PLAN ADOPTION AND PLAN AMENDMENT APPLICATION KINGLET GARDENS NEIGHBOURHOOD STRUCTURE PLAN BIG LAKE AREA STRUCTURE PLAN

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1 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 PLAN ADOPTION AND PLAN AMENDMENT APPLICATION KINGLET GARDENS NEIGHBOURHOOD STRUCTURE PLAN BIG LAKE AREA STRUCTURE PLAN This application proposes to adopt the Kinglet Gardens Neighbourhood Structure Plan (NSP) and to amend the Big Lake Area Structure Plan (ASP) so that it aligns with the land uses and infrastructure servicing proposed in the new Kinglet Gardens NSP. RECOMMENDATION AND JUSTIFICATION Sustainable Development is in SUPPORT of this application because: The North Saskatchewan River Valley and Ravine System, a key asset in Edmonton s ecological network, is protected. Yet it is also integrated with a compact urban form that uses land resources responsibly and efficiently. Pedestrian connectivity and active transportation are supported by a network of parks, stormwater management facilities, and utility corridors which provide recreation opportunities and direct access to amenities and services. Development in proximity to a planned transit centre will be transit-oriented and include increased residential densities. 1

2 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 THE APPLICATION 1. BYLAW to amend the Big Lake Area Structure Plan (ASP) to align with the land uses and infrastructure servicing proposed in the Kinglet Gardens Neighbourhood Structure Plan (NSP); and 2. BYLAW to adopt the Kinglet Gardens Neighbourhood Structure Plan (NSP) which establishes land use patterns and residential densities, the general alignment of major roadways, and a pattern for servicing and development phasing. 1. Amendment of the Big Lake Area Structure Plan (ASP) Bylaw proposes to amend the Big Lake ASP, adopted in In addition to Kinglet Gardens, the ASP includes the Starling, Trumpeter, and Hawks Ridge NSPs and the future Pintail Landing NSP. The ASP amendment incorporates the land uses being proposed in the Kinglet Gardens NSP, reflecting detailed analysis of the area. Refinement of the ASP land use concept and servicing schemes are a result of the planning process informing the new NSP s development. The plan area s boundary, affected figures, text, and statistics have been updated accordingly. The ASP is also revised to reflect current policies and align with other Edmonton ASPs by updating land use designations and statistical calculations. Detailed planning analysis has resulted in a 30 hectare (ha) increase in the ASP gross area and two notable boundary changes have occurred. The existing Big Lake Estates country residential subdivision is now included, adding approximately 60 ha to the ASP. A roughly 30 ha portion of Environmental Reserve has been deemed part of the North Saskatchewan River Valley Area Redevelopment Plan (ARP), thereby removing it from the ASP. A future amendment to the North Saskatchewan River Valley ARP will reflect this boundary revision, accordingly. Higher residential densities are proposed near a future transit centre in Pintail Landing, on the east side of Winterburn Road (215 Street) NW, achieving compact design and offering more affordable housing opportunities. As a result, overall density in the Big Lake ASP increases from 29 to 32 units per net residential hectare (uphrha), exceeding the Capital Region Board s minimum density target for this area. The amount of Commercial land designated with the ASP is increasing by 3.5 ha to meet the local community s anticipated needs. The proximity of commercial services and the option of local employment opportunities can reduce the amount residents will travel outside of the Big Lake area. Detailed engineering and planning work has refined the location and size of stormwater management facilities, in order to adequately service the area. This amendment also revises the parks and open space network, with a school site planned for the Kinglet Gardens NSP. The overall municipal reserve dedication within the ASP area decreases by 3.6 ha to 54.3 ha and is designated for School/Park and Natural Area uses. However, it should be noted that an existing park site acquired with the addition of Big Lake Estates is not included in this total. Reconfiguration and redistribution of open space supports active and passive recreation 2

3 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 throughout Kinglet Gardens and provides viewpoints into the North Saskatchewan River Valley and Ravine System. The amendment also identifies wetlands and natural areas in the ASP which have been allocated for conservation. 2. Adoption of the Kinglet Gardens Neighbourhood Structure Plan (NSP) Bylaw proposes the adoption of a new Neighbourhood Structure Plan (NSP) for the Kinglet Gardens neighbourhood. It has been produced in accordance with the 2014 Terms of Reference for the Preparation and Amendment of Neighbourhood Structure Plans. The proposed NSP, comprising ha, establishes a land use and servicing framework to support residential, commercial, school, and park uses. The Kinglet Gardens NSP proposes a future neighbourhood population of 6,730 residents at full build-out. Development should commence in 2017 and is currently anticipated to be complete in approximately fifteen years. The predominant land use within the neighbourhood is residential, comprising 80 ha or 62% of the gross developable area, excluding existing land uses. The variety of development and range of proposed densities includes Single and Semi-detached Housing, Duplex Housing, Row Housing, and Low Rise Apartments. Kinglet Garden s two Commercial areas will serve the local community and surrounding neighbourhoods, providing amenities and employment opportunities. A large site in the southeast is located at Winterburn Road (215 Street) NW and Yellowhead Trail NW. Situated at one of the neighbourhood s main entrances, this location benefits from visibility and accessibility. It will be accessible by internal pedestrian linkages and the planned transit centre along the east side of Winterburn Road (215 Street) NW, in Pintail Landing. The second, smaller commercial site is in the NSP s northwest, along 231 Street NW (City boundary). An integrated open space network is proposed for the Kinglet Gardens NSP, consisting of a school/park site, pocket parks, natural areas, and open spaces. An existing park site in the country residential subdivision, Big Lake Estates, will be expanded to accommodate a Catholic Elementary/Junior High School with associated park and community league facilities. Immediately east, an active wetland and an existing natural area provide support to small populations of plants and animals. Pocket parks are dispersed within the neighbourhood, providing both passive and active recreation opportunities. Three stormwater management facilities (SWMFs) are proposed to serve the neighbourhood. The SWMF situated in the southeast will be developed as a higher standard constructed wetland to preserve the current wildlife habitat in the vicinity. In addition to providing utility, they also serve as amenities and contribute to the open space network. All SWMFs are linked with the neighbourhood s path system. A portion of Kinglet Gardens northern edge abuts the North Saskatchewan River Valley and Ravine System which serves as a significant feature for the area. The open space and pedestrian network ties into a top of bank walkway adjacent to this natural area, offering views into the ravine system. Two natural area parks are also in proximity, preserving an existing wildlife corridor. Development has been set back from this passageway to reduce impacts on this landscape and prevent disruption of safe wildlife movement. 3

