TERRACE

Jack Talstra

TERRACE -- When residents look at the
new land use plan released by the city,
they should take specia! note of suggested
options for two areas of the city, says
mayor Jack Talstra.

The first is north of Lazelle Ave. be-
tween Eby and Kalum Sts., earmarked for
the projected expansion of the downtown
commercial core.

The other ‘‘critical” area is either side of
Kalum St. north of the courthouse.

The land use plan puts forward two op-
tions for this area, one of which targets the
area for commercial expansion (see story
below).

Talstra also hoped people would look
beyond the land use map and check out
“the fine print’’ accompanying it.

He pointed out that offered a fuller ex-
planation of what each suggested designa-

_. It’s a potential blueprint of the Terrace of

_-. the 21st century.

_ The city has now released its draft land

«use plan for the community.
And it is just a draft plan at this stage.

Although the precise format of the meet-

ings has yet to be decided, the public will

tion meant,

- In the absence of a city planner follow-

ing Marvin Kamenz's resignation last
nionth, Talstra said the consultants used in
drawing up the land use plan would be
called back to guide it through the public
input sessions.

But just what form those sessions would
take had not yet been decided, he added.

The options, be explained, were to hold a

single public meeting covering the entire”

plan, several such mectings or a series of
them each looking at a specific neighbour-
hood only. .

Emphasizing the consultants knew
“most of the background’? to the plan,
Talstra also suggested it was perhaps 4
good thing to use them as a “‘buffer be-
tween the politicians and the public’.

Once the public have had their say and

The Terrace Standard, Wednesday, October 28, 1992 - Page A5

get a chance to have their say on the plan.

Below is an brief outline of some of the

proposals contained in what is officially

called the Comprehensive Development

council has decided what the final land use
designations arc to be, it will then bring in
a new Official Community Plan (OCP) by-
law.

However, while there is a case for then -

moving quickly to rezone properties so

they comply with the new OCP, Talstra

said council would have to exercise cau-
tion.

“We don’t want huge areas becoming a
non-conforming use,’’ he explained.

For example, cven if the Kalum St. com-
mercial zone idea was approved, the city
would not immediately rezone it as such.

While pleased with the land use plan,
Talsira noted it had once again pointed to
the fack of available land for future indus-
trial development.

That continues to be a problem,” he

Plan Phase II: Land Use Options.
If you want a closer look at the document,
‘contact City Hall.

_ Mayor urges attention to details

expand the industrial tax base meant
homeowners would continue to bear the
brunt of the local tax burden.

Another problem the city has to deal
with is the areas where many people
would prefer to live and those where city
services, particularly sewers, are located
do not always match.

For example, Talstra pointed out the ser-
vice infrastructure was in place on the
south side of the city but people were not
building on vacant land there as quickly as
the city had hoped. —

Instead, there was 2 strong preference for
areas on the Bench, a large part of which
had no sewer service at present.

Sewer installation being an expensive
proposition, council had to decide ‘‘how
quickly we want to move the Bench ta
residential,’’ he added.

_Kalum St. option
sees commercial
sector take over

“'FERRACE -- It’s called Kalum
: Street Option 2 and it’s the most
: sweeping change sugested in the
_ city’s recently released land use

report,
- The area in question is the

‘stretch of Kalum from Davis to
. the ‘foot of the escarpment.

“This neighbourhood presents

an interesting planning situa-
“tion,’’ says the report.

“Tt is an area with high traffic
volumes and apparent commer-
cial: potential and: the ‘existing

‘residential development east of

Kalum St. shows signs of aging,”

. e itadds.

Given the above and lack of

large. “parcels: of commercially
.. designated land close to the exist-
ing. downtown, core, the rep ae
suggests-most. of the Jand-on ‘th

‘east side of Kaium between the
courthouse and Soucie could be
earmarked for future commercial
development.,

Such a designation, it.predicts,
‘would be of benefit to the city
as. itis likely - to increase land
values. and therefore encourage

it's redevelopment.’’

“Currently zoned multi-family
residential, most of the land is ac-
cupied by trailer courts. and

: townhouses.

-Describing the townhouse de-

velopment at Hanson and Scott as
- “near the end of its life span’,

the report says” “redevelopment

- ‘for, commercial uses would be

‘more practical. ”

“Excluded ‘from the commercial
designation, however, are the
Cedar Grove townhouses which it
‘notes-are ‘‘well maintained and
‘unlikely tobe #edeveloped in the

hear futures?

“Retaining a residential presence
insa commercial area is also
desirable because the 24-hour use

- provides diversity and improved
security, the Teport adds,

«Whatever the potential benefits

of the area tuming into a com-
mercial centre in years to come,
the report does recognize there’s
a downside to the concept.

“The one major concern with
this option is the unavoidable dis-
placement of the residents living
in the mobile home parks and
townhouses,”’ it concedes.

For that reason, the city would

have to ensure alternate and af--

fordable housing was available
for those people.

That could include non-profit
housing projects on cither the for-
ty acre parcel of land cast of
Mountain Vista on which the city
has already placed a reserve, or
city-owned Jand extending from
the arena to the courthouse.

A further ‘alternative would be

Tee news: smobile-: home ~ patks,.that

could be constructed upon ap-
plication to council’.

Commenting on the commercial
option, mayor Jack Talstra
stressed the proposal was looking
many years down the road.

Even if the option was ap-
proved, ‘‘Nothing’s going to be
torn down now,”’ he added.

Option 2 also earmarks the strip
of properties along the west side
of Kalum St for what it calls
arterial commercial zoning.

Explaining this designation
would include commercial opera-
tions which did not conflict with
adjacent residential areas, the
report says it would create ‘‘a
buffer between the residential
area and the proposed care com-
mercial area on the east side of
Kalum.’’

