East Points Community Area Structure Plan. Draft. Prepared for: City of Airdrie. Prepared by: Stantec Consulting Ltd.

Transcription

1 East Points Community Area Structure Plan Draft Prepared for: City of Airdrie Prepared by: Stantec Consulting Ltd.

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3 Sign-off Sheet This document entitled East Points Community Area Structure Plan was prepared by Stantec Consulting Ltd. ( Stantec ) for the account of the City of Airdrie (the Client ). Any reliance on this document by any third party is strictly prohibited. The material in it reflects Stantec s professional judgment in light of the scope, schedule and other limitations stated in the document and in the contract between Stantec and the Client. The opinions in the document are based on conditions and information existing at the time the document was published and do not take into account any subsequent changes. In preparing the document, Stantec did not verify information supplied to it by others. Any use which a third party makes of this document is the responsibility of such third party. Such third party agrees that Stantec shall not be responsible for costs or damages of any kind, if any, suffered by it or any other third party as a result of decisions made or actions taken based on this document. Prepared by (signature) Alison Timmins, Stantec Consulting Ltd. Prepared by (signature) Stephen Oliver, Stantec Consulting Ltd. Reviewed by (signature) Marissa Koop, Stantec Consulting Ltd. Approved by City of Airdrie (signature)

4 Table of Appendices APPENDIX A APPENDIX B APPENDIX C APPENDIX D DEFINITIONS AND ACRONYMS... A.1 ENGAGEMENT SUMMARY... B.5 HISTORICAL RESOURCES OVERVIEW... C.6 BIOPHSYICAL FEATURES... D.7

5 Introduction 1.0 INTRODUCTION This section outlines the location and regional context of the Plan Area. It also provides an overview of key features and constraints that may require special consideration at future stages in the development process, and details the policy framework that guided the development of this Community Area Structure Plan ( CASP ). 1.1 BACKGROUND The East Points Community Area Structure Plan (CASP) was created as part of the City s continued effort to ensure well-managed growth for its residents. The lands were strategically targeted for industrial growth in the Airdrie City Plan (2014). The development of this CASP is the next step in meeting the vision and goals for the City which have been identified in the City Plan. 1.2 LOCATION AND REGIONAL CONTEXT The Plan Area is located in north east Airdrie, as identified in Figure 1 Plan Area Location and Context. The East Points CASP Plan Area includes 390 hectares (960 acres) of land and includes all land parcels contained in the following quarter sections: SE SW NE SE NW SW The lands are bounded to the west by the existing East Lake and Highland Park industrial developments, to the east by farmlands and by residential acreages subdivisions (Croxford Estate and Yankee Valley Estate) to the north and south (adjacent land uses can be seen on Figure 3 Land Use Concept in Section 4). Rocky View County is located to the northeast and abuts the northeast corner of the CASP area. The community of Thornburn located to the southwest. The CASP area is bisected from east to west by Veterans Boulevard (Highway 567), and north to south by Range Road 291.

6 Introduction Figure 1 - Plan Area Location and Context

7 Introduction 1.3 EXISTING CONDITIONS The CASP area is predominantly used for agricultural purposes with homesteads located throughout the Plan Area. The CASP area is located within a post-glacial landscape, and is covered by draped moraine. Glacial till varies in thickness of up to 10 metres and contains minor amounts of water-sorted material and local bedrock. It has a flat to undulating surface that reflects the topography of underlying bedrock and other deposits Historical Resources The CASP area crosses the Foothills Erratic Train in Sections 12, 13 and W4M. Six major blocks of the train were recorded within Section W4M in At the time of drafting the CASP, it was noted that the Airdrie Erratic was one of the richest concentrations of large erratics anywhere in the Foothills Erratics Train, and that these boulders form a separate arm, just east of the main train. The Airdrie Erratic formation has been designated as a Provincial Historic Resource, and is regulated by the Government of Alberta Topography and Drainage Regional groundwater flow direction varies throughout the CASP area. The groundwater flow in the eastern portion of the CASP generally flows east-southeast, towards an unnamed waterbody located approximately 825 metres east of the site. Whereas groundwater in the western portion of the CASP generally flows to the west-southwest towards East Lake, located approximately 570 metres west of the site. The direction of shallow ground water flow can be influenced by the presence of underground utility corridors and/or localized bedrock topography. Tributaries to Nose Creek traverse Sections 11,12 and W4M. Ephemeral ponds historically created as dugouts are present in Sections 11 and POLICY AND LEGISLATIVE FRAMEWORK This CASP resides within the larger planning framework as indicated in Figure 2 Planning Hierarchy. This CASP is to be read in conjunction with the following documents: The South Saskatchewan Regional Plan (2018); Future Calgary Metropolitan Region Growth Management Plan; City of Airdrie/M.D. of Rocky View Intermunicipal Development Plan (IDP)(2001); Airdrie City Plan (Municipal Development Plan) (2014); Connecting Airdrie (Transportation Master Plan) (2014);

8 Introduction AirdrieOne Sustainability Plan (2012); Great Places Plan (Parks Master Plan) (2016); 12 Thousand Acres Plan (2018); and Other City of Airdrie Guidelines and Policies as needed for direction on specific topics. Figure 2 Planning Hierarchy

9 Vision and Goals 2.0 VISION AND GOALS The vision and goals for the CASP outline the aspirations of The City of Airdrie, its partners and stakeholders. A public engagement process involving both internal and external stakeholders was used to develop the vision and goals for the CASP. The policies contained within this CASP aim to guide development in order to achieve the goals and realize the vision as seen in Figure 3 CASP Concept Overview.

