ALDERGROVE PLANNING COMMITTEE

Thursday, June 25, 2009, commencing at 7:00 p.m.

Aldergrove Kinsmen Community Centre
26770 – 29 Avenue, Aldergrove, BC

MINUTES

PRESENT: M. Robinson, Chair

D. Bloomfield, R. Daems, H. Hogeterp, K. Hunt, S. Kumhyr, A. McDougall, CJ Phan,

A. Robinson and B. Thomasson

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

1. Aldergrove Planning Committee

June 25, 2009

The Committee agreed to hear a short delegation from P. Johnson and

C. Uytdehaag.

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

1. Aldergrove Planning Committee

May 28, 2009

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

1. P. Johnson and C. Uytdehaag

A brief presentation was provided by P. Johnson regarding improving aesthetics of

the downtown Aldergrove area. She provided a graphic poster illustrating the
concept of a black and white themed downtown core area, featuring
retail/commercial space development rendered in this palette. She noted that this
would bring in business and clean up the area in an aesthetically pleasing and fun
manner, attracting people to the uniqueness of the area. She suggested that a
billboard could be posted at the gateway areas saying “Welcome to Aldergrove –
Where Everything is (almost) Black and White”.

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.

Two preliminary concept options were developed at the Design Charrette:

Concept A - “Quartiers” and Concept B - “Great Streets”. In addition, twelve
planning and design principles for downtown Aldergrove were identified, as follows:

1. Reinforce downtown as the social, cultural and commercial heart of the

community.
2. Increase housing choice and density in the downtown while ensuring a high
degree of liveability.
3. Incorporate mixed-use developments in the downtown including housing
located above commercial uses.
4. Focus (and potentially reduce) the extent of commercial uses to create a
vibrant commercial core.
5. Consider re-orienting commercial development in a north/south alignment;
don’t continue linear development along the Fraser Hwy.
6. Incorporate built form, layout and open space design that support transit use
and cycling for everyday travel needs.
June 25, 2009
Aldergrove Planning Committee Minutes -3-

C. PRESENTATIONS

7. Prioritize pedestrian activity in the core area to create a truly walkable

downtown.
8. Create options for vehicles and goods movement traveling through the
downtown core to minimize vehicle impacts on the downtown area’s
traditional commercial high street along the Fraser Hwy.
9. Create an attractive and distinct public realm and interconnected open space
network that emphasizes pedestrian comfort and safety and reinforces the
small town/rural identity of the community.
10. Create a greener downtown that provides parks, street trees and protects
and enhances Bertrand Creek as a focal point.
11. Incorporate built forms, open space treatments and innovative infrastructure
that reduces overall environmental impacts.
12. Develop alternative concepts that establish a long term urban design vision
for the downtown that is innovative, visionary and bold in achieving true
community wide sustainability and liveability to 2041 and beyond.

Concept A: “Quartiers”

Main points of the discussion:

• 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

• The form and scale of buildings is important to character; setback would be

above the second floor; a 2 storey street wall is recommended to define and set
the character of the street.
• Pedestrian crossings are oriented north/south; a lot of pedestrian intersections
would be added to Fraser Highway.
• Emphasis would be placed on private developers providing green open space for
the public.
• The addition of civic arts and culture uses along the north side of Bertrand near
the BC Telephone Museum were proposed.
• Capacity analysis of Concept A indicates a proposed commercial floor space of
217,000 sq.ft.; approximately 1950 dwellings (apartments and townhouses); and
18 acres of park space. The projected population for Concept A is approximately
3,000.

Concept B: “Great Streets”

Main points of the discussion:

• Concept B proposes to calm and “pedestrianize” Fraser Highway, by maintaining
it as the traditional downtown street in Aldergrove.
• Expanded the pedestrian/greenway network to increase connectivity, increase
mid-block pedestrian crossings.
• Orient development towards Fraser Highway; introduce higher density - 6 storey
apartment and 4 storey commercial-townhouse mixed use buildings for a 30%
higher density.
• Enhance 272 Street as a commercial street. A park is proposed adjacent to 272
Street.
• Develop a road adjacent to Bertrand Creek to provide access to new
development and provide a buffer between residential uses, park and trail
(primarily residential use oriented to mall site).
• Enhance existing lanes, connecting with north/south greenway to create more
pedestrian connectivity to the downtown area.
• Two pedestrian greenways are proposed (one north/south – one east/west).
• 16 storey maximum apartment towers (primarily residential buildings) proposed
and 6 storey buildings (ground floor townhouses with direct access to the street).
A tall building form allows more open space as opposed to 6 or 4 storey
buildings. The density difference between a 16 storey tower and a 6 storey
townhouse is not a lot higher, almost same density but different open space
allotment.
• Proposed range of townhouse types.
• Community gardens in public spaces would be used to celebrate
food/agricultural history of the area.
• An arena would be situated in a medium to high density residential area.
• Emphasize Bertrand Creek as a key feature and amenity in the downtown area.
• Highlight village green concept in existing mall site. A residential tower building
would front onto the village green or open space to create more openness.
• The Concept B team proposed higher density residential buildings beyond the
core area.
June 25, 2009
Aldergrove Planning Committee Minutes -5-

C. PRESENTATIONS

• Capacity analysis of Concept B resulted in 274,500 sq.ft. of commercial space,

2850 dwellling units (apartments and townhouses), and 22.5 acres park space.
Increase of approximately 4400 to 5000 population.
• Another key feature would be lineal parks connecting to Bertrand Creek Park
and Jackman Park, creating more green connections throughout the downtown
core area.
• A new street would be developed around the outer area of the downtown core.

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.

Comments and Suggestions from the Committee members:

• 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

Date: Thursday, September 17, 2009

Location: Aldergrove Kinsmen Community Centre
26770 – 29 Avenue, Aldergrove, BC
Time: 7:00 p.m.
June 25, 2009
Aldergrove Planning Committee Minutes -7-

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