NEIGHBOURHOOD STRUCTURE PLAN

Size: px
Start display at page:

Download "NEIGHBOURHOOD STRUCTURE PLAN"

Transcription

1 NEIGHBOURHOOD STRUCTURE PLAN December This report is prepared for the sole use of Vesta Properties Ltd. No representations of any kind are made by Urban Systems Ltd. or its employees to any party with whom Urban Systems Ltd. does not have a contract Sunridge Way NE Calgary, Alberta T1Y 0A5

2

3 TABLE OF CONTENTS 1.0 INTRODUCTION DEVELOPMENT AREA CHARACTERISTICS Location Land Ownership Existing Land Uses Topography and Vegetation Site Assessment MUNICIPAL POLICIES AND GUIDELINES Municipal Development Plan Northwest Community Area Structure Plan City of Airdrie Land Use Bylaw Nose Creek Watershed Management Plan Great Places Master Plan PROPOSED DEVELOPMENT PLAN Development Concept Product and Land Use Concept Development Theme Development Phasing DEVELOPMENT INFRASTRUCTURE Transportation Servicing CONCLUSION FIGURES Figure 1 Location Plan... 4 Figure 2 Land Ownership Plan... 5 Figure 3 Northwest Community Area Structure Plan... 9 Figure 4 Development Concept Figure 5 Open Space Concept Figure 6 Open Space Concept Detailed) Figure 7 Pedestrian Linkages Figure 8 Phasing Plan Figure 9 Transit Service Plan Figure 10 Servicing Plan APPENDICES Appendix A Conceptual Roundabout Page 1

4 1.0 INTRODUCTION On behalf of Vesta Properties (Williamstown) Ltd., Urban Systems Ltd. respectfully submits the (revised) Williamstown Neighbourhood Structure Plan (NSP) for lands located within SE¼ of Section W5M in the northwest corner of the City of Airdrie. This application proposes to develop a high quality residential neighbourhood with a comprehensive open space system and a wide variety of housing types. The subject lands comprise approximately ±65 hectares (±160 acres) and are currently being developed. The subject site is located in the eastern quarter section of the Northwest Community Area Structure Plan adopted by City Council January 16, The subject lands are being developed, or are proposed to be developed, as a fully serviced residential community with the following land use designations currently in place: Residential Single Dwelling Small Lot (R-1S) Residential Single Dwelling Small Lot Laned (R-1SL) Medium Density Multi-Dwelling (R-4) High Density Multi-Dwelling (R-5) Public Service (P-1) Direct Control Thirty-Six District (DC-36) The Williamstown NSP seeks to redesignate and develop the lands to accommodate residential single dwelling front entry units, residential single dwelling rear entry units, residential medium density multifamily units, residential high density multi-family units, row homes, public utility and service lots, and municipal and environmental reserves, respectively. The proposed Williamstown development allows for the creation of a phased residential community located in a residential growth corridor within the City of Airdrie. The Williamstown NSP document outlines the components of the overall development concept, as well as the provisions necessary for the orderly and efficient development of this plan. Page 2

5 2.0 DEVELOPMENT AREA CHARACTERISTICS 2.1 Location The proposed Williamstown community consists of approximately ±65 hectares (±160 acres) of land located in the northwest quadrant of the City of Airdrie as illustrated in Figure 1. The subject lands encompass the entire eastern quarter section within the Northwest CASP. The Northwest CASP is comprised of two quarter sections of land in total, which were annexed into the City of Airdrie on July 1, 2003 to accommodate residential expansion. The Williamstown development plan area is bounded by: Undeveloped lands, recently annexed into the city boundaries from Rocky View County, to the north 8 th Street NW and the existing community of Silver Creek ( ha/ ac) to the east Veterans Boulevard NW (Secondary Highway 567) and the existing community of Woodside ( ha/ ac) to the south The recently approved Reunion NSP (+61.3 ha/ ac) and Bowen lands (+3.23 ha/+7.98 ac) to the west 2.2 Land Ownership The subject lands are legally described as a portion of SE¼ of Section W5M. The subject lands are owned by Vesta Properties (Williamstown) Ltd, as illustrated in Figure 2. There are no encumbrances, caveats or restrictive covenants that affect this quarter section of land. A previous requirement for land dedication to satisfy a proposed road widening of Veterans Boulevard (Secondary Highway 567) has been provided by Vesta Properties (Williamstown) Ltd. There is no proposed widening of 8 th Street that will directly affect the subject lands or require land dedication along the eastern edge of the proposed development. 2.3 Existing Land Uses The lands contained within the Williamstown community are presently designated as Residential Single Dwelling Small Lot (R-1S), Residential Single Dwelling Small Lot Laned (R-1SL), Medium Density Multi- Dwelling (R-4), High Density Multi-Dwelling (R-5), DC-36 (row homes) and Public Service (P-1) under the City of Airdrie Land Use Bylaw. The undeveloped lands are currently vacant and consisting mainly of grasslands. Nose Creek runs through the entire eastern portion of the proposed Williamstown community, dividing the land into two development cells. Environmental Reserve (ER) has been registered for the applicable lands along Nose Creek under previous subdivisions applications. Page 3

6 williamstown neighbourhood structure plan North Date: October 2012 Photo Source: The Orthoshop, 2001 Vesta Scale 1:25,000 CITY LIMITS SUBJECT SITE VETERANS BLVD N.W. (SECONDARY HWY 567) APPROVED REUNION NSP DEVELOPMENT NW CASP BOUNDARY 1 AVE N.W. 24 ST S.W. CITY LIMITS 8 ST S.W. CITY OF AIRDRIE YANKEE VALLEY BLVD HWY. #2 location plan FIGURE 1

7 williamstown neighbourhood structure plan North Date: October 2012 Vesta Scale 1:10,000 APPROVED REUNION NSP BOUNDARY SUBJECT SITE HOPEWELL LAND CORPORATION C of T Vesta Properties (Williamstown) Ltd. C of T NW CASP BOUNDARY MELVIN D. & VERA BOWEN C of T VETERANS BLVD (SECONDARY ROAD 567) ROAD W (0.41ha land ownership plan FIGURE 2

8 Adjacent land uses include the residential community of Silver Creek directly to the east and the residential community of Woodside directly to the south. The community of Woodside includes an existing golf course which will be easily accessible to the proposed Williamstown community via direct access to Woodside Drive. Directly to the west of the proposed plan area is the approved residential community of Reunion, comprising the western half of the Northwest CASP. The lands to the north of the proposed Williamstown community are undeveloped agricultural land which was annexed to the City of Airdrie from Rocky View County. The Williamstown lands will provide an appropriate and compatible interface with existing and future surrounding residential communities through housing styles, roadway linkages and open space networks. 2.4 Topography and Vegetation The Williamstown lands are generally flat throughout the entire plan area with elevations ranging from 1089 m in the southwest corner to 1081 m along Nose Creek. Nose Creek divides the land from the northern property line down to the southeast corner of the subject lands. The lands generally drain into Nose Creek which is surrounded by a floodplain area of approximately ±17.62 hectares (±43.54 acres) of land which will be respected and developed in a natural riparian state as per the City of Airdrie Land Use Bylaw. The site vegetation consists of natural grasslands with no significant tree stands. 2.5 Site Assessment Section 2 of the Northwest CASP outlines a number of background studies directly related to the proposed Williamstown community that were completed as part of the CASP submission. The supporting studies are summarized as follows: Environmental Site Assessment The Environmental Site Assessment was conducted by Troy Environmental Consulting and Base Property Consultants Ltd. in July The study indicates that there is no significant environmental impairment that exists on the plan area; however, all environmental site work will be conducted in accordance with the recommendations from the Phase 1 and Phase 2 Environmental Site Assessments Biophysical Impact Assessment A Biophysical Impact Assessment and Environmental Protection Plan were conducted by EnviroConsult in July These studies include a review and compilation of biophysical characteristics within the project area and outlines environmental issues. The studies indicate that the Williamstown area has been Page 6

9 significantly impacted from cattle grazing and the occurrence of rare plants and rare wildlife species are considered low. The study recommends that appropriate handling of topsoil and erosion control measures in the area surrounding Nose Creek be handled with minimal disturbance to the natural environment Geotechnical A geotechnical investigation was conducted by Sabatini Earth Technologies Inc. in July The studies indicated that no severe development restrictions exist; however, a majority of the plan area is composed of shallow bedrock and a perched water table Historical A Historical Resources Overview was conducted by Bison Historical Services Ltd. in August The southeast corner within the proposed Williamstown community was identified as a historical site. This area contains a historical water well, water pump and working head. The study recommends including this historical site within the development plan to avoid impact to the water pump, working head and water well. The recommendations in the study are subject to approval by Alberta Community Development. Page 7

10 3.0 MUNICIPAL POLICIES AND GUIDELINES Development within the City of Airdrie is governed by a series of policy documents which provide the overall framework for the area. A review of the policy documents pertaining to the proposed Williamstown development was undertaken to gain an understanding of the current planning policies. This information was used to identify potential scenarios as it relates to the proposed development and how such policies and plans could potentially affect the timing and future use of the subject lands. 3.1 Municipal Development Plan The Airdrie City Plan or Municipal Development Plan was adopted by City Council in February The Plan contains broad policies that influence a wide range of municipal concerns and provides policy direction for future land uses within all areas of the City. The subject lands were annexed into the City of Airdrie on July 1, As a result, a Growth Area Management Plan was prepared and the Municipal Development Plan was amended which allocated the subject lands as suitable for General Urban Use including residential, local commercial and neighbourhood parks. This policy document acts as a guide to ensure the proposed development includes a variety of residential development to accommodate a broad range of potential residents and income levels. This also includes greater housing densities (5.5 to 9 units per acre) within each Neighbourhood Structure Plan. Parks and natural features are also to be included in the comprehensive land use patterns of the proposed development. 3.2 Northwest Community Area Structure Plan The subject lands comprise the eastern quarter section of the Northwest CASP adopted by City Council January 16, 2006, Bylaw B-55/2005, as illustrated in Figure 3. The purpose of the Northwest CASP is to establish a comprehensive vision for the subject lands and provide guiding principles for the proposed Williamstown Neighbourhood Structure Plan. The CASP defines the overall objectives for the subject lands to ensure the preservation of Nose Creek is maintained. The Northwest CASP s objectives also ensure a comprehensive open space system and a variety of housing types are included within the proposed development. Page 8

