NEIGHBORHOOD STRUCTURE PLAN

Transcription

1 June 19, 2006 BYLAW 05/2006

2 NEIGHBORHOOD STRUCTURE PLAN ADOPTED BY CITY COUNCIL June 19, 2006 BYLAW 05/2006 Prepared for: Hopewell Residential Communities Prepared by: Brown & Associates Planning Group Project Team: Sunbow Consulting Ltd. Bunt & Associates Wiseman Associates Westhoff Engineering Resources Inc June 2006

3 REUNION NSP Legend R NW CASP BOUNDARY GENERAL RESIDENTIAL OPEN SPACE STORM RETENTION FACILITY MF JUS MULTI- FAMILY JOINT USE SITE PEDESTRIAN LINKAGES PEDESTRIAN LINKAGES ACROSS NOSE CREEK RIGHT- IN/ RIGHT- OUT ACCESS NW CASP DEVELOPMENT PLAN NORTH N.T.S. FIGURE 1

4 INTRODUCTION Brown & Associates Planning Group was retained by Hopewell Residential Communities to prepare a for Reunion, consisting of +/-61.3ha (+/ ac) of land located within Northwest Airdrie Community Area Structure Plan (NW CASP). An additional 3.23ha (7.98ac) of lands, currently a homestead, is shown as Shadow Plan. Policy Context The Reunion NSP area will be subject to policies contained within the Airdrie Municipal Development Plan (MDP) and the Northwest Airdrie Community Area Structure Plan (NW CASP). Airdrie Municipal Development Plan Bylaw B-04/2004 was adopted by City Council in February Integral to the City s Growth Management approach as stated in the MDP, is the commitment to working towards the triple bottom line of the 21 st century; social well-being, environmental responsibility and fiscal accountability. NW CASP identifies the NSP lands for residential uses including two a multifamily site. A school site is located in the eastern portion of the NSP lands. Other components of the CASP include a stormwater retention facility, open space and pathway linkages within 400m pedestrian accessibility to the east into the Nose Creek valley. Efficient transportation and servicing infrastructure are also key elements of the NW CASP. The last section of this document Conformity to Other Planning Documents details the proposed NSP s compliance with the existing policy documents. Ownership The original registered owners of the lands are listed in the Table below. Hopewell Land Corporation purchased +/ (139.12ac) of the NSP lands in The remaining 4.99ha (12.35ac) multifamily parcel is in the ownership of Alberta Ltd. Slokker Canada West Inc. A substantive portion of Hopewell s land has since been subdivided and sold to individual homeowners as well as a Church group. Hopewell Land Corporation owns unsubdivided portions of the NSP area. Reunion NSP Lands Ptn SW ¼ Sec Shadow Plan lands Blk 1, Plan /-61.3ha (151.47ac) +/-3.23ha (7.98ac) Brian R Johnson, Melvin D Bowen, Georgina M Baxter, Glen E Bowen, Edward M Bowen, Ruth H Redmond, Tracy A Johnston Edward M Bowen, Georgina M Baxter, Vernon E. Good Justification for the NSP size The Reunion NSP including the shadow plan lands constitute Stage 1 of the NW CASP. The NSP area constitutes the western half of the CASP area. The size of the NSP is primarily governed by ownership. The largely unfragmented ownership allows for development of a comprehensively designed neighborhood with its own identity. The size enables the proposal to include a mix of housing consisting of single and multiple dwelling units, to meet the needs of a broad socioeconomic group by offering various levels of affordability. It also allows the development of a comprehensive open space system including a joint use site. The intent of the shadow plan on the southeasterly 3.23ha (7.98ac), is to demonstrate the developability of the parcel to urban density in the future. 7

