Wolf Creek Crossing / Lacombe Market Square Outline Plan

Transcription

1 Wolf Creek Crossing / Square Outline Plan Prepared For: Square (C1C) Ltd. Presented By: DGE Civil Engineering Consultants Adopted June , Ave NW Edmonton, AB T6N 1N1 P: F:

2 Contents 1.0 INTRODUCTION Plan Location and Area... 1 l 2.0 SITE CONDITIONS Existing Drainage Existing Features Geotechnical Report Environmental Assessment ASP/MDP & EXISTING OUTLINE PLANS Outline Plan Concept Adjacent Land Use Development Objectives and Principles Proposed Land Use Residential Land Use Commercial Land Use Industrial Land Use Land Use Summary Land Use Districts PHASING TRANSPORTATION NETWORK Arterial Roads Collector Roads Local Roads Lanes Trail/Walkway System TRAFFIC IMPACT SERVICING Water Distribution System... 14

3 8.1.1 Existing Water Utilities Proposed Water Utilities Sanitary Sewer System Existing Sanitary Sewer System n Proposed Sanitary Sewer System Stormwater Management Stormwater Management Facilities Major Overland Drainage Minor Storm Sewer System Shallow Utilities Community Mailboxes EXISTING UTILITIES & ROW S EROSION & SEDIMENT CONTROL PARKS AND OPEN SPACE ENHANCED AMENITIES LANDSCAPE DESIGN CONCEPT Areas A and B Acknowledgments... 20

4 List of Figures Figure 1 - Location Plan Figure 2 - Overall Existing Topography and Features Outline lan Figure 3 - Rezoning Plan Figure 4 - Development Concept Plan Figure 5 - Phasing Plan Figure 6 - Overall Roadways Plan Figure 7 - Overall Trail System Plan Figure 8 - Utilities - Water Figure 9 - Overall Sanitary Sewer Plan Figure 10 - Overall Major Drainage Plan Figure 11 - Overall Storm Sewer Plan Figure 12 - Easements and Shallow Utilities Figure 13 - Overall Erosion Control Plan Figure 14 - Landscape Design Concept

5 1.0 INTRODUCTION The (Outline Plan), for the NW ¼ W4M, was revised on behalf of Square (C1C) Ltd. in accordance with the requirements of the City of Lacombe. This Outline Plan describes the surrounding area and identifies proposed land uses and objectives. In addition, the Outline Plan describes the overall site, traffic impacts, infrastructure servicing, environmental consideration, geotechnical considerations, and development phasing. The purpose of this Outline Plan is to describe the land use framework and development objectives for the proposed Wolf Creek Crossing development. The Outline Plan implements the proposed land use framework and development objectives by identifying the type, size and location of various land uses, density of development, locations of major roadways, conceptual servicing designs and sequence of development. Detailed design of each phase (rezoning and subdivision) will refine the concept presented within this Outline Plan. As the name implies, this plan celebrates Wolf Creek by incorporating and enhancing its presence. The plan provides for the development of residential, commercial, industrial, and park properties, while preserving the environmental integrity of the Wolf Creek basin. Wolf Creek and its tributary channel provide opportunities for the natural environment in the urban area to be protected and enjoyed by adjacent residents and local visitors. The creek basin has been used to provide distinction and buffering between uses, while the trail and roadway network presents the interconnection required to form a community. The mix of land uses is coordinated with existing and proposed development beyond the plan s boundaries, and results in a functional transition between divergent activities. The subject lands are undeveloped agricultural land that contained an old abandoned farmyard located within the northeast quadrant. In the open pasture portion of the site there is a man-made drainage ditch, also known as Wolf Creek, an overhead power line, a right-of-way for a water line, and a high pressure gas line. The quarter section is currently districted Highway Commercial (C4) District, Shopping Centre District (C5), Regional Shopping Centre District (C6) and Future Designation (FD) District. A new set of districts are being proposed to support the outline plan. 1.1 Plan Location and Area The hectare ( acres) existing agricultural site is located within a portion of the northwest quarter of Section 20, Township 40, Range 26, and West of the Fourth Meridian (NW W4M) near the City of Lacombe s eastern limits (see Figure 1 Location Plan). The quarter section is bounded on the north by 50th Avenue (Highway 12), on the west by 45th Street, and on the east and south by quarter section boundary lines. An existing 0.81 hectare (2.0 acre) parcel, under separate ownership, is located at the most northwest section of the quarter and is not part of the Plan Area. Square (C1C) Ltd. Page 1