4 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 The transportation network will accommodate the efficient movement of both internal and external traffic flows, in accordance with City guidelines and standards. An integrated system of arterial, collector, and local roadways will facilitate the movement of not only vehicles but pedestrians as well. The Complete Streets Guidelines will provide design guidance where appropriate and traffic calming will be implemented to increase pedestrian safety and improve the streetscape. A transit centre is planned immediately east of Kinglet Gardens, in the adjacent neighbourhood of Pintail Landing. Land uses and streetscapes within 400 metres of the transit centre will focus on higher density, street-oriented development with convenient connections for pedestrians and cyclists, as guided by Transit Oriented Development (TOD) Guidelines. Furthermore, the neighbourhood has been designed to ensure that all residents are within an approximately five minute walking distance of transit service. SITE AND SURROUNDING AREA The area comprising the Kinglet Gardens NSP and its associated Big Lake ASP amendment is situated north of Yellowhead Trail NW and east of the City boundary (231 Street NW). A portion of its northern boundary is shared with the North Saskatchewan River Valley Area Redevelopment Plan (ARP). The majority of Kinglet Gardens currently serves agricultural purposes although the southwest portion of Kinglet Gardens includes an existing country residential subdivision, Big Lake Estates. SUBJECT SITE CONTEXT North North Saskatchewan River Valley ARP and Hawks Ridge NSP East South future Pintail Landing neighbourhood Winterburn Industrial Area ASP EXISTING ZONING (AG) Agricultural Zone, (RR) Rural Residential Zone, (AP) Public Parks Zone, (IB) Industrial Business Zone (A) Metropolitan Recreation Zone, (AP) Public Parks Zone, (RPL) Planned Lot Residential Zone, (RSL) Residential Small Lot Zone, (RF4) Semi-detached Residential Zone, (RF5) Row Housing Zone, (RA7) Low Rise Apartment Zone (AG) Agricultural Zone (AGI) Industrial Reserve Zone, (IM) Medium Industrial Zone West Parkland County (CRE) Country Residential Estate District CURRENT USE Agricultural, Single Detached Residential, Park, and partially developed Industrial uses Natural Conservation Area and partially developed residential uses Agricultural uses Agricultural and partially developed Industrial uses Partially developed with residential uses 4

5 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 AERIAL VIEW OF APPLICATION AREA (proposed NSP boundary identified in yellow) PLANNING ANALYSIS This application is supported by policies contained in Edmonton s Municipal Development Plan (MDP), The Way We Grow. The MDP designates the Kinglet Gardens NSP as one of Edmonton s Developing and Planned Neighbourhoods and it is deemed suitable for urban development. The proposed NSP supports policy objectives in the MDP, particularly: : Provide a broad and varied housing choice, incorporating housing for various demographic and income groups in all neighbourhoods; : Incorporate sustainable neighbourhood design principles, low impact development and ecological design approaches when planning and building new neighbourhoods; and : Link parks and open spaces with natural systems through development and design to strengthen the connectivity of Edmonton s ecological network. REGIONAL CONSIDERATIONS Parkland County and the City of St. Albert were advised of this proposal and invited to comment. No concerns were expressed regarding the application. 5

6 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 The Kinglet Gardens NSP adoption and associated Riverview ASP amendment conform to the policies of the Capital Region Plan: Growing Forward. Kinglet Gardens is located within a Priority Growth Area that has a minimum density target of 30 units per net residential hectare (upnrh). Accordingly, the proposed residential density is 32.7 upnrh. The Capital Region Land Use Plan manages sustainable growth in order to protect the region s environment and resources, minimize the regional development footprint, increase transportation options, encourage economic growth, and strengthen communities within the region. The proposed NSP achieves these objectives by coordinating planning decisions in the Region and identifying a development pattern that complements existing infrastructure, services, and land uses. Following this application s September 19 Public Hearing, the proposed Kinglet Gardens NSP can be considered by the Capital Region Board, after which the NSP may return to City Council for final reading. INTEGRATED INFRASTRUCTURE MANAGEMENT PLANNING (IIMP) STRATEGY Integrated Infrastructure Management Planning (IIMP) for the Kinglet Gardens NSP is a broadbased analysis that provides Council with information about infrastructure required for the neighbourhood's development. This stage of evaluation offers a general indication of future cost implications and revenue potential, to help inform high-level decision making. The IIMP review was completed for a neighbourhood development build-out of 30 years, beginning in Based on information currently available, the review generally shows that Kinglet Gardens will require a developer infrastructure investment of over $66 million and a City investment of approximately $44 million. Capital and operating expenditures may be required as early as 2018 to support the neighbourhood's anticipated development. DESIGNING NEW NEIGHBOURHOODS, GUIDELINES FOR EDMONTON S FUTURE RESIDENTIAL COMMUNITIES Edmonton s Designing New Neighbourhoods Guidelines establish a common vision in the preparation of new NSPs. The vision is comprised of twelve desired outcomes, each accompanied by a set of principles that recognize the new neighbourhood s context and uniqueness. 1. Neighbourhoods are connected The Kinglet Gardens NSP promotes both internal and external connectivity by providing an efficient network of hierarchical streets, paths, parks, and ecological systems. The proposed NSP contains polices that ensure appropriate design elements will be implemented as development occurs. 2. Neighbourhoods are unique and inviting Kinglet Gardens is in a unique position to protect and integrate the River and Ravine System, a key asset in Edmonton s ecological network. The NSP envisions a healthy and 6