5 CDE REUNION NSP REUNION BOULEVARD - East West spine road, anchored by neighbourhood park at west end, Reunion Common in the centre and Nose Creek open space to the east Strong pedestrian linkages through the open space and street system providing connectivity within the plan area and beyond to Nose Creek and to the north STORM RETENTION FACILITY 24TH STREET NW TO NOSE CREEK OPEN SPACE SYSTEM MF LD MULTI - FAMILY LSD6 OIL WELL SCHOOL SITE REUNION COMMON TO NOSE CREEK OPEN SPACE SYSTEM CHURCH SHADOW PLAN AREA NSP AMENDMENT REQUIRED PRIOR TO DEVELOPMENT FOR SHADOW PLAN AREA VETERANS BLVD. NW (SECONDARY HWY 567) WOODSIDE GOLF COURSE WOODSIDE CDE REUNION GATEWAY - main entrance road into Reunion with treed boulevards and median, terminates into Renuion Common Reunion Common - central neighbourhood park located at the terminus of Reunion Gateway is intended to serve both a visual and social function KEY NEIGHBOURHOOD PARKS KEY STREETS & SIDEWALK LINKAGES KEY PATHWAY LINKAGES NORTH N.T.S. FIGURE DESIGN ELEMENTS 4

6 REUNION NSP FIGURE FIGURE PROPOSED NEIGHBOURHOOD 5 STRUCTURE PLAN 3

7 Reunion Street, the second entrance road into the Reunion neighborhood of off 24 th Street, terminates into the central open space system which links into the linear open space system to Nose Creek. All residential areas with lanes are proposed to have wider streets with 16.5m right of way allowing for enhanced boulevard landscaping. It is Hopewell s intent to develop a comprehensive package of architectural guidelines to ensure a cohesive and interesting streetscape. A copy of the guidelines package shall be submitted to the City prior to land use approval. The Reunion road layout is efficiently designed to create a modified grid pattern including streets with terminating vistas and strong visual impact. The modified grid pattern allows the traffic to disperse evenly through the streets without overloading the collector roads, giving alternate travel choices to the residents. An integral part of Reunion neighborhood is the range of housing types. to accommodate the needs of a variety of socio-economic groups. The predominant form of housing type will be single family detached residential, which will include a range of lot sizes to provide various levels of affordability. The single family residential will consist of a mix of laned and laneless residential. Two One multifamily residential parcel is proposed within the NSP area, The southern parcel will accommodate senior s complex offering villa-style housing as well as apartment style units providing nursing care. The second multifamily parcel is located within the 100m setback lands and will be developed once the oil well is decommissioned to the satisfaction of the approving authority. It is expected to accommodate street townhouses. The Reunion NSP is anticipated to yield units. The projected density is anticipated to be above 7 units per acre, 6.61 units per acre, complying with the amended density policy of the Airdrie City Plan which indicates a minimum density of 7 units per acre with no specified maximum density marginally below the 7 units per acre density policy of the Airdrie City Plan at the time of original approval of Reunion NSP in The proposed Reunion NSP and accompanying statistics are included within Appendix 1 of this report. A comprehensively designed open space system is a major design component of the Reunion NSP. Neighborhood & sub-neighborhood parks are located at the focal points of key streets to enhance their visual significance. The proposed open space system provides opportunities for active and passive recreation. A system of pathways in the open space and separate sidewalks along key streets provides pedestrian accessibility within 400m walking distance as well as linkages to Nose Creek. The storm retention facility is proposed to be landscaped in naturalized edge and integrated with the open space system as an engineered wetland. It is Hopewell s intent to construct a pathway around the pond within their property. Hopewell will make best efforts to encircle the pond with a trail system on the adjacent parcel to provide connectivity until such time the eastern quarter is developed. Concept plans for each of the open space components have been prepared by Wiseman Associates and are included in Appendix 2 of this report. 15

