TITLE: DISPOSAL OF A PORTION OF 1000 PARKER BLVD TO...
Transcript of TITLE: DISPOSAL OF A PORTION OF 1000 PARKER BLVD TO...
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TITLE: DISPOSAL OF A PORTION OF 1000 PARKER BLVD TO CRANE STEEL STRUCTURES O/B/O MCKENZIE SEEDS.
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PRESENTER: Sandy Trudel AGENDA NO:
DEPARTMENT: Economic Development DATE: January 14th, 2008
CLEARANCES: Development Services
ATTACHMENTS: 1. Report (2 pages) 2. Map (1000 Parker Blvd.) 3. North End Revitalization Strategy 4. Photos of existing 8th Street North facility 5. Draft development agreement
APPROVALS:
January 14, 2008 16/01/08 Department Head Date City Manager Date
SUMMARY OF HISTORY/DISCUSSION & FUNDING: An offer to purchase has been received from Crane Steel Structures on behalf of McKenzie Seeds for approximately 4.7 acres of property known as 1000 Parker Blvd. said land being adjacent to McKenzie Seeds distribution centre at 170 8th Street North. McKenzie Seeds has been operating a seed packaging and distribution facility in Brandon in the downtown location for 97 years. McKenzie Seeds’ 8th Street North distribution centre is approximately 30,000 sq ft and resides on 2.7 acres of land zoned Manufacturing Restricted (MR) and has operated at the 8th Street North location for 15 years. Presently their annual taxes are approximately $73,000. Not including sales associates located throughout Manitoba, McKenzie Seeds currently employ 115 – 120 people in Brandon, which includes both office and plant personnel generating an annual payroll of $5.3 million. McKenzie Seeds continues to be a strong supporter of local not for profit and charity organizations. The downtown Brandon location is no longer viable as production costs are significantly inflated due to the inefficient vertical production process, thus jeopardizing the long-term viability of McKenzie Seeds’ operations in Brandon. The downtown location is currently listed with a local realtor and several offers to purchase are pending the outcome of the recommendation to dispose of a portion of 1000 Parker Boulevard to McKenzie Seeds. By consolidating the McKenzie Seeds operations on the 8th Street North site, it optimizes operational efficiencies and establishes a foundation for future expansion of the business. McKenzie Seeds has indicated a desire to accommodate packaging and distribution from other companies at some point in the future. Indications are this growth will result in new plant and warehousing positions being created with a likelihood of additional office staff required. The proposed expansion is consistent with the zoning bylaw and development plan, though the orientation of the expansion differs from the medium range plan for the North End Revitalization Strategy. The 8th Street North / 1000 Parker Blvd. site was a former Snye River bed that was filled in using a variety of fill materials, thus methane monitoring continues in the area. Methane readings have been minimal for several years and the proposed slab construction will not interfere with ongoing methane monitoring. In order to ensure the north end drainage area remains under the management of the City of Brandon, Administration will make application for the required subdivision of the land in order for the city to retain approximately 3.3 acres west of the proposed expansion. Said land is to be used for drainage purposes.
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TITLE: Disposal of a portion of 1000 Parker Blvd Page 2 of 2
The McKenzie seeds operation is a packaging facility, thus deemed to be a non-intrusive industry that will cohabitate well with the existing north end neighbourhood. The proposed land mass is large enough to accommodate onsite truck turning and parking requirements for the expanded facility. The McKenzie Seeds facility will have a minimal draw on sewer and water so should not tax the aging infrastructure in the area. Parker Boulevard is presently designed to accommodate truck travel. The expansion of the 8th Street North site should decrease the amount of truck trailers entering and exiting the 8th Street location, as the trucks that are currently transporting product between the downtown and 8th Street North locations will no longer be required. There should not be any change to the existing arrival and departure times. The 8th Street North location allows easy access to the Trans Canada highway.
In late summer 2007, McKenzie Seeds approached the City with regards to selling 1000 Parker Blvd to facilitate an expansion of their existing facility. In an effort to ensure McKenzie Seeds continued operations in Brandon, Administration agreed to support a recommendation to Council to dispose of a portion of 1000 Parker Blvd. outside of the established land sale policy, which requires all municipally owned lands not declared surplus to be disposed of through a public tendering process. While the recommendation is contrary to established policy, Administration felt it was necessary to proceed in this manner so as to ensure the land was available for the McKenzie Seeds expansion, thus protecting the 115 – 120 Brandon jobs. Upon review of 1000 Parker Blvd., industrial land sales and required drainage upgrades, a purchase price of $168,000 plus G.S.T was determined as fair market value for the property. After the company completed their necessary due diligence it was determined from an operating perspective that it was more effective to build the new facility through a lease arrangement. Thus McKenzie Seeds worked through selecting a developer that would be willing to purchase their existing 8th Street North location and the municipally owned land to the west (provided Council approved the land sale), consolidate the two parcels and then lease it back to McKenzie Seeds for a minimum of 15 years. As a result, McKenzie Seeds has selected Crane Steel Structures as the developer for the proposed expansion. McKenzie Seeds, Crane Steel Structures and the City of Brandon all understand and agree that the only development permitted on the site for the duration of McKenzie Seed’s operation in Brandon must be related to their operations and leased from the developer directly to McKenzie Seeds. To our knowledge the City of Brandon has not previously offered any financial incentives to McKenzie Seeds. Should Council agree to dispose of the approximate 4.7 acres of 1000 Parker Blvd to McKenzie Seeds, construction of a 70,000 sq ft expansion will commence in early 2008 and be adjoined to the existing 8th Street North location as per the attached map. McKenzie Seeds hopes to be operational in the expanded 8th Street North location by early 2009. The expansion will be consistent in design and materials with the existing building.
RECOMMENDATION: That approximately 4.7 acres of land currently zoned MR Manufacturing Restricted located on the easterly portion of 1000 Parker Blvd. (Block 5-1405 ex. portion taken for Public Road 1541 (.30AC) ex. Portion taken for Public Road 26671 ex. Plan 28167) be disposed of to Crane Steel Structures, or their designate, for the sum of $ 168,000 plus G.S.T subject to the purchaser: (i) entering into a development agreement with the City of Brandon as attached to the report of the
Economic Development Officer dated January 14, 2008; (ii) providing the City of Brandon Property Department with proof of a lease arrangement with
McKenzie Seeds whereby the entire parcel, and any development there-on, is leased solely to McKenzie Seeds for the continued operation of their Brandon business for a period not less than 15 years; and
(iii) agreeing that the land is sold as is and all necessary infrastructure and development related costs are the responsibility of the purchaser.
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8th Street North & Parker Blvd. Proposed Development
4
City Owned Property
Parker Blvd.
8th Street North
McKenzieSeedsWarehouse
Proposed Site4.7 Acres (approx.)
11th Street North
12th Street North
Stickney Avenue
10th Street N.
9th Street N.
#1
#2
#4
#5
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#7#3
#8
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#15
0.9 Acres0.5 Acres
0.3 Acres
331 10th St. N.Open Space
Public Reserve / Open Space
Open Space Open Space
Private Property
170 - 8th Street North2.7 Acres
Proposed DrainageRetention PondApprox. 3.3 Acres
New Building70,000 sq. ft.
City Owned Propertyfor McKenzie SeedsProposed Development
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REVITALIZING THE NORTH END NEIGHBOURHOOD
A Community Revitalization Strategy
Prepared by:
Hilderman Thomas Frank CramLandscape Architecture • Planning
Winnipeg • Brandon
August 3 2000
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TABLE OF CONTENTS
1.0 Introduction
Introduction............................................................................................................. 2The Planning Process............................................................................................... 2
2.0 The North End Neighbourhood
Location................................................................................................................... 3History..................................................................................................................... 3Community Character............................................................................................. 6People...................................................................................................................... 6Housing.................................................................................................................... 6Land Use and Zoning.............................................................................................. 9Municipal Services................................................................................................... 9Community Facilities............................................................................................. 12
3.0 A Strategy to Revitalize the North End Neighbourhood
Medium Range Revitalization Strategy................................................................. 14Long Range Revitalization Strategy ...................................................................... 19
4.0 Implementation of Strategy
First Steps.............................................................................................................. 19Costs of Implementation....................................................................................... 21
List of Maps and Tables.................................................................................... 22
Appendix A: Survey Results
Appendix B: Community Profile
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Revitalizing the North End Neighbourhood Page 2
Revitalizing the North End Neighbourhood
1.0 Introduction
The revitalization of the North End Neighbourhood is an initiative of the Brandonand Area Planning District, in partnership with the City of Brandon. The study wascompleted by Hilderman Thomas Frank Cram Landscape Architecture • Planning,of Winnipeg and Brandon, MB.
As part of the preparation of a new zoning by-law for the City of Brandon, thePlanning District and City identified this neighbourhood as one in which the presentpattern of industrial zoning and land use required a re-examination. At the outset,the Planning District and City articulated a preliminary vision of thisneighbourhood as a place for mixed residential development, in the spirit of thecurrent Development Plan, which encourages the infilling of existing areas of thecity. This early vision included single and multiple family dwellings, as well ascommercial development, within a unique context of greenspace. The neighbourhoodwould be desirable for younger families, as well as those whose lifestyle would beenhanced by the unique setting and proximity to both the Riverbank anddowntown.
As the project unfolded, it became clear that an integral component of this studyshould be the consideration of the existing neighbourhood, and initiatives that couldbe undertaken to revitalize this area. This revitalization is seen by the residents asimportant in maintaining and enhancing the quality of life for their own good, andfor providing an incentive for further development, appropriate to the existingcontext.
The Planning Process
Phase I: Background Research included the gathering of information of relevance tothis revitalization study. Information was gathered on previous studies, existingconditions in the neighbourhood, the local housing market, and engineering concerns.The findings of this phase are summarized in Section 2: The North EndNeighbourhood.
As part of this initial phase, a public meeting was held with residents of theneighbourhood to identify key issues, ideas and concerns of those living and doingbusiness in the neighbourhood. At this meeting, a survey was conducted (resultslocated in Appendix A), which subsequently became the basis for the developmentof a community profile (Appendix B).
Phase II: Development of Alternative Concepts involved the identification ofopportunities for and constraints to revitalization of the North End neighbourhood.From this, preliminary concepts were generated, and shared with the residents. Twoconcepts were presented, which illustrated two different timeframes: one in whichthe existing industry would remain and need to be appropriately addressed, andanother, looking to the future, in which industry would eventually be relocated,offering new potentials for the development of housing and recreational and leisureamenities.
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Revitalizing the North End Neighbourhood Page 3
Phase III: Prepare Final Concept Plans for Review involved the carefulconsideration of all comments gathered from the review of the preliminaryconceptual plans, in order to create strategies for revitalization which coverimmediate, medium and long range time frames. Upon completion of the study,these strategies will be presented to City Council, with residents, representatives ofbusiness and industry, and the public at large invited to attend.