7 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 vibrant community that enhances its environmental features, restores natural connections, and conserves biodiversity. The NSP has been planned so that it ensures a compact urban form that uses land resources responsibly and efficiently. 3. Neighbourhoods are inclusive The NSP is predominantly designated for residential development and proposes a variety of housing types for various income levels and ages. The design of neighbourhood infrastructure and parks is intended to accommodate people of all abilities. Multi-modal streets and pedestrian connections are prime considerations of the transportation network, providing access to neighbourhood destinations, amenities, and services. 4. Neighbourhoods provide residents with convenient access to full range of transportation options The transportation network is designed to efficiently move internal and external traffic flows throughout Kinglet Gardens and surrounding neighbourhoods. The NSP proposes to accommodate multiple modes of travel including vehicles, transit, pedestrians, and bicycles. 5. Neighbourhoods support viable uses, services and facilities The neighbourhood school, open spaces, and commercial areas are conveniently accessible using multiple modes of transportation. Increased densities are situated in proximity to the future transit centre in Pintail Landing. 6. Neighbourhoods are cost effective The NSP proposes the logical extension of infrastructure from adjacent neighbourhoods. The development staging and extension of servicing will be contiguous, efficient, and economical, meeting Municipal standards. 7. Neighbourhoods conserve and enhance ecosystems and biodiversity The preservation and integration of the adjacent River Valley and Ravine System will help facilitate wildlife movement and provide a focal point and unique identity for the area. The NSP s goals and objectives support strategies of environmental stewardship in accordance with Edmonton s Environmental Strategic Plan, The Way We Green. 8. Neighbourhood amenities and facilities support the social and recreational needs of residents Park sites and open spaces are distributed throughout the neighbourhood in accordance with Edmonton s Urban Parks Management Plan (UPMP). Diversity of open space and programming ensures convenience and availability for all user groups. The proposed NSP encourages temporary markets, mobile food vendors, community gardens, and edible landscaping elements. These opportunities can animate open spaces and provide a local source of food, as guided by Fresh: Edmonton s Food and Urban Agricultural Strategy. 7

8 Attachment 2 File: LDA Kinglet Gardens September 19, Neighbourhoods embrace all seasons Kinglet Gardens will be designed to accommodate infrastructure programming requirements in the public realm, including snow clearing and landscape maintenance. Streetscapes will take into account opportunities to capture sunlight and reduce wind exposure. Outdoor focal points will be planned to accommodate year round activity. Implementation of Edmonton s Winter City Strategy will ensure proper design elements for all-season enjoyment. 10. Neighbourhoods are safe and secure The Kinglet Gardens NSP proposes a well-designed streetscape in accordance with City Design and Construction Standards and with Complete Streets Guidelines. Emergency response vehicles will be able to access the neighbourhood quickly and circulate efficiently in a safe manner. Furthermore, the NSP proposes to develop parks in accordance with the Urban Parks Management Plan (UPMP) and Crime Prevention Through Environmental Design (CPTED) principles, ensuring safety and security and mitigating risk. 11. Neighbourhoods are flexible and adaptable The proposed NSP provides opportunity to respond to changes in demographics and economic conditions with the intention that the development can grow and intensify over the long term as the economy evolves and the neighbourhood matures. 12. Resources are used efficiently and responsibly in neighbourhoods The NSP encourages alternative development standards by means of efficient site planning, green building design, Low Impact Development (LID), native landscaping, the reduction of impervious surfaces, and bioswales. TECHNICAL REVIEW All comments from affected City Departments and utility agencies have been addressed. Transportation Planning and Engineering reviewed this application and indicated a Transportation Impact Assessment (TIA) was completed in support of both the proposed Kinglet Gardens NSP and the associated Big Lake ASP amendment. The TIA indicates that full build-out of Kinglet Gardens can be accommodated on the planned roadway network within the City s Level of Service Guidelines. Full build-out of the Big Lake ASP and anticipated regional growth will require construction of upgrades along Yellowhead Trail NW and reconfiguration of its interchange at Winterburn Road (215 Street) NW. A functional planning study for the future upgrades, currently being undertaken by Alberta Transportation, may take up to two years to complete. At this time, the City and Province do not have funding in place to upgrade this interchange. The existing interchange at Yellowhead Trail NW and Winterburn Road (215 Street) NW is operating under congested conditions. Any future development in the Big Lake ASP will require 8