11 williamstown neighbourhood structure plan North Brown & Associates, Northwest Community Area Structure Plan, January 2006 Vesta Not To Scale LEGEND 24TH STREET NW R R MF R R MF MF MF JUS R R R R MF VETERANS BLVD. NW (SECONDARY HWY 567) WOODSIDE NW CASP BOUNDARY GENERAL RESIDENTIAL MULTI-FAMILY JOINT USE SITE OPEN SPACE STORM RETENTION FACILITY PEDESTRIAN LINKAGES PEDESTRIAN LINKAGES ACROSS NOSE CREEK MF R 8TH STREET NW SILVER CREEK northwest community area structure plan WOODSIDE GOLF COURSE WOODSIDE GOLF COURSE FIGURE 3

12 3.3 City of Airdrie Land Use Bylaw The City of Airdrie s current Land Use Bylaw B-9/2005 was adopted in June Any subsequent land use amendments within the Williamstown NSP area are subject to approval of Airdrie City Council 3.4 Nose Creek Watershed Management Plan The proposed development supports the goals set forth within the Nose Creek Watershed Management Plan. The goals include such factors as maintaining the natural riparian health and function of Nose Creek by minimizing development around it, re-creating the native plant community, mitigating pollution, providing stream bank stability, applying flood reduction controls for lands draining to the creek, and planning for overall protection of the water quality (best management practices). 3.5 Great Places Master Plan The NSP recognizes the importance of the Great Places Master Plan and includes municipal and environmental reserve dedication adjacent to Nose Creek as identified within the Great Places Master Plan. Page 10

13 4.0 PROPOSED DEVELOPMENT PLAN 4.1 Development Concept The community design for the proposed Williamstown community, as illustrated in Figure 4, is based on the following guiding principles: 1. Embracing Nose Creek - The Nose Creek corridor creates a significant opportunity for both the community and the City as a whole. a) Drainage and Conveyance of water - This corridor provides the basin for the Nose Creek watershed. This includes the creek with its year round flows, as well as an associated 1:100 year floodway. Nose Creek conveys water flow in a continual and systemic matter, and the conveyance of the waters of Nose Creek will not be disrupted by the proposed development. The Nose Creek basin receives treated storm water runoff from adjacent lands. b) Nose Creek Watershed Management Plan - The proposed development supports the goals set forth within the Nose Creek Watershed Management Plan. These include maintaining the natural riparian health and function of Nose Creek by minimizing development around it, re-creating the native plant community, mitigating pollution, providing stream bank stability, and flood reduction controls for lands draining to the creek, as well as overall protection of the water quality (best management practices). In addition, bridge crossings of Nose Creek will remain to standards set forth by the Alberta Environment Water Act. c) Open Space - The Nose Creek corridor will form the central spine for the community. It also provides for the continuation of the extensive open space corridor already existing in the developed areas of the City. d) Universality - Housing adjacent to the Nose Creek open space corridor will not be limited to large lot single family housing. The community is designed to facilitate a strong connection to the corridor for people with a wide variety of housing needs. e) Visibility - The location of significant open space and associated storm water facilities at the southeast corner of the plan will retain major view corridors into the creek system along 8 th Street and Veterans Boulevard. Also, open space corridors have been incorporated into the design of the community so that strong view corridors are promoted from the internal road system. 2. Providing key linkages - The design of the Williamstown community is based on providing a sense of connectivity to adjacent communities. Page 11

14 300 williamstown neighbourhood structure plan North Date: December 12, 2012 Vesta Scale 1:4000 TEMPORARY BULB M.D. OF ROCKY VIEW CITY OF AIRDRIE LEGEND REUNION TERRACE N.W. Plan Boundary FUTURE MEDIUM DENSITY TOWNHOUSE SITE PRIVATE ACCESS Proposed 2.5m Regional Pathway Proposed 2.5m Regional Pathway (by others) Lift Station PROPOSED STORMWATER STORAGE FACILITY REUNION TERRACE N.W. FUTURE SCHOOL SITE (2.63 ha./6.50 ac.) REUNION BLVD. N.W. CLOSE N.W. TERRACE N.W. CLOSE N.W. FUTURE MULTI-FAMILY HIGH DENSITY SITE REUNION BLVD. N.W. BOULEVARD N.W. FUTURE MEDIUM DENSITY TOWNHOUSE SITE 100 ENTRY FEATURE NOSE CREEK FLOODWAY 17.62ha FLOODWAY WILLIAM STOWN LAND ING PROPOSED STORMWATER STORAGE FACILITY LANDING H PROPOSED STORMWATER STORAGE FACILITY P ENTRY FEATURE 8th STREET Existing 2.5m Regional Pathway Single Detached Residential Front Entry Single Detached Residential Rear Entry Multi-Family Medium Density Residential Multi-Family High Density Residential Row Houses Environmental Reserve Municipal Reserve/ Non Credit Municipal Reserve Public Utility Lot development concept VETERANS BLVD (SECONDARY ROAD 567) ROAD WIDENING (0.41ha/1.01ac) FIGURE 4 *Subdivision layout is conceptual only and will be verfied at the time of subdivision

15 a) Roadways - The internal road network provides linkages to the community of Reunion to the west and a connection to possible future development lands to the north. Key external access points to the Williamstown community are coordinated with access points to Woodside and Silver Creek. b) Pathway Network - In conjunction with the Nose Creek open space corridor, an extensive pathway system will provide walking and biking opportunities along the creek system that also connect to the City s regional trail system. A direct connection is also provided for the Silver Creek community to the east and the Reunion community to the west. Each of the community development cells are also directly connected to the trail system. Special attention will be considered around the proposed school site as it relates to pedestrian safety and proposed mid-road and intersection crosswalks for access to adjacent pathways. Details will be subject to further review upon time of subdivision. c) Land Use - The specific land uses within Williamstown are coordinated to match the residential land use pattern of the abutting community of Reunion to the west. Also, this neighbourhood plan will provide the second half of the central school site area which could hold two school facilities. 3. Create a diverse community - The Williamstown community will contain a wide variety of housing forms which will cater to a broad spectrum of housing needs. The range of housing includes a variety of Single Detached Front Entry units, Single Detached Rear Entry units, row home units, attached housing (Medium Density Multi-Family Residential) and multi-family units (High Density Multi-Family). The housing forms are clustered into a number of development cells with a mix of housing types within each of the seven (7) phases. 4.2 Product and Land Use Concept The major land use components of the Williamstown community are open space elements, residential uses and public facilities as illustrated in Figure 4: Page 13

16 Williamstown Neighbourhood Structure Plan Statistics Hectares (+) Acres (+) % Gross NSP Area Required Road Widening (Veterans Blvd.) Less Environmental Reserve (ER) Net Developable Area Single Detached Front Entry (SDFE) Single Detached Rear Entry (SDRE) Row Homes (DC) Multi-Family Medium Density Residential (MFMD) Multi-Family High Density Residential (MFHD) Municipal Reserves/Open Space/Joint Use (MR) Non-Credit Municipal Reserves (NCMR) Public Utility Lot (PUL) Roads: Divided Primary Collector Roads: Collector (11.5 m/21.0 m) Roads: Local Residential Streets Roads: Local Lanes Roads: Local Walkways Net Developable Area Each of these uses is integrated to form a cohesive plan for the Williamstown community. a) Open Space As indicated in the guiding principles, the open space system is a major element in the community design. Figure 5 illustrates the proposed open space system. The specific elements of the open space system include: Environmental Reserve (ER) - The environmental reserve portion of the plan includes the Nose Creek waterway, as well as its associated floodway as determined by Alberta Environment. Page 14

17 Municipal Reserve (MR) - The lands being provided as municipal reserve include a school site and linear open space corridors. Within the MR lands, pathways are provided along with selective focal points which include benches, play structures, and community elements. Non-credit Municipal Reserves also provide additional site lines and linear open space corridors. The proposed Williamstown development adheres to the vision and principles set forth within the Great Places Plan. Williamstown aims to increase the profile of parks, open spaces and trail systems within the City of Airdrie. The development respects the environmental context of Airdrie by ensuring that the natural features and views associated with the site and Nose Creek are not only maintained but enhanced. The Nose Creek Environmental Reserve will be enhanced through providing new vegetation and a regional trail network with pedestrian bridges that will connect open spaces and provide a range of opportunity and access for all residents. Signage will also be incorporated into the open spaces prior to entering the environmental reserve area. This signage will inform the public on the significance of the Nose Creek system and the importance and purpose of this protected area. Development within the environmental reserve will require approval from the City. A biophysical inventory and restoration plan will be provided to the City for approval prior to any development within the environmental reserve. The proposed open space system will provide a diversity of places for recreation and physical activity. The Williamstown design was created to encourage enjoyment of the outdoors by allowing the City s diverse population an opportunity to take part in both active and passive recreation. Each development cell within the proposed Williamstown community provides walkable access to open spaces and pathways. A 2.5 metre regional trail system is proposed throughout the Williamstown development which will connect each of the proposed parks and open spaces. Two pedestrian bridges are proposed over Nose Creek which will allow safe pedestrian access over the creek and will not disrupt the water flow. The regional trail system will also connect to the proposed regional trail system in the Reunion development and the existing regional trail system to the east and the south of the development site. There will be a regional pathway provided along the north of Veterans Boulevard connecting to the community of Reunion s regional pathway extending east to 8 th Street to ensure pedestrian access. A parking lot is also proposed just south of the environmental reserve area off of 8 th Street. The parking area is located away from high vehicular traffic and will allow limited public access to the amenities and trail systems throughout the Williamstown development and neighbouring communities. The parking area also provides access for City service vehicles for storm pond and creek maintenance. Page 15

18 Part of the heritage and culture of Airdrie and the development area itself will be enhanced through the recognition of a historic well site located in the southeast corner of the community. This well site is currently closed to the public, but will be retained and integrated with the overall development theme. Location of this historic well site will be recognized through a commemorative plaque connected to the trail system. Figures 5 and 6 identify key open space locations and feature areas within the Williamstown NSP. Page 16

