Airdrie, Alberta KING S HEIGHTS. NEIGHBOURHOOD STRUCTURE PLAN and LAND USE REDESIGNATION Supporting Documentation. Prepared for

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1 Airdrie, Alberta KING S HEIGHTS NEIGHBOURHOOD STRUCTURE PLAN and LAND USE REDESIGNATION Supporting Documentation Prepared for Highview Communities Inc. West 33 Developments Ltd. City of Airdrie Prepared by Brown and Associates Planning Group Sunbow Consulting Ltd. DA Watt Consulting Bassett Associates Adopted by City Council Bylaw No. B-15/2005 April 4th, 2005 Amended Bylaw No. B-44/2005 November 7th, 2005 Amended Bylaw No. B-24/2007 November 5th, 2007 Amended Bylaw No. B-09/2008 October 6th, 2008 Amended Bylaw No. B December 17th, 2012 Amended Bylaw No. B April 7th, 2014 Amended Bylaw No. B-14/2015 July 6th, 2015

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5 TABLE OF CONTENTS Introduction 1 History 1 Ownership within the NSP 1 Justification for the NSP Size 1 Site Information 2 Area 2 Location 2 Legal Description 2 Ownership 3 Proposed Community and Street Names 3 Site Characteristics and Adjacent Uses 4 The Proposal 6 Land Uses 8 Environmental (ER) and Municipal (MR) Reserves 8 Housing Mix 9 Density 9 Phasing 10 Servicing Analysis 11 Sanitary Sewer 11 Storm Water Management 11 Water Mains 11 Shallow Utilities 12 Transportation 13 Traffic Impact Assessment 13 Land Exchange (Net Purchase for Interchange Upgrades) 13 Service Road (Kingsview Way) 13 Other Studies 14 Soil and Groundwater Conditions 14 Historical Resources Impact Assessment (HRIA) 14 Level 1 Environmental Site Assessment 14 Environmental Impact Assessment (EIA) 14 i

6 Conformity to Approved Planning Documents 15 Airdrie Municipal Development Plan (Airdrie City Plan) 15 MD of Rocky View and City of Airdrie Intermunicipal Development Plan (IDP) 22 Southeast Airdrie Community Area Structure Plan (CASP) 24 Process for Amendments to the King s Heights NSP 30 LIST OF TABLES Table 1: Land Use Summary 8 Table 2: Municipal Reserve (MR) Summary by Landowner 9 Table 3: Housing Mix Summary 9 Table 4: Housing Mix Breakdown (Units) 9 Table 5: Density Summary 10 Table 6: Summary of Land Exchange (Net Purchase) Areas 13 APPENDICES Appendix 1: King s Heights NSP and Statistics Appendix 2: Proposed Cross-sections of One-way Residential Service Roads Appendix 3: Open Space Concepts Appendix 4: Sample Business Park and Commercial Images Appendix 5: Sample Residential Streetscapes and Fence Details Appendix 6: Sample Photo of a Stormwater Facility ii

7 INTRODUCTION Brown and Associates Planning Group was retained by the landowners, Highview Communities Inc. Highview, and West 33 Development Ltd. West 33, to prepare a Neighbourhood Structure Plan (NSP) and Land Use Redesignation for their entire holdings within the Southeast Airdrie Community Area Structure Plan (CASP). History The NSP area formed part of the approved Southeast Airdrie CASP, approved by City Council on July 19, 2004 (Bylaw B-29/2004). The CASP identified the subject lands to include commercial (opportunity for mixed use) and industrial (business park) uses in the west and residential including multi-dwelling uses in the east. Other components of the CASP included: an efficient transportation system that would minimize industrial and residential traffic conflicts, stormwater management facilities to address surface runoff storage and water quality, and a generalized open space system, including a regional pathway alignment. Ownership within the NSP Both Highview and West 33 are joint venture companies with various partners. The overall development will be fully managed by Melcor Developments Ltd. Highview s partners include: Melcor, Quantico Capital, Law Investments, Karana Properties, Brian Kowall Holdings, and Sercor Developments. In the past, Highview has been a joint venture partner with Melcor in its development of the Meadowbrook community of Airdrie. More recently, Melcor has been exclusively involved in the development of the Stonegate community in north Airdrie. West 33, a separate joint venture, includes Melcor and Remington Development Corporation, who has been one of the leading edge commercial/industrial developers in Alberta s major centres. Justification for the NSP Size The entire titled holdings for Highview and West 33, or 205 hectares / 507 acres, are included within the King s Heights NSP. There is a significant benefit in reviewing larger NSPs and it is anticipated that it outweighs any risks. The benefit includes the ability to comprehensively review a plan in its entirety, in consideration of the following: the road pattern; land uses, especially the association between the residential, commercial, and industrial uses; the open space system; densities; and stormwater management facilities integrated into the development. There is a risk associated with larger NSPs, whereby certain aspects may need to be revisted over time. Highview, generally representing the residential area, expects some modifications (subdivision and land use) to its subject lands in the latter, more southerly phases and it is prepared to manage its development with this risk. July King s Heights NSP

8 SITE INFORMATION Area The area of the King s Heights NSP is approximately 208 hectares or 514 acres. 8 ST SW 2 1 BIG HILL SPRINGS RD SW EAST LAKE BV SE YANKEE VALLEY RD SE HIGHWAY NTS Location The King s Heights NSP is located in southeast Airdrie, on lands that were annexed into the City in It is bounded on the: west by Highway 2; south by Sharp Hill Way within the City of Airdrie and the MD of Rocky View; east by Range Road 293 (undeveloped); and north by Yankee Valley Road. Legal Description The King s Heights NSP is legally described as follows: Fractional NW33 and SW W4M, all of SE33 and NE W4M, all of Block 1, Plan , and a portion of Road Plan 620LK (Highway 2 service road). King s Heights NSP 2 July 2015