6 CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE LOCATION PLAN FIGURE 1

7 2.0 SITE CONDITIONS 2.1 Existing Drainage Figure 2 Topography and Natural Features shows the areas topography and natural features of the site. The Outline Plan Area is relatively level with a maximum elevation difference of approximately 3 metres, with the most significant feature being Wolf Creek and its corresponding flood plain. Wolf Creek flows from the south to the north and has a small tributary that enters the creek from the east approximately halfway through the quarter section. Alberta Environment has identified a significant flood plain adjacent to Wolf Creek and its tributary along with the corresponding 1:100 year flood elevations for the flood plain and flood fringe areas. 2.2 Existing Features Prominent features of the site include an old farm yard which was located on higher land in the northeast corner of the quarter and accessed from Highway 12 along with a subdivided lot in the northwest corner of the quarter that contains a commercial site. This site is accessed from 45 th Street. The remaining area of the quarter is pastureland that gently slopes towards Wolf Creek and the northwest corner of the quarter. The existing utility right of ways on the subject land include an Atco Gas pipeline that runs along the north boundary, an abandoned Calgary Power transmission line that runs in a right of way transversely from the southwest corner to the northeast corner of the quarter, a TELUS fibre optics cable that travels east west along the north boundary and then heads south along the east boundary of the site, a drainage right of way that runs north south which encloses Wolf Creek, and a North Red Deer River Water Services Commission waterline right of way that runs along the south boundary and then gently winds north through the center of the quarter. 2.3 Geotechnical Report The geotechnical report was prepared by Hagstrom Geotechnical Services Ltd. in May 2009 based on a total of 17 boreholes drilled throughout the quarter section. The report identifies that the soil structures, in sequential order, consists of topsoil, silt, sand, clay and clay till. The report is summarized as follows: The moist silty topsoil layer ranged from 20 to 76cm in thickness with a moisture content ranging from 8 to 75 percent. One borehole had silt present that ranged from 0.3 to 0.6m in depth and with an in-situ moisture content of 29 percent. Located in 10 of the 17 boreholes was a layer of fine to medium grained brown sand that has a depth ranging from 0.4m to 5.1m and moisture content ranging from 14 to 24 percent. Following the sand was moist, silty yellowish brown and grey clay that was classified as soft to very stiff and a medium to high plasticity and ranged in depth from 5.1 to 9.0m. The moisture content of the clay ranged from 14 to 39 percent. Square (C1C) Ltd. Page 2

8 CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE OVERALL EXISTING TOPOGRAPHY AND FEATURES FIGURE 2

9 Clay till was encountered in all but one borehole at depths ranging from 5.1 to 8.6m. This moist silty clay till was classified as stiff to hard consistency with a low to medium plasticity and an in-situ moisture content of 11 to 20 percent. Outlinelan This Plan Area has a relatively high water table ranging in depths from 1.4m to 4.1m and averaging a depth of approximately 2.7m. There were 4 boreholes where the water table was present at the surface. The borehole testing was completed in April when spring runoff was present. As well, frost conditions were encountered at depths ranging from 60 to 80 centimeters. The geotechnical report indicates that the clay, silt and sand material present are considered to be susceptible to frost. With high moisture content near the ground surface, significant heaving may occur. It is concluded in the report that the soil conditions are considered to be fair for both building foundations and pavement structures. As part of any redesignation application the City may require further investigations and/or identification of extra precautionary measures to be taken. The complete Geotechnical Report is available under separate cover. 2.4 Environmental Assessment A Phase I environmental assessment was conducted by Hagstrom Geotechnical Services Ltd. in May Based on previous and existing site uses of the subject and adjacent lands, the report indicated that there is potential for contaminated soils and therefore recommends that a Phase II environmental assessment be conducted. The ESA Phase 1 is available under a separate cover. As part of any re-designation application the City may require an Environmental Assessment study to ensure the lands are suitable for the intended use. 3.0 ASP/MDP & EXISTING OUTLINE PLANS The Plan Area (NW¼ Sec W4M) is located within the Southeast Lacombe Area Structure Plan (Bylaw No.263). This development will comply with the Municipal Development Plan (Bylaw 405) developed for the City of Lacombe. Adjacent to the subject lands is the MacKenzie Ranch Outline Plan that was adopted by Council in This outline plan will not be negatively affected by the proposed development. The road network, utilities network, trail/walkways network and land uses will be linked to support a contiguous development. In July 2014, the City of Lacombe adopted the Metcalf Ridge Outline Plan, located immediately east of the subject lands. The Metcalf Ridge Outline Plan was designed to complement the Wolf Creek Crossing Outline Plan, such that the road network, utilities network, trail/walkways network and land uses will be linked. Square (C1C) Ltd. Page 3