9 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 traffic signals at the interchange s ramp intersections. In the short term, additional improvements will be required to support further development while maintaining acceptable Levels of Service at the interchange. These may include modifications to the bridge deck and additional turning lanes at the ramp intersections. Roadways within Kinglet Gardens will be designed using principles outlined in the Complete Streets Guidelines. The NSP will accommodate multiple modes of travel including vehicular, public transit, and active transportation. The neighbourhood will include an extensive network of sidewalks, walkways, shared-use paths, top-of-bank walkways, and greenways to accommodate active modes. The network will provide residents with convenient access to destinations and transit service throughout the plan area. Structures to accommodate wildlife passage will be considered along all roadways in accordance with the City s Wildlife Passage Guidelines. They will need to be incorporated into the design of the roadway facilities. Development of the school site in Kinglet Gardens will require urbanization of the adjacent existing roadways, 122 Avenue NW and 226 Street NW. Area developers have committed to a cost sharing arrangement with the City, contingent on the Catholic School Board developing the site. If transit service is implemented along 122 Avenue NW, then it will require further upgrades between 226 and 231 Streets NW. PUBLIC ENGAGEMENT OPEN HOUSE March 5, 2014 ADVANCE NOTICE September 23, 2014 OPEN HOUSE October 15, 2014 Number of attendees unspecified No responses received 48 attendees Advance notification was issued and two open house events were held, providing the opportunity for stakeholders to review the proposed Kinglet Gardens NSP and discuss the application with City staff and the applicant. No responses were received in regard to the Advance Notice. Four written responses were received regarding the second open house, with feedback indicating the event was informative. Clarification was sought regarding the location of a future fire station intended to serve the Big Lake area. Two respondents expressed concerns, both opposing the location of the proposed school site in Kinglet Gardens. One went on to dispute retaining an existing natural area and wetland. They did not support the proposed location of a pocket park and the number of stormwater management facilities recommended for the neighbourhood. Lastly, they suggested reconfiguring the commercial site proposed in the NSP s southeast corner. 9

10 Attachment 2 File: LDA Kinglet Gardens September 19, 2016 Planning Coordination advised that the Kinglet Gardens land use concept was in draft form and the distribution of land uses was subject to change. The proposed school site has been anticipated since the Big Lake ASP was first adopted in Preservation of the natural area and wetland were supported by technical review which included an Ecological Network Report. The respondent was invited to speak with one of the City s Ecological Planners. Stormwater management facility requirements are based on technical studies of the area in conjunction with the anticipated density of the neighbourhood s land uses. Lastly, commercial uses were proposed based on Commercial Needs and Traffic Impact assessments of the area. The respondent subsequently obtained information about Municipal Reserve requirements. CONCLUSION Sustainable Development recommends that City Council APPROVE this application. APPENDICES Approved Big Lake Area Structure Plan Land Use and Population Statistics Bylaw Proposed Big Lake Area Structure Plan Land Use and Population Statistics Bylaw Proposed Kinglet Gardens Land Use and Population Statistics Bylaw Approved Big Lake Area Structure Plan Bylaw Proposed Big Lake Area Structure Plan Bylaw Proposed Kinglet Gardens Neighbourhood Structure Plan Bylaw Kinglet Gardens Integrated Infrastructure Management Plan Application Summary 10

11 Appendix 1 File: LDA Kinglet Gardens September 19, 2016 Land Use Statistics BIG LAKE AREA STRUCTURE PLAN APPROVED LAND USE STATISTICS BYLAW Residential Unit Count Statistics Residential Population Statistics Student Generation Statistics * Calculations for Neighbourhoods Two and Three are based on density and population projection standards of the 2010 Terms of Reference for the Preparation and Amendment of Residential Neighbourhood Structure Plans. ** Calculations for "Future Residential and Associated Uses" derived from the land use statistics of the Trumpeter and Starling NSPs.

12 Appendix 2 File: LDA Kinglet Gardens September 19, 2016 BIG LAKE AREA STRUCTURE PLAN PROPOSED LAND USE STATISTICS BYLAW Land Use and Population Statistics (1) Trumpeter NEIGHBOURHOOD (2) (3) Starling* Hawks Ridge* (4) Pintail Landing (5) Kinglet Gardens* Total Balance of ASP Gross Area Powerline & Utility ROW Sewer ROW ER (Natural Conservation) Transportation Utility Corridor Arterial Road Widening Gross Developable Area Glendale Golf Course Existing Uses Circulation Total Stormwater Management Natural Maintenance Natural Area (Municipal Reserve) School / Park Commercial Mixed Use Non Residential Transit Urban Service Fire Station Special Study Area Total Non Residential Low Density Residential Medium Density Residential Medium Density Residential (RF5 / RF6) Medium Density Residential (RA7) Street Oriented Residential (Row Housing) Mixed Use Residential Future Residential and Associated Uses Total Residential Residential Unit Count Statistics Residential Type Units/ ha Total Neighbourhood (1) Trumpeter (2) Starling* (3) Hawks Ridge* (4) Pintail Landing (5) KingletGardens* Units % Units % Units % Units % Units % Units % Low Density Residential 22 6,884 61% 1,066 37% 1,153 57% 1,421 63% 1,639 93% 1,605 61% Medium Density Residential 90 2,205 14% 1,169 41% 0% % 0% % RF5 / RF6 Zone % 0% % 0% 130 7% 0% RA7 Zone % 0% % 0% 0% 0% Street Oriented Residential (Row Housing) % 72 3% 0% 147 7% 0% % Mixed Use Residential % 121 4% 0% % 0% 0% Future Residential and Associated Uses** varies 669 6% % % 0% 0% 0% Total 11, % 2, % 1, % 2, % 1, % 2, %