9 Ownership Three landowners comprise holdings within the King s Heights NSP: hectares acres percentage Highview Communities Inc % West 33 Developments Ltd % City of Airdrie (Service Road / Range Road 293) % TOTAL % Proposed Community and Street Names King s Heights is the proposed community name for the NSP. The naming of this community is based on the historic knowledge that the name Airdrie means King s Heights. The topography in this area of Airdrie is characteristic of ridge lands overlooking the Nose Creek valley to the west and therefore, justifies the community name. The eastern boundary of the proposed community coincides with the former Range Road 293 (proposed in part as King s Heights Gate and King s Heights Street). The commercial and industrial portions of the subject NSP may be called Kingsview for marketing purposes but will remain under the King s Heights community. Street names associated with King s Heights for the Highview and West 33 land holdings include: King s Heights, Kingsview, Kingsmere, Kingsbury, Kingston, Kingsbridge, Kingsland, Kingsley, Kingswell, Kingsdown, Kingsport, Kingsville, Kingswood, Kingscote, Kingfisher, Kingsford, Kingsmith. It is understood that the VIEW street type will not be used with the KINGSVIEW street name. A separate application has been made to the City of Airdrie requesting approval of these proposed community and street names. July King s Heights NSP

10 Site Characteristics and Adjacent Uses Generally, the topography forms a series of north-south ridges with two low-lying bands running through the central and east-central portions of the NSP area. A knoll exists behind the oxbow feature (see below). There is an elevation drop of approximately six metres along and parallel to Highway 2 located in the southwestern portion of the NSP. There are several high points offering views to the west and east. Much of the knob and kettle terrain associated within the NSP will be regraded (and terraced) for urban development as none of the sloped lands are considered undevelopable from a slope stability perspective (except for the area proposed as Environmental Reserve). King s Heights NSP 4 July 2015

11 Existing features include: An oxbow with standing water located in the west-central portion of the NSP area. This feature was formed as a result of the development of Highway 2; A minor draw running approximately 200 metres from the oxbow in a northeasterly direction; An abandoned farmstead located off the service road adjacent to Highway 2; and A cluster of trees located in the centre of SE W4M. Adjacent uses include: Highway 2 and existing and future commercial and industrial developments to the west; Sharp Hill country residential development to the south; Range Road 293 and farmstead and farmland to the east containing a general farming operation including the feeding of home raised cattle; Yankee Valley Road and existing commercial and residential development to the north, and the MD of Rocky View municipal works yard located along Yankee Valley Road and northeast of the NSP. July King s Heights NSP

12 THE PROPOSAL King s Heights NSP, when completed, is expected to contain approximately; 40,000 square metres of mixed use commercial development; 195,000 square metres of industrial (business park) development; and 2,400 residential units. Proposed Land Use COMMERCIAL - MIXED USE INDUSTRIAL BUSINESS PARK RESIDENTIAL R-1 RESIDENTIAL R-1S RESIDENTIAL R-1N RESIDENTIAL R-1SL RESIDENTIAL R-2 RESIDENTIAL R-3 RESIDENTIAL R-4 RESIDENTIAL R-5 PUBLIC OPEN SPACE STORMWATER FACILITIES PATHWAY PROPOSED LAND USE REDESIGNATION MAY 2015 NOTE: LAND USE DISTRICTS SHOWN IN THIS NSP DO NOT CONSTITUTE LAND USE APPROVAL. A SEPARATE LAND USE BYLAW AMENDMENT PROCESS IS REQUIRED TO OFFICIALLY ADD LAND USE DISTRICTS TO ALL LANDS ENCOMPASSED BY THIS NSP. King s Heights NSP 6 July 2015

13 Open space will be a minimum of 10% for the residential area and a minor area for the industrial lands, with cash-in-lieu proposed for the balance of the full 10% of the developable lands. Generally, the residential areas comprise a series of crescents and cul-de-sacs in a cellular configuration. Approximately 10% of the residential frontage is proposed with lanes, with the remaining laneless. Given the dynamic nature of the residential housing market, Highview expects the final mix of laned and laneless lots to be determined at each Tentative Plan stage. The mixed use commercial area is proposed as one 35 acre site, located along Yankee Valley Road and Kingsview Boulevard. Uses will initially include retail and personal services in order to fulfill the community s commercial needs. A CMU land use is proposed for this site. The industrial area (business park) located along the western portion of the NSP will retain a high quality architectural appearance to its buildings due to its visibility to Highway 2. Open space is comprised of: a natural oxbow, sloped lands around the southwesterly stormwater facility, two joint use sites for future school building envelopes and associated playfields, pocket parks and linear parks, all linked through local and regional pathways, and walkways. There are three significant linear systems proposed in the King s Heights NSP: 1. A north-south pathway within the undeveloped Range Road 293 on the east side, connecting to the southerly joint use site, and then east-west along the southern limit of the NSP area; 2. An east-west pathway through the central portion of the NSP area, connecting the residential area to the industrial area which terminates at the natural oxbow at Highway 2; and 3. A north-south pathway between the residential and industrial /commercial areas along the overland drainage system A natural glacier erratic (buffalo rubbing stone) was identified during the reconnaissance of the Historical Resources Impact Assessment. It concluded that the erratic was not culturally significant to remain in situ. The Airdrie Regional Recreational Board has indicated its desire to retain and relocate the structure to an appropriate location within the area s park system. The landowner is prepared to provide $500 toward the City s moving of the erratic to a location of its choice. Public Utility Lots (PULs) are proposed for the following purposes; Two stormwater management facilities, one located in the southwest corner of the industrial area, and one located in the south-central portion of the residential area. Both facilities include a permanent water area and a sloped, high water area in order to accommodate all surface runoff requirements and water quality issues, in accordance with City of Airdrie and Alberta Environment standards; and An overland drainage channel required to convey existing surface runoff from lands July King s Heights NSP