8 The Reunion NSP can be developed in an efficient and cost effective manner with minimal off-site transportation and servicing costs. Servicing connections are available adjacent to the NSP area within Veterans Boulevard. Both utility servicing and transportation are discussed further in this report. Land Use The proposed land uses for the NSP area consist of single detached residential including laned and laneless lots, low and high density multiple dwellings, a church site and open space uses for parks, schools and storm retention facilities. The uses are summarized in the following table: TABLE 1 PROPOSED LAND USES hectares acres Single detached small lot % Single detached laned % Townhouses % Seniors Complex % Semi-detached % Church % Open space (including PUL) % Roads % TOTAL % Housing Mix The following table identifies the housing mix proposed, based on land use: TABLE 2 PROPOSED HOUSING MIX Units Single detached small lot % Single detached laned % Townhouses % Seniors Complex % Semi-detached % TOTAL % 16

9 The plan area consists of approximately 38% multifamily residential. The larger 12.35ac multifamily site will be geared towards seniors housing incorporating assisted living with nursing care units. The concept is envisaged to include lower density attached villa-type units along the perimeter of the site with higher density structure(s) located centrally within the site. This will allow the seniors to age in place by moving into units with nursing care once they are no longer able to care for themselves. The low profile villa units located along the perimeter of the site will establish a complimentary interface with the adjacent single family residential. The single family residential constitutes approximately 62% of the housing units and consists of a balanced mix of laned and laneless residential. The small lot and laned product will allow single family lots of varying widths, thereby targeting various levels of affordability. One multifamily site is proposed once the oil well setback is no longer a constraint. Density In keeping with the City s objective of intensifying land uses, the overall density of the plan area is projected at 9.01 units per acre. This is in keeping with the 7 units per acre minimum density policy in the Airdrie City Plan, approved by Council on May 5, The density policy as per the Airdrie City Plan, at the time of approval of the NW CASP in 2006 was a range of units per acre and at the time of approval of Reunion NSP was a minimum of 7 units per acre. The proposed 6.61 units per acre density falls within the units per acre range and is marginally below the 7 units per acre minimum requirement. It represents an optimal balance between policy objectives of the Airdrie City Plan and desire of Reunion residents to maintain a compatible development. The following table outlines the projected density: TABLE 3 PROJECTED NSP DENSITY hectares acres Gross Developable Area Total # of units 1, 364 1,001 Density units per acre units per hectare Approximately 35% of the units are clustered on a acre site, allowing the remainder of the land to be developed at a lower density. The density of the Reunion NSP, without the acre seniors complex is projected at 6.36 units per acre as shown in the following table. 17

10 TABLE 4 PROJECTED NSP DENSITY WITHOUT SENIORS COMPLEX hectares acres Gross Developable Area w/out MF Total # of units 884 Density 6.36 units per acre units per hectare 18

11 Oil Well Setback The 100m setback from the active oil well impacts +/-3.14ha (7.76ac) of land within the Reunion NSP. As per the MGA policies, no overnight accommodation or public structure may be located within the setback. The setback lands are proposed to accommodate open space park, single family residential and a multifamily site. In keeping with the policies, open space may be dedicated within the setback while the well is operational. The multifamily site and single family residential located within the setback lands consisting of 2.06ha (5.09ac) are intended to be developed once the oil well site is appropriately decommissioned to the satisfaction of the approving authority. In the interim, the site will be integrated with the surrounding open space. Appendix 2 shows landscape concept plans for both the interim and ultimate scenarios. The setback also impacts the rear yard of a block of laned residential along Reunion Boulevard. In accordance with the MGA policies and the City of Airdrie s interpretation, rear drive garages with no habitable space off the lanes may be located within the setback. Municipal Reserve In accordance with the Municipal Government Act, 10% municipal reserve is provided within the lands covered by the NSP. It is assumed that 10% reserve owing on the Shadow Plan lands will be provided at the time of subdivision of those lands. The Reunion NSP will include 10.3% municipal reserve (not including the shadow plan lands), marginally in excess of the 10% municipal reserve requirement as per the Municipal Government Act (MGA). It is assumed that 10% reserve owing on the Shadow Plan lands will be provided at the time of subdivision of those lands. The excess municipal reserve is voluntary. The Municipal Reserve Analysis for the NSP lands is as follows: TABLE 4 PROPOSED MUNICIPAL RESERVE hectares acres Joint Use Site Westerly Neighborhood Park Southern Park Central Neighborhood Park and linear linkages Area around the storm retention facility Total Municipal Reserve Percentage of Gross Developable lands 10.3% Approximately 0.79 ha (1.95 ac) or 1.3% of the municipal reserve is located within the 100m oil well setback and pipeline. As per the MGA and AEUB (ERCB) policies, municipal reserve for open space may be dedicated within the lands impacted by the setback. It is Hopewell s intent to develop the open space dedicated within the setback lands in conjunction with the adjacent development to ensure amenities are available to the residents at the onset of the development. 19

