTATIONS
• Concept A does not propose an arena, but rather a performing arts type centre.
Suggestion was made to leave arena where it is. Concept B is more rational in
terms of using the replacement or redevelopment of that site.
• Concept A shows arts and culture facilities on the north and south sides of
Fraser Highway (perhaps a small outdoor amphitheatre for outdoor
performances and a small civic facility adjacent).
• The pool is a significant issue and it is important to identify a location as a high
priority civic facility involving a pool and arena. There would be a synergy if the
pool and arena would be on the same site.
• Enrolment in soccer and baseball is growing. Do not put the proposed swimming
pool in the Aldergrove Athletic Park and keep the playing fields where they are.
• Suggestion was made to make perimeter road in Concept B a road in common,
not a perimeter road.
• Suggestion was made to include a model of traffic circles in one of the concept
plans.
• Consider including social amenities such as seniors and youth centres. as part of
the pool/arena complex.
The Committee members would like more time to review the material provided on
table and J. Chu would send out an email survey to the members for submission.
Based on feedback from the committee, Township staff will work with the
consultants during the summer to refine the two preliminary concept options and
have them ready for the committee’s review at the next meeting, with a goal to
present them to Council by late September or early October.
D. OTHER BUSINESS
E. NEXT MEETING
M. TERMINATE
Moved by K. Hunt,
Seconded by B. Thomasson,
That the meeting terminate at 9:06 p.m.
CARRIED
CERTIFIED CORRECT:
Maureen Robinson
Chair, Aldergrove Planning Committee