19 300 Date: October, 2012 REUNION TERRACE N.W. REUNION TERRACE N.W. SCHOOL PLAY STRUCTURE REUNION BLVD. N.W. CLOSE N.W. CLOSE N.W. REGIONAL PATH BY OTHERS LANDING N.W. REUNION REUNION GATE N.W. BOULEVARD N.W. 100 N.W. BLVD. VETERANS BLVD (SECONDARY ROAD 567) *Subdivision layout is conceptual only and will be verfied at the time of subdivision. 400 PLAY STRUCTURE HISTORIC WELL SITE 300 PARKING AREA P H 200 8th STREET NOSE CREEK LANDING WILLIAM STOWN LAND ING FLOODWAY PARK N.W. williamstown neighbourhood structure plan North Vesta Scale 1:4000 LEGEND Plan Boundary Proposed 2.5m Regional Pathway Proposed 2.5m Regional Pathway (by others) Existing 2.5m Regional Pathway Environmental Reserve Municipal Reserve/ Non Credit Municipal Reserve FIGURE 5 open space concept

20 300 STOWN 400 BOULEVARD N.W. REUNION BLVD. N.W. CLOSE N.W SCHOOL ASPEN TREE STAND (TYPICAL) PLAY STRUCTURE P H CREEK NOSE CREEK NOSE NOSE CREEK Date: October, PLAY STRUCTURE - - WILLIAMSTO PARK N.W. NOSE CREEK - LANDING N.W. REUNION williamstown neighbourhood structure plan Vesta Scale 1:2000 REUNION GATE N.W. FIGURE 6 *Subdivision layout is conceptual only and will be verfied at the time of subdivision open space concept (detailed) North

21 The doorways to the open space system in the proposed Williamstown community provide a gateway into the environmental reserve portion of the site. The floodway area surrounding Nose Creek is significant to the City of Airdrie and will be enhanced accordingly to promote the reestablishment of the natural riparian vegetation that has been disturbed due to previous cattle grazing. Appropriate handling of the topsoil and erosion control measures will be followed upon construction of the proposed Williamstown development. With the exception of the pathway system, the large environmental reserve area will be maintained in its natural state. Phase 1 and Phase 2 of the proposed development are to be constructed simultaneously and will ensure the entire environmental reserve area is accounted for. Phase 1 will include the entire Nose Creek floodway environmental reserve. The proposed parking area located adjacent to 8 th Street in the southeast corner of the community will consist of three to four parking stalls, and will serve as a parking area and access point for City maintenance vehicles and the general public. There will be a regional pathway provided along the north of Veterans Boulevard connecting to the community of Reunion s regional pathway extending east to 8 th Street to ensure pedestrian access. Figure 7 illustrates key pedestrian linkages within the community. There are also two non-credit parkway (non-credit municipal reserve) areas located within the Williamstown development. The first is a linear open space located in central portion of Phase 6. The non-credit portion of this linear open space is provided to accommodate the utility rights-ofway (UROW) required to protect underground utilities which have already been installed through Phase 6. To increase the value and usability of this open space for the community, this width of the open space will be widened beyond the exiting UROW to accommodate a pathway, tree plantings, shrubs plantings, and other amenities common to the linear park spaces already constructed in Williamstown. The area outside of the established UROW will be given as municipal reserve credit. The second parcel is located just south of the school site in Phase 3. The municipal reserves located along the western boundary of the Nose Creek floodway area are functional locations as they open up to the entire environmental reserve. These pocket parks will serve as entranceway features to the larger amenity of Nose Creek and act as neighbourhood nodes within the Williamstown community. The proposed park in the southeast corner, just off of Williamstown Green NW, is smaller than the standard 1 acre requirement; however, due to its location opening to the larger Nose Creek amenity feature, it serves as functional municipal reserve. All parks will be low maintenance with a low impact open space design and, as such, are situated accordingly. Page 19

22 300 williamstown neighbourhood structure plan North Date: October 2012 Vesta Scale 1:6000 LEGEND PLAN BOUNDARY KEY STREETS AND SIDEWALK LINKAGES KEY PATHWAY LINKAGES ADJACENT REGIONAL PATHWAYS REUNION TERRACE N.W. PARK N.W. ER PUL MR MR REUNION TERRACE N.W. REUNION BLVD. N.W. CLOSE N.W. TERRACE N.W. REUNION CLOSE N.W. REUNION GATE N.W. NCMR N.W. BLVD. MR MR BOULEVARD N.W NCMR 300 ER MR 400 MR ER ER FLOODWAY ER WILLIAM STOWN LAND ING WILLIAM STOWN LANDING MR PUL P PUL MR H road widening 5.00m 8th STREET pedestrian linkages VETERANS BLVD (SECONDARY ROAD 567) *Subdivision layout is conceptual only and will be verfied at the time of subdivision FIGURE 7

23 The Williamstown joint use school site complements the abutting Reunion school site and together they will accommodate two schools, one on each opposite end. The Williamstown school site will also provide play fields such as a baseball diamond and a play structure, whereas the Reunion school site will provide one major and two minor soccer fields. The separated sidewalk with street trees and play structure will be constructed by the developer on the north side of Reunion Boulevard to conform to the adjacent Reunion school site. b) Residential Another key guiding principle for the plan is the provision of a wide variety of housing products. This range of housing products includes: Single family detached (includes both Single Detached Front Entry and Single Detached Rear Entry) - Single family housing forms will include large lot front drive garage, small lot front drive garage and rear access lots, as well as wide shallow lots. The wide shallow lots will provide for an alternate single detached form similar to those provided by Vesta in the Luxstone community. The Single Detached Rear and Front Entry products will adhere to specific architectural design guidelines. Fee Simple Row Housing The row housing product will provide a laned, town-home type of development with residents parking from the rear lane. The row homes adjacent to the public open space reserve corridor will front directly onto green space, and the external homes will interface with single-family housing on the public streets. The integration of this additional housing form will provide diversity and choice within the community. A Direct Control (DC) District will apply to these parcels in order to guide development requirements and housing form. Medium Density Multi-Family - The attached housing products will be primarily comprised of townhouse units. Given some of the unique sites being made available for attached housing (near the creek and in comprehensive housing cells), a variety of townhouse products will also be provided, such as garageless product, garage product and potentially stacked townhouse units. The Medium Density Multi-Family site locations were designed to accommodate efficient access to the school site within the western portion of the development and to provide universality in terms of connections to the Nose Creek amenity feature. These sites also have convenient access to the internal collector roads, as well as Veterans Boulevard and 8 th Street. Given the amount of land within the quarter section being preserved in open space, a variety of housing forms and density are proposed to efficiently use the remaining land base. On the whole, the multi-family sites are distributed Page 21

24 evenly within the proposed development and according to the phases in which the development is to proceed. The proposed Williamstown development also recognizes its significance to surrounding existing communities in Airdrie. Sound attenuation fencing will be included along Veterans Boulevard to ensure noise exposure is minimized while providing an appealing interface from the south. Landscaping features will be included around the entire community to ensure an appealing and attractive interface within the City. Medium Density Multi-Family Site Guiding Principles: 1. Interface - There will be an appropriate buffer interface which will include lower density housing abutting existing developments, as well as appropriate landscaping features. This will ensure a smooth transition from the Medium Density Multi-Family sites into existing City developments, existing agricultural uses and proposed lower density developments. 2. Variety - There will be a variety of townhouse forms provided within the Medium Density Multi-Family sites. 3. Development Cells - Within the larger Medium Density Multi-Family sites there will be neighbourhood nodes or development cells included within each site design. This will allow for differentiation within each site through a variety of townhouse forms. 4. Recreational Spaces - Within the larger Medium Density Multi-Family sites there will be recreational spaces (courtyards) included within each site design. High Density Multi-Family - One multi-family site is being provided to allow for development of predominantly up to a six storey complex of apartment style units. Development on this site may also include lower scale housing units which will be allocated to ensure a good interface with Veterans Boulevard and proposed adjacent housing. The proposed High Density Multi-Family residential site is located along Veterans Boulevard to suit the higher standard roadway and correspond with the higher density sites in the Reunion neighbourhood that are also located along this roadway. This location provides efficient access within the site with close proximity to the proposed school area. Page 22

25 High Density Multi-Family Site Guiding Principles- 1. Interface - There will be an appropriate buffer interface which will include lower density housing abutting existing developments, as well as appropriate landscaping features. Site design will include High Density Multi-Family occurring within the core of the site surrounded by lower density Multi-Family housing along the peripheral. Williamstown Residential Estimated Unit Count/Density Table Anticipated Number of Units Minimum Maximum Minimum Number of Units Maximum Number of Units Single Detached Front Entry (SDFE) Single Detached Rear Entry (SDRE) Row Homes (DC) Multi-Family Medium Density Residential (MFMD) Multi-Family High Density Residential 18 upa = 30 upa = upa = upa = 20 upa = 48 upa = 266 Total Anticipated overall density = 8.8 units per acre. Notes: anticipated number of units is based on the developer s projected housing products. Ultimate yields to be determined at subdivision and/or development permit stages based on the associated land use district regulations. c) Public Facilities The public facilities within the plan area include the roadways, lanes, walkways, and emergency access ways. Another major component of the public facilities is the storm water management facilities (described further in the development infrastructure portion of this document). The three storm water facilities will be designated as Public Utility Lots (PUL) and are integrated into the overall open space system. Page 23

26 4.3 Development Theme As indicated, the name for this community is Williamstown. William McKenzie, a contracting engineer for Calgary and Edmonton Railway, named Airdrie after a town southeast of Glasgow, Scotland. The first inhabitants of Airdrie were the railway workers from the Calgary and Edmonton Railway. Steam running trains would stop in town to pick up water because Nose Creek remained unfrozen year round. Airdrie owes its existence to the railway and, as such, will be incorporated into the overlying theme of the proposed Williamstown identity. Street names within the plan area will reflect this community name while also respecting names for roads previously established from the Reunion community. The development theme for the area will be designed to complement the significant amount of open space within the community of Williamstown. Due to the wide variety of housing products provided in the community, a significant portion of the housing units will have specific architectural guidelines reviewed by the City of Airdrie. These housing products include the non-front drive garage single family homes (Single Detached Rear Entry). The townhouse, row home and multi-family units (Medium Density Multi-Family and High Density Multi- Family) will also have architectural design guidelines to be reviewed by the City. The remaining single family homes (Single Detached Front Entry) will also have developer initiated architectural guidelines. The proposed Single Detached Rear Entry units located along Williamstown Close NW will ensure required setbacks are met and will be lotted accordingly upon time of subdivision to allow for proper frontage widths. An entrance feature is proposed on the main entry road into the western portion of the plan from Veterans Boulevard. The main entrance feature off of Veterans Boulevard will be contained on a private lot on the west side of Williamstown Boulevard and is an integral part of the community. This entrance way feature will be part of the High Density Multi-Family site to ensure proper and on-going maintenance. Additional sub-entry features maybe provided for the townhouse/multi-family housing cells. The entry features and an optimal amenities agreement will be made with the City upon time of subdivision to ensure the maintenance and upkeep of these features. Page 24