10 4.0 Outline Plan Concept 4.1 Adjacent Land Use Outlinlan A mix of land uses from residential to industrial surround the Plan Area. A commercial lot is located within the northwest corner of NW W4M. The properties to the north, across Highway 12 (50 th Avenue), include large commercial/industrial subdivisions and are occupied by automobile dealerships, commercial businesses, oilfield servicing businesses, recreational vehicle dealerships and a community church. Both vacant and undeveloped agricultural lands are located to the south of the site, in addition to MacKenzie Ranch, a single-family and multi-family residential subdivision. To the east of the site is an agricultural equipment dealership and undeveloped agricultural land which is currently proposed for a mix of residential development and some expansion of commercial lands. Development to the west, across 45 th Street, consists of a mix of commercial and industrial businesses including a bulk fuelling station, auto wreckers, and various automobile related businesses. The proposed residential development in this Outline Plan will transition smoothly into the residential component of the Mackenzie Ranch Outline Plan Area to the south and to the proposed development found within the Metcalf Ridge Outline Plan. 4.2 Development Objectives and Principles The Outline Plan has been prepared as a comprehensively planned community taking advantage of the locational attributes of this area adjacent to Wolf Creek. Although the first stage of commercial development is expected to occur immediately, the remainder of the Plan Area is anticipated for long-term development that may take many years to build out. Therefore, the Outline Plan has been prepared with maximum flexibility to reflect the changes to the market and the City s policies that are likely to occur over time. The Outline Plan has been prepared to correspond to the following objectives and principles: Provide a framework to deliver high quality, comprehensively planned areas by defining the general pattern and composition of land uses, linkages, servicing design and development staging. Address and accommodate existing constraints (i.e. regional water line, Wolf Creek and surrounding transportation routes) affecting the plan. Ensure the implementation of the plan takes place in an orderly and staged manner. Create opportunities to live, work, and enjoy recreational opportunities within the Plan Area and attract residents from other areas of the City, while recognizing the downtown as the core commercial centre of the City. Square (C1C) Ltd. Page 4

11 Residential Employ best practices for site planning. Outlinelan Provide diverse housing types to meet the needs of the Wolf Creek Crossing community, including seniors and high density housing that creates a diverse community. Prioritize walking and cycling use within the residential and mixed-use areas and to create safe, convenient, and attractive access for residents and visitors of all ages. Provide convenient connectivity to adjacent neighbourhoods. Commercial / Industrial Preserve designated areas within the Plan Area for current and future employment generating users. Respect existing downtown commercial development while integrating new commercial development into the Plan Area. Encourage outdoor cafes and other uses that promote a mix of activity on sidewalks and open space areas. Minimize the potential for conflicts between industrial and residential development areas, while supporting existing industrial development within the area. Municipal Reserve, Open Space, and Public Realm Protect and enhance the Wolf Creek flood plain to continue its role in the environment, while providing visual and physical access opportunities. Ensure there is an equitable distribution of park facilities to meet the area needs. Create open space linkages that will be an amenity for passive recreation and serve as a means of pedestrian connectivity throughout the community. Create active, safe, and comfortable public pedestrian areas between building fronts and the street curb in both residential and commercial areas. Ensure the public realm remains accessible to all residents, including the handicapped, and elderly. Square (C1C) Ltd. Page 5

12 Transportation Provide a logical, safe and efficient transportation system within the Plan Area to accommodate pedestrian, bicycle, and other multi-use modes and the vehicular transportation needs of users moving to, from and within the Plan Area. Outline lan Provide adequate parking, vehicular access, and pedestrian crossings. Provide non-vehicular circulation options throughout the community with special attention to the linkages along Wolf Creek. Ecological Stewardship Develop land in an efficient manner using best practices Promote the development of open spaces and pathway linkages for pedestrian traffic and connect them to surrounding areas. Incorporate open spaces into compatible land uses such as stormwater management facilities, transmission line corridors, and floodways to optimize the use of these areas. Approach development within environmentally sensitive areas, such as Wolf Creek, using best practices. 4.3 Proposed Land Use The proposed Wolf Creek Outline Plan has been designed with careful consideration of the site s natural and physical characteristics. In addition to the foregoing, the design is further supplemented by the goals and objectives outlined within the Southeast Lacombe Area Structure Plan (ASP). The proposed Wolf Creek Outline Plan offers a diverse range of land uses including residential, commercial, industrial, and parks and open space. Figure 4 Development Concept Plan shows the land use concept for the Plan Area. The land uses are assembled within the Plan Area in the form of lowdensity residential, medium density residential, high density residential, commercial, light industrial, parks, environmental reserve and storm water management facilities Residential Land Use Low Density Residential 6.02 ha of land within the Wolf Creek Outline Plan is intended to provide an area for a variety of dwelling types and other uses in accordance with the City of Lacombe R2 - Residential Single & Semi-detached District. The LDR areas have been concentrated within the south central portion of the Plan Area adjacent to open space such as Wolf Creek and the large park site. All LDR lands will be developed as per the current City of Lacombe Land Use Bylaw and in accordance with the ASP. The low density housing is intended to be developed in accordance with the R2 Residential Single & Semi-detached District and provide for a variety of dwelling types with potential uses including detached, duplex and semi-detached dwellings, along with the potential for other allowed discretionary uses. Square (C1C) Ltd. Page 6

13 C4, C5 or C6 C4, C5 or C6 C4, C5 or C6 C4, C5 or C6 UT C4, C5 or C6 C2 WAY GS GS GS GS UT GS C2, C4, C5, C6 GS CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE REZONING PLAN FIGURE 3