13 Residential Population Statistics Persons/Unit Total (1) Trumpeter (2) Starling* Neighbourhood (3) Hawks Ridge* (4) Pintail Landing (5) Kinglet Gardens* Residential Type Low Density Residential ,275 2,985 3,228 3,979 4,589 4,494 Medium Density Residential 1.6 3,651 1, RF5 / RF6 Zone RA7 Zone Street Oriented Residential (Row Housing) Mixed Use Residential Future Residential and Associated Uses** varies 1, Total 27,990 6,131 4,983 5,310 4,836 6,730 Student Generation Statistics Neighbourhood Total (1) (2) (3) (4) (5) Trumpeter Starling* Hawks Pintail Kinglet Level Ridge* Landing Gardens* Public Elementary 1, Public Junior High School Public Senior High School Separate Elementary School Separate Junior High School Separate High School Total 3, *Calculations for Neighbourhoods and Two, Three, and Five are based on density and population projection standards of the 2010 Terms of Reference for the Preparation and Amendment of Residential NSPs **Calculations for Future Residential and Associated Uses derived from the land use statistics of the Trumpeter and Starling NSPs

14 Appendix 3 File: LDA Kinglet Gardens September 19, 2016 KINGLET GARDENS NEIGHBOURHOOD STRUCTURE PLAN PROPOSED LAND USE AND POPULATION STATISTICS BYLAW Area (ha) % of GA % of agda Gross Area (GA) Environmental Reserve Natural Area % Upland Setback % Pipeline & Utility Right of Way % Arterial Road Right of Way % Gross Developable Area Existing Land Uses Existing Residential % Existing Business Industrial % Existing School/Park % Adjusted Gross Developable Area (agda) Commercial % Parkland, Recreation, School (Municipal Reserve) Community League % Pocket Parks & Greenways % 6.6% Natural Area (MR) % Transportation Circulation % Infrastructure & Servicing Drainage (Public Utility Lot) % Stormwater Management % Total Non Residential Area % Net Residential Area (NRA) % RESIDENTIAL LAND USE, DWELLING UNIT COUNT AND POPULATION Land Use Area (ha) Units/ha Units % of NRA People/Unit Population Single/Semi Detached ,605 61% 2.8 4,494 Street Oriented Residential (Row Housing) % 2.8 1,134 Low rise / Multi / Medium Units % 1.8 1,102 Total , % 6,730 SUSTAINABILITY MEASURES Population per Net Residential Hectare (p/nrha) 84.1 Dwelling Units per Net Residential Hectare (du/nrha) 32.8 [Single/Semi detached] / [Row Housing; Low rise/medium Density; Medium to High Rise] Unit Radio 61% / 39% Population (%) within 500m of Parkland 100 Population (%) within 400m of Transit Service 100 Population (%) within 600m of Commercial Service 81 Presence/Loss of Natural Areas Protected as Environmental Reserve (ha) 1.0 Conserved as Naturalized Municipal Reserve (ha) 3.9 Lost to Development (ha) 10.7 STUDENT GENERATION STATISTICS Level Public Separate Elementary Junior High School Senior High School Total

15 Appendix 4 File: LDA Kinglet Gardens September 19, 2016 City Boundary 137 AVE 184 ST Anthony Henday Drive School/Park (M.R.) N Natural Maintenance Transportation Utility Corridor Natural Conservation Area Transit Centre Stormwater Lake Retained Public Lands Special Study Area Low Density Residential Medium Density Residential Commercial Mixed Use Future Residential and Associated Uses BYLAW APPROVED BIG LAKE Area Structure Plan (as amended) Note: Location of collector roads and configuration of stormwater management facilities are subject to minor revisions during subdivision and rezoning of the neighbourhood and may not be developed exactly as illustrated. Trumpeter BIG LAKE Arterial Collector Powerline ROW NSP Boundary Area Structure Plan Starling Boundary 199 ST. Horseshoe Lake Glendale Golf Course Neighbourhood 5 YELLOWHEAD TRAIL 215 ST. Hawks Ridge City Boundary Neighbourhood 4 WINTERBURN RD.

16 Big Lake 137 AVE. * 122 Ave. 120 Ave. 119 Ave. * Appendix 5 File: LDA Kinglet Gardens September 19, 2016 Ray Gibbon Dr. BYLAW AMENDMENT TO BIG LAKE Area Structure Plan (as amended) Arterial Collector Powerline ROW Public Utility Corridor NSP Boundary N Area Structure Plan Boundary Amendment Boundary City of Edmonton Boundary Starling Drive Note: Location of collector roads and configuration of stormwater management facilities are subject to minor revisions during subdivision and rezoning of the neighbourhood and may not be developed exactly as illustrated. Starling Hawks Ridge Hawks Ridge Blvd. 231 St. Trumpeter Way Anthony Henday Drive Trumpeter Horseshoe Lake Glendale Golf Course Kinglet Gardens Neighbourhood City of Edmonton Boundary 199 St. Neighbourhood 4 Yellowhead Trail 226 St. Winterburn Rd. (215 St.) Yellowhead Trail Retained Public Lands Natural Maintenance Residential Special Study Area Transportation Utility Corridor Commercial Future Residential and Associated Uses Natural Conservation Area Mixed Use Golf Course Transit Centre School / Park (MR) Natural Area (MR) Stormwater Lake Existing Business Industrial

17 Appendix 6 File: LDA Kinglet Gardens September 19, 2016 N BYLAW KINGLET GARDENS Neighbourhood Structure Plan Low Density Residential Street Oriented Residential (Row Housing) Medium Density Residential Existing Residential Commercial Existing Business Industrial Public Utility Corridor Stormwater Management Facility School / Park Winterburn Road (215 Street NW 120 Ave. NW Hawks Ridge NSP 400m 119 Ave. NW Yellowhead Trail SUSTAINABLE DEVELOPMENT Pocket Park Natural Area - Tree Stand (MR) Natural Area (MR) Natural Area (ER) Natural Area Buffer Wetland (ER) Transit Centre Enhanced Local Entrance Upland Setback Collector Roadway Arterial Roadway NSP Boundary Note: Location of collector roads and configuration of stormwater management facilities are subject to minor revisions during subdivision and rezoning of the neighbourhood and may not be developed exactly as illustrated. 122 Ave. NW 226 Str. NW 231 Street NW (City Boundary) 226 Str. NW 118 Ave. NW