Phase IV: Implementation of the revitalization strategy involves working withindividuals and groups in the development of initiatives, in coordination with Citydepartments, community organizations and various government agencies. Theinitiatives described in Tables 1 and 2 are intended to be flexible, and should besubject to review and change as conditions change within the neighbourhood andlarger city.
2.0 The North End Neighbourhood
Location
The north end neighbourhood is centrally located in Brandon, directly north ofdowntown. The neighbourhood (map 1) is bounded by the Canadian Pacificmainline to the south, the Assiniboine River to the north and east, and 18th street tothe west. The neighbourhood is within easy walking distance of both downtownand the riverbank, and all of the amenities that make up the Assiniboine RiverCorridor.
History
The area that is now the North End was one of the first areas of settlement inBrandon. As early as the 1800’s, settlers occupied this area, living in tents.Subsequent settlement would largely be in the form of immigrants from EasternEurope, employed by the nearby CPR. Industry would arrive shortly thereafter; in1881, the Fisher Company Flour Mill would open near the site of the present weir.
The Assiniboine River has played an important role in the early history of the NorthEnd Neighbourhood. Because of its low lying location within the floodplain of theriver (map 2), the area was subject to several severe floods until the construction ofa dike in 1954. Since that time, the dike has protected the neighbourhood fromfloods, including the 1976 flood, the worst in more than 50 years (1). In spite of theprotection afforded by the dike, flooding is still perceived as being a concern withinthe neighbourhood.
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8th
Stre
et
Ukranian OrthodoxChurch of the
Holy Ghost
MAP 1:EXISTING
NEIGHBOURHOOD
To North Hill,T.C.H.
To 26th street, Recreation
Centre
To Downtown
TRANSIT ROUTES
Riverbank trail
PedestrianBridge
TRANSIT STOPS-NO BENCH / SHELTER
TRANSIT STOPS- WITHBENCH AND/OR SHELTER
RIVERBANK MULTI-USE TRAIL- PAVED
BotanicalGarden
North EndCommunity
Centre
Ducks Unlimited/Riverbank Discovery Centre
Westbran Park
DinsdalePark
WestbranStadium
Ukranian ReadingAssociation Hall
St. Joseph'sChurch
St. Mary'sChurch
Sokol Hall& Club
SnowmobileStaging
Area
MULTI- FAMILY HOUSING
COMMERCIAL DEVELOPMENT
INDUSTRIAL DEVELOPMENT
COMMUNITY FACILITIES
OPEN SPACES-DEVELOPED & UNDEVELOPED
North EndPlayground
Ukranian National Home
McKenzieSeeds
CO-OPFeeds
Burns(vacant)
HeartlandLivestock
MorningstarMetals
SINGLE AND TWO FAMILY HOMES
L E G E N D
Eleanor KiddPark
LANDS IN AGRICULTURAL PRODUCTION
Ambush Indoor
Paintball
PersnicketyRay's Autobody
Parking
ParkingParking
SokolManor
Parking
McMunn & YatesBuilding Centre
North AmericanLumber
Former Shellstation
Old DutchFoods
Sobey'sCash & Carry
Aunt Sarah'sRestaurant
ActionPower
Brandon RadiatorService
Joe's Car Wash& Auto Service
Giant Car& Truck Wash
Redwood Inn
ChampagneAuto Sales
StripMall
MemoriesChapel
RodewayInn
NorthsideMazda
PrecisionToyota
Trails West MotorInn/Restaurant,North 40 Saloon,Fayz4 Hair Salon
MacDougall DentalLab, Laundromat
WestmanPowerwash
Lift Station
StarPrinting
Wally'sTaxi
Strip Mall
OTHER TRAIL-UNPAVED
CITY CYCLING/WALKING PATH- PAVED
DIKE
Loading Dock
A s s i
n i
b o i
n e
R i
v e r
REVITALIZATION STRATEGYFOR THE NORTH END
NEIGHBOURHOOD
R i v e r
A s s i n i b o i n e
0 50 100 250 500 feet
18th
Str
eet
17th
Str
eet
16th
Str
eet
15th
Str
eet
14th
Str
eet
13th
Str
eet
12th
Str
eet
11th
Str
eet
Assiniboine Avenue
Stickney Avenue
10th
Str
eet
9th
Stre
et
8th
Stre
et B
rid
ge
8th
Stre
et
7th
Stre
et
6th
Stre
et
5th
Stre
et
Maple Avenue
Byng Avenue
Parker Boulevard
McGregor Avenue
Canadian Pacific Railway
Weir
f o r
m e
r
John Avenue
S n
y e
C r
e e
k
f o r m e r
S n y eC
r e e k
Trail to QueenElizabeth
Park
-
To Ducks Unlimited,
Sportsplex
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Ukranian OrthodoxChurch of the
Holy Ghost
356.
7
357.
8
357.
435
7.4
356.
9
356.
735
6.7
356.
6
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6
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LP 3
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LP 3
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360.0
360.0357.5
357.5
360.0357.5 EXTENT OF FLOOD FRINGE
(BELOW +/- 360.5)
DEVELOPMENT CONTROLS INCLUDEFLOODPROOFING OF STRUCTURES,FLOOR LEVELS 0.6 M ABOVE DIKE LEVEL
LOCATION OF DYKE(+/- 360.0 M ABOVE SEA L:EVEL)
MAJOR TOPOGRAPHICINTERVALS(ELEVATIONS IN METRESABOVE SEA LEVEL)
362.5
L E G E N D
EXTENT OF FLOODWAY(BELOW +/- 360.0 M)
DEVELOPMENT LIMITED TOAGRICULTURE, OPEN SPACE,PARKS AND REC USES
AREAS SUBJECT TO PONDING
MAP 2:TOPOGRAPHIC
CHARACTER
A s s i
n i
b o i
n e
R i
v e r
REVITALIZATION STRATEGYFOR THE NORTH END
NEIGHBOURHOOD
R i v e r
A s s i n i b o i n e
0 50 100 250 500 feet
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Revitalizing the North End Neighbourhood Page 6
Partly in an attempt to address localized flooding in the neighbourhood, the SnyeCreek was filled with waste and refuse. From this buried waste comes methane gas,and as a result, a large area of the neighbourhood is subject to controls placed uponnew development by the City (map 3).
In 1994, the Assiniboine River Corridor Master Plan was prepared, which outlined along term strategy to regenerate the River and preserve its ecosystem (2). As part ofthis plan, initiatives were proposed for areas and neighbourhoods adjacent to theriver, including the North End neighbourhood. Within the Master Plan, the NorthEnd neighbourhood was identified as an area of potential revitalization; specificprojects included the upgrading of Parker Boulevard and 8th street as parkways, thetransformation of the Burns Plant into a multi-use recreational and cultural centre,as well as the many Riverbank trails that can be found along the Assiniboine today.
Community Character
The neighbourhood is made up of five distinct areas: an existing residentialneighbourhood characterized by low density, small one and two storey houses;highway oriented commercial along 18th street; industry along Parker Boulevard;areas along the Assiniboine River consisting of pathways, developed parks andundeveloped open spaces, and large undeveloped spaces which separate theresidential areas from the commercial and industrial areas. Many of theseundeveloped spaces are city-owned land (map 4).
In the existing residential area, homes sit on long narrow lots, many with largegardens. The streets have a strong pedestrian character: houses, many with frontporches, are set close to the street; many yards have tidy picket fences; and streetshave sidewalks and mature street trees.
Many residents have commented that their neighbourhood has a small town feel; itis quiet, safe, a good place to raise a family, with friendly neighbours. These andother feelings, ideas and concerns of residents were compiled through a survey, theresults of which are presented in Appendix A.
People
A large number of the people who make up the north end neighbourhood are ofeastern European descent. The population is generally getting older; however, atrend is emerging which is seeing younger families with school age children movinginto the neighbourhood. Many of these younger families are sons and daughtersreturning to the neighbourhood in which they grew up.
Housing
The North End neighbourhood is characterized by older one and two storey homes.There have in recent years been multiple family homes being built in infill situations.
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RESERVEPUBLIC
TROY ST.
McGREGOR AVENUE
SHAUGHNESSY AVE.
SCHWITZER AVE.
WHITE AVENUE
STREET N.
USSHER
AVENUE
1 ST
12TH STREET N.
11TH STREET N.
10TH STREET N.
9TH STREET N.
8TH
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6TH STREET N.
AVENUE
ASSINIBOINE
PETERS
McGREGOR AVENUE
15TH STREET N.
STREET N.
17TH STREET N.
STREET N.
McGREGOR AVENUE
18 TH
AVENUE
15TH
MAPLE
16TH STREET
17TH STREET
13TH STREET N.
14TH STREET N.
STICKNEY
AVENUE
BYNG
PARKER
BOULEVARD
14TH STREET
STREET N.
STREET N.
STREET N.
5TH STREET N.
STREET N.
AVE
AVE.
8TH
PARKER
Inst 3423
Inst 13377
Inst D3950
Inst 16546
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DAM
REVITALIZATION STRATEGYFOR THE NORTH END
NEIGHBOURHOOD
L E G E N D
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PLAN
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PLAN
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PUBLIC LANE
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Assiniboine River
PLANNo. 815
ALEXANDER STREET N.
RIVER ROAD
AVE.
19 TH ST. N.
JOHN
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Inst 13377
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1918 1
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ZONE 3
Detection of methane: developmentto meet zone 2 requirements;No detection of methane: probes and ongoing monitoring required.
MAP 3:METHANE GAS
PROTECTION AREAS
ZONE 1:SYNE CREEK- LANDFILL
No development of buildings orpaved parking lots
ZONE 2
Development subject to engineeringreport. Test probes , wells and ongoingmonitoring required. Special design criteria for buildings
ZONE 4
Developmment at the discretion of the developer
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RESERVEPUBLIC
TROY ST.
McGREGOR AVENUE
SHAUGHNESSY AVE.
SCHWITZER AVE.
WHITE AVENUE
STREET N.
USSHER
AVENUE
1 ST
12TH STREET N.
11TH STREET N.
10TH STREET N.
9TH STREET N.
8TH
7TH STREET N.
6TH STREET N.
AVENUE
ASSINIBOINE
PETERS
McGREGOR AVENUE
15TH STREET N.
STREET N.
17TH STREET N.
STREET N.
McGREGOR AVENUE
18 TH
AVENUE
15TH
MAPLE
16TH STREET
17TH STREET
13TH STREET N.
14TH STREET N.
STICKNEY
AVENUE
BYNG
PARKER
BOULEVARD
14TH STREET
STREET N.
STREET N.
STREET N.
5TH STREET N.
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AVE
AVE.