14 179 44'06" '20" SERVICE ROAD LOT 5, BLOCK 1, PLAN WOLF CREEK CROSSING / HIGHWAY AVENUE HIGHWAY #12(50TH AVENUE) GOVERNMENT ROAD ALLOWANCE 56' " " SERVICE ROAD LACOMBE MARKET SQUARE LOT 1 BLOCK 1 PLAN COMM. E.R. COMM. COMM. COMM '12" LOT 1 BLOCK 1 MR GOVERNMENT ROAD ALLOWANCE 45TH STREET IND. E.R. E.R. MR P.U.L. MR COMM. MR COMM. COMM. E.R. MR L.D.R. MR COMM. H.D.R. E.R. M.D.R. H.D.R ' L.D.R. H.D.R. (1.77 ha) COMM. (15.74 ha) IND. E.R. M.R. P.U.L. (6.02 ha) M.D.R. (2.27 ha) ROADS TOTAL AREA (10.14 ha) (14.31 ha) (5.88 ha) (1.24 ha) (5.58 ha) (62.95 ha) P.U.L. MR L.D.R. DEVELOPMENT CONCEPT PLAN IND. L.D.R. MR MR ' " 359 S.W. 1/4 OF SEC LOT 4M.R. BLOCK 1 PLAN LOT 5P.U.L. BLOCK 1 PLAN S.W. 1/4 OF SEC FIGURE 4

15 Medium Density Residential Outline lan A medium density residential (MDR) site is proposed for the Wolf Creek Outline Plan within the south east portion of the Plan Area. The site is approximately 2.27 ha in size and has been located to take advantage of its adjacency to the future commercial as well as its access to the neighbourhood collector roads and open space. This MDR site is intended to be developed with duplex, semidetached or rowhouses dwellings and/or other permitted or discretionary uses allowed by the City of Lacombe R4 Residential Mixed District. The MDR site will be adjacent to municipal reserve lands located within the Metcalf Ridge site to the east. The residents of the MDR site will benefit from greenspace and municipal reserve on three of the four adjacent sides. High Density Residential Two high density residential (HDR) sites are proposed for the Wolf Creek Outline Plan within the east central portion of the Plan Area, totaling approximately 1.77 ha in size. The HDR sites are located along the east boundary of the Plan Area, south of Strawberry Plains Way. These HDR sites are approximately 1.8 ha in size and have been located to take advantage of the adjacent commercial sites to the north and west with convenient access to the abutting neighbourhood collector road. These HDR sites are intended to be developed in accordance with the City of Lacombe R6 Residential Apartment District to provide for an area for multi-residential developments which are envisioned to include apartment housing and/or adult care residences. These HDR sites will be located kitty corner to the HDR sites proposed for the Metcalf Ridge development. A portion of Municipal Reserve lands, located in the Metcalf Ridge development, will provide a buffer between the Wolf Creek Crossing HDR sites and single family homes located within Metcalf Ridge. Square (C1C) Ltd. Page 7

16 Land Use Population and Density A forecast of the land use population, units and density is provided in the following table: Table 4-1 Outline lan Low Density Residential Medium Density Residential High Density Residential Total Residential Area (ha) Units/ha Units People/Unit Population Commercial Land Use Commercial Approximately ha of commercial land is proposed within the Plan Area on five sites. The first site is located in the northwest portion of the Plan Area, north of the proposed Light Industrial area, adjacent to Highway 12. This commercial site is approximately 1.08 ha in size, is currently districted C4 Highway Commercial and is intended for vehicle oriented uses adjacent to major transportation routes. All directional access to this commercial site will be provided through the proposed Light Industrial area to the south, as highway access to this commercial site will be limited to right-in, right-out movements only. The second commercial site is located at the southwest intersection of Highway 12 and the north-south collector road. This commercial site is approximately 1.66 ha and is intended for highway commercial uses such as a gas bar, hotel, restaurant and commercial retail units. All directional access to this commercial site will be provided from the neighbourhood s north-south collector road. Two other commercial sites are located south of the Storm Water Pond, West of Wolf Creek Drive. These two sites are approximately 2.42 ha in size and are intended for professional uses such as offices and will be districted C2 Neighbourhood Commercial. Buildings on this commercial site are intended to be multi-storey and located near one or both of the collector roads with parking and ancillary uses located to the rear of the site. This commercial building orientation and type will further augment the commercial development Square (C1C) Ltd. Page 8

