Legacy Pointe: Building For Lacombe's Future

_________________________________________________________________________________

To improve the range of housing options available to Lacombe’s steadily growing population, the Town

of Lacombe is assuming a unique role in the local housing market by launching the development of a

300-plus acre, municipally administered residential subdivision called Legacy Pointe. The project will be

built in phases over a period of several years, with Phase 1 site development scheduled to begin in late

2008 followed by construction activity in the spring of 2009.

Canadian University College will provide land in north Lacombe for construction of more than 1,300

Legacy Pointe dwelling units of varying types and styles, with the Town assuming the role of primary

land developer. A key focus of the project will be to assign a sizable percentage of the Legacy Pointe lots

to first-time home buyers for purchase at or near their cost of development. These buyers will employ

architects and builders of their choosing to construct their new homes.

The size of Legacy Pointe development will ultimately be determined by public interest. Legacy Pointe

phases will incorporate a lot draw in which a significant percentage of the properties will be reserved for

first-time home buyers. The balance will be sold by lot draw to the general public and builders at market

prices.

The Legacy Pointe project will incorporate a Request for Proposal process for development of a variety of

higher-density housing options, including condominium units, seniors’ housing, affordable housing and

other innovative projects.

Legacy Pointe is a creative, effective local response to the difficult housing situation affecting most

Alberta communities. “The REHDI project signals Lacombe’s municipal government’s commitment to

working to create solutions for our community’s growing housing problem,” said Mayor Judy Gordon.

“Current trends in building do not fulfill the range of housing needs existing in our community. This

encourages development of the diverse types of housing Lacombe citizens deserve and need most.”

In October 2007, Mayor Gordon appointed a seven-member task force to examine proposed policy

involving the Legacy Pointe project. The Mayor’s Advisory Task Force on Housing, consisting of five

prominent Lacombe citizens and two elected officials, spent several months working with senior Town

administrators on a range of project details.The task force delivered its final 207-page report to

Lacombe Town Council in March 2008. The report included recommendations for improving the project,

and strongly supported the Town’s innovative approach to tackling the community’s housing crunch.

Soon afterward, Council members voted unanimously to proceed with operational planning

for Legacy Pointe.

Following the positive endorsement of the Mayor’s Task Force, municipal staff began a process of

visioning how the goals and recommendations outlined in the report could be brought to life. Staff

took part in sessions with experts in the field of community planning, architecture, sustainability,

low impact development and "smart" growth. Armed with this knowledge and extensive research,

members of all Town departments have collaborated to produce an effective and innovative plan

that will serve the needs of and be a source of pride for the community. This work has included

preparation of a detailed Outline Plan that maps out specific Legacy Pointe development areas

and housing types, engineering details for construction of municipal infrastructure and

completion of a detailed financial plan.

Legacy Pointe is the result of a comprehensive process involving elected officials, residents and

municipal administration working collaboratively to develop policies and objectives to achieve a

sustainable, desirable community that provides diverse housing options.

Housing In Lacombe: Local Context

_________________________________________________________________________________

In terms of housing needs, the Alberta government has identified Lacombe as a high-growth,

high-need community. Lacombe's population growth rate exceeds the provincial average of

2.79 per cent, while the town's vacancy rate falls well below the provincial average of 1.7 per cent.

The Lacombe Community Housing Initiative (LCHI) was formed in 2001 to examine the community’s

emerging housing problem. Participants included:

• Family and Community Support Services (FCSS)
• Neighbourhood Place
• Lacombe Action Group
• Lacombe Foundation
• Alberta Real Estate Foundation
• Lacombe Ministerial Association
• Wolf Creek School Division
• Citizen and business sector representatives

In 2004 the LCHI released an independently produced Housing Needs Assessment which concluded

that many Lacombe families were struggling to meet their basic shelter needs. According to one

income-based evaluation tool, as many as 550 Lacombe households were in “core housing need”

and paying between 30% and 49% of their gross family income on shelter, with another 300

households in “dire housing need” and paying 50% or more.

In 2006, FCSS, the Town of Lacombe and Lacombe County commissioned a Social Needs Assessment

that surveyed residents to determine the community’s most urgent social needs. The issue of housing

affordability ranked seventh among 26 concerns identified by residents.

The goal of Legacy Pointe is to assume a leadership role in developing a more diverse mix of housing

options than is now being provided by the private sector. The majority of housing units built over the

past few years have been single-family dwellings targeted at the medium to high end of the price

spectrum.

An urgent need currently exists in Lacombe for: 

• Higher-density rental housing (e.g. apartments, townhouses, duplexes, etc.)
• Duplexes, townhouses, etc. in lower price ranges
• Condominiums in the low-to-middle price range
• Housing targeted for seniors (e.g. 55-plus units, gated complexes)
• Single family homes in the entry-level price range
  

Lacombe’s population growth has been steady over the last decade, averaging 3% annually. Future

commercial sector growth is impossible if not matched by corresponding growth in housing for an

increasing population. Seniors, young people and others unable to obtain suitable housing will migrate

elsewhere, negatively affecting the diversity and demographics of this vibrant community.