8TH
PARKER
Inst 3423
Inst 13377
Inst D3950
Inst 16546
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REVITALIZATION STRATEGYFOR THE NORTH END
NEIGHBOURHOOD
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MAP 4:CITY OWNED LAND
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86325
PLAN
23088
245
No.
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No. No.
PLAN
PLAN
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PUBLIC LANE
PUBLIC LANE
PUBLIC LANE
Assiniboine River
PLANNo. 815
ALEXANDER STREET N.
RIVER ROAD
AVE.
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JOHN
Inst 13377
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Revitalizing the North End Neighbourhood Page 9
The average sale price for homes in the neighbourhood in 1999 was $51,636.00,compared to the city average of $88,630.00 (3). Homes in the neighbourhood alsotypically sell faster- 45 days compared to 60 in the rest of the city. There are a largenumber of homes in the neighbourhood that are rental properties, and residents areconcerned that these properties are not well maintained.
Presently in Brandon, most new housing takes the form of single family homes andfourplexes (4). This latter housing type is the preferred choice of developers wishingto construct affordable housing. High land costs have been seen as a deterrent tothose wishing to construct affordable single-family detached dwellings.
Land Use and Zoning
The current land use and zoning within the north end neighbourhood is illustrated inmaps 1 and 5, respectively. In the existing residential area, land is largely zonedtwo family residential (R2), with some light industrial (M1) and general commercial(C2). The area along 18th street is presently zoned Highway commercial (C3), andcontains low density commercial, which caters to the travelling public and largercity and regional markets. The industry along Parker Boulevard falls into the lightindustrial (M1) zone, as well as does land south of Parker Boulevard, presumablyto accommodate future industrial development. Other pockets of land in this openarea are zoned Floodplain, as are lands adjacent to the Assiniboine River.
Residents have indicated that for the most part the existing industries in the areahave been good neighbours. One notable exception is the Canadian Pacific Railway;residents have clearly stated concerns over the traffic generated within theneighbourhood, the only means of access to both the company’s shops east of 1stStreet, and a loading dock on Assiniboine Avenue. With regards to new industrialdevelopment, many residents are supportive of light or ‘clean’ industry, but areconcerned over the potential establishment of new medium and heavy industry inthe neighbourhood.
Municipal Services
Within the North End neighbourhood, some streets are still gravel, and of the pavedstreets, many are in need of repair. Similarly, not all streets have sidewalks, andwhere they do exist, they too often need repair.
With some localized exceptions, the north end neighbourhood is presently wellserved with water, sewer and gas services (map 6). These services also extend toareas which are presently undeveloped. Much of the area was upgraded in the1970’s through the Neighbourhood Improvement Program (NIP), and periodicupgrading is undertaken by the City. Recent evaluation by the Department ofEngineering and Operations indicates that the services have the capacity for furtherdevelopment of low density residential development, but only through specificevaluation can a more precise determination be made regarding higher densitydevelopment (5).
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RESERVEPUBLIC
TROY ST.
McGREGOR AVENUE
SHAUGHNESSY AVE.
SCHWITZER AVE.
WHITE AVENUE
STREET N.
USSHER
AVENUE
1 ST
12TH STREET N.
11TH STREET N.
10TH STREET N.
9TH STREET N.
8TH
7TH STREET N.
6TH STREET N.
AVENUE
ASSINIBOINE
PETERS
McGREGOR AVENUE
15TH STREET N.
STREET N.
17TH STREET N.
STREET N.
McGREGOR AVENUE
18 TH
AVENUE
15TH
MAPLE
16TH STREET
17TH STREET
13TH STREET N.
14TH STREET N.
STICKNEY
AVENUE
BYNG
PARKER
BOULEVARD
14TH STREET
STREET N.
STREET N.
STREET N.
5TH STREET N.
STREET N.
AVE
AVE.
8TH
PARKER
Inst 3423
Inst 13377
Inst D3950
Inst 16546
Inst 56099
DAM
REVITALIZATION STRATEGYFOR THE NORTH END
NEIGHBOURHOOD
L E G E N D
0 50 100 250 500 feet
MAP 5: EXISTING ZONING
R1
R2
R3
C1
C2
C3
EI
M1
OS
PR
F
Single family residential
Two-family residential
Three and four family residential
Neighbourhood commercial
General commercial
Highway commercial
Educational / institutional
Restriced industrial
Open space
Parks and recreation
Floodplain
C3
F
M1
PR
M1
F
PR
R2 R1
R2
OS
R1
EI
C1 C1
R2
C2
C1 M1 M1
R2
F
F
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1
1
13
3
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7
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86325
PLAN
23088
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No.
No.
No. No.
PLAN
PLAN
PUBLIC LANE
PUBLIC LANE
PUBLIC LANE
PUBLIC LANE
Assiniboine River
PLANNo. 815
ALEXANDER STREET N.
RIVER ROAD
AVE.
19 TH ST. N.
JOHN
Inst 13377
Inst 13377
PLANNo.964
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Ukranian OrthodoxChurch of the
Holy Ghost
MAP 6:EXISTING UNDERGROUND
SERVICES
A s s i
n i
b o i
n e
R i
v e r
REVITALIZATION STRATEGYFOR THE NORTH END
NEIGHBOURHOOD
R i v e r
A s s i n i b o i n e
0 50 100 250 500 feet
WATERMAINS
L E G E N D
HYDRANTS
VALVES
DOMESTIC SEWERS
CATCH BASINS
NATURAL GAS
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Revitalizing the North End Neighbourhood Page 12
Planned infrastructure upgrades in the North End neighbourhood include theconstruction of a new water feeder line along Assiniboine Avenue to the 5th Streetriver crossing, as well as the upgrading of the Hilton Avenue Lift Station (5).
While the dike has protected the neighbourhood from flooding, seepage through thedike does exist, contributing to some localized ponding. A recent studyrecommended the installation of a seepage cut-off at certain locations to preventseepage through the dike. However, long range plans for the dike only includerelocation of the dike at critical locations to ease the threat of bank erosion andinstability. One of these locations is at the foot of 14th Street (5).Present Department of Engineering and Operations regulations require all newdevelopment within the floodway fringe, which includes the North Endneighbourhood, to be sited 2 feet above the 100 year flood level (5).
The neighbourhood presently has transit service to downtown and North Hill, withconnections to the rest of city. The route follows Stickney avenue, the main east-west street through the neighbourhood, and residents have stated that they weregenerally satisfied with transit service.
Community Facilities
Parks and Recreation Facilities: There are a number of developed recreationfacilities within the neighbourhood, and many more are close by, with accessprovided by riverbank trails and the recently built pedestrian bridge. There are alsoa number of city owned, undeveloped spaces in the neighbourhood that arepresently used for some activity, and are important contributors to the open spacecharacter of the neighbourhood. There is also a former school yard that could beconsidered for limited recreational activities.
North End Community Centre: The building has a hall, kitchen andwashroom facilities; the grounds feature an outdoor hockey rink and abaseball diamond. Some concern has been raised by residents regarding thepoor management of the outdoor rink.
North End Tot Lot: The tot lot features a wading pool, swings, playstructures and a shelter. The wading pool is slated to be upgraded to aspray park in 1- 2 years by the Department of Community Parks andRecreation.
Riverbank Trails: Multi-use trails presently provide access across theAssiniboine River, via the pedestrian bridge, to the Riverbank DiscoveryCentre and Sportsplex. The trails west of Eleanor Kidd Park provide accessto Queen Elizabeth, Canada Games and Curran Park.
Eleanor Kidd Park: This park features both a maintained park area and abotanical garden (under construction). The park area features open spacesfor passive recreation, as well as a picnic shelter. The botanical garden willhave washrooms, and feature horticultural displays, a meeting plaza and aperformance stage.
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Revitalizing the North End Neighbourhood Page 13
Cultural Facilities: Facilities include the Ukrainian National Home, Sokol Hall andClub, and the Ukrainian Reading Hall. These facilities host a variety of functionsyear round.
Education Facilities: There are presently no schools in the neighbourhood.Presently, children are bussed to Kirkcaldy Heights School, and in the future,children will be bussed to a number of different schools.
Other Services: There are no child care services in the neighbourhood. Sokol Manorprovides facilities and programs for the seniors in the residence. Public and privatetransportation provides access for seniors, as well as disabled persons, to amenitieselsewhere in the city.
3.0 A Strategy to Revitalize the North End Neighbourhood
In order to recognize both the concerns of existing residents as well as the potentialfor further development within the North End neighbourhood, a strategy wasdeveloped with two distinct timeframes of implementation: a medium rangetimeframe, and a long-range timeframe.
Tables 1 and 2, below, highlight issues, goals, actions, and suggested initiatives.
Issues are those opportunities, concerns and realities that were identifiedthrough the interview of informants and research in the preparation of thecommunity profile.
Goals are the desired end results, addressing the issues through actions andsuggested initiatives.
Actions are the steps required to address the issues and meet the goals.
Suggested Initiative(s) are specific projects that can be undertaken toaddress the issues and meet the goals.
Actions and suggested initiatives can be carried out by a number of differentorganizations/interests: the City of Brandon (City), the Brandon and Area andPlanning District (BAPD), Riverbank Inc., private developers, as well as aCommunity Revitalization Committee (CRC). This Community RevitalizationCommittee is perhaps the most important and pressing initiative suggested as partof this strategy. Forming a committee in the immediate future builds upon theinterest generated by this study, and is an important first step to instigate furtheractions and initiatives.
This committee would be made up of citizens, selected from the neighbourhood andrepresenting different groups: i.e., seniors, representatives of churches/halls,representatives of business/industry, and typical young families. Theserepresentatives would maintain an understanding of the goals, follow through withall aspects of work to be completed over a long timeframe, and be able to adjustprojects as required.
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Revitalizing the North End Neighbourhood Page 14
The committee would be overseen by a Coordinator (can be a City employee orother paid individual), who would assist the Committee through initiating andmanaging projects and initiatives, and through providing administrative support.
Medium Range Revitalization Strategy
A number of initiatives can be undertaken immediately or within an identifiabletimeframe. Table 1 lists these initiatives, and Map 7 illustrates how these initiativesmay be realized within the neighbourhood.