18 INFRASTRUCTURE REPORT Kinglet Gardens NSP Report Background This report includes information on infrastructure requirements and capital costs associated with the development of the Kinglet Gardens neighbourhood. This report is not a full Integrated Infrastructure Management Plan and does not include any financial analysis. NSP Background The Kinglet Gardens Neighbourhood Structure Plan (NSP) is part of the Big Lake Area Structure Plan (ASP) and is located in northwest Edmonton. It is located north of Yellowhead Trail between 215 street and 231 street. In the Big Lake ASP, three neighbourhoods are currently under development (Starling, Trumpeter, and Hawks Ridge) and Kinglet Gardens is the fourth neighborhood to be developed in the ASP. With a gross area of 206 ha and an anticipated population of 6,730 people, Kinglet Gardens makes up less than a quarter of the ASP s gross area and population. Table 1 below includes general ASP and NSP area and population statistics. Table 1 Big Lake ASP and Kinglet Gardens NSP Statistics Big Lake Area Structure Plan Kinglet Gardens Neighbourhood Structure Plan Gross Area (ha) % of ASP Gross Area 22% Net Residential Area (ha) % of ASP Net Residential Area 22% Population 28,089 6,730 % of ASP Population 24% Kinglet Gardens includes a significant amount of existing rural residential land uses, an existing park, a wetland, existing business industrial land as well as agricultural land. The proposed Kinglet Gardens NSP primarily includes residential land uses along with a mix of supporting land uses such as a school, parks, commercial land uses, natural areas, public utility corridors and storm water management facilities. Of the total gross area of 206 ha, approximately 28.1% (57.9 ha) comprises existing residential land uses, 1.5% (3.1 ha) existing business industrial land and 2.8% (5.8 ha) is an existing school/park. In addition, 38.8 % (80.0 ha) is allocated for the development of residential units, 15.8% (32.6 ha) for circulation, right-of-ways and utilities, 9.2% (19 ha) for parks and storm water management facilities, 1.5% (3.1 ha) for environmental reserve, and 2.1% (4.3 ha) for commercial and mixed use commercial development. 1

19 A range of housing opportunities are planned to be provided in Kinglet Gardens to create demographic diversity and affordability in the neighbourhood. The new residential areas are anticipated to be comprised of single family homes (80%), row housing (11%) and low rise apartment units (9%). The land use breakdown of the proposed Kinglet Gardens NSP is shown in Figure 1. A further breakdown of the residential land uses is included in Table 2. Figure 1 Land Use Breakdown Commercial and Mixed Use Non Residential 2% Environmental and Wetland Environmental Reserve 2% Existing Uses 32% Circulation, RoW and Utilities 16% Residential 39% Single Family 80% Low Rise 9% Row Housing 11% Parks, Natural Areas and Storm Water Management 9% Table 2 Residential Land Use and Population Breakdown Area (in ha) Units per hectare Number of units % of Net residential area People per unit Population Single/Semi-Detached ,605 80% 2.8 4,494 Row Housing % 2.8 1,134 Low-Rise/Medium Density % 1.8 1,102 Total , % 6,730 Population Build-Out The developer anticipates that the Kinglet Gardens Neighbourhood will be built-out over approximately 15 years. Development is planned to begin as early as 2017 and be completed by The City forecasted population scenario is somewhat different, however. According to the City s most recent projections, it will take until at least 2047 to reach the anticipated build out. 2

20 Major Neighbourhood Infrastructure The infrastructure information discussed in this section is based on data from city departments and the development proponent. The major infrastructure required to serve the Kinglet Gardens neighbourhood is as follows: Community Facilities The Kinglet Gardens neighbourhood will eventually make use of the proposed Lewis Farms Community Recreation Centre and Library located, near 92 Avenue in the Rosenthal neighborhood. Prior to the opening of Lewis Farms, Kinglet Gardens could be serviced by Peter Hemingway Fitness & Leisure Centre or Jasper Place Fitness & Leisure Centre. No additional community facilities will be constructed to serve the neighbourhood. Library The proposed Lewis Farms Community Recreation Centre and Library will serve the Kinglet Gardens Neighbourhood in the future. In the interim there is a smaller library location in West Henday that provides services to the community in the vicinity of Lewis Farms that could also serve Kinglet Gardens. Customers could also obtain library services at the Lois Hole Library Branch in the interim. Parks The Kinglet Gardens neighbourhood will include the development of 13.7 ha of park space, which will be comprised of an existing school and community park site and additional pocket parks, natural areas, and greenways. It is expected that all or the majority of the park development costs will need to be borne by the City. Fire There is a proposed fire station in Big Lake at approximately 199 street and 121 avenue that will help in covering the Kinglet Gardens neighbourhood. No additional fire stations are planned for the Big Lake area at this time. However, the newly opened Station 29, Lewis Farms can provide additional support along with other stations throughout the city. Police The proposed Northwest Divisional Station will provide service to the Big Lake area, including Kinglet Gardens. The purchase of new police vehicles will be required to service the Kinglet Gardens Neighbourhood. Drainage The developers in Kinglet Gardens will construct and pay for the sanitary and storm systems, with trunk sized infrastructure being cost-shared under the Permanent Area Contribution system. The City is not anticipated to be required to fund any storm or sanitary infrastructure to service the neighbourhood. Transportation Roads The area developers will fund and construct local and collector roadways, but there are some costs that the City will be responsible for. 3