17 by providing complementary uses. On-site lighting will be encouraged to be done in a manner that does not allow for light to emit onto adjacent residential sites. The fifth commercial site is located in the northeast portion of the Plan Area, south of Highway 12 and adjacent to the neighbourhood s north-south collector road. The commercial area is approximately ha in size. This area will serve as an area for shopping, eating and service provision, on a scale that will serve as a regional destination. The area will have larger scale commercial uses, such as grocery and retail stores, potentially located at the southern part of this site. Smaller buildings such as multitenant buildings, gas bars and restaurants may be located along the front (northern) part of the site, adjacent to the highway. The site will incorporate the following site planning principles: pedestrian connectivity, CPTED, architectural controls, such as building articulation and facade, landscaping, refuse areas, parking and loading areas. Prior to the issuance of a Development Permit, the developer will work with the City to prepare a set of design controls for the development Industrial Land Use Light Industrial A Light Industrial area, consisting of approximately 10 ha, is located along the west boundary of the Plan Area, between 45 Street and Wolf Creek. The industrial area will be developed with typical light industrial uses that are consistent with the existing light industrial uses located west of 45 Street. Uniform fencing and the use of a treed landscape buffer will be required along the property lines that interface with the Wolf Creek EOS and the collector road to the south. Square (C1C) Ltd. Page 9

18 4.3.4 Land Use Summary Land uses are shown on Figure 4 Development Concept Plan and summarized in Table 4-2 below: Table 4-2 Land Use Zoning Area (ha) Percentage of Developable Area Low Density Residential Medium Density Residential High Density Residential R % R % R % Commercial C % C4, C5, C % Industrial I % ER EOS PUL UT % MR GS % Roads % Totals Developable Area (Total Area ER) MR Required (10% of Developable Area) MR Provided = 5.88 ha Square (C1C) Ltd. Page 10

19 4.4 Land Use Districts The existing land use district designations for the Plan Area includes C4 Highway Commercial, C5 - Shopping Centre and C6 - Regional Shopping Centre District adjacent to Highway 12 while the remainder of the Plan Area is designated FD Future Designation and UT - Utility District. n This Outline Plan proposes: Phase 1A, 1A2 and 2 redistricting to Commercial Districts (C2 and either C4, C5 or C6) and Residential Apartment District (R6) Phase 3 - redistricting to I1 Light Industrial. Phase 4 - redistricting to R2 and R4 as well as the Greenspace District (GS) for the community park site. The Stormwater Management Facilities (SWMF) will be redistricted to (UT) Utility District. The Environmental Reserve areas will be redistricted to the EOS Environmental Open Space District. 5.0 PHASING The proposed development for the quarter has been divided into five phases; 1A, 1A2, 2, 3 & 4. It is anticipated that proposed staging will be based on the availability of servicing and economic conditions impacting the development viability of the site. Construction of the stormwater management facilities is to occur as outlined in Figure 5 Phasing Plan, with Stormwater Management Facility #2 being constructed in Phase 1A2, and Stormwater Management Facility #1 being constructed in Phase 4. The development stages have been laid out in a logical sequence, however, it may be necessary to readjust various phases to better accommodate changing market demand. Each phase may be broken down into smaller sub-phases based on consumer demand. The phasing boundaries can be viewed on Figure 5 Phasing Plan. Environmental Reserves will be dedicated in a phased manner adjacent to each proposed development phase. Square (C1C) Ltd. Page 11

20 WAY CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE SUBDIVISION PHASING PLAN FIGURE 5

21 6.0 TRANSPORTATION NETWORK The Outline Plan Area is serviced with a collector road network in both the commercial and residential areas that connect to existing and proposed road networks adjacent to the proposed development. An overall view of the existing and proposed road network can be seen on Figure 6 Overall Road Plan This quarter is bounded by Highway 12 (50 th Avenue) to the north and 45 th Street to the West. These roads will serve as the main access points for the Plan Area. The proposed collector road system within the Plan Area will be extended to service future development of the lands to the east and south. The proposed road network is designed in accordance with the Southeast Lacombe Area Structure Plan. 6.1 Arterial Roads This development is bounded by Highway 12 (50 th Avenue) to the north that is expected to serve as the main access to this development. The intersection of the proposed north-south collector and Highway 12 (50 th Avenue) will be based on the recommendations from the traffic impact study conducted by MMM Group (available under separate cover). 6.2 Collector Roads There are two major collector roads that are proposed to service the Plan Area: Wolf Creek Drive extends north to south, connecting Highway 12 (50 th Avenue) with the proposed 46 th Avenue, with access to the east boundary provided by 48 th Avenue, and Metcalf Way runs east to west, connecting from the existing 46 th Avenue and 45 th Streets with the proposed Wolf Creek Drive and extends east to the development boundary, as well as providing connectivity to the MacKenzie Ranch area to the south and Metcalf Ridge area to the East. Strawberry Plains Way, a minor collector road, will connect to the proposed Wolf Creek Drive near its midpoint and run east to the development boundary. The proposed major collector roads have a 25 metre right of way allotted and will be designed according to the City of Lacombe s design standards. The proposed minor collector roads have a 20.5 metre right of way allotted and will be designed according to the City of Lacombe s design standards. Square (C1C) Ltd. Page 12

22 way CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE OVERALL ROADWAYS PLAN FIGURE 6