Table 1: Medium Range Strategy to Revitalize the North End Neighbourhood
Community Character
Issue Goal Action Suggested Initiative(s)Neighbourhood suffersFrom negative perception
Raise profile, improveperceptionof neighbourhood
CRC to identify specificperceptions; considerpossible means to improveperception
1. Signage andstreetscaping program:banners, murals,lighting2. Infill tree plantingwhere required
Residents concerned aboutthe value of furtherinvestment in their homes
Maximize investment inhomes by owners
CRC to identify barriers toneighbourhood stability;CRC to work with City andagencies to determine longterm investment inneighbourhood
Seek out and apply forgrants and other funding forhome improvement
Run-down and poorlymaintained homes and yards(weeds, derelict vehicles)-often rental properties
High standard of residentialhome/yard maintenance
CRC to clean-up homes andproperties, work withproperty owners; CRC, Cityand BAPD to better useexisting property standardsby-law, derelict vehicle by-law
Ongoing neighbourhoodclean-up program;one-day neighbourhoodclean-up event withcommunity barbeque
Noise, dust, generated bytrucks, industry, rail
Mitigation of noise and dust CRC and City to identifyappropriate locations,design of buffers tomitigate noise, dust
Construction of landscapedbuffers
Community and Recreation Facilities
Issue Goal Action Suggested Initiative(s)Extension of walkwaynetwork through theneighbourhood
Extended walkways,improved access
CRC to work with Riverbankand Department ofCommunity Parks andRecreation to ensureappropriate planning ofwalkways within therespective jurisdictions.
Trail construction andupgrading
Upgrading of weir area Improved weir site; greateraccessibility
CRC and Riverbank toidentify improvementsneeded to enhanceenvironmental quality,accessibility
Weir area redesign andconstruction
CRC - Community Revitalization Committee; BAPD - Brandon and Area Planning District
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Revitalizing the North End Neighbourhood Page 15
Issue Goal Action Suggested Initiative(s)Further riverbankdevelopment
Further development whichis sensitive to theneighbourhood
CRC and Riverbank toidentify projects appropriateto the neighbourhood
Riverbank park and openspaces
Management of communityrecreation facilities
Good management sofacilities are readilyaccessible and usable
CRC and Department ofCommunity Parks andRecreation to identifydeficiencies
Community Parks andRecreation and communitygroup work together tomaintain facilities(Partner-a-park)
More community recreationfacilities needed
Full range of recreationfacilities available toresidents
CRC and Department ofCommunity Parks andRecreation to identifyneeded facilities
1. Upgraderecreational amenitiesto the North EndCommunity Centre2. Relocate Tot Lot,add spray park3. Partner-a-park
Maintenance of parks andundeveloped spaces
High standard ofmaintenance, appropriate tothe use of the park/openspace
CRC and Department ofCommunity Parks andRecreation to identify bestuse of parks/open spaces,and appropriatemaintenance regime(s)
Partner-a-park
Bicycle use in neighbourhood Greater bicycle use CRC and cyclists to identifybest routes, other actionsto encourage use
1. Create and sign bicycleroutes in the neighbourhood2. Bicycle use programming(i.e., bicycle route map)
Potential of Burns Plant site Redeveloped site, inkeeping with Riverbankgoals and sensitive to theneighbourhood
CRC, City and Riverbank toguide development on thissite
1. Demolish BurnsPlant2. EnvironmentalImpact Assessment forclean-up of site3. Feasibility studyfor redevelopment ofBurns Plant Site4. Develop parking onsite for Riverbank uses
Community Services
Issue Goal Action Suggested Initiative(s)Accessibility of school inneighbourhood
School in neighbourhood, orclose by
City to work withdevelopers to planresidential developmentthat supports a school;CRC and School Division toensure bussing to nearbyschools only
New bussing policy byBrandon School Division
Lack of seniors amenitiesand services
Greater amenities andservices for seniors
CRC and senior’s groups toidentify needed amenities,services; assesseffectiveness of seniorstransportation
Seniors’ housingdevelopments
CRC - Community Revitalization Committee; BAPD - Brandon and Area Planning District
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Revitalizing the North End Neighbourhood Page 16
Municipal Services and Infrastructure
Issue Goal Action Suggested Initiative(s)Streets and sidewalks inneed of repair
Good streets andsidewalks, replaced intimely fashion
CRC and Department ofEngineering and Operationsto identify areas in need ofimprovement
Street, curb and sidewalkrepair
8th Street bridge a barrier todowntown access
Increase pedestrian use ofbridge
City to identify deficiencies,possible remedies (i.e.,installation of banners,lighting, pedestrianhandrail)
Bridge improvements
Traffic generated by accessto CPR yards
Traffic appropriate forresidential neighbourhood
CRC, City and CPR toidentify limits to trucktraffic (speed, route)
1. New procedures byCPR2. Relocate loadingdock to moreappropriate location
Bus service Continuing high use andsatisfaction with busservice
CRC and City Transit toidentify deficiencies inservice and accessibility;BAPD to work withdevelopers to ensure thatnew development supportstransit use
Upgrades to bus stopwaiting areas
Ability of dike to protectneighbourhood from flooding
Dike protectsneighbourhood
City to undertake upgradesto dike
Dike upgrades
Poor drainage and localizedflooding behind dike
Fill in Snye Creek, creatingproblems with methane gas
Eliminate problems createdby localized flooding
City to identify areas offlooding, alternative meansto handle stormwater flow
1. Open up, removefill from Snye Creekbed to handle seasonalrunoff2. Develop integratedopen space network ofstormwater retentionponds as an amenitywithin greenspaceareas.
Safety and Security
Issue Goal Action Suggested Initiative(s)Vandalism and crime persistin neighbourhood
Increased sense ofsecurity, lowering of crimein neighbourhood
CRC, Brandon PoliceService, to examine waysto increase security anddeter crime
1. NeighbourhoodWatch Program2. Community policing
CRC - Community Revitalization Committee; BAPD - Brandon and Area Planning District
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Revitalizing the North End Neighbourhood Page 17
Future Residential Development
Issue Goal Action Suggested Initiative(s)Future residentialdevelopment
Affordable residential ,appropriate to existingcontext
CRC, City, and developersto create new housingappropriate to existingcontext; City to initiatediscussions withdevelopers; sell land at lowcost, develop otherinitiatives as an incentiveto developers
1. Infill existingresidential areas withappropriate housing2. Provide affordablehousing options3. Develop new singleand two-family housingwhere appropriate4. Develop moderatedensity multi-familyhousing whereappropriate
Lack of seniors housingneighbourhood
More seniors housing inneighbourhood
CRC, senior’s groups anddevelopers to identify bestlocations, type of housing
Seniors housingdevelopments
Future Commercial Development
Issue Goal Action Suggested Initiative(s)Lack of neighbourhoodoriented commercial
Greater neighbourhoodcommercial development
CRC, BAPD, City anddevelopers to identify bestlocations, types ofdevelopment
Develop commercial as partof mixed-use (withresidential) at appropriatelocations
Poor access to downtownareas for shopping
Explore alternative accesspoints
1. Improvements topedestrian bridge
Existing commercial area Increased economic vitalityof existing commercial area
City, BAPD and existingbusiness owners to identifyareas of deficiency,possible improvements
2. New commercialdevelopment- infill andnew.3. Streetscaping andstrorefront program toraise image of area
Future Industrial Development
Issue Goal Action Suggested Initiative(s)Possible development of newlight industry
Industrial development thatis sensitive to the existingneighbourhood
CRC, City, BAPD andindustry to identify siteplanning controls,opportunities for theintegration of communityamenities
Develop communityamenities as part of newindustry (i.e., possibleMcKenzie Seedsexpansion)
CRC - Community Revitalization Committee; BAPD - Brandon and Area Planning District
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Stickney Avenue
A s s i
n i
b o i
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R i
v e r
LIFT STATION
LIFT STATION
f o r m e r
S n y eC
r e e k
f o r m e r S n y e C r e e k
CO-OP feeds
Giant Car& Truck Wash
RIVERBANK MULTI-USE TRAIL-PAVED
EXISTING MULTI- FAMILYHOUSING
EXISTING INDUSTRIAL DEVELOPMENT
OPEN SPACES- DEVELOPEDAND UNDEVELOPED
LANDS TO REMAIN INAGRICULTURAL PRODUCTION
PROPOSED SERVICE ACCESSROUTE FOR CPR VEHICLES
EXISTING COMMERCIAL DEVELOPMENT
EXISTING COMMUNITY FACILITIES
EXISTING SINGLE AND TWOFAMILY HOMES
Lands in agriculturalproduction
PROPOSED INFILL HOUSING
PROPOSED MULTI- FAMILYHOUSING
PROPOSED MULTI- FAMILYHOUSING WITH GROUND FLOOR COMMERCIAL
PROPOSED LIGHT INDUSTRIAL DEVELOPMENT
EXISTING DIKE
0 50 100 250 500 feet
REVITALIZATION STRATEGYFOR THE NORTH END
NEIGHBOURHOOD
L E G E N D
EXISTING
PROPOSED
CITY CYCLING/WALKING PATH-PAVED
EXISTING
PROPOSED
BOTANICALGARDEN
DUCKS UNLIMITED/RIVERBANK DISCOVERY CENTRE
WESTBRAN PARK
DINSDALEPARK
WESTBRANSTADIUM
UKRANIAN READING
ASSOC. HALLST. JOSEPH'S
CHURCH
ST. MARY'SCHURCH
SOKOL HALL& CLUB
UKRANIAN NATIONAL HOME
ELEANORKIDDPARK
Ambush Indoor
PaintballPersnickety
Ray's Autobody
Parking
ParkingParking
SOKOLMANOR
Former Shellstation
Old DutchFoods
Sobey'sCash & Carry
Aunt Sarah'sRestaurant
ActionPower
BrandonRadiatorService
Joe's Car Wash& Auto Service
HeartlandLivestock
Redwood Inn
ChampagneAuto Sales
MemoriesChapel
RodewayInn
NorthsideMazda
PrecisionToyota
Trails West Motor
Inn
Macdougall DentalLab &
Laundromat
STARPRINTING
WALLY'STAXI
Strip mall
Stripmall
Persnickety
Trail to QueenElizabeth
Park
TRAIL TO DISCOVERY CENTRE,
SPORTSPLEX
SnowmobileStaging
Area
LIFT STATION
18th
Str
eet
17th
Str
eet
15th
Str
eet
14th
Str
eet
13th
Str
eet
12th
Str
eet
11th
Str
eet
Assiniboine Avenue
10th
Str
eet
9th
Str
eet
8th
Str
eet
7th
Str
eet
6th
Str
eet
5th
Stre
et
Maple Avenue
Byng Avenue
Parker Boulevard
McGregor Avenue
Canadian Pacific Railway
Weir8t
h St
reet
John Avenue
16th
Str
eet
To North Hill,T.C.H.