14 located northeast of the NSP area to south of the NSP area in the MD of Rocky View. This facility is proposed between the residential and industrial areas to act as a buffer and additional amenity feature. Land Uses The proposed land uses for the NSP area include: CMU (for a mixed use commercial development), IB-1 and DC (IB-1) (for a business park), R-1, R-1S, R-1SL, R-1N, R-2, R-4, R-5 (for a mix of residential housing types), and P-1 (for open space and public utility lots). These uses are summarized in the following table: TABLE 1: LAND USE SUMMARY LAND USE hectares acres R % R-1S % R-1SL % R-1N % R % R % R % IB % DC(IB-1) % CMU % P % ROADS % TOTAL % Environmental (ER) and Municipal (MR) Reserves ER is proposed for the oxbow area (0.86 hectare / 2.12 acres). MR is proposed in the form of: sloped lands around the southwesterly stormwater facility (non-credit 1.49 hectares / 3.68 acres), a portion of former Range Road 293 to accommodate the regional pathway system (non-credit 1.78 hectares / 4.40 acres), two joint use sites for future school building envelopes and associated playfields (6.89 hectares / acres), three pocket parks (1.23 hectares / 3.04 acres), of which one is located in the industrial / business park area, and several linear parks including lands surrounding the residential stormwater facility to accommodate an extensive pathway system (4.61 hectares / acres). King s Heights NSP 8 July 2015

15 A summary of the municipal reserves by landowner is provided in the table below: TABLE 2: MUNICIPAL RESERVE (MR) SUMMARY BY LANDOWNER Holdings MR Provided Landowner hectares acres hectares acres % Highview Communities Inc West Developments Ltd. (incl. net loss exchange between 33 West Developments Ltd. and City of Airdrie) TOTAL Balance of MR to be provided as cash-in-lieu Housing Mix The following table identifies the housing mix, based on land use, of the proposed net residential areas: TABLE 3: HOUSING MIX SUMMARY (ANTICIPATED UNITS) Area No. of Land Use hectares acres units percentage R % R-1S % R-1SL % R-1N % R % R % R % Total , % The single-family residential districts provide flexibility to accommodate a broad range of lot sizes in order to address near future market demands. The proposed multi-family area along Kingsview Boulevard will be appropriately buffered from the commercial and industrial lands by the inclusion of a 20-metre wide overland drainage swale and pathway system. Further design features will include some form of stone wall and wrought-iron fencing with the details to be determined at the development permit stage. Density The residential density for the King s Heights NSP is anticipated at 20.4 units per hectare or 8.3 units per acre (see table below): TABLE 4: HOUSING MIX BREAKDOWN (UNITS) Number of Units Land Use Anticipated R R-1S 604 R-1SL 53 R-1N 374 R R R Total 2,383 July King s Heights NSP

16 Housing Mix (Multifamily vs. Single Detached) Minimum Maximum 30% Multifamily Units 47% Single Detached Units 53% Multifamily Units 70% Single Detached Units Range of Multifamily Units = 30-53% Range of Single Detached Units = 47-70% TABLE 5: DENSITY SUMMARY hectares acres Total Residential Area * Density Range UPH ( UPA) Anticipated Units 2,383 Anticipated Density 20.4 UPH (8.3 UPA) * includes all lands east of and including the overland drainage channel, and half of Kingsview Boulevard north of Kingsview Way. Phasing In general, phasing of the proposed King s Heights NSP is proposed to occur from north to south. It is anticipated that the commercial, the northerly portions of the industrial and the northwesterly portions of the residential area will be developed in the first season after City approvals. Future phases for the industrial area will occur in a southerly direction, while those of the residential area will occur in a south and southeasterly direction. King s Heights NSP 10 July 2015

17 SERVICING ANALYSIS Sanitary Sewer Sanitary sewer servicing to King s Heights will be extended from an off site tie on the west side of Highway No. 2, to be constructed within the Sierra Springs development. Gravity servicing will be extended across the Highway, and will serve approximately 815 acres of development, all in general accordance with the Airdrie SE CASP. As these sanitary sewer facilities will serve lands east of the NSP area, cost sharing will be payable by the owners of those benefiting lands when their sanitary ties are made. Detailed servicing plans will be submitted with the engineering drawings for the first phase of King s Heights. Storm Water Management Storm water management facilities to serve the subject lands will be constructed in accordance with the City of Airdrie Master Drainage Plan by Westhoff Engineering Resources Inc., and the King s Heights Master Drainage Plan, including the following: Conveyance of up to the 1:100 year storm flows, at pre-development rates from off site lands north and east of the Kings Heights development, in accordance with Alberta Environment requirements. The size of the off site areas, and resultant pre development flows were defined in the City of Airdrie Master Drainage Plan. On site storm water management facilities as necessary to treat and detain post development runoff in accordance with Alberta Environment and City of Airdrie requirements. The layout of the storm water management facilities as shown on the NSP was revised from those as shown in the SE Airdrie Area Structure Plan, therefore an ASP revision will proceed concurrently with the NSP. Off site storm mains, to convey rate controlled discharge of treated storm water, across Highway No. 2, to Nose Creek, all in accordance with Alberta Environment and City of Airdrie requirements. Best management practises will be based on established drainage criteria, considering: approved plans (Alberta Environment, The City Plan, CASP); proposed land uses; and hydraulic and environmental impacts on surrounding and downstream lands. Water Mains Water servicing for King s Heights will be extended from existing facilities in two locations north of the development, and from proposed development in Sierra Springs on the west side of Highway No. 2, all in general accordance with the SE Airdrie CASP. Internal water main sizing and looping will be confirmed with engineering design. July King s Heights NSP

18 This will include isolation valve, and hydrant coverage locations. Shallow Utilities Shallow utility servicing for the King s Heights development will be facilitated by extension of existing adjacent electrical, telephone, gas and cable television infrastructure. King s Heights NSP 12 July 2015

19 TRANSPORTATION Traffic Impact Assessment A Traffic Impact Assessment addressing such items as access points, road sizes based on expected traffic volumes, and potential short cutting traffic, are addressed under separate cover by DA Watt Consulting Ltd. Future Transit Considerations The City of Airdrie has indicated the need to address future transit service into the King s Heights NSP. While there is no immediate need for this service, the following criteria help to locate future transit routes and stops: locate transit routes on primary collector / collector road standards mainly at intersections in order to promote ease of accessibility, thereby providing the opportunity to increase transit ridership, and locate transit stops where there is little or no conflict with driveways. This may necessitate a near-side (from intersection) location, rather than the more desirable far-side (from intersection) location. Land Exchange (Net Purchase) for Interchange Upgrades A land exchange (net purchase) between West 33 and the City of Airdrie is proposed at the northwest corner of the NSP area. This is proposed in response to future road upgrades to the Yankee Valley Road / Highway 2 interchange. The following table summarizes these areas: TABLE 6: SUMMARY OF LAND EXCHANGE (NET PURCHASE) AREAS hectares acres Required from West 33 for interchange upgrade Surplus to West 33 (from City of Airdrie) Net Purchase Service Road (Kingsview Way) It is anticipated that the service road will remain in its existing rural cross-section condition, where it is to be retained. This will allow the oxbow area to remain without disturbance. The alignment of the service road will be retained through the most part in its original location with ties as follows; at the north where it will tie into the future east-west portion of Kingsview Way, and at the south where it will connect to Sharp Hill Way in a configuration that is aligned to the future half-diamond interchange design. July King s Heights NSP