27 4.4 Development Phasing The Williamstown community will be developed in a number of phases as illustrated in Figure 8. The Nose Creek drainage system divides the Williamstown Lands into two components. The easterly lands (Phase 2) will be developed in conjunction with Phase 1. All of the Nose Creek floodway will be included within Phase 1 to ensure the environmental reserve is handled comprehensively. The development will generally proceed from south to north. Phase 4 includes the Municipal School Reserve site to ensure this area is not left until the final stages of the Williamstown development. Applications for subdivision and detailed engineering approval within multiple stages may be applied for concurrently to provide for a variety of housing product types. Page 25

28 williamstown neighbourhood structure plan North Date: October 2012 Vesta Scale 1:5000 PHASE 4 PHASE 6 PHASE 2 PHASE 3 PHASE 7 PHASE 5 PHASE 1 8th STREET phasing plan *Subdivision layout is conceptual only and will be verfied at the time of subdivision FIGURE 8

29 5.0 DEVELOPMENT INFRASTRUCTURE 5.1 Transportation The Williamstown community is bounded by major external roadways: 8 th Street and Veterans Boulevard. These roads are key spine roads in the Airdrie Transportation network. Access to these major roads is limited to the intersections shown on the proposed Williamstown Neighbourhood Structure Plan as illustrated in Figure 4. Ultimately, 8 th Street will be a four lane roadway and provisions for Veterans Boulevard would allow for up to a six lane divided roadway. This plan provides land for the future widening of Veterans Boulevard. No additional road widening is required along 8 th Street. Upgrades to Veterans Boulevard and the proposed Williamstown Boulevard intersection will be signalized, whereas 8 th Street and the proposed Williamstown Landing will not require signalization. The Veterans Boulevard and 8 th Street intersection is already signalized. There will be an interim regional pathway provided along the north of Veterans Boulevard connecting to the community of Reunion s regional pathway extending east to 8 th Street to ensure pedestrian access until full build-out is achieved. Access from the external major road network will be provided via collector standard roads (connector roads). On the easterly portion of the Williamstown plan, these connector roads provide direct access to the individual development cells. In the westerly portion of the plan, the connector roads are extended to create a loop system tying in with the Reunion collector road system, as well as providing a connection to future development lands to the north. This internal collector road system provides access to the central school sites. In order to keep traffic speeds compatible with the community design, a number of traffic calming features may be included in the detailed design stage, such as divided medians, traffic circles, and bump-outs. The traffic circle also enhances the importance of the key focal point in this portion of the Williamstown plan. The proposed medians along Williamstown Boulevard NW will not limit access to those houses fronting Williamstown Boulevard NW as they are rear entry. Further north along Williamstown Boulevard NW are houses with front entrance driveways that will not be affected by the proposed traffic circle. It is important to note that the proposed traffic circle and medians are conceptual in nature and the final design/approvals will be verified at time of subdivision. An optimal amenities agreement will be made with the City upon time of subdivision to ensure the maintenance of the centre of the traffic circle is upheld. From the collector road system, a number of local roads provide circulation routes within specific development cells. Lanes are also provided in portions of the plan to coincide with housing forms without front garages and driveways. The proposed Williamstown Park NW road right-of-way is non-standard to correspond to a wide-shallow housing type and will also be verified at time of subdivision. Page 27

30 As previously indicated, internal road alignments are coordinated with community open space elements to implement the design principle of strong visibility to open space systems. A Transportation Impact Assessment was completed for the Northwest CASP in which all intersections proposed in the Williamstown community remain the same. A more detailed Williamstown NSP Traffic Impact Study has also been submitted and was included within the proposed Williamstown development application. As indicated within the Northwest CASP, the road network will also provide for future transit service to the residents. The transit routes adhere to the Airdrie Transit Plan and will follow the external major roads and the collector road loop in the westerly portion of the plan connecting to the Reunion development. Given this routing, the majority of the neighbourhood residents will be within a 400 metre radius from transit facilities. The 400 metre catchment area is illustrated in Figure 9. Phase 6 of the Williamstown NSP identifies a 10.0 metre lane behind the lots fronting onto Williamstown Boulevard and a 9.0 metre lane between the row home units. Finalization of these widths are dependent upon detailed engineering design and may be revised accordingly at that stage. 5.2 Servicing The infrastructure required to service the proposed Williamstown development includes sanitary sewers, potable water network, storm water management facilities, and shallow utilities. There is currently no water or sanitary services on the subject site. Off-site connections for both of these services are illustrated in Figure 10. Storm water drainage will be collected in three separate storm water management facilities (wet ponds) with controlled gravity discharge into Nose Creek. Sizing of watermain distribution lines and the proposed servicing are subject to further review at the time of engineering drawing submission Sanitary Section of the Northwest CASP indicates that the majority of the sanitary sewage generated from the proposed Williamstown lands will flow towards a centrally located lift station, and a portion of the land will be serviced to an existing off-site sewer main in Silver Creek. In compliance with the NW CASP, the Williamstown lands to the west of Nose Creek will be serviced by a gravity sanitary sewer system that will tie into the proposed lift station on the east side of the Reunion community located in the joint use site. The lift station will pump to an existing off-site 375 mm diameter sewer main in Woodside Boulevard. The lift station was designed by BSEI to accommodate for the contribution from the Williamstown community. Sanitary services will also be extended to the north Page 28

31 boundary to allow for future development. Sanitary catchment areas contributing to the lift station have been confirmed; all lands to the west of Nose Creek will flow to the Reunion lift station, and all lands to the east will be serviced by the existing main on 8 th Street. Page 29

32 PARK N.W. 300 williamstown neighbourhood structure plan North Date: October 2012 LEGEND PLAN BOUNDARY GENERAL TRANSIT STOP LOCATION PROPOSED BUS STOP LOCATION 400m WALKING DISTANCE Vesta Scale 1:5000 REUNION TERRACE N.W. REUNION GATE N.W. FLOODWAY REUNION TERRACE N.W. REUNION BLVD. N.W. CLOSE N.W. TERRACE N.W. REUNION CLOSE N.W. BLVD. N.W. BOULEVARD N.W VETERANS BLVD (SECONDARY ROAD 567) WILLIAM STOWN LAND ING WILLIAM STOWN LAND ING 8th STREET ROAD WIDENING (0.41ha/1.01ac) transit service plan *Subdivision layout is conceptual only and will be verfied at the time of subdivision FIGURE 9

33 PARK N.W. 300 williamstown williamstown neighbourhood structure plan North Date: October 2012 Vesta Scale 1:6000 LEGEND PLAN BOUNDARY STORM SEWER LINE (Proposed) SANITARY SEWER LINE (Proposed) WATER LINE (Proposed) REUNION TERRACE N.W REUNION GATE N.W. 200 EXISTING FLOODWAY TERRACE N.W. REUNION 300 BLVD. N.W LAND ING WILLIAM STOWN LIFT STATION REUNION TERRACE N.W. REUNION BLVD. N.W. CLOSE N.W. CLOSE N.W BOULEVARD N.W VETERANS BLVD (SECONDARY ROAD 567) 300 LAND ING th STREET 375 ROAD WIDENING (0.41ha/1.01ac) servicing plan *Subdivision layout is conceptual only and will be verfied at the time of subdivision FIGURE 10

34 The lands east of Nose Creek will be serviced by a gravity sanitary sewer system that will tie into the existing sanitary sewer main located in 8 th Street. The capacity of this off-site sanitary system has been confirmed to be sufficient by the City of Airdrie and BSEI Potable Water The distribution of potable water to the subject lands includes watermains in the same general location as the sanitary lines. The water system will be designed to provide adequate looping of the water supply, as well as connections to existing and future regional water networks. In conformance with Section of the Northwest CASP, water ties will be provided to the existing 300 mm diameter main in Woodside Drive, and the 250 mm diameter main in Silver Springs Way. A watermain crossing will also be required under Nose Creek to satisfy the looping requirements. Fire hydrant coverage will be provided in accordance with the City of Airdrie design standards Storm water Management Storm water management for the proposed Williamstown development has been addressed in the Master Drainage Plan for the Northwest Airdrie Lands by Westhoff Engineering Resources, Inc. (December 2005). The storm water modelling indicates a need for three separate storm water management facilities (wet ponds) within the Williamstown lands, and identifies appropriate locations as illustrated in Figure 4. A portion of the land to the west of Nose Creek will drain to a proposed pond at the northwest area of the site (extension to the Reunion neighbourhood storm pond); the remainder will drain to a proposed pond at the southeast corner of the site. The land to the east of Nose Creek will drain to a pond at the south end of the parcel. This third pond will provide efficient drainage for the entire eastern cell of the proposed development and will not require any crossing and disruption of Nose Creek. The three storm ponds will also function as amenity features within the proposed Williamstown development by creating focal points and connections to the proposed open space system. Conventional minor (storm sewers) and major (streets, gutters, swales) drainage systems will convey drainage to these storm water facilities. According to the Nose Creek Flood Frequency Analysis - Nose Creek Floodplain Study (Alberta Environment, 2000), the retention facilities must be sized to restrict post-development discharge into Nose Creek to l/s/ha (for a 1:100 year event). The retention facilities must also be designed to remove 85% of the Total Suspended Solid particles greater than 75 microns prior to discharge into Nose Creek, as per Alberta Environment guidelines. Page 32