To 26th street, Recreation
Centre
To Downtown
PROPOSED BIKE LANE
Riverbank trail
Pedestrian Bridge
UKRANIAN ORTHODOXCHURCH OF THE
HOLY GHOST
MorningstarMetals
NORTH ENDCOMMUNITY
CENTRE
Cyc
le/w
alki
ng
pat
h
New landscapedbuffer along
CPR tracks tomititgate noise, dust
Make improvements (banners, lighting, handrails)to 8th street bridge to make
more pedestrian-friendly
Expanded recreationalfacilities for
community use
Baseball
Soccer
Mixed-useresidential & commercial
development
Develop seniors-oriented
amenities on vacant lotNew landscaped
buffer along CPRtracks to mitigate
noise, dust
New highway-orientedcommercial development
New moderatedensity housing
Relocate CPR loading dockto decrease truck traffic in
neighbourhood
Bike lane connectionto Rec Centre,
West End
Infillsingle and two-family housing
Designate new serviceaccess route for CPR traffic
New parking forusers of Riverbank amenities Realignment of
Riverbank trail
Infillsingle and two-family housing
Infillsingle and two-family housing
New landscapedbuffers along Parker Blvd. to soften views, mitigate
odors, noise and dust
Redevelop Burns Plant siteinto family recreational amenity/
public marketNew moderatedensity housing
McKenzieseeds test plots& demonstration
gardens
Design low areasto retain
stormwaterNew moderatedensity housing
Extend riverbank trailalong top of dike
Development of newriverbank park areas
Improvements to weir to improve accessibility
for fishing
New moderatedensity housing
Relocated Tot Lot, withimproved access to trails
and other recreationalfacilities
Develop 14th andJohn Avenue/Dyke Road
into parkway
Existing 80' Public Reserve
McKenzieseeds expansion
MAP 7: MEDIUM RANGEREVITALIZATION
STRATEGY
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Revitalizing the North End Neighbourhood Page 19
Long Range Revitalization Strategy
The fulfilment of long term initiatives satisfies the most fundamental goals of thisrevitalization strategy; namely, the relocation of the existing industry along ParkerBoulevard. Table 2 lists these initiatives, and Map 8 illustrates how these initiativesmay be realized within the neighbourhood. These initiatives build upon previousactions and initiatives, and particularly in the area north of Parker Boulevard, mustcarefully consider the larger connections to Riverbank amenities and programs.
Table 2: Long Range Strategy to Revitalize the North End Neighbourhood
Future Industrial Relocation
Issue Goal Action Suggested Initiative(s)
Relocation of existingindustry
Relocate industry andredevelop sites
City and industry tonegotiate relocation;CRC, City and Riverbankto determine bestpossible redevelopmentof industrial sites
Revisit Riverbank MasterPlan to identify possibleuses for industrial sites,develop appropriately
CRC - Community Revitalization Committee; BAPD - Brandon and Area Planning District
4.0 Implementation of Strategy
First Steps
While many of the initiatives to revitalize the existing residential areas of the NorthEnd neighbourhood can be best undertaken by a Community RevitalizationCommittee (CRC), new development elsewhere in the North End requires key stepsto be taken immediately by the Planning District and City.
These key steps are:
1. City Council adopts revitalization strategy as a General Planning Studyfor the neighbourhood.
2. City Council amends Development Plan and Zoning By-law to reflectrevitalization strategy.
3. City files a revised application for subdivision for the neighbourhood.4. City and Planning District hold discussions with developers regarding
development within the neighbourhood.5. City and Planning District hold discussions with any individuals owning
vacant land regarding possible purchase by the City.6. City issues a call for proposals to redevelop some or all of the vacant
lands within the neighbourhood.
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Stickney Avenue
A s s i
n i
b o i
n e
R i
v e r
LIFT STATION
LIFT STATION
f o r m e r
S n y eC
r e e k
f o r m e r S n y e C r e e k
RIVERBANK MULTI-USE TRAIL-PAVED
EXISTING MULTI- FAMILYHOUSING
EXISTING INDUSTRIAL DEVELOPMENT
OPEN SPACES- DEVELOPEDAND UNDEVELOPED
LANDS TO REMAIN INAGRICULTURAL PRODUCTION
PROPOSED SERVICE ACCESSROUTE FOR CPR VEHICLES
EXISTING COMMERCIAL DEVELOPMENT
EXISTING COMMUNITY FACILITIES
EXISTING SINGLE AND TWOFAMILY HOMES
Lands in agriculturalproduction
PROPOSED INFILL HOUSING
PROPOSED MULTI- FAMILYHOUSING
PROPOSED MULTI- FAMILYHOUSING WITH GROUND FLOOR COMMERCIAL
PROPOSED LIGHT INDUSTRIAL DEVELOPMENT
EXISTING DIKE
0 50 100 250 500 feet
REVITALIZATION STRATEGYFOR THE NORTH END
NEIGHBOURHOOD
L E G E N D
EXISTING
PROPOSED
CITY CYCLING/WALKING PATH-PAVED
EXISTING
PROPOSED
BOTANICALGARDEN
DUCKS UNLIMITED/RIVERBANK DISCOVERY CENTRE
WESTBRAN PARK
DINSDALEPARK
WESTBRANSTADIUM
UKRANIAN READING
ASSOC. HALLST. JOSEPH'S
CHURCH
ST. MARY'SCHURCH
SOKOL HALL& CLUB
UKRANIAN NATIONAL HOME
ELEANORKIDDPARK
Ambush Indoor
PaintballPersnickety
Ray's Autobody
Parking
ParkingParking
SOKOLMANOR
Former Shellstation
Old DutchFoods
Sobey'sCash & Carry
Aunt Sarah'sRestaurant
ActionPower
BrandonRadiatorService
Joe's Car Wash& Auto Service
HeartlandLivestock
Redwood Inn
ChampagneAuto Sales
MemoriesChapel
RodewayInn
NorthsideMazda
PrecisionToyota
Trails West Motor
Inn
Macdougall DentalLab &
Laundromat
STARPRINTING
WALLY'STAXI
Strip mall
Stripmall
Persnickety
Trail to QueenElizabeth
Park
TRAIL TO DISCOVERY CENTRE,
SPORTSPLEX
SnowmobileStaging
Area
LIFT STATION
18th
Str
eet
17th
Str
eet
15th
Str
eet
14th
Str
eet
13th
Str
eet
12th
Str
eet
11th
Str
eet
Assiniboine Avenue
10th
Str
eet
9th
Str
eet
8th
Str
eet
7th
Str
eet
6th
Str
eet
5th
Stre
et
Maple Avenue
Byng Avenue
Parker Boulevard
McGregor Avenue
Canadian Pacific Railway
Weir8t
h St
reet
John Avenue
16th
Str
eet
To North Hill,T.C.H.
To 26th street, Recreation
Centre
To Downtown
PROPOSED BIKE LANE
Riverbank trail
Pedestrian Bridge
UKRANIAN ORTHODOXCHURCH OF THE
HOLY GHOST
MorningstarMetals
NORTH ENDCOMMUNITY
CENTRE
Cyc
le/w
alki
ng
pat
h
Develop senior'soriented recreation/
leisure amenity
Relocation of MckenzieSeeds plant
Develop new open spaceamenities, withpicnic facilities
Relocation of existing industry
f o r m e rS n y e
C r e e k
Expand moderate density housing
Relocation of existing industry
MAP 8: LONG RANGEREVITALIZATION
STRATEGY
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Revitalizing the North End Neighbourhood Page 21
Costs of Implementation
With these key steps taken, development can be expected to occur when sufficientdemand exists and the development is economically viable. At the outset of thisstudy, the City articulated its wish that the area be home to some affordablehousing choices. Only if land and development costs are reasonable can it beexpected that affordable housing be created in the neighbourhood.
While much of the land in the neighbourhood is serviced, some upgrading ofinfrastructure is required. Based on recent feasibility grade estimates undertaken bythe Department of Engineering and Operations, the approximate costs to upgradeinfrastructure within the study area (to a typical ‘urban and rural cross section’),including streets (28’ width), curbing, sidewalk (one side), landscaping, streetlighting, drainage ditches, sewer and water, to be approximately $5,000,000.00 (5).
Off-site costs (including arterial roads, bicycle paths, land drainage systems,sanitation, regional park system, cemetery, etc) are estimated at $12,600.00 pergross acre (these costs are the same for development throughout the city) (5).Additional costs specific to this area will be incurred through any excavation of theSnye Creek bed and the construction of stormwater retention ponds to addressdrainage issues inside the dike.
Other costs will have to be incurred to provide adequate protection to newconstruction from flooding. Methods of protection include elevation (of the entirestructure, or the main floor level), as well as dry and wet floodproofing. The methodof protection, and associated costs, will need to be determined in consultation withthe Department of Engineering and Operations.
To offset these development costs, the City may choose to sell developable land itowns in the neighbourhood at a reduced price. Presently, land zoned for singlefamily residential development in the neighbourhood is purchased by the City at$10,000.00 - $12,000.00 per acre. Passing on this cost to developers will make thisland very attractive, especially when compared to costs of $20,000.00 and up forraw unserviced land elsewhere in the city (6).
References
1. Reducing Flood Damage in Brandon. Manitoba Department of NaturalResources, Winnipeg, 1982.
2. The City of Brandon Assiniboine River Corridor Master Plan. Lombard NorthGroup, Winnipeg. Date Unknown.
3. Brandon Real Estate Board
4. Brandon and Area Planning District
5. City of Brandon Department of Engineering and Operations
6. City of Brandon Administrative Services
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Revitalizing the North End Neighbourhood Page 22
List of Maps and Tables
Maps
1. Existing Neighbourhood2. Topographic Character3. Methane Gas Protection Areas4. City Owned Land5. Existing Zoning6. Existing Underground Services7. Medium Range Revitalization Strategy8. Long Range Revitalization Strategy
Tables
1. Medium Range Strategy to Revitalize the North End Neighbourhood2. Long Range Strategy to Revitalize the North End Neighbourhood
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Appendix A: Results of Survey
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Appendix A Page A-1
Assiniview Neighbourhood Information Meeting Feb 22 2000
S U R V E Y R E S U L T S
Number of responses = 19
1. Are you a resident of the Assiniview Gardens Neighbourhood?
• Yes (16)• No (3)
If so, how long have you lived here?• 12 years• 20 years• 1 year• 74 years• 2 years• 3 years• 2 years 4 months• 5 years (3)• Previously lived in North End 8 years• 54 years• 50 years• 51 years• 25 1/2 years• 22 yrs• 47 years• No response (2)
2. Do you have a business in or work within the neighbourhood?
• Yes (6)• No (11)• No response (2)
3. Do you have school age children?
• Yes (7)• No (11)• No response
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Appendix A Page A-2
If so, where do they attend school?• New Era School• Vincent Massey• Kirkcaldy Heights (2)• Private school (Regina SK)• Crocus Plains• Next year• No• No response (11)
4. Do you rent or own your residence?
• Own commercial property• Own (rented out)• Own (16)• No response
5. How would you describe this neighbourhood?
• “In transition” “Catching up to rest of city”• Neighbourhood is quiet and friendly• Nice• - Quiet, except for the traffic on 18th St. bridge
- Good city department services; i.e., garbage removal, street cleanup, mail - etc.- Too many young children cutting through the yard throwing stones, etc.