23 6.3 Local Roads The residential neighbourhoods will be serviced by local roads that have an 18 metre road right of way. These local roads will be designed in accordance with the City of Lacombe s design standards. Only two local roads exist. Anna Way is a u-shaped road extending off Metcalf Way and adjoining Wolf Creek Drive. Anna Place extends off of Wolf Creek Crossing. A private access into the MDR roads will not be named. 6.4 Lanes All proposed residential areas will be backing onto ER, park or collector roads and will not have rear lanes. 6.5 Trail/Walkway System In order to provide a linkage between open spaces and focal points throughout communities, as well as providing accessible pedestrian traffic to other areas and future developments a trail system has been incorporated into this outline plan. The collector and local roadways will have sidewalks that link existing developments and the open spaces, such as parks and storm water ponds, and provide a more enjoyable lifestyle and community environment. Play Pockets will be incorporated into these areas along the trail that affords children s play. Play pockets may be large or small and contain manufactured play equipment or natural elements or both. See Figure 7 Overall Trail System Plan. All trails developed within the Environmental Reserve areas are intended to be developed with gravel, in accordance with City of Lacombe standards. 7.0 TRAFFIC IMPACT MMM Group was retained by the owner of the Plan Area to conduct a traffic impact assessment (TIA) in support of the proposed development. The TIA investigated the potential traffic impact of the proposed development on the adjacent road network and reviewed pre-development and post-development traffic operations for the 10-year (2020) and 20-year(2030) horizons at the following key intersections: Highway 12 (50 Avenue) & Wolf Creek Drive Highway 12 (50 Avenue) & 45 Street 45 Street & 46 Avenue Highway 2A & 46 Avenue In addition, MMM Group reviewed the post-development traffic operations at the accesses to the proposed development along Hwy 12. Square (C1C) Ltd. Page 13

24 way CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE OVERALL TRAIL SYSTEM PLAN FIGURE 7

25 At full build-out, assumed by the year 2030, the Wolf Creek development is expected to generate approximately 1,048 and 1,880 new trips per hour during the weekday morning and afternoon peak hour, respectively. At 50% build-out, the development is expected to generate approximately 665 and 1,403 new trips per hour during the weekday morning and afternoon peak hour, respectively. The results of the traffic operations review indicate that all key study intersections are currently operating at level of service (LOS) C or better, and volume-to-capacity (v/c) ratios under By the year 2020, minor changes are expected in the background traffic operations: intersections minor approaches operating at LOS D or better, v/c ratios still under 0.35 and intersection delay increase of maximum two seconds. By the year 2030, significant changes are expected for the background traffic operations: all intersections minor approaches will be working at LOS D or better; although some individual movements will be operating at LOS F. Improvements will be required regarding traffic control or intersection layout and conceptual intersection layouts and traffic control are recommended for both 10- and 20- year horizon, based on the traffic analysis. The Transportation Impact Assessment is available under separate cover. 8.0 SERVICING 8.1 Water Distribution System Existing Water Utilities Existing water utilities surrounding the site include: A 300mm diameter water main that runs east west along the north side of 50 th Avenue A 200mm diameter water main that runs north south along 45 th Street, and A 200mm diameter water main that runs west from the intersection of 46 th Avenue and 45th Street. There is also a North Red Deer River Water Services Commission 750mm diameter trunk line that transects through the centre of the Plan Area that is independent of this development Proposed Water Utilities The water distribution system will consist of 300, 200, and 150 mm diameter mains. The mains will be looped with connection points to the existing mains at Highway 12 (50 th Avenue) and 46 th Avenue at 45 th Street. The proposed mains will also provide connection points for future development to the south and east as shown on Figure 8 Overall Water Distribution Plan and described as follows: Square (C1C) Ltd. Page 14

26 way CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE UTILITIES- WATER FIGURE 8

27 Connection will be made to the existing water main north of Highway 12 (50 th Avenue) with a 300 mm main that will be extended south along the proposed Wolf Creek Drive to 46 th Avenue. A 300 mm main will continue east along Strawberry Plains Way to the east boundary of the subdivision A 300 mm main in Metcalf Way will connect to the existing 200 water main at 45 th street and extend to the east boundary of the development with connections to the MacKenzie Ranch Outline Plan Area to the south, the proposed Wolf Creek Drive and to Metcalf Ridge. The industrial lands along the west boundary would be serviced from existing mains in 45 th Street. Highway and major right of way crossings will be directional drilled to avoid disruption of existing facilities. 8.2 Sanitary Sewer System Existing Sanitary Sewer System The existing sanitary sewers that surround the Plan Area include a 450mm diameter pipe network to the north of 50 th Avenue and a 200, 250, and 450mm diameter pipe network to the west along 45 th Street Proposed Sanitary Sewer System The sanitary sewer network can be seen on Figure 9 Overall Sanitary Plan and is described as follows: The proposed sanitary for the Outline Plan Area includes two networks, one serving the north east and the other the south portions of the Plan Area. The north sewer network consists of 300mm diameter sewer mains that tie-in to the existing 300mm stub north of 50 th Avenue and service the north east area of the Plan Area and 300 mm diameter mains connecting into an existing manhole at 45 th street and 46 th avenue which services the south Plan Area with connections to the MacKenzie Ranch Outline Plan Area and Metcalf Ridge Plan Area. The Industrial lands along the west boundary would be serviced from existing mains along 45 th Street. Sanitary sewer mains would be directional drilled beneath 50 th Avenue (Highway 12) and under the major pipeline right of ways to minimize disruption of service. Connection to the existing manhole at 45 th Street and 46 th Avenue will require a temporary road closure and would be scheduled to minimize traffic disruption. 8.3 Stormwater Management The Outline Plan area within the flood plain will be designated EOS, and areas within the flood fringe will be filled, at a minimum, to the 100 year flood elevations with building being 0.6 m above the 100 year flood elevation. Square (C1C) Ltd. Page 15