35 The Master Drainage Plan for the Northwest Airdrie Lands specifies the sizes of each of the ponds in the Williamstown lands required to satisfy the storage volumes and water quality enhancement outlined above. These pond sizes have been used for the layout of the proposed development. Additional storm water design will be completed during the detailed engineering stages to confirm that the requirements are satisfied, low impact development practices are followed and all storm water will be treated prior to release into Nose Creek. The edge treatment of the wet pond shall consist of riparian plantings to enhance nutrient removal along the pond edges rather than hard edges. The developer will be responsible for providing the properly engineered area for the school site, including positive drainage. The site will be loamed and seeded to provide an open recreational space for the community. The play structure will be placed in a suitable location within the school site. The minor system design will be based on a unit release rate. Surface drainage entering the storm sewers will be controlled with orifice plates or Inlet Control Devices. The major drainage system will be designed to safely convey surface runoff for a 1:100 year event at flow depths and velocities within Alberta Environment specifications. The road design will also include trap lows to capture runoff and release the detained surface drainage into the minor system at a controlled rate. The storm water management pond shown in Phase 4 of the Williamstown NSP is in conformance with the approved NW CASP and Reunion NSP, which reflect ponds sized for the respective landowner's benefiting lands. The Master Drainage Plan proposed by the developer of the Reunion site is proposing to locate a portion of the pond for the sole benefit of the Reunion lands onto the Williamstown lands. The Master Drainage Plan has not been approved by the City and the size and shape of the SWMP is still to be mutually agreed upon between the adjacent landowners. Accordingly, the land use amendments within Phase 4 will be deferred until a later day Shallow Utilities Shallow utilities will be extended into the Williamstown community from adjacent developments to the south, west and east on an as needed basis. All shallow utility distribution systems (power, gas, telephone, and cable) will be constructed underground. Techniques for the efficient use of the land resource should be implemented during the design and construction of the shallow utility facilities. Examples of such techniques include the employment of 4-party trenching for utility installation. Shallow utility services will be ultimately provided by the appropriate utility companies providing service to the area. Utilities and corresponding rights-of-way will be determined upon time of subdivision. Where certain street trees are required, the design and construction of shallow utilities will occur appropriately. Page 33

Bylaw No. B-03/2011 Adopted by Airdrie City Council February 21, 2012

Bylaw No. B-03/2011 Adopted by Airdrie City Council February 21, 2012 COOPER S CROSSING STAGE 4 Neighbourhood Structure Plan City of Airdrie WESTMARK HOLDINGS LTD. Bylaw No. B-03/2011 Adopted by Airdrie City Council February 21, 2012 CONSULTANTS: LAND USE PLANNING: Southwell

More information

OP Council Resolution June 16, Planning and Development Services

OP Council Resolution June 16, Planning and Development Services OP-08-01 Council Resolution June 16, 2008 Planning and Development Services Kingsgate Landing Outline Plan Table of Contents 1.0 Introduction 1 1.1 Purpose of Plan 1 1.2 Plan Area Location 1 1.3 Ownership

More information

City of Grande Prairie Development Services Department KENNEDY DEVELOPMENTS LTD. OUTLINE PLAN OP-09-01

City of Grande Prairie Development Services Department KENNEDY DEVELOPMENTS LTD. OUTLINE PLAN OP-09-01 City of Grande Prairie Development Services Department KENNEDY DEVELOPMENTS LTD. OUTLINE PLAN OP-09-01 July 27, 2009 TABLE OF CONTENTS 1.0 Introduction... 1 1.1 Plan Area Location & Context... 1 1.2 Ownership

More information

NEIGHBORHOOD STRUCTURE PLAN

NEIGHBORHOOD STRUCTURE PLAN June 19, 2006 BYLAW 05/2006 NEIGHBORHOOD STRUCTURE PLAN ADOPTED BY CITY COUNCIL June 19, 2006 BYLAW 05/2006 Prepared for: Hopewell Residential Communities Prepared by: Brown & Associates Planning Group

More information

City of Grande Prairie Development Services Department

City of Grande Prairie Development Services Department City of Grande Prairie Development Services Department ROYAL OAKS NORTH OUTLINE PLAN OP-07-03 NW 35-71-6 W6M May 7, 2007 Royal Oaks North Outline Plan TABLE OF CONTENTS 1.0 INTRODUCTION........ 3 1.1 Purpose

More information

C ity of Grande Prairie Development Services Department

C ity of Grande Prairie Development Services Department C ity of Grande Prairie Development Services Department FAIRWAY DEVELOPMENT OUTLINE PLAN OP 08 09 Approved April 6, 2009 Prepared by: Focus Corporation Table of Contents 1.0. Introduction 2 3 1.1. Plan

More information

Leduc Industrial Outline Plan SE W4

Leduc Industrial Outline Plan SE W4 Leduc Industrial Outline Plan SE 1-50-25-W4 Within the North Leduc Industrial ASP Prepared for: Leduc Energy Park Ltd. Prepared by: Stantec Consulting Ltd. File No. 1161 104655 V5 Table of Contents 1.0

More information

S o u t h C e n t r a l O u t l i n e P l a n. Leduc Business Park. North Leduc Industrial Area Structure Plan C it y of Led u c.

S o u t h C e n t r a l O u t l i n e P l a n. Leduc Business Park. North Leduc Industrial Area Structure Plan C it y of Led u c. Leduc Business Park North Leduc Industrial Area Structure Plan C it y of Led u c Prepared for Farm Air Properties Inc. January, 2007 Table of Contents Page Number 1.0 Purpose of Plan and Definition of

More information

Bylaw C-1186 Adopted November 5, Planning and Development Services

Bylaw C-1186 Adopted November 5, Planning and Development Services Bylaw C-1186 Adopted November 5, 2007 Planning and Development Services CITY OF GRANDE PRAIRIE OFFICE CONSOLIDATION BYLAW C-1186 A Bylaw to adopt the Westgate Area Structure Plan (As Amended by Bylaw C-1186-1,

More information

North Oakville East Parks Facilities Distribution Plan. November, 2009

North Oakville East Parks Facilities Distribution Plan. November, 2009 North Oakville East November, 2009 POLICY CONTEXT 1) Purpose a) The purpose of this document is to be a guide for the location, configuration, design and development of the parks system for the North Oakville

More information

Palisades Outline Plan

Palisades Outline Plan NE ¼ 25 36 28 W4 Town of Penhold Approved August 13, 2012 Contents Figures & Tables... 2 Introduction... 1 Overview... 1 Purpose... 1 Development Area... 3 Ownership... 3 Topography... 3 Existing & Surrounding

More information

URBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville

URBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016 TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject

More information

Outline Plan in Belvedere (Ward 9) at Street SE, LOC (OP)

Outline Plan in Belvedere (Ward 9) at Street SE, LOC (OP) 2018 October 04 Page 1 of 12 EXECUTIVE SUMMARY This outline plan application was submitted by B&A Planning Group on 2016 July 15, on behalf of Tristar Communities Inc. for 50.14 hectares (123.89 acres)

More information

Prepared for: Prepared by: Revised November 2013 by Stantec Consulting Ltd. 200, th Street Se Calgary, AB, T2A 7H8

Prepared for: Prepared by: Revised November 2013 by Stantec Consulting Ltd. 200, th Street Se Calgary, AB, T2A 7H8 Prepared for: Prepared by: PLANNING PROTOCOL INC. 3916 1 ST STREET N.E. CALGARY, AB. T2E 3E3 Revised November 2013 by Stantec Consulting Ltd. 200, 325 25 th Street Se Calgary, AB, T2A 7H8 Table of Contents

More information

Description of Preferred Alternative

Description of Preferred Alternative Chapter 2 Description of Preferred Alternative 2.1 Introduction This chapter of the programmatic Sammamish Town Center Sub-area Plan Final EIS provides a more detailed description of the Preferred Alternative

More information

ROAD CLOSURE AND LAND USE AMENDMENT SILVER SPRINGS (WARD 1) NORTHEAST OF NOSEHILL DRIVE NW AND SILVER SPRINGS ROAD NW BYLAWS 2C2018 AND 29D2018

ROAD CLOSURE AND LAND USE AMENDMENT SILVER SPRINGS (WARD 1) NORTHEAST OF NOSEHILL DRIVE NW AND SILVER SPRINGS ROAD NW BYLAWS 2C2018 AND 29D2018 Page 1 of 19 EXECUTIVE SUMMARY This application proposes redesignating two parcels in the community of Silver Springs from Special Purpose Future Urban Development (S-FUD) District and undesignated road

More information

TABLE OF CONTENTS. Sierra Springs Outline Plan

TABLE OF CONTENTS. Sierra Springs Outline Plan Sierra Springs Outline Plan TABLE OF CONTENTS 1. Introduction...3 1.1. Purpose of the Plan... 3 1.2. The Approval Process... 3 1.3. Policy and Legislative Framework... 3 2. Development Area...6 2.1. Location

More information

LAND USE AMENDMENT CORNERSTONE (WARD 3) 60 STREET NE AND COUNTRY HILLS BOULEVARD NE MAP 26NE BYLAW 22D2017

LAND USE AMENDMENT CORNERSTONE (WARD 3) 60 STREET NE AND COUNTRY HILLS BOULEVARD NE MAP 26NE BYLAW 22D2017 Page 1 of 14 EXECUTIVE SUMMARY This Land Use Amendment application covers an area of 43.76 hectares ± (108.14 acres ±) located in northeast Calgary, bound by Country Hills Boulevard NE to the south and

More information

Red Fox Commercial Outline Plan

Red Fox Commercial Outline Plan Red Fox Commercial Outline Plan City of Cold Lake, Alberta Prepared by Durrance Projects Ltd and Ross W. Sharp & Associates Ltd October 2014 Rupert 1 Table of Contents 1. PURPOSE...3 1.1. Location...4

More information

ADMINISTRATION RECOMMENDATION(S) 2017 February 09. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment.