• A residential neighbourhood that has been neglected by the City• Quiet, except for trains, scenic, close to downtown• Fairly quiet, nice people, feel safe to walk even at night. See great potential - are
concerned about any future delapidation• A very quiet peaceful neighbourhood most of the, except for the trains which
you seem to get used to• Good• Mixed• A good place to live• On the usual quiet and safe• Quiet, friendly, low crime rate• Quiet and unassuming• Very nice; quiet; good family area• Peaceful; very pleasant for kids; quiet; we have a senior’s care facility and my
seniors love to walk in the area in the summer• This is a nice quiet neighbourhood• Friendly, quiet - plenty of green spaces close to river and bike paths• No response
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Appendix A Page A-3
6. What do you like least about this neighbourhood?
• Accessibility• The reputation and opinion that people have about it• The ugliness of the industry down Parker Blvd., derelict vehicles, rundown
homes, threat of floods• Junk in people’s yards. Boarded up, vacant homes or homes in sad disrepair.
Eyesore of Burns Factory. Problems with vandalism and theft - concern in anyarea I’m sure
• Derelict vehicles; industrial business; poor condition of some homes and vacantlots
• The graffiti, old derelict buildings, not enough for families to do, or places toshop
• No future• We have no sewer• The run down homes If you develop to the north of me I think there would be
break ins I do not have City Sewer, I have septic tank & field• Nothing (2)• Vandalism• Old, uncared for homes• We don’t like the rental property in the neighbourhood because they don’t take
care of their property• I don’t like so many Brandon Housing units per capita and hope this number
will not be increased for a good long time; I don’t like the derelict vehiclesituation in our area and the condition of some yards and buildings
• No response (4)
7. What do you like best about this neighbourhood?
• Close to downtown• Close to many positive types of activities• It has that small town quality about it, people know each other• It was always a friendly place in live in• That it is quiet, we can walk to downtown, to the river, the closeness of bike
trails, walkways and the bridge• Close to river for walks or an evening of fishing - central to all amenities; low
taxes; variety of wildlife that passes through - even the pesky ones!• I like the peace and quiet, friendly neighbours I am real close to work• Good street cleaning service• Old time residents (land owners)• It’s quiet with no problems• It’s quiet• It is a very nice and safe place to live• Private + quiet• Green space, riverwalk areas
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Appendix A Page A-4
• It’s very open; lots of grass and not a lot of neighbours; easy to get to the walkingpath; everyone knows each other; everyone that owns property here takes care ofit
• I like the quietness, the walking paths, closeness to downtown.• No response (3)
8. Do you use the Downtown for shopping, entertainment and services?
• Yes (5)• Yes - banking, Gallery - shopping• Go to some shops downtown• Occasionally stop in at the Gallery• We are cut off by the tracks and access to down town is never easy• Somewhat - mostly banking, restaurants and jewellery shops• Entertainment, YMCA, shops• No not usually, however I have on occasion shopped downtown, I only use it for
work and banking mostly• We don’t use right downtown, we go over the 8th Street bridge all the time to go
to Superstore• Not any more• No• At one time we did but now there’s nothing to go for• Not too often• No - go to 18th St.
How often?• Sporadically• 2 - 3 times a month• Once a month (2)• Twice a week• Weekly• 1 - 2 per week• At least 2 - 3 times per week• 5 times a week• Almost every day• As often as possible• Once a week (to 18th street)• No response (6)
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Appendix A Page A-5
9. Do you walk, drive or take the bus Downtown?
• No (2)• Walk, sometimes I drive if I have other things to do• Usually walk or drive (6)• Walk (3)• Yes• Bus• Drive (5)
10. Where do you do most of your shopping?
• 18th Street & Victoria Ave, 9th Street to 36th Street• 18th & Richmond• 50/50 between downtown and the Shopper’s Mall• Downtown• Gallery, Safeway (10th & Victoria), Shopper’s Mall, Canadian Tire• Wal-Mart, Superstore (2)• At the malls because of parking• Superstore, Wal-Mart, shopped at Best Value, Red Apple• East end IGA, Canadian Tire, Wal-Mart, Mohawk & Pet Store 18th Street North
near Aunt Sarah’s restaurant• Stan’s IGA, Shoppers Mall, Zellers• Superstore or west end IGA• Shoppers mall (the true core of Brandon), West End IGA (mini-core), Superstore• IGA, Zellers• All over• Shoppers mall• Superstore• IGA• No response
11. Do you use the recreation and cultural facilities within the neighbourhood?
• Yes (7)• Not as yet except for riverwalk and fishing by dam• You can get to Curran Park from the dam without crossing a single road (honest)• We would like to use the skating rink, but they don’t make ice there - how come?
We use the walking path almost every day in summer, and at least 1 time a weekin winter. It’s great
• Just the walkway along the river, and the footbridge, also river for some fishing• No (5)• No response (3)
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Appendix A Page A-6
12. Are you a senior?
• Yes (4)• No (14)• No response
Do you feel there are adequate facilities and programs for seniors within theneighbourhood?• No; inadequate shopping for seniors or others, no corner stores left, limited
access to downtown, especially for pedestrians• Some, but because we are cut off by tracks and river the Centre should be used
more• I don’t know much about these facilities• Don’t know about programs but Rotary senior complex would be a welcome
addition on this side of the river - could be a cornerstone for future development• I don’t know• I run a senior care facility in this neighbourhood; it would be nice to have a park
closer to 12th Street North for the seniors - there are many in this area• Yes• No - we could have another senior complex in our area• No• No response (10)
13. Do you use the riverbank trails?
• We like to walk or bike on the trails• Yes at various times they are very accessible from this area• Occasionally• Sometimes• A lot before they were built - now the stress to the environment is so high - I
leave nature well enough alone.• All the time; we think that it’s great• The odd time• Yes (9)• No (3)
How often?• Weekly during the summer• Often• Twice a week in the summer, never in winter• Monthly• In summer, 2 or 3 times a week• Once a week - North Hill to downtown• 1 or 2 times a week (2)• 5 or 6 times a year right now, hope to use it more in the future
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Appendix A Page A-7
• In spring & fall• Seasonal• No response (8)
14. Do you like to walk or cycle within the neighbourhood?
• Walk (3)• Yes - kids use area community centre; park areas very quiet and enjoyable• Yes - but not at night• Yes (10)• We walk & cycle in the neighbourhood; we enjoy that you feel safe and everyone
knows everyone and watches out for your neighbours• No, but I should• No• No response
15. How do you feel about industrial development within this area?
• There are areas that are not suitable for residential use.• Depending on industry, it could work out alright• Not good idea• Don’t need any pollution. Nice to stay away from it. It’s on the east side of the
city and prefer to be far away from it• No (2)• I don’t like it very much• Absolutely not! Would detract from riverwalk and possible future development
of outdoor recreational possibilities. Noise, traffic, noxious emissions a concern.Not safe for kiddies!!
• Ok if it is small and on Parker Boulevard• The Burns plant is an eye sore; the stock yard is okay; it feels like we live on a
farm; the trucks don’t bother us• I feel this should be residential with parks and family outing places; for example,
a water park in Kamloops, B.C., brings a lot of people out everyday, childrenenjoy it, adults love it
• Not bad• Depends on what kind (2)• None required• Have all Industrial move to the east end• Prefer none (2)• Positive
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Appendix A Page A-8
16. Have you ever had flooding problems?
• Yes in past times the grade elevations have been raised in some areas causingponding where it never existed before
• No (6)• Yes; every year we have water in our basement• Yes - last year we had water in the basement for a couple of months. Usually,
from the past owners - it wasn’t as bad (due to weather)• Yes (2)• No, not yet• No - but could be a problem• Yes - all the time due to age of house with water level high in ground. Our
basement needs replacing• Only from the spring that runs under the house• Not on our street• Just due to incompetent run sewers• In 1954, seepage 1999• No response
Do you consider this a problem?• Yes (4)• My basement is not finished I have a sump pump, so I will make do. But it is a
negative factor should I try to re - sell my property• We have taken steps to make it not so much of a problem - indoor/outdoor
carpet• No, not yet• In terms of river flooding - definite concern - detracts from new houses or
renovating being built & repaired, etc.• It very well is and the dyke should be much higher• For me it is• Dike should be improved as city had to top up dike the last time the river rose - it
almost went over• Come on?!!!!• No (3)• Unknown. No worse than the Kirkcaldy Heights• No response (4)
17. Do you feel that bus services within the Assiniview Gardens Neighbourhood areadequate?
• Not enough knowledge to form opinion.• We don’t use buses, but they go down the road only 1 block from us• Yes (9)
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Appendix A Page A-9
• Very good; the bus goes down Stickney and all homes are within 3 blocks ofservice. A small area from 5th St. N to bridge only has one stop; all these peoplehave to catch bus at the bridge.
• It is okay for what I need. I don’t rely on bus service but will take the bus once ina while
• For now• No response (5)
18. Do you consider truck traffic within the neighbourhood a problem? If so,where?
• No (7)• No; we don’t hear them; they are 1 block away from us; if they were closer to us
maybe then we would• I don’t have a problem with it• Truck traffic is a problem on Stickney Avenue which is totally residential and
should not be used by and trucks. Signs on 18th, 8th Street and Pacific Avenuewould do a lot to correct this problem
• Too many trucks on Stickney Avenue, as there are no businesses on this avenue.Truck routes poorly posted
• 18th Street truck traffic does get noisy at times but you get used to it• Very much so in the 7th & 9th Street area near the CPR bridge• Never really noticed or gave it much thought• Not too bad• Some years flax trucks run from the CP RAIL yards every 20 min. around the
clock.• Along Stickey Avenue• Yes, there should be a designated truck route posted• Yes; truck traffic on Stickney and Assiniboine travel at 50 to 60 kms. Trucks
should be forced to 30 km in this area
19. When you consider change and growth of the Assiniview GardensNeighbourhood, how do you feel about the following?
More single and two family housing?• Yes (9)• The housing should be in the $80 000 range; new housing welcome• I would like to see single family housing in a moderate price range to bring good
young hard working couples to our area. I also think seniors are good for aneighbourhood
• There are already too many (Brandon Housing) type homes in this area• Could be okay• Some - not low income or rental because we have found that they don’t take care
of the property
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Appendix A Page A-10
• In some cases they take away rather than give to the neighbourhood• Would be most welcomed• Yes I am for it and get rid of these old buildings & houses that are not being used• No more low rental• No
More residential development?• Yes (10)• I’d like to see more residential development if it increases the value of our area,
but if we get more Brandon Housing it will turn out to be the ghetto.• Not low rental housing• Yes, that’s okay - not low income or rental because we have found that they don’t
take care of the property• Yes - within limits• Wouldn’t bother us• No• Restricted (2)
More commercial development? What kind?• In areas• Commercial development might help• Residential• Senior’s complex, athletic complex• Small grocery store maybe• Commercial development is fine, if it’s positive, family oriented• Convenience store or specialty shops depending on location - develop river bank
on a smaller scale to Winnipeg. “The Forks” with bike, ski trails to connect withnorth riverbank, etc.