20 OTHER STUDIES The following studies were prepared and submitted to the City of Airdrie for its review as part of the Southeast Airdrie CASP process: Soil and Groundwater Conditions Soil and groundwater testing and reporting was undertaken in November 2003 by McIntosh Lalani Engineering Ltd. and concluded that soil and groundwater conditions are generally conducive to future development. Historical Resources Impact Assessment (HRIA) Aresco Limited completed an HRIA on the subject lands in the Fall of 2003, with its findings submitted to Alberta Community Development in the Summer of No mitigation measures were proposed provided the oxbow area was to remain as Environmental Reserve, which the NSP proposes. Level 1 Environmental Site Assessment (ESA) A Level 1 ESA was completed by Base Property Consultants Ltd. in November No serious environmental impairments exist on the subject lands. Normal environmental investigative procedures will be required when the existing, abandoned homestead (and associated septic tanks and water well) is prepared for future development. Environmental Impact Assessment (EIA) Ursus Ecosystems Ltd. was commissioned in April 2004 to complete an EIA for the NSP area. Its findings concluded that the subject lands have low regional and local significance to native vegetation, habitat and species at risk and wildlife movements. The nature of the oxbow adjacent to Highway 2 could be considered as environmentally significant. This feature is proposed as Environmental Reserve. King s Heights NSP 14 July 2015

21 CONFORMITY TO APPROVED PLANNING DOCUMENTS Airdrie Municipal Development Plan (Airdrie City Plan) The most recent Airdrie City Plan was adopted by City Council in February 2004 as Bylaw B-04/2004. The overriding theme in the growth management of the City of Airdrie is its, commitment to working towards the triple bottom line of the 21 st Century ; social wellbeing, environmental responsibility and fiscal accountability. This is achieved through the examination of the various policies of the Airdrie City Plan; a number of which are applicable to the King s Heights NSP proposal with significant ones listed below: Policy 1-1B.3 Housing Strategy The City encourages developers to establish guidelines and architectural controls for housing developments, which enhance interaction and communications, provide a sense of community and are pedestrian friendly. Melcor (Highview) proposes to incorporate its own architectural guidelines within its residential lands. This action provides a sense of community pride and is Melcor s practice in its other Airdrie and Calgary communities. Policy Environmental Responsibility Developers shall be required to demonstrate how proposed construction projects and new developments contribute to community health, utilize environmentally sound practices and conserve resources. Within the King s Heights community, there is the opportunity to live, work, shop and recreate as provided by the proposed land use mix including a well-integrated pathway system. This will provide the catalyst for a more sustainable community and healthier lifestyle by increasing the propensity to walk and cycle, thereby decreasing the dependency on the vehicle. Policy Environmental Responsibility Major drainage and water courses shall be protected from development, dedicated as environmental reserve and integrated into urban development in a manner which minimizes disruption of the natural drainage system. An oxbow located adjacent to Highway 2 is proposed as environmental reserve. It will be augmented with some municipal reserve and pathway system in order to provide a more cohesive public open space. Policy Environmental Responsibility All new developments shall be required to regulate and control surface runoff during and following construction and shall include the incorporation of treatment for storm water run off designed to improve the quality of the runoff entering the receiving body. July King s Heights NSP

22 The development of King s Heights will create surface runoff that requires, under municipal and provincial regulations, to be purified before entering Nose Creek. This will be achieved through the establishment and function of a series of stormwater facilities. Policy Fiscal Accountability The City of Airdrie shall prepare Fiscal Impact Analysis of all Community Area Structure Plan and Neighbourhood Structure Plan documents to ensure that the long term fiscal implications to the City and taxpayer are evaluated. City Administration will provide this analysis for the King s Heights NSP. Policy Fiscal Accountability Non-residential and residential lands in The City of Airdrie shall be developed in a fashion that leads to an assessment split of 40 percent non-residential and 60 percent residential at build out. King s Heights proposes a 51/49 split between non-residential (commercial and industrial) and residential land uses, respectively. Policy Sequence of Development Future development shall be permitted only in locations that can be accommodated by logical extensions of the municipal infrastructure, and that follow a logical sequencing of development. The proposed infrastructure for King s Heights is intended to tie to existing infrastructure in the north and west. A logical progression will occur, on a phase by phase basis, generally from north to south in order to minimize overall infrastructure costs. Policy Residential Development A high standard of visual amenity shall be incorporated into all new development areas by capitalizing on varied visual impressions produced by such features as road configuration, integrated open space, sensitive use of building materials, or colours, landscaping and architectural styles. Visual awareness and community pride will be achieved through architectural guidelines imposed by the developer and visual variety through urban design components such as; the one-way residential service roads on King s Heights Boulevard and King s Heights Way, placement of buildings, and their relationship to open spaces, and the distribution of open space components in relation to residential development cells. King s Heights NSP 16 July 2015