ADMINISTRATION RECOMMENDATION(S) 2017 February 09. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment. Page 1 of 10 EXECUTIVE SUMMARY This land use amendment application is to accommodate changes to the location of a stormwater retention pond and land use boundaries adjacent to Environmental Reserve in

More information

Bylaw C-1262 Adopted February 6, Planning and Development Department

Bylaw C-1262 Adopted February 6, Planning and Development Department Bylaw C-1262 Adopted February 6, 2012 Planning and Development Department CITY OF GRANDE PRAIRIE BYLAW C-1262 A Bylaw to adopt the Brookfield Neighbourhood Outline Plan THE MUNICIPAL COUNCIL OF THE CITY

More information

HURON COMMUNITY PLAN

HURON COMMUNITY PLAN CITY OF KITCHENER DEPARTMENT OF DEVELOPMENT AND TECHNICAL SERVICES PD 94/7 HURON COMMUNITY PLAN Recommended by Planning and Economic Development Committee: October 31, 1994 Adopted by Kitchener City Council:

More information

EXHIBIT B PROJECT NARRATIVE POULSBO MEADOWS

EXHIBIT B PROJECT NARRATIVE POULSBO MEADOWS EXHIBIT B PROJECT NARRATIVE POULSBO MEADOWS Name of Project: Poulsbo Meadows; A Planned Residential Development (PRD)/Plat Applicants Name: PBH Group LLC/Byron Harris PO Box 1010 Silverdale, WA 98038 Description

More information

WEST HILL BUSINESS PARK AREA STRUCTURE PLAN

WEST HILL BUSINESS PARK AREA STRUCTURE PLAN MUNICIPAL DISTRICT OF PEACE NO. 135 WEST HILL BUSINESS PARK AREA STRUCTURE PLAN Prepared by: TABLE OF CONTENTS 1.0 Introduction... 1 1.1 Purpose of Plan........ 1 1.2 Plan Area..... 1 1.3 Existing Conditions...

More information

5.0 Community Design Plan

5.0 Community Design Plan 5.0 Community Design Plan The Community Design Plan for the Mer Bleue area is a composite of three plans: Land Use Plan Transportation Plan Municipal Servicing Plan Read together, these Plans and associated

More information

Westwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT

Westwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT FEBRUARY 2013 TABLE OF CONTENTS 1.0 BACKGROUND... 1 1.1 Amendment... 1 2.0 LOCATION & CONTEXT... 2 2.1 Land Ownership... 2 3.0 POLICY CONTEXT... 3 3.1 Municipal Development Plan... 3 3.2 Capital Region

More information

ADMINISTRATION RECOMMENDATION 2016 November 03. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment.

ADMINISTRATION RECOMMENDATION 2016 November 03. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment. Page 1 of 12 EXECUTIVE SUMMARY This Land Use Amendment application covers an area of 75.76 hectares ± (187.20 acres ±) located in northeast Calgary, bound by Stoney Trail NE to the north, 128 Avenue NE

More information

FORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN. Official Plan Amendment XX to the Official Plan for the City of Ottawa

FORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN. Official Plan Amendment XX to the Official Plan for the City of Ottawa FORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN Official Plan Amendment XX to the Official Plan for the City of Ottawa 1 INDEX THE STATEMENT OF COMPONENTS PART A THE PREAMBLE PAGE Purpose...

More information

LAND USE AMENDMENT CORNERSTONE (WARD 3) COUNTRY HILLS BOULEVARD AND STONEY TRAIL NE BYLAW 9D2017

LAND USE AMENDMENT CORNERSTONE (WARD 3) COUNTRY HILLS BOULEVARD AND STONEY TRAIL NE BYLAW 9D2017 Page 1 of 12 EXECUTIVE SUMMARY This Land Use Amendment application covers an area of 54.92 hectares ± (135.71 acres ±) located in northeast Calgary, bound by Country Hills Boulevard NE to the north and

More information

The Uplands Area Structure Plan. City of Cold Lake, NE & SE W4

The Uplands Area Structure Plan. City of Cold Lake, NE & SE W4 City of Cold Lake, NE & SE 13-63-2-W4 July 2009 1 Contents 1 Background information... 1 1.1 Foreword... 1 1.2 Purpose... 1 1.3 Plan Area and Location... 1 1.4 Ownership... 2 2 Factors Influencing Development...

More information

ADMINISTRATION RECOMMENDATION(S) 2017 June 15. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment.

ADMINISTRATION RECOMMENDATION(S) 2017 June 15. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment. Page 1 of 7 EXECUTIVE SUMMARY The proposed land use amendment seeks to redesignate a Special Purpose Future Urban Development (S-FUD) District parcel in Residual Ward 3 Sub Area 3H to Industrial Outdoor

More information

Complete Neighbourhood Guidelines Review Tool

Complete Neighbourhood Guidelines Review Tool Complete Neighbourhood Guidelines Review Tool Prepared By: City of Regina Planning Department October 2014 Page 1 of 14 Community Development Review Checklist for Secondary Plans and Concept Plans The

More information

Regency Developments. Urban Design Brief. Holyrood DC2 Rezoning

Regency Developments. Urban Design Brief. Holyrood DC2 Rezoning Regency Developments Urban Design Brief Holyrood DC2 Rezoning Stantec Consulting Ltd. 7-31-2017 1. Overview Regency Developments intends to rezone the lands located at 8510 and 8511 93 Avenue, within the

More information

BYLAW C A Bylaw of Rocky View County to amend Land Use Bylaw C

BYLAW C A Bylaw of Rocky View County to amend Land Use Bylaw C BYLAW C-7720-2017 A Bylaw of Rocky View County to amend Land Use Bylaw C-4841-97. The Council of Rocky View County enacts as follows: PART 1 TITLE This Bylaw shall be known as Bylaw C-7720-2017. PART 2

More information

SANDSTONE SPRINGS AREA STRUCTURE PLAN

SANDSTONE SPRINGS AREA STRUCTURE PLAN Sandstone Springs Development Corp. AREA STRUCTURE PLAN This report is prepared for the sole use of Sandstone Springs Development Corp. No representations of any kind are made by Urban Systems Ltd. or

More information

Bressa Developments Limited. Planning Justification Report. Revised Draft Plan of Subdivision and Zoning By-Law Amendment

Bressa Developments Limited. Planning Justification Report. Revised Draft Plan of Subdivision and Zoning By-Law Amendment Bressa Developments Limited Revised Draft Plan of Subdivision and Zoning By-Law Amendment Planning Justification Report Part of Lots 7 & 8 Concession 1, North of Dundas Street Town of Oakville September,

More information

BRIDGES OF LANGDON CONCEPTUAL SCHEME

BRIDGES OF LANGDON CONCEPTUAL SCHEME BRIDGES OF LANGDON CONCEPTUAL SCHEME Office Consolidation This page contains the history of relevant bylaws affecting this office consolidation. A copy of the original Bylaw and all amending Bylaws can

More information

PORT WHITBY COMMUNITY

PORT WHITBY COMMUNITY PORT WHITBY COMMUNITY SECONDARY PLAN UPDATE COMMUNITY IMPROVEMENT PLAN URBAN DESIGN GUIDELINES September 2015 DRAFT PROPOSED AMENDMENT NUMBER # to the Whitby Official Plan PURPOSE: The intent of this Amendment

More information

RESIDENTIAL PLANNED UNIT DEVELOPMENT / SUBDIVISION AND REZONING CONCEPT AND DEVELOPMENT STAGE PLAN SUBMITTAL NARRATIVE

RESIDENTIAL PLANNED UNIT DEVELOPMENT / SUBDIVISION AND REZONING CONCEPT AND DEVELOPMENT STAGE PLAN SUBMITTAL NARRATIVE RESIDENTIAL PLANNED UNIT DEVELOPMENT / SUBDIVISION AND REZONING CONCEPT AND DEVELOPMENT STAGE PLAN SUBMITTAL NARRATIVE DEVELOPMENT TEAM DONEGAL SOUTH Maple Grove, Minnesota March 27, 2017 Applicant/Developer/Builder:

More information

CONCEPTUAL SCHEME FULTON INDUSTRIAL

CONCEPTUAL SCHEME FULTON INDUSTRIAL CONCEPTUAL SCHEME FULTON INDUSTRIAL Bylaw C-6919-2010 Adopted June 22, 2010 ROCKY VIEW COUNTY BYLAW C-6919-2010 A Bylaw of Rocky View County to adopt a Conceptual Scheme known as the Fulton Industrial

More information

AREASTRUCTURE PLAN AMENDMENT COCHRANE NORTH

AREASTRUCTURE PLAN AMENDMENT COCHRANE NORTH AREASTRUCTURE PLAN AMENDMENT COCHRANE NORTH In order to implement the vision outlined in the Conceptual Scheme, the following three amendments to the Cochrane North ASP are proposed: 1. Allow commercial

More information

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

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

More information

Central and East Neighbourhoods - Hermitage Outline Plan

Central and East Neighbourhoods - Hermitage Outline Plan Central and East Neighbourhoods - Hermitage Outline Plan Office Consolidation September 2013 Prepared by: Planning and Policy Services Branch Planning and Development Department City of Edmonton The Central

More information

Ten Mile Creek Planning Area

Ten Mile Creek Planning Area PLANNING AREA POLICIES TEN MILE CREEK Ten Mile Creek Planning Area Location and Context The Ten Mile Creek Planning Area ( Ten Mile Creek area ) is located south of the current Boise AOCI, generally south

More information

AREA STRUCTURE PLAN NE W5M. Adopted by Council September 27, 2010 Bylaw

AREA STRUCTURE PLAN NE W5M. Adopted by Council September 27, 2010 Bylaw AREA STRUCTURE PLAN NE 5-33-1 W5M Adopted by Council September 27, 2010 Bylaw 2010-14 CONTENTS 1.0 Introduction... 3 1.1 Purpose... 3 1.2 Objectives... 3 1.3 Discovery Plains Community Vision... 3 1.3.1

More information

5.1 Site Plan Guidelines

5.1 Site Plan Guidelines 5. Community Core Guidelines Development of the Community Core will take place by plan of subdivision and site plan approval. It will occur in a phased manner that will reflect the timing of residential

More information

Planning & Development. Background. Subject Lands

Planning & Development. Background. Subject Lands Planning & Development APPLICATION BRIEFING Prepared For: Planning Advisory Committee Submitted by: Jason Fox, Director of Planning & Development Date: Subject: Development Agreement Application by Brentwood

More information

THE CITY OF WINNIPEG BY-LAW NO. 4/2013. A By-law of THE CITY OF WINNIPEG to adopt a Secondary Plan for the Waverley West Southwest Neighbourhood.