12 TRANSPORTATION Traffic Impact Assessment The Reunion NSP is bounded by major roads to the west and south, providing the plan area with good access opportunities. Veterans Boulevard, located along the south boundary of the site is a major road and forms part of the provincial highway system. Additional widening on the north side of Veterans Boulevard may be required pending the City Transportation study results. 24 th Street, a future major road, is located along the west boundary. Main access into the development shall be off of Veterans Boulevard in alignment with Woodside Boulevard NW with an additional right-turns only access to the west. A second access is proposed off of 24 th Street. An additional access into the plan area is from the east through the internal collector system within the NW CASP area. The proposed plan makes provision for vehicular connectivity into potential future growth corridor identified to the north. The internal collector system is looped to enable good transit coverage in the future and to allow for a comprehensive roadway system within the Reunion NSP area. The roads are laid out in a modified grid setting, which allows the traffic to disperse without overloading the collectors, at the same time providing alternate route choices to the residents. A Traffic Impact Assessment (TIA), prepared by Bunt and Associates, identifies the improvements along the perimeter roads as well as standard for internal roads based on the proposed land uses within the Reunion NSP. Reunion Gateway, the main entrance road into the NSP area, is proposed as 2x7/27m divided primary collector road. Based on the proposed cross-section, it can accommodate up to 10,000 vpd and is adequate for the projected volume on this street. Reunion Boulevard, the east-west spine road, is projected to have volumes in the order of 3,000 vpd, thereby requiring a 9.8/19.3m Avenue standard road. However, this road is slated to be part of the possible future transit route thereby requiring a collector road. A modified cross-section of 10.5/21m is proposed for Reunion Boulevard and is included in Appendix 4. The intent is to create a wider boulevard than the standard 11.5/21m collector standard road which would allow enhanced pedestrian environment through boulevard landscaping. Reunion Street, entrance road off of 24 th Street, is proposed as 11.5/21m collector standard road. Residential roads within the laned portion of the single family residential are proposed to have a wider right of way, 9.5/16.5m to allow for enhanced boulevard landscaping. The remainder of the roads within the plan area, are typical 9.5/15m residential standard roads. Transit Servicing It is City of Airdrie s intent to provide transit service in the future in accordance with the City s Transit Master Plan. The proposed collector route system enables the opportunity to provide transit service within the Reunion neighborhood in the future achieving coverage within 400m radius. Appendix 5 shows potential transit coverage for the area. 21