23 Policy Residential Development Community Area Structure Plans and Neighbourhood Structure Plans shall demonstrate sensitivity to established residential edges with regard to style and density. At the south end of the NSP area, the proposed interface with the MD of Rocky View country residential development of Sharp Hill will be single detached residential housing form, separated by 40th Avenue, a four lane arterial road. The south boundary of the NSP area will create an enhanced interface through improvements such as the window street, green street, and regional pathway along the north side of 40th Avenue. Policy Residential Development The range, style and type of single dwelling development shall be approved in Neighbourhood Structure Plans and may be dependent on the inclusion of design features such as, but not limited to: Paved lanes, parking pads and driveways; Architectural controls; Varied front yard setbacks; Uniform perimeter fencing including rear garbage enclosures; Separated sidewalks and landscaped boulevards; Entrance treatments; Open space; Rear attached/detached garages; Landscape plan All of the above components will be formalized by the developer as part of its marketing strategy/ies prior to commencement of construction. Policy Residential Development In addition to small lot and semi-detached dwellings, affordable housing developments are encouraged to take the form of multi-unit complexes, attached housing or suites so as to capitalize on energy efficiencies and reduce land consumption. Such housing shall be designed to blend into the overall streetscape. A significant amount of multi-unit residential development is proposed for King s Heights. Over 50% of the proposed housing stock is expected to be in the form of semi-detached, townhouses and/or apartments. As with any single detached residential housing form, these sites will be architecturally controlled. Policy Residential Development July King s Heights NSP

24 The City shall encourage multi unit high density development to locate in proximity to shopping facilities, institutions, parks or open space and have good access to arterial roadways and public transit service. All multi-unit developments proposed for King s Heights are located on arterial roadways and public transit service. Over 44% of the proposed multi unit housing stock is located across Kingsview Boulevard to the commercial development. Two other sites are in close proximity to the larger municipal reserve parcels (joint use sites). Policy 2-2E.1 Mixed Use Commercial Developers of lands shown as Mixed Use Commercial in this Plan shall provide for design and specific uses which enhance the interface between conventional residential and commercial cells. The mixed use commercial site located at Yankee Valley Road and Kingsview Boulevard will incorporate architectural guidelines intended to, among other items, enhance the interface with existing and future adjacent residential developments. Policy Industrial Industrial areas shall be provided with direct linkages to major transportation routes and mixing of industrial and residential traffic shall be discouraged. The proposed industrial area is located adjacent to Highway 2 with direct access to Yankee Valley Road / Highway 2 via Kingsview Boulevard and ultimately, Highway 2 via Sharp Hill Way upon Alberta Transportation s construction of the half-diamond interchange. None of the truck traffic is designed to mix directly with residential traffic. Policy Industrial Industrial development should incorporate open space and amenity areas for the benefit of the employees, and sidewalks or pathways should be included to allow access to all sites from future transit routes. Public open space with a local pathway system which ties to the residential areas is proposed for the industrial area. The future transit route proposed for Kingsview Boulevard (the industrial spine roadway) will contain separate walks on both sides with walks/pathways that tie to it from the adjoining industrial streets. Policy Industrial Industrial buildings visible from major transportation routes shall incorporate high standards of landscaping, lighting, signage, exterior finish and architectural interest. Architectural guidelines are proposed for all of the industrial lands, that will address elements such as; landscaping, storage, signage, exterior finishes, including performance standards (lighting, noise). Policy Parks, Schools and Open Space King s Heights NSP 18 July 2015

25 Environmental Reserve shall be provided as required adjacent to and including major watercourses and drainage areas, and land may be augmented with Municipal Reserve to ensure the open space is functional and continuous pathway systems can be constructed. An oxbow located adjacent to Highway 2 is proposed as environmental reserve. This natural open space will be augmented with some municipal reserve and pathway system in order to provide a more cohesive public open space. Policy Parks, Schools and Open Space The provision of regional and local pathways and local tot lots or playgrounds shall be detailed in a park concept plan approved by the Airdrie Regional Recreation Board at the Neighbourhood Area Structure Plan stage. A park concept plan is prepared under separate cover to be approved by the Airdrie Regional Recreation Board. It will identify the interconnectivity proposed by the local and regional pathway system, including local tot lots. Policy Parks, Schools and Open Space Emphasis shall be placed on the provision of useable open space when dedicating credit Municipal Reserve. Walkways which solely provide connections between streets and facilities shall be provided as part of the road system or as Public Utility Lots. A mixture of municipal reserves is proposed in King s Heights. These range from linear parks for functional regional and local pathways, tot lots or playgrounds, play fields for soccer and baseball, and possible future school sites. Policy 2-4A.1 Schools All new developments or subdivisions shall consider the land requirements of the affected School Boards in the development of their plans. Two school sites have been located in King s Heights one located in the north and one in the south abutting former Range Road 293, where there is an opportunity to join it with a future facility on the lands to the east. An amendment to the Southeast Airdrie CASP is required for this configuration to occur. Policy 2-4B.3 Community Facilities Facilities such as baseball diamonds and soccer pitches should be provided as need and support is demonstrated and may form part of the overall open space plan and municipal reserve dedication. Play fields such as baseball diamonds and soccer pitches are proposed in King s Heights and will be incorporated into the parks concept plan to be submitted to the Airdrie Regional Recreation Board. Policy 2-4B.7 Community Facilities July King s Heights NSP

26 Sites for religious assemblies shall be located so as to reduce traffic and parking impacts on adjacent development while still providing community access and support A church facility may be located within the industrial lands which will not impact any residential traffic or parking, and still be able to provide excellent community access. Policy Utilities, Public and Private All new development areas shall be required to be serviced by all utilities including municipal services and private utilities. The location of these utilities is to be identified at the earliest possible time in the planning process. The City shall strive to insure that utility easements and rights of way are located in a manner which maximizes utilization, respects the natural environment and enhances the opportunity for the rights of way to complement the open space system. Utilities will be designed to City of Airdrie standards and in a manner so as to minimize the impact of easements on the open space system. Policy Storm Water Retention, Drainage and Flood Mitigation New developments shall install storm water retention facilities as a means of preventing direct drainage to existing watercourses. Stormwater lakes shall be dedicated as public utility lots. Stormwater retention facilities are proposed for the King s Heights community. This will ensure that the water quality upon exiting the community and before entering the Nose Creek system will be of an acceptable level. These facilities will be designated as public utility lots. A stormwater management report has been prepared by Sunbow Consulting Ltd. and submitted under cover. Policy Transportation The planning, design and construction of all major roadways shall be undertaken in a manner to minimize the effects of noise, fumes and traffic hazards on existing and future residential development. Emphasis on community well being and aesthetics is encouraged in addition to standard engineering requirements. All noise attenuation requirements for 40th Avenue East shall be included in the scope of the 40th Avenue East project. Standard wood screen fencing will be installed by the developer along the north side of 40 Avenue (toward King s Heights only) in the interim. Apart from this, most major roadways with high traffic volumes will bypass the future residential development of King s Heights. Residential traffic will be contained within the localized collector system intended for local traffic only. Standard engineering requirements will be maintained throughout the community s roadway design. Policy Transportation The City shall maintain a standard of roadways appropriate to the intended use. Variation King s Heights NSP 20 July 2015