21 The existing 122 Avenue through the country residential pocket will need to be upgraded to an urbanized collector standard should transit routing be initiated in the future. This cost will fall on the City, as the area was previously developed. The same can be said for potential upgrades along 121 Avenue, should it be used for transit routing in the future. Portions of the existing rural 122 Avenue and 226 Street adjacent to the school site will need to be upgraded to an urban collector standard to facilitate development of the school site. The current proposal is that the school site should be split 75%/25% between the Developers and the City. The existing interchange at 215 Street and Yellowhead Trail needs some major upgrades in the long term, as well as short-term improvements to accommodate development. High level estimates by Facility and Capital Planning pegged the short-term improvement costs at $0.6 Million. It is expected that the developer will share in the costs of these interim upgrades. In the long term, the interchange requires whole-scale reconfiguration. Because of the proximity of 215 Street to Anthony Henday, there is a high likelihood that basket weaves will be required along Highway 16 to separate the weaving maneuvers. Although the exact scope/configuration is not known, it is anticipated that costs for this could be as high as $200 million. The cost for Interchange improvement will be shared 50%/50% between Big Lake ASP and Winterburn ASP. The developers will also construct the majority of the required arterial roadways in the area. The existing Arterial Roads for Development Bylaw includes a schedule for the Big Lake area which outlines the developers arterial responsibilities in the area. The City is responsible for any required arterial construction over and above the bylaw requirements. Transportation - Transit Transit service to the Kinglet Gardens neighbourhood will initially come from the proposed Lewis Farms Transit Centre along 215 street. In the longer term, a transit centre will need to be constructed in the Big Lake neighbourhood, likely between 2025 and 2030 to meet the needs of the area. Waste Management The existing Eco stations in Ambleside and Coronation will serve the Kinglet Gardens NSP area. No Eco station will be constructed in the Big Lake area. Development of the Kinglet Gardens neighbourhood will require the purchase of additional waste vehicles to service the neighbourhood. General Infrastructure Capital Cost Breakdown The amount of infrastructure required to be built by both the developer and the City of Edmonton is a function of many things, including the design of the community, the service standards provided, the amount and density of population served, and the presence of existing infrastructure. Tables 3 and 4 detail the anticipated amount of infrastructure required for the proposed neighbourhood, the approximate cost in 2016 dollars, and the party responsible for its construction based on current standard practice. It should be noted that developers may choose to pay additional development costs. The costs in Tables 3 and 4 only include the initial capital cost of infrastructure and do not include operations, maintenance, or life cycle costs. 4

22 For the roads portion, it is assumed that the construction cost of the initial 4-lanes of an arterial is the responsibility of the neighbourhood it falls within or that the cost is split between adjacent neighbourhoods if the arterial is located along a neighbourhood boundary. It is further assumed that the cost of an arterial 6-lane widening benefits the area as a whole and the widening cost from 4 to 6 lanes in the ASP area is therefore apportioned to all the neighbourhoods in the ASP based on the gross developable area. Similarly, the city funded interchange costs are apportioned to the five neighbourhoods in the ASP based on the gross developable area. The proposed fire station and transit centre will have an area-wide (or larger) benefit. As a result, the capital costs for these facilities were apportioned to all neighbourhoods within the ASP on a per capita basis. For the Kinglet Gardens neighbourhood, it is anticipated that a future developer infrastructure investment of approximately $66 million as well as a future City capital investment of approximately $44 million will be required. Table 3 Developer Funded Kinglet Gardens Neighbourhood Infrastructure Infrastructure Type Quantity Kinglet Gardens Neighbourhood Cost (2016 $) Local Road (lane km) 15 $ 13,595,000 Collector Road (lane km) 9 $ 12,188,000 Arterial Road (lane km) 5 $ 3,075,000 Wildlife Crossing 7 $ 1,850,000 Interchange Interim Upgrades $ 82,161 Shared Use path (km) 5 $ 1,041,000 Local Storm Pipes (km) 8 $ 5,136,000 Collector Storm Pipes (km) 4 $ 3,504,000 Local Sanitary Pipes (km) 8 $ 3,701,000 Collector Sanitary Pipes (km) 4 $ 2,414,000 Service Connections (#) 1,202 $ 5,489,000 Stormwater Management Facilities (#) 3 $ 12,200,000 Outfalls (#) 2 $ 2,000,000 TOTAL $ 66,275,161 Table 4 City Funded Kinglet Gardens Neighbourhood Infrastructure 5

23 Infrastructure Type Quantity Kinglet Gardens Neighbourhood Proportional Cost (2015 $) Police 5 $ 260,000 Roadways Upgrade (lane km) 3 $ 3,301,000 Interchange Reconfiguration 1 $ 27,387,000 Parks (ha) 14 $ 2,725,000 Transit - buses (#) 9 $ 5,432,000 Transit Centre 1 $ 1,418,000 Fire Station 1 $ 3,115,000 Waste Collection $ 691,000 TOTAL $ 44,329,000 Qualifications for Tables 3 and 4 The information in Tables 3 and 4 is derived from consultations with the proponent's consultants and the areas responsible for the asset's provision and maintenance. The following additional information is provided to help qualify the quantities and costs in the tables: Drainage Services The costs for storm and sanitary pipes, storm water management facilities, service connections, and other storm and sanitary related costs were provided by the proponent. Edmonton Police Service (EPS) Police related costs in Table 4 only include the capital costs associated with the purchase of new police vehicles to service the Kinglet Gardens neighbourhood. Parks The NSP identifies 14.2 ha of park development. Parks capital costs include the grade, level, and seeding of parkland, the provision of trees per park design standards, as well as the preservation of natural areas. Table 4 assumes that all park development costs will be borne by the City. It should be noted that in the past, some developers have contributed to park development costs in some neighbourhoods. Transportation (Roadways) Costs for local roads, collector roads, arterial roads, and shared use paths were supplied by the proponent. Table 4 includes Kinglet Garden s proportional share of the City s roadway upgrades and interchange upgrades. Transportation (Transit) 6