13 CONFORMITY TO APPROVED PLANNING DOCUMENTS Airdrie Municipal Development Plan (Airdrie City Plan) Airdrie Municipal Development Plan Bylaw B-04/2004 was adopted by City Council in February Integral to the City s Growth Management approach is the commitment to working towards the triple bottom line of the 21 st century; social well-being, environmental responsibility and fiscal accountability. Subsequent sections of the MDP list policies to achieve this overall philosophy. The following are applicable to the Reunion NSP. 1-1B.1 Working in co-operation with various government agencies, non-profit organizations and the private sector, the City shall endeavor to plan for a wide range of housing which meets the needs of various socio-economic groups, seniors and the handicapped. The Reunion NSP includes a range of housing types to address the needs of various socio-economic groups. In addition to a variety of single and multifamily residential, a 12.35ac site is proposed to accommodate a seniors complex within the plan area. 1-1B.3 The City encourages developers to establish design guidelines and architectural controls for housing developments, which enhance interaction and communication, provide a sense of community and are pedestrian friendly. It is Hopewell s intent to develop Reunion as a neighborhood with its own identity and sense of place. To this end, Hopewell is proposing architectural guidelines to be followed by all the builders within Reunion. A separate guidelines booklet shall be submitted to the City prior to land use approval. It is anticipated that the proposed comprehensive open space system in Reunion will enhance interaction and communication among Reunion residents providing a sense of community. A modified cross-section, with wider boulevards and enhanced landscaping in order to create a pedestrian friendly environment, is proposed for Reunion Boulevard and will be further explored at the detailed design stage. The residential streets for laned lots are 16.5m wide to enable plantation of street trees thereby enhancing the pedestrian environment. The plan makes provisions for comprehensive open space and pedestrian linkages to neighborhood parks, school sites and Nose Creek within 400m of residential development Developers shall be required to demonstrate how proposed construction projects and new developments contribute to community health, utilize environmentally sound practices and conserve resources. 25

14 Hopewell intends to follow industry established construction practices to regulate and control surface runoff. The Reunion NSP incorporates a storm retention facility to control both the quality and quantity of runoff into Nose Creek. The intent is to naturalize the facility and incorporate it into the open space system to further enhance the environment The City shall endeavor to retain and improve the natural functions and habitat as well as improve the recreational and scenic qualities of watercourses. The NW CASP proposes regional pathways on both the east and west of Nose Creek to enhance its recreational quality The initial cost of roads, sidewalks, water sewer, sanitary and shallow utility requirements in new development areas shall be borne by the proponent of such development Future development shall be permitted only in locations that can be accommodated by logical extensions of the municipal infrastructure The NW CASP as well as the Reunion NSP are identified as cost effective growth areas due to minimal off-site infrastructure cost. Hopewell Residential shall pay for necessary extension of services. The logical progression of development shall occur from south to north In keeping with the City s fiscal, environmental and land use goals, the City shall ensure through CASPs and NSPs that new communities and neighbourhoods become more sustainable by adhering to the following principles: Residential land uses shall achieve a minimum density of 7.0 units per net developable acre within all new Neighbourhood Structure Plan areas. Providing livable and healthy communities that include a mixture of single and multi-unit dwelling types, densities and land uses. Ensuring a more compact urban form that more efficiently utilizes land and infrastructure. Creating areas of higher residential density to take advantage of alternate modes of transportation (i.e. walking, cycling, transit, etc.) and thus reducing the reliance on the private automobile. Ensuring through sound community and neighbourhood design, the development of pedestrian friendly communities and neighbourhoods (providing for and encouraging alternative modes of transport), reducing the reliance on the private automobile. The Reunion NSP proposes a density of 9.01 upa, which is above the minimum density of 7.0 upa specified in the density policy amendment in the Airdrie City Plan which was approved on May 5, 2008 and attached in the Appendices. This is in keeping with the principles for a mixture of single and multi-unit dwelling types, and densities for a more compact and efficient urban form. The Reunion NSP attains a density of 6.61 units per acre which falls within the units per acre range that 27