THE CITY OF WINNIPEG BY-LAW NO. 4/2013. A By-law of THE CITY OF WINNIPEG to adopt a Secondary Plan for the Waverley West Southwest Neighbourhood. THE CITY OF WINNIPEG BY-LAW NO. 4/2013 A By-law of THE CITY OF WINNIPEG to adopt a Secondary Plan for the Waverley West Southwest Neighbourhood. THE CITY OF WINNIPEG, in Council assembled, enacts as follows:

More information

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN ELMVALE ACRES SHOPPING CENTRE MASTER PLAN Contents 1.0 INTRODUCTION... 2 2.0 LOCATION... 2 3.0 EXISTING CONTEXT... 2 4.0 VISION & GUIDING PRINCIPLES... 2 5.0 LAND USE AND BUILT FORM... 4 5.1 St. Laurent

More information

DAVENPORT VILLAGE SECONDARY PLAN

DAVENPORT VILLAGE SECONDARY PLAN 27 DAVENPORT VILLAGE SECONDARY PLAN 27. DAVENPORT VILLAGE SECONDARY PLAN 1. VISION FOR THE DAVENPORT VILLAGE SECONDARY PLAN Davenport Village, municipally known as 830, 940, 980 and 1100 Lansdowne Avenue,

More information

URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018

URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 DESIGN BRIEF CONTENTS PART A 1.0 INTRODUCTION 2.0 DESCRIPTION & ANALYSIS OF SITE CONTEXT 3.0 DESIGN CONSTRAINTS AND OPPORTUNITIES

More information

DRAFT Northeast Quadrant of Kipling Avenue and Highway 7 DRAFT AUGUST 29, Goals Land Use. The goals of this Plan are to:

DRAFT Northeast Quadrant of Kipling Avenue and Highway 7 DRAFT AUGUST 29, Goals Land Use. The goals of this Plan are to: AUGUST 29, 2017 12.15 Northeast Quadrant of Kipling Avenue and Highway 7 12.15.1 Goals 12.15.2 Land Use The goals of this Plan are to: 12.15.2.1 General Provisions: a) Ensure the development of a compact

More information

Bylaw 884/13 Schedule A. Town of Rimbey. June 2008.

Bylaw 884/13 Schedule A. Town of Rimbey. June 2008. Bylaw 884/13 Schedule A Town of Rimbey June 2008. Revised April 2013 Bylaw 884/13 Schedule A Johnson Estates Table of Contents 1. Introduction... 11 1.1 Purpose... 11 1.2 Location Context... 11 1.3 Land

More information

Stanley Greene District Downsview (80 Carl Hall Road) Zoning By-law Amendment and Draft Plan of Subdivision Applications Request for Direction Report

Stanley Greene District Downsview (80 Carl Hall Road) Zoning By-law Amendment and Draft Plan of Subdivision Applications Request for Direction Report STAFF REPORT ACTION REQUIRED Stanley Greene District Downsview (80 Carl Hall Road) Zoning By-law Amendment and Draft Plan of Subdivision Applications Request for Direction Report Date: December 16, 2011

More information

URBAN DESIGN BRIEF 181 Burloak Drive, Oakville

URBAN DESIGN BRIEF 181 Burloak Drive, Oakville URBAN DESIGN BRIEF 181 Burloak Drive, Oakville February 2017 Our File: 1730B 230-7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM TABLE OF CONTENTS

More information

HAMPTONS Area Structure Plan Medicine Hat, Alberta

HAMPTONS Area Structure Plan Medicine Hat, Alberta HAMPTONS Medicine Hat, Alberta Prepared for: Lansdowne Equity Ventures Ltd. Prepared by: UMA Engineering Ltd. May 2005 Table of Contents Page No. 1. INTRODUCTION...1 1.1 Purpose...1 1.2 Location & Existing

More information

THE CITY OF WINNIPEG BY-LAW NO. 97/2014

THE CITY OF WINNIPEG BY-LAW NO. 97/2014 THE CITY OF WINNIPEG BY-LAW NO. 97/2014 A By-law of THE CITY OF WINNIPEG to adopt a secondary plan for Precinct E of the Complete Communities Direction Strategy By-law No. 68/2010. THE CITY OF WINNIPEG,

More information

Land Use Amendment in Southwood (Ward 11) at and Elbow Drive SW, LOC

Land Use Amendment in Southwood (Ward 11) at and Elbow Drive SW, LOC 2018 November 15 Page 1 of 10 EXECUTIVE SUMMARY This land use amendment application was submitted by Rick Balbi Architect on 2017 August 31 on behalf of Sable Developments Ltd, and with authorization from

More information

This application has been applied for with support of an Outline Plan to provide the technical details for the site s development.

This application has been applied for with support of an Outline Plan to provide the technical details for the site s development. Page 1 of 13 EXECUTIVE SUMMARY This application consists of a Land Use Amendment application proposing redesignation from Special Purpose Future Urban Development (S-FUD) District to an assortment of multiresidential,

More information

POLICY AMENDMENT AND LAND USE AMENDMENT KILLARNEY/GLENGARRY (WARD 8) NW CORNER OF RICHMOND ROAD AND 33 STREET SW BYLAWS 1P2015 AND 7D2015

POLICY AMENDMENT AND LAND USE AMENDMENT KILLARNEY/GLENGARRY (WARD 8) NW CORNER OF RICHMOND ROAD AND 33 STREET SW BYLAWS 1P2015 AND 7D2015 Page 1 of 13 EXECUTIVE SUMMARY This application seeks to redesignate an RC-2 (Residential Contextual One/Two Dwelling) parcel to MC-Gd72 (Multi-Residential Contextual Grade-Oriented) to allow for multi-residential

More information

TABLE OF CONTENTS 1.0 INTRODUCTION GENERAL OBJECTIVES LAND USE DESIGNATIONS, OBJECTIVES AND POLICIES 4

TABLE OF CONTENTS 1.0 INTRODUCTION GENERAL OBJECTIVES LAND USE DESIGNATIONS, OBJECTIVES AND POLICIES 4 Schedule I- Redstone Golf Course Resort Area Sector Plan 1 TABLE OF CONTENTS 1.0 INTRODUCTION 3 2.0 GENERAL OBJECTIVES 3 3.0 LAND USE DESIGNATIONS, OBJECTIVES AND POLICIES 4 4.0 TRANSPORTATION AND ROAD

More information

The West Vaughan Employment Area Secondary Plan Policies

The West Vaughan Employment Area Secondary Plan Policies Part 2: The West Vaughan Employment Area Secondary Plan Policies 2.1 General Policies It is the policy of Council: 2.1.1. That the West Vaughan Employment Area (the WVEA), identified on Schedule 1, will

More information

Arbour Lake Development Application

Arbour Lake Development Application Arbour Lake Development Application This public engagement session is intended to share information about the proposal to develop the Hawkwood Farm, answer questions and collect feedback on various parts

More information

APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject:

APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject: Planning & Development APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject: Planning Advisory Committee Jason Fox, Director of Planning & Development Development Agreement application by Godfrey

More information

Terra Losa Neighbourhood Structure Plan

Terra Losa Neighbourhood Structure Plan Terra Losa Neighbourhood Structure Plan Office Consolidation May 2006 Prepared by: Planning and Policy Services Branch Planning and Development Department City of Edmonton Bylaw 6616 was adopted by Council

More information

Terra Losa Neighbourhood Structure Plan

Terra Losa Neighbourhood Structure Plan Terra Losa Neighbourhood Structure Plan Office Consolidation January 22, 2018 Prepared by: City Planning Urban Form and Corporate Strategic Development City of Edmonton Bylaw 6616 was adopted by Council

More information

URBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO

URBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO URBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO CARVEST PROPERTIES LTD. December 2013 Section 1 - Land Use Planning Context 1.1 Subject Lands The subject lands are located immediately

More information

Urban Design Brief. Watson Parkway North & Watson Road North Guelph, Ontario. Prepared by Coletara Development

Urban Design Brief. Watson Parkway North & Watson Road North Guelph, Ontario. Prepared by Coletara Development Urban Design Brief Watson Parkway North & Watson Road North Guelph, Ontario Prepared by Coletara Development December, 2013 Urban Design Brief, Coletara Development 1 Introduction This Urban Design Brief

More information

GATEWAY AREA STRUCTURE PLAN

GATEWAY AREA STRUCTURE PLAN CHESTERMERE GATEWAY AREA STRUCTURE PLAN COMMUNITY OPEN HOUSE SEPTEMBER 22 nd, 2015 PLAN AREA ± 512 hectares (± 1,265 acres) GATEWAY LOCATION UNDEVELOPED LANDS PRESENT AGRICULTURAL USE REGIONAL LAND USE

More information

Stewart Greens Neighbourhood Structure Plan

Stewart Greens Neighbourhood Structure Plan Stewart Greens Neighbourhood Structure Plan Office Consolidation June 2017 Prepared by: Planning and Policy Services Branch Planning and Development Department City of Edmonton Bylaw 14674, as amended,

More information

Mayliewan Neighbourhood Structure Plan Neighbourhood 7 of the Edmonton North Area Structure Plan

Mayliewan Neighbourhood Structure Plan Neighbourhood 7 of the Edmonton North Area Structure Plan Mayliewan Neighbourhood Structure Plan Neighbourhood 7 of the Edmonton North Area Structure Plan Office Consolidation November 2008 Prepared by: Planning and Policy Services Branch Planning and Development

More information

Urban Design Brief Proposed Residential Development 5219 Upper Middle Road City of Burlington

Urban Design Brief Proposed Residential Development 5219 Upper Middle Road City of Burlington Urban Design Brief Proposed Residential Development 5219 Upper Middle Road City of Burlington Prepared by Weston Consulting Prepared for BLOOMFIELD DEVELOPMENT INC. Date: March 2017 Table of Contents 1.

More information

Queensborough Eastern Neighbourhood Node. Community Open House

Queensborough Eastern Neighbourhood Node. Community Open House Queensborough Eastern Community Open House The Vision The Queensborough Eastern will become the heart of eastern Queensborough. Through a sensitive mix of viable commercial and residential areas, the neighbourhood

More information

THE CITY OF SPRUCE GROVE BYLAW C PIONEER LANDS AREA STRUCTURE PLAN AMENDMENT

THE CITY OF SPRUCE GROVE BYLAW C PIONEER LANDS AREA STRUCTURE PLAN AMENDMENT THE CITY OF SPRUCE GROVE BYLAW C-797-11 PIONEER LANDS AREA STRUCTURE PLAN AMENDMENT WHEREAS, pursuant to the Municipal Government Act, R.S.A., 2000, c.m-26, a municipality shall adopt Area Structure Plans

More information

Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan

Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan Appendix F Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan Introduction and Purpose of the Plan The Gold Line Bus Rapid Transit facility is an eleven-mile dedicated

More information

Urban Design Brief. 583, 585 and 589 OXFORD STREET EAST. Salt Clinic Canada Inc.