28 way CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE OVERALL SANITARY SEWER PLAN FIGURE 9

29 Stormwater runoff for the developed area within the Outline Plan Area will be managed through a series of stormwater management facilities Stormwater Management Facilities Two stormwater management facilities (SWMF), in the form of storm ponds, have been strategically located within the Outline Plan (Figure 10 Overall Major Drainage Plan ). The purpose of these ponds is two-fold: 1) serve as wet detention ponds that will provide storage in excess of the minor and major storm sewer systems based on a 1:100 year storm event. The ponds will be designed to detain and release water runoff into Wolf Creek at a controlled rate via an outlet control structure that is based on a calculated predevelopment rate; and 2) serve as an integral part of the open space system. The commercial, medium and high density residential areas will be required to detain the 1:100 year storm event on site with an allowable release rate of 35 L/s/ha. SWMF 1 is located in the south area of the quarter. The preliminary calculations based on a 1:100 year storm event require this wet pond to detain 4600 m 3 of storage. Its approximate area is 0.87 ha. This pond will be constructed with Phase 3. SWMF 2 is located in the north area of the quarter. The preliminary calculations based on a 1:100 year storm event require this wet pond to detain approximately 10,600 m 3 of storage. Its approximate area is 1.29 ha. This pond will be constructed with Phase 1A2. The industrial areas will be required to detain the 1:100 year storm event on site with an allowable release rate of 3 L/s/ha Major Overland Drainage The major overland drainage of this development is designed to handle water volumes overland when the minor storm sewer system has reached its maximum capacity. The water will be routed overland through streets, lanes and/or other designated areas leading to the SWMF s. To avoid flood damage during a storm event, the site grading and footing elevations will be designed taking the freeboard elevation into consideration. Areas of storage will include wet ponds and any temporary trapped lows located on the streets Minor Storm Sewer System The minor storm sewer system is designed to handle water volumes in a typical 1:5 year storm event. There are four minor storm sewer networks throughout the development, each leading into the SWMF s. This system also includes a grit separator unit in order to provide sediment control prior to entering the pond. In the case where the minor storm system cannot handle the significant water volumes, it will back up through catch basins and flow overland towards the detention ponds. Figure 11 Overall Storm Sewer Plan shows the storm sewer systems. Square (C1C) Ltd. Page 16

30 way CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE OVERALL MAJOR DRAINAGE PLAN FIGURE 10

31 way CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE OVERALL STORM SEWER PLAN FIGURE 11

32 8.4 Shallow Utilities This development will be serviced by extending the existing shallow utilities that are in the adjacent developments. These will include but are not limited to, telephone, cable TV, natural gas, and electricity. 8.5 Community Mailboxes It is proposed that Canada Post will service the residential component of this community. Correspondence with Canada Post regarding the exact locations will be conducted at the detailed design stage. 9.0 EXISTING UTILITIES & ROW S There are a number of existing utilities and utility right of ways that run throughout the quarter. These include an abandoned transmission line that is owned by Calgary Power that runs transversely across the quarter, ATCO Gas & ATCO Pipelines which have utilities running along the north boundary of the quarter, TELUS fibre optics line that runs along the north and east boundary of the quarter, a 750mm diameter trunk water main that winds north south through the quarter and then heads west along the south boundary and a Northwestern Utility Ltd. pipeline that runs along the north boundary of the quarter. Figure 12 Existing Utilities & ROW s Plan shows the existing utility locations EROSION & SEDIMENT CONTROL Erosion and sediment control plays a significant factor in new developments as it can be detrimental to the environment. The overall goal in erosion and sediment control is to eliminate the negative impact sediment pollution has on the environment, primarily watercourses. Erosion sediment control measures that will be incorporated into this development include; Silt fencing will be installed during the site grading to prevent sediment from entering Wolf Creek, Early seeding will be undertaken after construction activities have concluded in order to help prevent erosion due to runoff, Minimizing disturbed areas will reduce the impact to adjacent land and water bodies, Installing plastic berms along swales or other high water velocity areas to reduce the amount of sediment transportation, Grit Separators Unit these units will be installed during the pond construction to serve as a measure of controlling the sediment prior to entering the detention pond, Square (C1C) Ltd. Page 17