24 Transit costs included in Table 4 are associated with the purchase of new buses to serve the Kinglet Gardens Neighbourhood. Waste Management Table 4 includes the waste management costs associated with the purchase of new vehicles and bins. Impacts of the Kinglet Gardens Neighbourhood on Future City Budgets In addition to the initial infrastructure capital costs associated with neighbourhood development, there will also be associated operating and life cycle costs that would require City funding allocations in Operating, Utilities and Capital Budgets. The neighbourhood will require City funding to provide additional police, transit and waste personnel to provide service to the Kinglet Gardens Neighbourhood. As the area develops and ages, the City will also need to fund police vehicle maintenance and replacement, bus refurbishment and replacement, park development and maintenance, roadway maintenance and snow removal, arterial road widening, etc. If the neighbourhood develops as planned and construction begins in 2017, City funding for capital expenditures, operations and maintenance may be required as early as The current Capital Budget does not include funding for expenditures related to the development of this neighbourhood. If development does occur as anticipated, budget adjustments would be needed to meet the needs of the developing area. A lack of funding for the infrastructure required to service the area would delay the construction of the infrastructure (such as neighbourhood parks) or the provision of service (such as transit). Prepared by: Infrastructure and Funding Strategies Date: August 16,

25 Appendix 8 File: LDA Kinglet Gardens September 19, 2016 APPLICATION SUMMARY INFORMATION Application Type: Area Structure Plan Amendment and Neighbourhood Structure Plan Adoption Bylaws: and Location: North of Yellowhead Trail and west of Winterburn Road (215 Street) NW Site Area: ha (Kinglet Gardens Neighbourhood Structure Plan) Neighbourhood: Kinglet Gardens Ward - Councillor: Notified Community Organization(s): Applicant: 1 Andrew Knack Cumberland/Oxford Community League, Big Lake Estates Homeowners Association Area Council, Westview Village Community Association Stantec Consulting Ltd. PLANNING FRAMEWORK Current Zone(s) and Overlay(s): (AG) Agricultural Zone (RR) Rural Residential Zone (IB) Industrial Business Zone (AP) Public Parks Zone North Saskatchewan River Valley and Ravine Overlay Proposed Zone(s) and Overlay(s): N/A Plan in Effect: Big Lake Area Structure Plan Historic Status: None ADDRESSES LEGAL DESCRIPTIONS Street NW Plan Blk 4 Lot Street NW Plan Blk 5 Lot Winterburn Road NW SE Street NW Plan Blk 4 Lot 7A Street NW Plan Blk 3 Lot Street NW Plan Blk 4 Lot 1C Street NW Plan Blk 4 Lot 1B Street NW Plan Blk 4 Lot Street NW Plan Blk 4 Lot 1D Street NW Plan Blk 3 Lot Street NW Plan Blk 2 Lot 5B Street NW Plan 6157RS Blk 3 Lot R Street NW Plan Blk 2 Lot 5A Street NW Plan Blk 2 Lot Winterburn Road NW Plan 314RS Lot E

26 Appendix 8 File: LDA Kinglet Gardens September 19, Street NW Plan Blk 1 Lot Winterburn Road NW Plan 2362MC Blk RW Lot Winterburn Road NW Plan Blk A Lot 1A Winterburn Road NW Plan 4636MC Blk A Lot Winterburn Road NW NE Street NW NW Street NW Plan Blk 1 Lot Avenue NW Plan Blk A Lot Avenue NW Plan Blk A Lot A Avenue NW Plan Lot F A Avenue NW Plan 6472KS Lot A A Avenue NW Plan 953MC Lot B A Avenue NW Plan 5638MC Lot D Avenue NW Plan Blk 3 Lot Avenue NW Plan Blk 5 Lot Avenue NW Plan Blk 1 Lot B Avenue NW Plan Blk 5 Lot B Avenue NW Plan Blk 5 Lot Avenue NW Plan Blk 3 Lot Avenue NW Plan Blk 5 Lot Avenue NW Plan Blk 1 Lot B Avenue NW Plan Blk 5 Lot B Avenue NW Plan Blk 5 Lot Avenue NW Plan Blk 3 Lot 3B Avenue NW Plan Blk 3 Lot 3A B Avenue NW Plan Blk 5 Lot Avenue NW Plan Blk 1 Lot B Avenue NW Plan Blk 4 Lot B Avenue NW Plan Blk 5 Lot Avenue NW Plan Blk 2 Lot 6B Avenue NW Plan Blk 2 Lot Avenue NW Plan Blk 4 Lot Avenue NW Plan 6157RS Blk 1 Lot Avenue NW Plan Blk 2 Lot 3B A Avenue NW Plan 5945KS Lot D Avenue NW Plan Blk 2 Lot 6A Avenue NW Plan Blk 4 Lot Avenue NW Plan Blk 2 Lot 3A Avenue NW Plan Blk 1 Lot 2D Avenue NW Plan Blk 4 Lot Avenue NW Plan Blk 4 Lot Avenue NW Plan 6157RS Blk 2 Lot Avenue NW Plan Blk 1 Lot 2C Avenue NW Plan 6157RS Blk 2 Lot Avenue NW Plan Blk 1 Lot 2A Avenue NW Plan 6157RS Blk 2 Lot Avenue NW Plan Blk 1 Lot Avenue NW Plan Blk 2 Lot 8B