15 the Reunion NSP was originally approved, and is only marginally less than the 7.0 units per acre requirement in the Airdrie City Plan 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, and sensitive use of building materials, or colours, landscaping and architectural styles. A key element of the Reunion NSP is creation of layout where key streets terminate into open space areas. These open space components are proposed to have elements such as gazebos, public art and outdoor activities which will become both visual and social focus, thereby creating an enhanced visual impact. It is Hopewell s intent to implement architectural controls relative to materials, colours, landscaping and architectural styles, in order to create visually pleasing streetscapes Housing developments that provide a range of lifestyles and work alternatives are encouraged. The Reunion NSP includes a range of housing types, including a seniors complex providing assisted living with nursing care 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 The above components shall be addressed as part of the comprehensive architectural guidelines package prepared by Hopewell Residential Communities, and submitted to the City prior to land use approval Small lot detached housing may be allowed provided that such lots form part of an approved comprehensively designed development area, taking into account location, clustering, servicing capacity and the development of a socially cohesive community Medium density attached housing developments are encouraged to develop as part of the overall low density development in a manner which blends with, and enhances surrounding land uses. 28

16 Northwest Community Area Structure Plan (NW CASP) The proposed Reunion NSP complies with the following policies contained within the NW CASP. Policies 2.3.1, and All addressed as per the policy direction Policy The proposed development within the 100m oil well setback is in accordance with the MGA, with further clarification from AEUB (ERCB) and the City of Airdrie. No development that results in overnight accommodation will be implemented while the well is active. Only open space, rear yards and garages will be developed within the setback lands. The multifamily site and single family residential located within the setback lands will be developed once the well is decommissioned to the satisfaction of the approving authority. No portion of the proposed joint use site is impacted by the oil well setback. Policy The proposed development is in accordance with the direction set out in Airdrie GAMP. As per the GAMP, the proposed development is primarily residential, including a mix of unit types. Access points are aligned with the existing access points to the south on Veterans Boulevard. The existing oil well is appropriately addressed. Policies 3.3.1, & The previous sections address compliance of the plan to the Airdrie City Plan as well as the City of Airdrie/MD of Rocky View IDP. Policy 4.1 and 4.3 The proposed residential uses, which interface with Woodside and Silver Creek are compatible in terms of nature and intensity to the existing uses. To the north and west, the proposed residential is expected to have minimal impact on the existing agricultural uses with respect to odours, noise, etc. Policy The proposal consists of single family residential with a wide range of lot sizes addressing various levels of affordability. A ac multifamily site is proposed for seniors including assisted living with nursing care units. One multifamily site is proposed as part of the future development. 33

17 Policy The Reunion NSP makes provision for the 7.98 ac parcel located to the southeast to be developed to urban densities and ensures access and servicing tie-ins. Policy 5.3.1, and The overall density is addressed within section Density of this report. The plan area consists of a variety of housing types, which is addressed in section Housing Mix of this report. The pattern of residential uses generally conforms to Figure 7 Development Plan contained with the NW CASP. Policy The acre, higher density multifamily site, will be designed to create a sensitive interface with the surrounding single family residential. It is intended to have lower density villas along the perimeter of the site and higher intensity building structures with nursing units located centrally. The 3.21ac lower density multifamily is intended to have street townhouses which are deemed to be compatible with the adjacent single family residential and open space. Policy 5.4.1, and The plan area exceeds 10% Municipal Reserve (MR) required as per the MGA. In accordance with the MGA 10% of the gross developable area is dedicated as municipal reserve for the NSP lands. It is assumed that 10% MR owing in the Shadow Plan lands will be dedicated upon subdivision of those lands. The proposed open space provides opportunities for both active and passive recreation. Tot lots and playfields shall be provided within neighborhood parks and the joint use site. The naturalized storm retention facility and pathway system provide opportunities for passive recreation. Policy Approximately 1.3% or 1.95 ac of the Municipal reserve owing on the Reunion NSP is located with the 100m setback from the oil well. In accordance with the MGA and AEUB policies, the setback lands may be dedicated for open space uses. With the exception of a small leased area including 0.15ha (0.37ac), it is Hopewell s intent to develop the municipal reserve located within the setback lands in conjunction with the development on adjacent lands. Hopewell will enter into an agreement with the City to develop the leased portion, once the well is decommissioned. 34

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