33 way CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE EXISTING EASEMENTS AND SHALLOW UTILITIES FIGURE 12

34 Rip Rap/Erosion Control Blankets these will be installed in areas such as inlet/outlet structures or erosion prone areas to prevent erosion due to high water flows, Sediment Traps these units will be installed in catch basins to reduce the distribution of sediment through the storm sewers and stormwater facilities, Berms may be installed to redirect water runoff, Dust Control water trucks may be used during site grading to prevent blowing dust, and Access Points in order to control the tracking of soil material offsite due to construction traffic, it is important to have very few access points to the site to control the material and make the clean-up easier. Areas of future ER that are disturbed during development will be revegetated with plants and grasses similar to those on the undisturbed areas. Figure 13 Erosion Control Plan shows the location of the access. An ESC Report and Plan will be submitted as a part of the grading application PARKS AND OPEN SPACE Parks and Open Spaces are great focal points for residents to enjoy and interact with the community. There are six areas that will serve as parks or open space in this Outline Plan. The largest area of open space within the Plan Area is the Environmental Reserve surrounding Wolf Creek, and the east tributary, which has an approximate area of ha. This area will be predominantly preserved as natural open space, providing visual relief to passersby and adjacent development sites. It will continue its role as a flood plain and wildlife corridor, while presenting opportunities for residents to come into closer contact with the natural environment on the pathway system. Park space has been provided around Storm Pond 1 and Storm Pond 2, with approximate areas of 0.56 ha and 0.68 ha respectively, to provide for passive recreation amenity space surrounding these ponds. These areas will be more formal than the Environmental Reserve, with landscaping to include lawn, shrubs, and trees in a maintained park setting (Figure 14). Smaller park areas have been provided within the eastern area, adjacent to the Environmental Reserve. These spaces provide visual and physical access to the reserve area, and have the opportunity to serve as sites for minor playground development, coordinated with the larger open space. As linkages between the walkway network and the large open space, they present opportunities for development of pocket parks, with amenities to serve residents as may be determined in the future. A large 4.06 ha park has been allocated in the southeastern portion of the Plan Area in recognition of the district level park planned in the Southeast Area Structure Plan. Square (C1C) Ltd. Page 18

35 way CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE OVERALL EROSION CONTROL PLAN FIGURE 13

36 All parks and open spaces will include pathways and other landscaping amenities to enhance the aesthetics of the community and enable residents and visitors to enjoy the area and partake in various activities such as social interaction, active and passive recreation. The park and open space locations can be seen on Figure 4 Development Concept Plan ENHANCED AMENITIES Enhanced amenities are great for creating an aesthetically attractive community. Some of the enhanced amenities for this development include pathways that meander through the parks and open spaces, landscaping along the pond slopes and benches and garbage receptacles. Other focal points may be incorporated during the later stages of the detail design. The community may be developed with other enhancements such as enhanced landscaping of community entrances, Landscaping, fencing, street lighting, etc. will be determined at the Development Agreement stage between the developer and the City LANDSCAPE DESIGN CONCEPT Stormwater Management Facilities (SWMF), while functional as a utility, can present an open space that may be unattractive if not properly landscaped and designed for community enjoyment. The intent of the landscape design for the two SWMF s within the Plan Area is to provide an amenity which is: Pleasing to the sight, Useable as semi to passive recreation, and Linkage system to larger and more natural open space systems Figure 14 Landscape Design Concept shows some of the enhanced amenities surrounding the storm ponds. The individual pond designs shown on Figure 14 are further described as follows: 13.1 Areas A and B The sites offer large landscaped areas that surround the ponds and includes a meandering path that enhances the visual appeal and functionality of the overall area. With soft and loose lines, the pathway design creates a feeling of relaxation and quietness that enriches the experience of a large open space. Benches will also add to the serenity of the area. The pathways loop around the ponds, connecting at two separate points to the adjacent collector roadways. Square (C1C) Ltd. Page 19

37 PLAY POCKET CITY OF LACOMBE WOLF CREEK CROSSING / LACOMBE MARKET SQUARE LANDSCAPE DESIGN CONCEPT FIGURE 14

38 Plantings will play a large role in appropriately defining the space. A variety of predominantly deciduous plantings that will display a diversity of colours and textures will be used to augment the landscape. The use of perennial plantings will also be used to enhance the ground level landscaping for the spring and summer months. With the above mentioned amenities, these areas will become popular gathering places for the community Acknowledgments Preparation of this plan has been coordinated by DGE Civil Engineering Consultants, based on initial work of MMM Group Limited, supplemented by Eagle River Planning Services. The cooperation and assistance of the City of Lacombe has ensured that the underlying planning issues of the Municipal Development Plan and Southeast Lacombe Area Structure Plan have been addressed, to the benefit of the Developer, the City, and the future residents of Wolf Creek Crossing and Square. Square (C1C) Ltd. Page 20