27 of City standards may be approved in circumstances provided supporting documentation is submitted to justify the proposed changes and where the changes complement the development of a unique community. In most cases, City of Airdrie roadway standards are to be maintained within the King s Heights community. Exceptions are to include; a dual left turn, undivided major on the straight segment of Kingsview Boulevard; one-way residential service roads along King s Heights Boulevard and King s Heights Way, where the latter two modifications are proposed in response to higher traffic volumes in a residential area. Policy Transportation Where appropriate the City shall review and incorporate traffic calming techniques and design standards which slow traffic and enhance safety. Traffic calming devices such as pavement narrowing, raised asphalt, signage or a combination of all three will be evaluated by the City at strategic locations in order to avoid pedestrian/bicyclist/vehicular conflicts (i.e. slow traffic and enhance safety). Policy Transportation The Highway 2 Corridor through Airdrie should be evaluated with the goal of enhancing the appearance of this corridor. Architectural guidelines are proposed for all of the industrial lands that will address elements such as; landscaping, storage, signage, exterior finishes, including performance standards (lighting, noise). Policy 3-3A.2 Noise Where necessary, new developments shall incorporate berms, fencing, landscaping or a combination of all three in order to mitigate excessive noise levels. The aesthetics of the area shall be taken into consideration when determining appropriate measures. Noise attenuation analyses will be required at the tentative plan stage when development details are more definite, thus allowing the developer to determine the best combination of berming, fencing or landscaping in order to mitigate any noise issue. Policy 3-3B.3 Public Transit The location of major trip generators and attractions should be such that it optimizes transit routes and their extensions. The public transit routes proposed for King s Heights will be located along major July King s Heights NSP

28 trip generators such as the commercial and industrial developments, the multi unit residential sites and the larger public open spaces (joint use sites). MD of Rocky View and City of Airdrie Intermunicipal Development Plan (IDP) It should be noted that the IDP identifies the subject lands as located within the MD of Rocky View. Therefore, the IDP requires an amendment by the City of Airdrie that would include the subject lands into the City of Airdrie and exclude them from the MD of Rocky View. One of the goals of the IDP is relevant to the proposed King s Heights NSP: To facilitate the City of Airdrie s ability to implement its long-term growth strategy as it affects lands located outside of the current City limits while considering the interests and objectives of the MD of Rocky View The subject lands were annexed into the City of Airdrie in July 2003 in response to its urban growth needs, in particular, to achieve a favourable Triple Bottom Line in the form of social well-being, environmental responsibility, and fiscal accountability. The subject lands, while within the City of Airdrie, are bounded on the south by the MD of Rocky View and therefore, subject to Section 2.8 Land Use Transition Principles of the IDP. The following policies are addressed: Subdivision design, lot configuration, roadway access and alignments should be planned in a manner that provides for a transition from one land use to another through the use of design tools such as gradual change in parcel sizes, lighting and building scale; and the use of visual separation using landscaping, buffering and screening techniques. King s Heights NSP will be separated by 40th Avenue, a four-lane arterial roadway. This roadway will include a landscaped median and boulevard as well as fencing on at least one side, providing the necessary visual separation between existing and future Rocky View County residents to those of the City of Airdrie. The majority of residential lots located north of and backing onto 40th Avenue will comprise low density narrow single-detached residential units Environmental and nuisance impacts of developments such as noise, air contaminants, and odorous matter should be managed on site or minimized. The King s Heights NSP proposes mainly residential development in proximity to the MD of Rocky View and therefore, noise, air and odorous concerns will be minimal. The proposed industrial lands will be required, through the IB-1 Land Use District to address these matters. King s Heights NSP 22 July 2015

29 Both municipalities will attempt to minimize the impact of development on Intermunicipal roads. New land uses and/or developments should be designed in such a manner that roads required to serve them are primarily contained within the host municipality. There are two access roads proposed from the subject lands into the MD of Rocky View: 1) King s Heights Way, which creates a tee with Stage Coach Lane and Sharp Hill Way, will connect, via Sharp Hill Way, to a future interchange at Highway 2, and 2) Range Road 293 (King s Heights Street), an undeveloped road allowance identified as a future road in the Balzac East Area Structure Plan. The design of these roadways is intended to minimize the impact within the MD of Rocky View by directing traffic to the future interchange at Highway 2 and to Yankee Valley Road via Kingsview Boulevard Where a proposed land use or development is greater in scale than the current use of a road in the adjacent municipality, consideration should be given to the impact of additional traffic on existing and proposed development within the adjacent municipality. In cases where unacceptable negative impacts will accrue on this existing or proposed development, alternative transportation routes should be considered. DA Watt Consulting Ltd. addresses this impact in its report prepared under separate cover Where a proposed land use or development will exceed the environmental design guidelines of a road in the adjacent municipality, agreements should be made for the host municipality to upgrade the road to appropriate standards and safety requirements. DA Watt Consulting Ltd. addresses this impact in its report prepared under separate July King s Heights NSP

30 cover. Southeast Airdrie Community Area Structure Plan (CASP) The relevancy of the Objectives of the Southeast Airdrie CASP to the subject lands is addressed below: to develop the lands in an orderly manner as described in the triple bottom line of the Airdrie City Plan. The subject lands will contain a healthy mix of residential, commercial, and industrial land uses, thus permitting them to development concurrently as the market demands to sensitively locate commercial and industrial development near residential lands in order to encourage shorter work-home-shop travel distances. Commercial and industrial land uses are situated in close proximity to residential land uses in order to reduce travel distances. They have been sensitively located through the following methods: 1. minimal road connections, thus reducing the opportunity of mixing residential and non-residential traffic, 2. inclusion of an interconnected pathway system promotes walking, cycling, and jogging, and 3. inclusion of a public open space that functions as a buffer and amenity feature to provide a broad range of housing types and lot sizes to meet the residential accommodation of future Airdrie residents. Housing types will range from estate type single detached to apartment style housing types. This is based on current market information and what is considered readily available for sale. As time progresses, other housing types may be introduced through subsequent, minor land use amendments to incorporate into the land use of the commercial area the ability to intensify the site by allowing, over time, residential development to occur in an orderly manner. The proposed mixed use commercial land use under the DC (Direct Control) designation will enable the subject area to intensify over time by accommodating King s Heights NSP 24 July 2015