Urban Design Brief. 583, 585 and 589 OXFORD STREET EAST. Salt Clinic Canada Inc. Urban Design Brief 583, 585 and 589 OXFORD STREET EAST Salt Clinic Canada Inc. February 3, 2013 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT... 1 1.1 The Subject Property...

More information

GUIDELINES BAYVIEW INSTITUTIONS CONTEXT PLAN LOCATION PLAN COMPONENTS URBAN DESIGN GUIDELINES

GUIDELINES BAYVIEW INSTITUTIONS CONTEXT PLAN LOCATION PLAN COMPONENTS URBAN DESIGN GUIDELINES Development in the Bayview Sunnybrook area will be consistent with the following urban design guidelines. They provide a framework for development in the area and are to be read in conjunction with the

More information

THE CITY OF SPRUCE GROVE BYLAW C PIONEER LANDS AREA STRUCTURE PLAN AMENDMENT

THE CITY OF SPRUCE GROVE BYLAW C PIONEER LANDS AREA STRUCTURE PLAN AMENDMENT THE CITY OF SPRUCE GROVE BYLAW C-932-15 PIONEER LANDS AREA STRUCTURE PLAN AMENDMENT WHEREAS, pursuant to the Municipal Government Act, R.S.A. 2000, c. M-26, including amendments, a municipality may adopt

More information

5. Spring Garden Planning Area (Secondary Plan added by OPA #05 11/29/2002)

5. Spring Garden Planning Area (Secondary Plan added by OPA #05 11/29/2002) 5. Spring Garden Planning Area (Secondary Plan added by OPA #05 11/29/2002) 5.0 Preamble THE PLANNING AREA FRAGMENTED OWNERSHIP PATTERN EMERGING LAND USE ISSUES IMPLEMENT STUDY FINDINGS The Spring Garden

More information

12 AMENDMENT NO. 149, TOWN OF MARKHAM HIGHWAY 404 NORTH SECONDARY PLAN

12 AMENDMENT NO. 149, TOWN OF MARKHAM HIGHWAY 404 NORTH SECONDARY PLAN 12 AMENDMENT NO. 149, TOWN OF MARKHAM HIGHWAY 404 NORTH SECONDARY PLAN The Planning and Economic Development Committee recommends the adoption of the recommendation contained in the following report August

More information

WESTMINSTER GLEN CONCEPTUAL SCHEME

WESTMINSTER GLEN CONCEPTUAL SCHEME WESTMINSTER GLEN CONCEPTUAL SCHEME Bylaw C-5379-2001, Adopted July 31, 2001 MUNICIPAL DISTRICT OF ROCKY VIEW NO. 44 Department of Planning and Development MUNICIPAL DISTRICT OF ROCKY VIEW NO. 44 BYLAW

More information

GRAYSTONE ESTATES CONCEPTUAL SCHEME

GRAYSTONE ESTATES CONCEPTUAL SCHEME GRAYSTONE ESTATES CONCEPTUAL SCHEME Bylaw C-5438-2001, Adopted November 6, 2001 MUNICIPAL DISTRICT OF ROCKY VIEW NO. 44 Department of Planning and Development TABLE OF CONTENTS 1.0 INTRODUCTION 5 1.1 Conceptual

More information

COLVER ROAD INDUSTRIAL CONCEPT PLAN

COLVER ROAD INDUSTRIAL CONCEPT PLAN COLVER ROAD INDUSTRIAL CONCEPT PLAN A CONCEPTUAL LAND USE AND TRANSPORTATION PLAN FOR TA-4 AN URBAN RESERVE AREA OF THE CITY TALENT City of Talent Adopted by City Council Resolution No., June, 2015 PART

More information

Urban Design Brief December 23, 2015 Southside Construction Group Official Plan & Zoning By-Law Amendment

Urban Design Brief December 23, 2015 Southside Construction Group Official Plan & Zoning By-Law Amendment Urban Design Brief Proposed Official Plan & Zoning By-Law Amendment 3244, 3263 and 3274 Wonderland Road South Southside Group December 23, 2015 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND

More information

Clairtrell Area Context Plan

Clairtrell Area Context Plan Clairtrell Area Context Plan March 2005 Urban Development Services City Planning Contents 1. Introduction... 4 2. Development Structure... 6 2.1 Streets... 7 2.1.1 Sheppard Avenue and Bayview Avenue...

More information

Toronto Complete Streets Guidelines

Toronto Complete Streets Guidelines Toronto Complete Streets Guidelines 108 110 7.1 Green Infrastructure Design Principles 112 7.2 Context-Sensitive Green Streets 114 7.3 Key Green Street Elements Green infrastructure refers to natural and

More information

Drexel, Barrell & Co.

Drexel, Barrell & Co. Drexel, Barrell & Co. June 18, 2018 Engineers/Surveyors Boulder Colorado Springs Greeley 3 South 7 th Street Colorado Springs, Colorado 80905-1501 719 260-0887 719 260-8352 Fax El Paso County Planning

More information

Canossa NSP. Office Consolidation August Prepared by: Planning and Policy Services Branch Planning and Development Department City of Edmonton

Canossa NSP. Office Consolidation August Prepared by: Planning and Policy Services Branch Planning and Development Department City of Edmonton Canossa NSP Office Consolidation August 2004 Prepared by: Planning and Policy Services Branch Planning and Development Department City of Edmonton Bylaw 7613 (as amended) was adopted by Council October

More information

Planning Districts INTRODUCTION

Planning Districts INTRODUCTION INTRODUCTION To facilitate detailed examination of development prospects for all areas of the community, Delano has been divided into 14 planning districts. The location of these planning districts is

More information

Planning, Property and Development Department Report. To the Riel Community Committee

Planning, Property and Development Department Report. To the Riel Community Committee Planning, Property and Development Department Report To the Riel Community Committee Date: October 30, 2006 File: SP 5/2006 Subject: Waverley West Northeast Neighbourhood Area Structure Plan Location:

More information

Background Summary Report

Background Summary Report Background Summary Report May 2014 Submitted by Macaulay Shiomi Howson Ltd. In association with AMEC MMM Group Brook McIlroy Inc. Hemson Consulting Ltd. Table of Contents 1. Introduction... 1 2. Why is

More information

Derry Green Corporate Business Park

Derry Green Corporate Business Park Town of Milton Derry Green Corporate Business Park Urban Design Guidelines BMI/Pace - June 2010 Draft 3 Prepared by: Brook McIlroy Planning + Urban Design / Pace Architects Suite 300-51 Camden Street Toronto,

More information

Schonsee Neighbourhood Structure Plan of the Edmonton North Area Structure Plan

Schonsee Neighbourhood Structure Plan of the Edmonton North Area Structure Plan Schonsee Neighbourhood Structure Plan of the Edmonton North Area Structure Plan Office Consolidation September 2010 Prepared by: Planning and Policy Services Branch Planning and Development Department

More information

When planning stormwater management facilities, the following principles shall be applied where possible.

When planning stormwater management facilities, the following principles shall be applied where possible. 2.0 Principles When planning stormwater management facilities, the following principles shall be applied where possible. 2.0.1 Drainage is a regional phenomenon that does not respect the boundaries between

More information

YONGE STEELES CORRIDOR SECONDARY PLAN. Young + Wright / IBI Group Architects Dillon Consulting Ltd. GHK International (Canada) Ltd.

YONGE STEELES CORRIDOR SECONDARY PLAN. Young + Wright / IBI Group Architects Dillon Consulting Ltd. GHK International (Canada) Ltd. PART A: PREAMBLE 1.0 PURPOSE The purpose of this Secondary Plan is to provide a development framework for intensification of the Yonge/ Steeles corridor including the north side of Steeles Avenue West

More information

11.4 Highway 400 North Employment Lands Secondary Plan APPROVED BY THE ONTARIO MUNICIPAL BOARD ON NOVEMBER 21, 2011

11.4 Highway 400 North Employment Lands Secondary Plan APPROVED BY THE ONTARIO MUNICIPAL BOARD ON NOVEMBER 21, 2011 11.4 Highway 400 North Employment Lands Secondary Plan APPROVED BY THE ONTARIO MUNICIPAL BOARD ON NOVEMBER 21, 2011 11.4.1 General 11.4.1.1. as approved by the Ontario Municipal Board on November 21, 2011,

More information

ADMINISTRATION RECOMMENDATION(S) 2018 January 25. That Calgary Planning Commission recommend APPROVAL of the proposed Land Use Amendment.

ADMINISTRATION RECOMMENDATION(S) 2018 January 25. That Calgary Planning Commission recommend APPROVAL of the proposed Land Use Amendment. Page 1 of 9 EXECUTIVE SUMMARY This land use amendment proposes to redesignate a parcel from DC Direct Control District to Multi-Residential Contextual Grade-Oriented (M-CG) District to allow for multi-residential

More information

20 & 30 Frank Nighbor Place

20 & 30 Frank Nighbor Place Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational Planning Land / Site Development Planning Application Management

More information

Area Structure Plan. A Community for All Seasons. Prepared for the Town of Strathmore. Consolidated September 28, 2015

Area Structure Plan. A Community for All Seasons. Prepared for the Town of Strathmore. Consolidated September 28, 2015 Area Structure Plan Prepared for the Town of Strathmore A Community for All Seasons Lakewood Meadows Area Structure Plan Prepared for the Town of Strathmore And Lakewood Meadows Inc. i Table of Contents

More information

Applicant Name Phone / Fax / Address City State Zip Code . Property Owner Phone / Fax / Address City State Zip Code

Applicant Name Phone / Fax / Address City State Zip Code  . Property Owner Phone / Fax / Address City State Zip Code Master Development Plan Application Community Development Department City of Redmond 411 SW 9 th Street Redmond, Oregon 97756 541-923-7721 541-548-0706 FAX Master Development Plan Fee $38,862.52 File Number

More information