The alternative Option 1 leaves
the east side of Kalum as multi-
family residential, gives the same
designation. io properties on the
west side of the street and
earmarks the land north of the
arena for institutional develop-
ment ‘‘such as a@ conference
centre or second arena”’

said, agreeing the lack of an opportunity to

‘ KALUM STREET

OPTION 2

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Key to planning map —

Residential, apartments

A (moneshaded areas) .....cssscsesssenessenes
A (shaded areas) susan Commercial, arterial
jovessecesenssveneeseeseeasestetaceeneneanennssctnessesaees ~ Commercial, core
R , sesastnapeneeesseeneent ssvasers Rural, five acre minimum lot size
4 Meerererrren Residential, townhouses
Striped ........00 » Mixed use, municipal use and non-profit housing
Unmarked .. wai Residential (one and two family) or

existing parks, schools and public buildings.

‘Council must tackle infrastructure

"TERRACE -- Before the city spends any
more money on either upgrading or extending
its services, it has to get a long term plan in

place.

“That warning is delivered by ex-planner
Marvin Kamenz in the land use option report.
“Jt js imperative that a comprehensive infra-
‘structure program, which adresses infrastruc-
ture-maintenance, upgrading and expansion be
established in conjunction with a five year
~ capital plan,” Kamenz emphasizes} -

‘He goes on to say, ‘‘Terrace is faced with an
existing infrastructure system in critical need

the Bench.

of upgrading, an insufficient level of infra-
structire maintenance, no infrastructure im-
provement plan and no capital plan.”

Unless such a comprehensive program is
followed, he adds, it’s possible ‘‘the current
ad-hoc upgrading, maintenance and expansion
of city infrastructure is at a level of service
which the city cannot afford.

Kamenz's blast comes in a section of the
report dealing with promoting development on

Noting future development in the Horseshoe
area is now limited to infilling the few

remaining vacant lots, he says builders and

bench areas as the best altemative location.

However, storm sewers draining those arcas
would flow into either Howe Creek (already
over capacity) or the Mountain Vista ditch
(clase to capacity).

Taking that, existing sanitary sewers and
recreation facilities into account, Kamenz
concludes if the city is going to actively pro-
mote development by extending services,
“development in the Centra] Bench would be
more cost ¢ffective.”’

buyers appear to regard the west and central —

Neighbourhood by
neighbourhood

The Land Use Plan breaks the city dows into a number of areas
and outlines preferred zoning designations for each.

Whatever council’s final decision on those designations will
eventuaily be incorporated into a new Official Community Plan
which is intended to be the framework upon which future develop-
ment in the city takes place,

Below, a quick summary of the main points for a number of neigh-
bourhoods covered by the plan.

Central Core West.

Extends from Sparks to Lanfear Hill and Sande Overpass ta Ol-
son. .

Two options are offered here, the first described ‘as ‘‘a conserva-
tive approach”. It sees the coromercial core extend ip to include
Park from Eby almost to Sparks. Most of the properties betwcen
Eby and Munroe and Lazelle and Park are designated residential up
to and including apartments.

Option two sees creation of a mixed. commercial-residential
“buffer zone” extending north to take in part of Davis Ave. with a
similar designation being given to an area just west of Eby at
Lazelle.

East Bench

This arca stretches from the Munthe neighbourhood west to Ben-
ner and north to Dairy.

Suggested designations here include rural, single family and two
family residential. \
The area north of Gair, except where single family homes ate al-

ready in place, is earmarked as rural.

That will mean downgrading some properties which, although
currently zoned single and two family residential, are being used as
rural land.

Benner Street’s zoning would change from two-family to single
family, in line with present development.

Central Bench ——

Essentially Thomas to Eby and north to Gair.

Originally given a rural designation, this has been changed to
residential because of existing residential development and poten-
tial view lots.

Included is a proposal to slate city-owned land on Twedle Ave.
and overlooking the Skeena Valley as medium density ressidential.

West Bench

” Covers Thomas west to Spring Creek and Mountain Vista north to
Halliwell.

The designations here are largely in line with existing develop-
ment, The Mountain Vista Drive area’s present land use contract is
considered to provide enough land to mect any commercial needs in
the area for the next several years.

Crown land to the cast of Mountain Vista is ; earmarked for
municipal recreation and institutional use as well as non-profit and
affordable housing.

Most of the area would get a rural designation with the minimum
lot size reduced to two acres from five.

South Keith (West

The area south of the railway tracks extending from Frank to
South Eby.

Little change to existing zoning except for propertics west of
Braun. Those along Skeena and the west side of Braun would get a
two-third acre residential designation while Haugland west of
Braun gets a two acre minimum lot size.

South Keith (East)

The remaining area on the city’s south side.

Highway 16 east retains its highway commercial designation ck
cept for land either side of the approach to the bridge which is
designated as entertainment commercial (covers. motels and
restaurants),

Several areas between Tctrault and Kerr, including the present site
of the animal shelter, have been proposed for multi-family residen-

The
start

. The Start. is for people
learning how to read.

It is Hallowe’en this
Saturday.

Be careful if you are out
trick or treating.

Wear bright clothes.
And carry a flashlight.

The police will also be -

out.

“They do not want
windows broken.
- They. do not want other
kinds of damage.

Totem fe ole

These people are carry-
ing a totem pole. This pole is a memorial

The pole is in pole. It tells the story of

Gitwinksihlkw. Louise Oyea.

That. is a village in the She lived in
Nass Valley. It used to be Gitwinksihlkw many
called Canyon City. =: years ago.

The pole was aised She married Peter Wil-
Oct. 17. liams. They had twa

It was the ‘first pole’. daughters.
raised in. Gitwinksihlkw Louise Oyea’s family
in more than 100 years.. has grown to over 400. —