• Yes we could use a small mall, grocery store, ice cream stand, etc.• Yes - home based businesses, restaurant, enclosed rink or pool• Yes - grocery store• Yes, commercial along 18th Street gets jobs for the area• No (5)• No response (3)
More industrial development?• Light industrial only• Depends on the industry• Industry along Parker - industry and commercial on frontage would not hurt the
core of the North End• Not a good idea if we want to keep it a quiet, scenic, future residential or
commercial area• No (9)• No we probably have enough• No response (5)
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Appendix A Page A-11
More recreational facilities?• As the city can afford• For many growing up• Yes, swimming pool• Yes, pool, skating rink• Big time - the YMCA and baseball parks, etc.• Yes (9)• For whom?• No• No response (3)
Re-opening schools within the neighbourhood?• Yes with the number of school busses (sic) on the road why could the north end
not be a destination.• Yes, we have a 4 1/2 year old that is going to be bussed away from here• It is a thought! If more children come into the area• Yes (3)• Grades 1 to 6• Yes, good idea as long as there are enough children to keep it open• If enough children reside, of course• Yes• This would not hurt, but bussing allows two working parents not to need
daycare for school ate kids (get on bus at 8:30, return at 4:30)• We should be equal to other neighbourhoods• If needed (2)• No (2)• Not necessarily• No response (3)
20. Do you have any other comments or thoughts about your neighbourhood?
• (1) I wonder why no commercial or industrial owners are not on the committee;(2) I think that a transitional zoning arrangement should be developed tofacilitate the continued usage of exiting industrial commercial property; (3) In thepast Brandon And Area Planning has not listened to people connected to thearea. Why are we to believe that this has changed
• I really like the neighbourhood• Too many; get the dam safe and cleaned up so many more can enjoy the summer
fishing, swimming and picnicking• We so far like our neighbourhood we are concerned about the schooling the
resale value and the possibility things will not change• We sincerely hope that a more clear vision will soon be available. We would
really like to upgrade our home but will not if this area becomes industrial or isleft to decline further. Suggestions: (1) Incentives to renovate (e.g. siding,windows); (2) Suggestions re: the multiple problems with water in basements,
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Appendix A Page A-12
crumbling walls, heaving; (3) Approach Habitat for Humanity to renovate homesfor new families in need; and so on
• Parking area on this side of the river for footbridge, the north end has had a badreputation in the past, lets change that and make it a beautiful place for us andfuture families to live.
• Yes I would like to get sewer• Prefer it to be developed into a seniors area• Need more senior housing; quiet at times; get rid of slumlords; people too
transient!!• Proper development would help this area grow. Housing, commercial and
industry are welcome. Just put each thing in its proper are. We do not needindustry in the housing areas
• We like that it is private and not congested with lots of homes. We do think thatmore recreational facilities would go along great for the walking path. We alsohave a bed & breakfast here and the people who come here like the activityaround our house. They don’t have to drive anywhere to see the river, walking,hiking, flower gardens, bird park, skiing. So a pool and skating facility would gogreat down here. Also senior apartments along the river would be good - greatplace for them, nice view and a place to walk even in wheelchairs or walkers,great for people to come and visit them - if there were parks and recreationalfacilities
• I believe this area can be improved a lot by getting places like Heartland out ofhere and others along that strip. Environmentally I don’t feel Heartland shouldbe so close to our river anyway. The person who pressure washes semi trailersand flushes manure water wastes on the ground should be elsewhere
• This area could be greatly improved! If the dike is not improved to keep areafrom flooding it will be hard to attract residential housing. Industry must bemoved out as it is not compatible with a residential concept. This area has a poorreputation throughout the city of Brandon. This must be changed to attract a newand improved concept for this area (a great place to live, etc.). Once this area isseen as a place to be, existing residents may also be willing to improve theirresidences. In other cities living by the river is the place to live
• No response (6)
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Appendix B: Community Profile
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Appendix B Page B-1
COMMUNITY PROFILE
The Community Profile describes the character of the neighbourhood and issuesidentified by the residents as relevant to the community.
The Community Profile has been divided into the following categories:
COMMUNITY PERCEPTIONS
HOUSING
CULTURE & RECREATION
SHOPPING
SENIORS
INDUSTRY
TRANSPORTATION
GENERAL
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Appendix B Page B-2
COMMUNITY PERCEPTIONS
PROFILE
• Described as a peaceful, friendly,quiet and safe neighbourhood,with a small town feel, lots of openspace, great for families
• Residents were concerned aboutthe perception of theneighbourhood, accessibility,vandalism, run-down and poorlymaintained houses and yards andderelict vehicles
• Residents feel that the city andplanning district have, in the past,not been responsive to their needs
DIRECTION
ÿ Maintain and enhance thecharacter of existingneighbourhood,
ÿ Use as a model for newdevelopment
ÿ Protect and enhance open spacesfor community use
ÿ Encourage development ofamenities needed/desired byfamilies
ÿ Start neighbourhood clean-upprogram
ÿ Start neighbourhood watchprogram
ÿ Revitalization program to raiseprofile of neighbourhood(landscaping, signage,streetscaping)
ÿ Ensure enforcement of by-laws
ÿ Develop a clear vision for theneighbourhood in consultationwith the residents, building anopen, trusting relationship withresidents
ÿ Follow through with actions
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Appendix B Page B-3
HOUSING
PROFILE
• Most residents own the homes theylive in, seen as positive
• Many residents have had problemswith water and flooding
• Single family and two-familyhousing largely seen as desirable;some concern over additionalrental properties
• Multiple family housing, includinghousing for seniors, was largelyseen as desirable; again, someconcern over additional rentalproperties
DIRECTION
ÿ Reinforce the strength of theneighbourhood by encouragingadditional development ofaffordable housing
ÿ Pursue government and otherprograms that encourage lowincome families to purchase homes
ÿ Make necessary repairs to dike,upgrade sewers as appropriate andimprove drainage south of ParkerBoulevard
ÿ Encourage the development ofsingle and two-family housing inappropriate areas
ÿ Ensure good management of rentalproperties (by-law enforcement,ombudsman, rentalsman)
ÿ Encourage the development of wellplanned and well designedmultiple family housing inappropriate areas
ÿ Encourage good management ofrental properties (by-lawenforcement, ombudsman,rentalsman)
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Appendix B Page B-4
CULTURE & RECREATION
PROFILE
• Leisure activities include walking,cycling, fishing
• Cultural facilities (i.e., Sokol Club,Ukrainian National Home,Reading Association Hall) are wellused
• Lack of outdoor recreationfacilities; others not maintained(skating rink)
• Proximity to riverbank trails andnearby amenities an asset
• Recognition of the need foramenities to support and enhancethe riverbank (i.e., programmedevents, canoe rentals, RV park)
DIRECTION
ÿ Maintain, upgrade and extendtrails and sidewalks
ÿ Identify, create and sign bicycleroutes
ÿ Clean up and improve weir site forfishing
ÿ Maintain and enhance thesefacilities
ÿ Protect from encroachment by newdevelopment
ÿ Encourage the development offacilities and amenities that meetthe present and future needs of theneighbourhood
ÿ Ensure ongoing operation andmaintenance of facilities
ÿ Enhance connections to riverbank,extend and upgrade trails asappropriate
ÿ Encourage the development offacilities and amenities that bothsupport riverbank and are sensitiveto the existing neighbourhood
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Appendix B Page B-5
SHOPPING
PROFILE
• Proximity to downtown an asset;many people travel by car to shopthere- CPR tracks and 8th StreetBridge seen as a barrier
• No significant shopping (includingneighbourhood retail) within thearea, most residents do theirshopping elsewhere
• Unique commercial, sensitive tothe neighbourhood, would be anappropriate use for the Burns Plant
DIRECTION
ÿ Make 8th Street bridge morepedestrian friendly
ÿ Pursue other means of access
ÿ Encourage development thatsupports daily shopping
ÿ Feasibility study should beundertaken to determine mostappropriate use/development ofsite
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Appendix B Page B-6
SENIORS
PROFILE
• Existing senior’s home (SokolManor) in the neighbourhood, withno vacancies and demand for moreunits
• Concern that senior’s amenities aremissing or poor
DIRECTION
ÿ Encourage the development ofmore senior’s housing to meetneeds of seniors at all levels ofcare/help required
ÿ Encourage the development ofbetter facilities
ÿ Ensure continued and improvedaccess to amenities elsewhere inthe city
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Appendix B Page B-7
INDUSTRY
PROFILE
• Existing industrial development aconcern of residents
• Light industry, sensitive to theneighbourhood, may be anappropriate use in the area
DIRECTION
ÿ Mitigate impact of industry to theneighbourhood through setbacksand buffers
ÿ Restrict further industrialdevelopment
ÿ Explore relocation of industryaway from riverbank andneighbourhood
ÿ Explore this issue through sensitiveplanning of neighbourhood
ÿ Build partnerships with industry toincorporate public/visitoramenities
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Appendix B Page B-8
TRANSPORTATION
PROFILE
• Bus service in the neighbour-hoodis perceived as good
• Truck traffic a problem within theneighbourhood
DIRECTION
ÿ Maintain and encourage ridershipthrough improvements to busstops/waiting areas; addadditional stops
ÿ Encourage residential developmentthat is efficient to serve by transit
ÿ Limit truck traffic to appropriatestreets, develop better signage, anddesign and construct truck routesto reduce impacts onneighbourhood
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Appendix B Page B-9
GENERAL
PROFILE
• Most residents have lived in theneighbourhood a long time andhave roots in the community; seenas a positive
• Many residents work or ownbusinesses in the neighbourhood
• Not enough school age children tosupport an elementary school
DIRECTION
ÿ Address resident concerns toimprove the neighbourhood
ÿ Encourage home improvement
ÿ Encourage development thatattracts people who wish to setdown roots in the neighbour hood
ÿ Protect existing businesses fromencroachment by newdevelopment
ÿ Clarify boundaries betweencommercial and residential
ÿ Encourage the development of newemployment opportunities in theneighbourhood
ÿ Encourage additional residentialdevelopment to increase numbersof school age children
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THIS AGREEMENT made in duplicate this day of , A.D. 2008. BETWEEN: CRANE STEEL STRUCTURES LTD., (hereinafter called the “Developer”), OF THE FIRST PART, - and - THE CITY OF BRANDON, (hereinafter called the “City”), OF THE SECOND PART.