31 residential development if and when the market permits to encourage walking and cycling as an attractive alternate mode of pedestrian access. Regional and local pathways for walking and cycling are proposed in a grid-like pattern with two major north-south alignments one between the residential and industrial/commercial uses, and one along the eastern edge, and two significant east-west alignments one through the central portion of the plan area, and one along the southern boundary with the MD of Rocky View to provide for future joint use school facilities with sufficient vehicular and pedestrian access. Two Joint use sites are proposed in King s Heights with both located on collector roadway standards, and in close proximity to pathway linkages to encourage attractive industrial development particularly as it addresses the City of Airdrie s south entrance along Highway 2. The subject industrial lands are proposed to be designated IB-1 Industrial Business Park, with the intent to develop the individual sites with high architectural and landscaping integrity as prepared by the developer in accordance with the City to develop a logical extension of the existing City of Airdrie infrastructure, as necessary to serve these lands, on an economical, and phased basis. The subject lands are to be developed from the north and east by ties to the existing utilities and road infrastructure to provide services to municipal standards. All services will be provided to municipal standards. Modifications, if any, will be to the satisfaction of the City Engineer to locate stormwater management facilities in a practical manner whereby one landowner is not overburdened by providing excessive land for this service Generally, the proposed stormwater management facilities are designed on a landowner basis, whereby neither one of the two landowners within the subject lands is overburdened with these facilities to include stormwater management facilities in combination with distributed open space systems, while practically minimizing the overall number of ponds. The King s Heights open space systems are well integrated with the proposed July King s Heights NSP

32 stormwater management facilities. The size of these facilities has been appropriately sized as required to facilitate stormwater runoff to provide a road network capable of supporting the traffic generated by the development. Appropriately sized roadways are proposed for King s Heights that will support the proposed traffic. DA Watt addresses this aspect under separate cover to provide access to the residential, commercial and industrial areas within the subject site from Yankee Valley Road, Township Road 265 (Sharp Hill Way), Township Road 264, and Range Road 293. The subject lands are easily accessible to the major peripheral roadways, including Yankee Valley Road, Sharp Hill Way, and Range Road 293 (King s Heights Street). Kingsview Boulevard serves as the major arterial from Yankee Valley Road to Sharp Hill Way, with ties to the industrial, commercial and residential lands to recognize and accommodate the right-of-way requirements for the two future interchanges along Highway 2 through the implementation of a land purchase option agreement. The plan recognizes the land area requirements for the upgrades to the Yankee Valley Road/Highway 2 interchange (see ). The plan proposes a service road access in the northeast quadrant of the future half-diamond interchange located southwest of the plan area. This ties to the most current design provided by Alberta Transportation to recognize and accommodate the right-of-way requirements for the existing interchange at Yankee Valley Road at Highway 2 through the implementation of a land exchange agreement. Land is required from West 33 Developments Ltd. for interchange upgrades and there is a surplus from the redesign of the existing Highway 2 service road. The net result is a land purchase for interchange purposes to be negotiated between the City of Airdrie and West 33 Developments Ltd to respect intersection spacing distances from interchange ramps while recognizing potential road interface issues with existing Sharp Hill residents. The plan proposes less than standard intersection spacing along Sharp Hill Way from the first full-turns ramp intersection (from 400m to approximately 275m). This relaxation is required in order to resolve an issue of proximity to traffic from the Sharp Hill residents. It is anticipated that the approving authority will accept this relaxation. King s Heights NSP 26 July 2015

33 to segregate truck traffic associated with the commercial and industrial lands in the west from the residential area in the east through an appropriate road network design. Kingsview Boulevard, the southern extension of East Lake Boulevard, will serve as the major spine arterial for the King s Heights community. Other roadways will branch off this roadway to serve separately, the industrial lands via Kingsview Way, and residential lands from King s Heights Way via Sharp Hill Way, and King s Heights Boulevard. Truck routes will not be permitted on any public roadways within the King s Height community east of Kingsview Boulevard to allow for future transit service with adequate transit coverage. Transit service is proposed in a manner to capture the majority of residential areas via King s Heights Boulevard, Way, and Drive, and industrial and commercial lands via Kingsview Boulevard and Sharp Hill Way. Proposed transit stops have been identified in the NSP To encourage other uses such as religious assemblies, emergency services, cultural facilities, and other institutional uses to locate within the CASP and along major roads in order to minimize traffic infiltration. At the present time, a church group has indicated an interest in located within the King s Heights community. Other facilities could be accommodated should an interest occur. A selection of relevant policies under each category of Section 3: Land Use Concepts and Policies is listed below: 3.1 Population and Density Policy 1 The proposed density for the King s Heights NSP is 20.4 units per hectare, which falls within the density range of 13.6 to 22.2 units per gross developable residential hectare. 3.2 Residential Policies 1, 4, 5, and 6 The residential density is expected to fall within the prescribed range (see 3.1 Population and Density Policy 1 above). A mix of housing types is proposed for the King s Heights community includes: single detached residential ranging in lot sizes from 8.53m to over 13.5m, townhouse development in two forms fee simple on-street and comprehensive developments, and apartments. The current market indicates these housing types will be absorbed on a timely basis. Future land use amendments may be required to address the housing mix over time. Multi-family residential areas are proposed generally in accordance with Map 5 of the Southeast Airdrie CASP. These sites will be designed comprehensively and with sensitivity to July King s Heights NSP