Lacombe has already lost current and prospective residents due to the lack of variety in housing options

and prices. Several of Lacombe’s major employers have been expressing serious concerns that their new

employees can’t find places to live that they can afford. Some are commuting to Lacombe from as far

away as Edmonton. Others are taking a look at Lacombe’s housing situation and turning down job offers.

Industrial and commercial development will not occur in Lacombe if there’s not a corresponding supply of

housing for new companies and new employees.

“The Town of Lacombe seeks to establish a long term housing strategy, which takes into consideration an

appropriate balance of social, cultural, economic, and environmental issues...the creation of a sustainable

community where people want to live.”

Project Objectives

The Town of Lacombe sees the Legacy Pointe project as an opportunity to shape the future of Lacombe

in a positive and sustainable manner. Legacy Pointe will be a neighbourhood that promotes a high

quality of life that is affordable and accessible to all. Legacy Pointe aims to provide:

• An increase in affordable housing within the Town of Lacombe for a wide range of ages, incomes and family types through the provision of a variety of housing types on a range of lots sizes.
• An alternative to the current offering of single-use, vehicle-oriented, suburbanized development and move towards a complete,  compact and healthy neighbourhood that offers housing, commercial and retail facilities, employment opportunities, schools, parks, recreation, as well as health and child care services, all within walking distance.
• An effective response to a growing population by effectively using lands to avoid the need to encroach further into agricultural areas, while preserving sensitive environmental areas
• An accessible, attractive and liveable community with a strong sense of place and quality neighbourhood connections for residents of all ages and abilities.
• A culture of sustainability that will serve as a quality example for future development in the area through the implementation of innovative development practices and design that supports sustainable lifestyle choices.

Guiding Principles

Sustainability

To achieve its desired goals, the Town of Lacombe has chosen to reject the current North American norm

of conventional, single-use suburban "sprawl" development and strive to be innovative and develop a

compact, mixed-use, sustainable community that exhibits traditional neighbourhood planning and

pedestrian-oriented design. Sustainable community development is based on the consideration of the

relationships between economic factors and other community elements, including accessibility, arts,

culture and the environment.

Sustainable community development reflects a commitment to protect and respect our natural systems

while supporting vibrant, healthy and prosperous communities. A central theme in sustainable community

design is the promotion of a high quality of life for residents. This is achieved by developing

neighbourhoods that provide residents with opportunities for employment, housing, recreation, and

learning all close to home. Lacombe wishes to embody the principles of sustainability within Legacy

Pointe, and has incorporated the fundamentals of New Urbanism and Smart Growth into its vision to help

achieve this goal.

"Sustainable development is that which meets the needs of the current generation without compromising the

ability of future generations to meet their own needs."

Affordability

The primary goal of Legacy Pointe is to provide a stock of housing within Lacombe that serves a range of

incomes and housing needs. Legacy Pointe will provide attractive options to all kinds including those

looking for a home to rent, a first home for a young family or a relaxing place to retire.

Small lot sizes, semi-detached and rowhousing and the encouragement of secondary suites in

single-family homes help to reduce the cost of housing. By reducing the size and type of unit, prices

remain reasonable. Legacy Pointe will also offer many higher-end properties for those looking to build

their dream home.

However, superior design standards will be applied to all development within Legacy Pointe, and the

more affordable units will not be distinguishable as such.

Affordable housing shall never be clustered or segregated in large numbers to an area. The central

affordability incentive to be offered in Legacy Pointe is a first-time home buyer rebate program which will

ease the strain of home purchase for those just starting out.

New Urbanism and Smart Growth

New Urbanism and Smart growth are two interrelated community design movements that aim to produce

more traditional, compact, mixed-use communities.

New Urbanism emphasizes traditional design and the fundamental elements of development.

Neighbourhoods should be compact, pedestrian-friendly, mixed-use areas that occupy identifiable areas

in which citizens are active participants in the maintenance and evolution of the community. Districts are

specialized areas that support or service the surrounding neighbourhoods and follow the similar design

principles, such as strong central commercial area. Corridors serve as connectors and dividers of

adjacent neighbourhoods and districts, such as trails, roadways, natural features and parks.

Smart Growth refers to land use and development practices enhance the quality of life of residents,

preserve the natural environment and makes efficient use of existing infrastructure and resources. New

Urbanism & Smart Growth promote community development that: 

• Promotes walkability through pedestrian-friendly, safe, narrow, tree-lined streets
• Encourages practices such as buildings set close to the street, rear garages and hidden parking lots
• Is well connected through a street grid network that disperses traffic and creates enjoyable public spaces
• Fosters a mix of housing types and workplaces, resulting in complete communities with integrated economic classes, ages and cultures
• Prevents clustering of lower-cost, affordable housing Provides quality, functional, traditional architecture and urban design that create a strong sense of place
• Promotes energy efficient infrastructure and innovative development standards, including reduced road widths and integrated storm water management
• Models a traditional neighbourhood design which centres on a dense, commercial core with high-quality open space, all accessible and within a 10-minute walk of surrounding neighbourhoods
• Improves efficiency of land use through increased density, making more efficient use of infrastructure, services, and resources
• Allows for alternative forms of transportation such as walking, biking and, potentially, public transit
• Promotes the protection and preservation of ecologically sensitive areas