WHEREAS the Developer is the owner or is entitled to be the owner of a portion of the property commonly known as 1000 Parker Boulevard and legally described as:
Block 5, Plan 1405 BLTO exc Firstly: Road Plans 1541 and 26671 Secondly: Plan 28167 BLTO in N ½ 23 and S ½ 26-10-19 WPM
and illustrated on the attached Schedule “A” (hereinafter called the “lands”); AND WHEREAS the City intends to subdivide the lands into two (2) parcels, one being approximately 4.7 acres in size to be conveyed to the Developer with the residual parcel to be retained by the City; AND WHEREAS a condition of sale and transfer of a portion of the lands to the Developer by City Council was the entering into a Development Agreement; NOW THEREFORE this Agreement witnesseth that in consideration of the mutual covenants and agreements herein contained, the parties agree as follows:
1. The preamble hereof and the attached Schedules shall form an integral part of this Agreement.
2. DEFINITIONS
Where the context so implies the following definitions shall apply in the singular and the plural:
(a) "City Engineer" shall mean the Senior Engineer employed by the
City of Brandon or any person delegated to act on his behalf;
(b) "Consulting Engineer" shall mean the firm or person employed by the Developer for the designs, drawings, specifications and supervision of the works necessary to be carried out by the Developer and the City of Brandon;
(c) "Municipal Above Ground Improvements" shall include all
improvements installed by the Developer in or on existing or proposed municipal streets, lanes, easements, land or rights of way (hereinafter called “municipal lands”) in accordance with approved plans and specifications said improvements in or on municipal lands to become the responsibility of the City, or others to own and maintain after acceptance by the City and shall include but not be limited to the following:
1. construction and installation of all roads, walkways, sidewalks, retention ponds, etc. as laid out in the approved
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construction drawings; 2. all street lighting of roadways and lane ways; 3. all signing including street names, and traffic control signs as
directed by the City Engineer; and 4. landscaping of all publicly owned land including the planting
of trees and sodding of boulevards and ditches, parkland, and public reserve land; and
(d) "Municipal Underground Improvements" shall include all
improvements installed by the Developer in or on existing or proposed municipal lands in accordance with approved plans and specifications said improvements in or on municipal lands to become the responsibility of the City, or others to own and maintain after acceptance by the City and shall include and not be limited to a storm water drainage system with detention pond, potable water system, waste water system, below ground electrical power, telephone and natural gas distribution systems, together with all laterals, branches, manholes, service connections, fire hydrants, valves, pedestals, culverts and usual engineering appurtenances necessary to fully service the lands, and all excavation of frost susceptible material, back fill, sub-base construction to roads and grading of right-of-ways to levels and grades acceptable to the City Engineer.
3. The Developer shall:
a) engage a Consulting Engineer, duly licensed to practice by the Association of Professional Engineers & Geoscientists of the Province of Manitoba, for the purpose of design and project management for all aspects of construction of the lands;
b) provide a lot grading and drainage plan for the lands, which plan
shall be acceptable to the City Engineer prior to issuance of a building permit, and the Developer covenants and agrees that the lands shall be graded to, conform to, and be maintained in accordance with the said lot grading and drainage plan;
c) provide a landscape plan of the lands, which plan shall be
acceptable to the City Engineer prior to issuance of a building permit, and the Developer covenants and agrees the lands shall be landscaped in accordance with the plan immediately upon the completion of the development;
d) grade and level all boulevards and ditches within the subdivision
including a minimum of six (6) inches of top soil and shall sod all of the said boulevards and ditches and the Developer shall plant trees of no less than five (5) years maturity on the said boulevards which trees shall be spaced and shall be of such species as shall be prescribed by the Director of Community Services but such spacing shall not be more than fifty (50) feet apart;
e) provide a storm water management report for the lands, which
report shall be acceptable to the City Engineer prior to issuance of a building permit;
f) provide all plans of ingress and egress to the lands, which plans
shall be acceptable to the City Engineer;
g) provide all plans of above and below ground infrastructure, which plans shall be acceptable to the City Engineer prior to issuance of a building permit; and
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h) obtain from the City Engineer a certificate to state that the construction of the Municipal Above Ground Improvements and Municipal Underground Improvements as required by this Agreement for the lands has been satisfactorily completed, and this certificate must accompany application made to the Brandon & Area Planning District for a building permit.
4. The Developer acknowledges and agrees that once each development stage/phase has commenced, the construction and servicing of the lands must be finalized within two (2) years. Failure to do so may in the determination of the City render this Agreement null and void, and be termed a default to this Agreement. The Developer may however, by notice in writing, request an extension of time within to complete the construction and servicing. No extension of time shall be allowed unless such written request is made by the Developer and approved by the City.
5. From and effective on the date of written acceptance from the City
Engineer for all Municipal Above Ground Improvements and Municipal Underground Improvements required pursuant to this Development Agreement, the Developer agrees to and shall provide a full and comprehensive warranty for all such improvements, concerning any and all defects and failures, for a period of two (2) years. The Developer agrees to be responsible for all engineering and maintenance costs during such warranty period. Failure on the part of the Developer to comply with the terms with respect to this warranty shall result in default of this Agreement and shall give rise to the City exercising its rights and remedies. In addition though, and while the warranty is to be for a period of two (2) years, the Developer agrees and acknowledges that the warranty and obligations thereunder to the City shall not be released or determined satisfied until such time as a final inspection is arranged at or upon the end of the two (2) year warranty period. The onus to arrange such final inspection shall be on the Developer. The Developer shall not be released of any and all obligations pursuant to this Agreement or the warranty until such time as any defects or failures, if any, which are determined upon final inspection for completion of the warranty period, are remedied to the complete satisfaction of the City. As a result, the Developer understands and acknowledges that the warranty period can extend farther than a period of two (2) years in these circumstances, and until same is released by the City.
6. The Developer acknowledges and agrees to: a) as part of the storm water management report in 3e, ensure that
any storm water detention areas displaced by the proposed development are identified and re-established within the residual parcel retained by the City;
b) all proposed detention facilities shall be designed, constructed, and
warranteed at the Developer’s expense; c) Clause 11 a, b, c, d, e, and f does not apply in this Agreement.
7. The Developer agrees to furnish security for any and all of its obligations
pursuant to this Agreement, by means of an Irrevocable Letter of Credit for the amount of Fifty Thousand dollars ($50,000.00) prior to application for a building permit. The issuer of the Irrevocable Letter of Credit, and the form and content thereof, shall be subject to the approval of the City. This will be a one time application and will cover the Developer for this Agreement entered into. City approval and building permits for the lands will not be issued until the Irrevocable Letter of Credit is in full force and effect, the duration of which must operate continuously throughout the currency of this Agreement with the City, the warranty period, and until the
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City is agreeable to the release of this security, should there be deficiencies to remedy as a result of final inspections for purposes of the warranty. Upon final inspection and written acceptance by the City of all improvements for purposes of completing the warranty period, and once and only once any and all outstanding deficiencies as a result of inspections for the completion of the warranty period are met to the satisfaction of the City will the Irrevocable Letter of Credit be released back to the Developer and cancelled. Failure to comply with the terms of this Agreement shall result, at the discretion of the City, in action against the security as presented by the Developers.
8. The City and the Developer agree that there will be no waiver of rights on
the part of the City should it not immediately enforce its rights and remedies pursuant to this Agreement.
9. The Developer shall be required to reference survey monuments prior to
development, and confirm that these monuments have been replaced (if disturbed) in compliance with The Surveys Act when construction is completed.
10. The Developer shall obtain all necessary permits relating to the
development on the lands from the City prior to issuance of a building permit by the Brandon & Area Planning District.
11. The Developer is aware and agrees that if they elect to proceed with the installation of Municipal above ground improvements and Municipal Underground Improvements prior to an Order for Zoning By-law or subdivision approval, they will proceed, after submitting a written request to the General Manager of Development Services, under the following conditions:
(a) consideration of such agreements shall only be for land to be zoned
RLL Residential Large Lot, RSF Residential Single Family or RLD Residential Low Density Multiple Family (up to and including 4 family dwelling units);
(b) the developer being prepared to commence such installation fully at
his risk and liability and assuming full financial risk and responsibility for any work required in the development agreement without receipt of approvals for re-zoning and subdivision;
(c) the developer acknowledging that there is a formal approval
process including public hearings which may impact the Brandon Planning Commission, Brandon City Council and/or the Board of the Brandon and Area Planning District;
(d) City Council’s approval of the development agreement shall not
prejudice the Planning Commission, City Council and/or the Planning District Board or any of its members in their objective consideration of the re-zoning and/or subdivision of the land to be developed and any representation made in respect of the re-zoning;
(e) the developer recognizing the right of Brandon City Council to
modify the development agreement prior to final approvals of re-zoning and subdivision and confirming he will not object to such modifications; and
(f) the developer allowing the registration of the development
agreement by caveat against the land to be developed prior to final approvals of re-zoning and/or subdivision.
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12. The Developer agrees to indemnify and save harmless the City, its officers, employees and agents from and against all claims, proceedings, demands, damages, actions, judgements of any kind, including without limiting the generality of the foregoing, all damages for personal injury or death arising out of or attributable to all actions or conduct of the Developer, its employees, agents and contractors upon the development lands including but not limited to any work or act committed or omitted by the Developer in the performance of this Agreement.
13. The City shall be entitled to register a Caveat against all of the lands
affected by this Agreement reflecting the provisions of this Agreement. 14. This Agreement shall enure to the benefit of and be binding upon the
parties hereto, their heirs, executors, administrators and assigns, provided however that no assignment shall be made by the Developer unless and until such assignment has been approved in writing by the City, such approval should not or will not be unreasonably withheld.
IN WITNESS WHEREOF the parties have hereunto set their hands and seals and/or caused their corporate seals to be affixed duly attested to by the hands of their proper signing officers in that behalf, the day and year first above written. CRANE STEEL STRUCTURES LTD. Per:
“Authorized Signatory
I am authorized to bind the corporation.”
“Authorized Signatory I am authorized to bind the corporation.”
CITY OF BRANDON Ted Snure, P. Eng., CITY ENGINEER
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THIS AGREEMENT made in duplicate this day of , A.D. 2008.
BETWEEN: CRANE STEEL STRUCTURES LTD.,
(hereinafter called the “Developer”), OF THE FIRST PART,
-- and --
THE CITY OF BRANDON,
(hereinafter called the “City”), OF THE SECOND PART.
DEVELOPMENT AGREEMENT
TS/pk DATE: January 15, 2008
The City of Brandon Engineering & Operations Department 410 - 9th Street Brandon, Manitoba R7A 6A2
T. E. Snure, P. Eng. CITY ENGINEER
Telephone: 729-2214 Fax: 725-3235 File No.:
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1000 Parker Blvd.
8th
Str
ee
t N
ort
h
Parker Boulevard
Schedule "A"
¯