34 adjacent existing and/or lower density residential areas. 3.3 Commercial Policy 2 The proposed CMU land use district for the 12-hectare± commercial site will provide the opportunity to incorporate commercial, residential, and public open space components as the market demands. 3.4 Industrial Policies 2, 3, 4, and 5 High quality architectural and development guidelines such as landscaping, fencing, parking, garbage containment, outside storage, lighting, noise abatement, building height, materials, roof lines, and elevations will be considered for all industrial lands. Public open space in the form of a walking path and drainage channel are proposed as a transitional use for the residential area to the east. A new land use district IB-1, recently approved by Airdrie City Council, is proposed for the industrial lands within the King s Heights community. Specific uses which serve the needs of the local workplace, such as public and quasi-public uses, ancillary financial institutions, restaurants, private schools and clubs, childcare facilities, and health services, are expected to emerge once a critical mass within the area is attained. 3.5 Public Open Space Policies 1, 2, 3, 4, 5, 7, 8, and % of the residential area is proposed as Municipal Reserve. The difference from 10% is proposed to be applied to Highview s interest in the West 33 Developments land holding to the west. The proposed King s Heights seeks an amendment to the Southeast Airdrie CASP to relocate two of the future joint use sites to adjacent to Range Road 293, inside the loop collector, in order to accommodate the economic efficiencies of combining two sites (busing and administrative purposes). The regional pathway alignment has been provided in accordance with Figure 5 of the Southeast Airdrie CASP which ties the Meadowbrook community in the north to the Sharp Hills (MD of Rocky View) community in the south, some of which includes the undeveloped Range Road 293. An east-west pathway connection through the central portion of the plan area has been included to allow additional connectivity, in particular from the residential areas to the industrial (business park) area and Environmental Reserve. Local pathways will be developed throughout the linear park system within the community, in particular along the proposed drainage channel located west of the residential area. 3.6 Staging Policy 3 Phasing of the King s Heights community will occur generally from north to south where logical servicing extensions are made from the existing infrastructure in King s Heights NSP 28 July 2015

35 order to be cost efficient. This also applies to roadway construction. 3.7 Servicing Policy 2 The location of two stormwater management facilities, particularly the residential facility, will be a catalyst in providing a well integrated public open space system. 3.8 Transportation Policies 1, 2, 4, 5, 7, and 8 An internal collector roadway system with access points to the external arterial roadway system is proposed in accordance with Figure 5 of the Southeast Airdrie CASP. Road sizes are designed in accordance with proposed densities within selected transportation zones. The category of Yankee Valley Road has been determined by the City of Airdrie to be a six-lane major west of East Lake Boulevard and a four-lane major east of East Lake Boulevard. Necessary right-ofway requirements are identified in the NSP and will be detailed at the tentative plan stage. Land required for the development of the interchanges will be through either land purchase or land exchange agreements. Future transit service will be accommodated within the proposed roadway infrastructure. Transit stops are proposed within the NSP area that should provide adequate user coverage. The existing service road which runs parallel to Highway 2 will be utilized in its current alignment as part of the development of the King s Heights community for the most part. It will tie back to Kingsview Boulevard, the southern extension of East Lake Boulevard, at an appropriately spaced location. 3.9 Implementation Policies 1 and 2 A land use amendment is being processed concurrently with the King s Heights NSP in order to allow subdivision application and approval process to proceed. King s Heights NSP 29 July 2015

36 PROCESS FOR AMENDMENTS TO THE KING S HEIGHTS NSP The following five circumstances will prompt the need to make an NSP amendment application to the City of Airdrie: 1. Where shifts in the location of community facilities such as parks or schools are proposed and / or; 2. When shifts in land use categories, such as from residential to industrial are proposed and / or; 3. Where shifts in the design or layout of infrastructure such as roads and sanitary and storm services are proposed and / or; 4. Where shifts within a land use category that result in changes to density, such as from a single family designation to a multi-family designation, are proposed and / or; 5. At the discretion of the City of Airdrie, where the interests of the public necessitate that formal amendments occur. King s Heights NSP 30 July 2015

37 APPENDICES APPENDIX 1 KING S HEIGHTS NSP and STATISTICS APPENDIX 2 - PROPOSED CROSS-SECTIONS OF ONE-WAY RESIDENTIAL SERVICE ROADS APPENDIX 3 OPEN SPACE CONCEPTS APPENDIX 4 SAMPLE BUSINESS PARK AND COMMERCIAL IMAGES APPENDIX 5 SAMPLE RESIDENTIAL STREETSCAPES AND FENCE DETAILS APPENDIX 6 SAMPLE STORMWATER FACILITIES APPENDIX 7-40TH AVENUE EAST EXTENSION CROSS-SECTIONS King s Heights NSP 31 July 2015

38 Appendix 1: King's Heights NSP and Statistics KING'S HEIGHTS BOULEVARD KING'S HEIGHT WAY at KINGSBRIDGE CLOSE DETAIL: IF PATHWAY REQUIRED IN ROAD RIGHT OF WAY NOTE: LAND USE DISTRICTS SHOWN IN THIS NSP DO NOT CONSTITUTE LAND USE APPROVAL. A SEPARATE LAND USE BYLAW AMENDMENT PROCESS IS REQUIRED TO OFFICIALLY ADD LAND USE DISTRICTS TO ALL LANDS ENCOMPASSED BY THIS NSP. 32

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42 Appendix 3: Open Space Concepts (see following pages) King s Heights NSP 35 July 2015

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68 Appendix 4: Sample Business Park and Commercial Images July King s Heights NSP

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70 5: Sample Residential Streetscapes and Fence Details July 2015 King s Heights NSP 63 King s Heights NSP April 2005

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72 Appendix 6: Sample Stormwater Facility Westmere Community Chestermere, Alberta July King s Heights NSP

73 Appendix 7: 40th Avenue East Extension Cross-Sections Andrew Monson / Nov. 27, 14 / N:\26100\26177_Airdrie_40AveEastFunctional\02_CADD\20_Drafting\202_Drawings\26177_40AvenueSections.dwg G P \ J \ L M N O Y! " # G P ƒ J H L M N O N S ] M R W S T V T ] W N S Y þ å ç ÿ ý ø å å â ö ø ù â ú û â â ø ü ç ý û ú þ ç å ÿ ú ø ø ú ú å ú ü ç û 1: m ë ì í î ï ð ñ ò ó ï ë î ô õ ò â ã ä å æ å ç è é ê

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