10 Vision and Goals Figure 3 CASP Concept Overview

11 Vision and Goals 2.1 VISION The vision of the East Points CASP is: To create a highly attractive business industrial park which supports the natural environment and encourages sustainable economic growth for the City of Airdrie. 2.2 GOALS Promoting Economic Development Increasing the City of Airdrie s non-residential tax base; Promoting a sustainable balance of industrial and commercial lands with existing residential Planning for the Future Establishing strategies to deliver City services for the development of a business industrial park; Planning future industrial districts that are able to adapt to changing economic conditions and situations Designing with the Land Establishing a land development pattern that complements the natural topography and environmental features of the surrounding landscape Putting People First Providing appropriate land use transitions between residential and non-residential development to minimize conflict; Providing opportunities for recreational services not compatible with residential neighbourhoods.

12 Land Use Concept and Plan Area Structure 3.0 LAND USE CONCEPT AND PLAN AREA STRUCTURE This section outlines the land use concept, sustainable development patterns, and anticipated number of jobs in the Plan Area. The land use concept in Figure 4 illustrates the types and location of land uses, as well as the overall street network within the Plan Area Land Use Elements Light industrial uses functions as a transition zone between other land uses. Heavy industrial uses located as far as possible away from existing estate residential areas. Residential uses located adjacent to existing estate residential area along south boundary of the Plan Area. Light, medium, and heavy industrial uses are evenly distributed throughout the Plan Area. Service commercial uses located along highway to provide easy access and exposure, and function as a gateway into the Airdrie on Highway 567. Institutional uses function as a transitional use between existing development and future industrial uses Plan Elements Environmental features within the Plan Area are identified and will require specific review before determining what portions are not suitable for development and should be preserved. Regional pathways located to provide pedestrian and cycling connectivity within the Plan Area and with neighbouring communities. Park space to provide active and passive spaces for nearby residents and the larger community of Airdrie Grid road pattern will allow for efficient movement of goods within the Plan Area. Glacier Park to be created to protect erratics and provide open space amenity. Transition area to provide a physical buffer from potential visual, noise and dust impacts.

13 Land Use Concept and Plan Area Structure 3.2 PROJECTED JOB GROWTH The land use concept identifies a variety of industrial and commercial land uses which inform the analysis of anticipated jobs per hectare. Based on these uses, Table 1 identifies the anticipated number of jobs within the CASP, by land use type, once the area is fully developed. Table 1 Land Use Statistics Land Use Area Approximate Gross Area* (ha) Anticipated Intensity (jobs/ha) Anticipated Number of Jobs Light Industrial/Office/ Employment Medium Industrial Heavy Industrial Service Commercial Institutional Institutional/Residential Residential Park Total *Excludes existing right of way for Highway 567 and Range Road SUSTAINABLE DEVELOPMENT Intent The CASP promotes sustainability through the form and character of the built environment and the preservation of natural systems. Resource demands can be more effectively managed through innovative development strategies and creating opportunities for environmentally friendly building practices and the encouraged development of Environmental-Oriented Industries Policies 1. Land uses adjacent to lands dedicated as Environmental Reserve (ER) at the Neighbourhood Structure Plan (NSP) stage should be sensitive to environmental wildlife habitats. Developers will be required to provide a Biophysical Impact Assessment analyzing impacts to sensitive habitats, outlining potential mitigation measures to be implemented on site, for approval by the City of Airdrie.

14 Land Use Concept and Plan Area Structure 2. Infrastructure that supports alternative and renewable energy production, sources, and systems, and reduced energy consumption is strongly encouraged. Sources to explore include, but are not limited to: solar power, cogeneration (combined heat and power) and waste heat recovery units. 3. Efficient site design, building orientation and landscaping on sites in the CASP should take advantage of passive solar heating to the greatest extent possible. 4. Landscaping within the CASP should use native and drought tolerant species wherever possible. 5. Industrial uses, especially manufacturing and fabrication, produce industrial by-products. Businesses are strongly encouraged to work together to reduce and recycle industrial byproducts to the greatest extent possible. The reuse and recycling of industrial by-products can provide business secondary revenue streams, reduce supply costs for the purchaser and divert waste from landfills and treatment plants. a. At the time of Development Permit application, the Applicant shall provide a summary of engagement with other industrial businesses within Airdrie on the potential for the reuse of industrial byproducts and if they are able to be utilized within the proposed use.

15 Land Use Areas 4.0 LAND USE AREAS This section outlines policies for areas identified in Figure 4 Land Use Concept. The boundaries of the land use designations shown in Figure 4 Land Use Concept are conceptual and subject to refinement at the Neighborhood Structure Plan (NSP) stage. The use designations themselves are general indications of future development types, and do not correspond directly to the land use districts provided for in the City of Airdrie s Land Use Bylaw. It is expected that, within the future corresponding NSP s, specific land uses consistent with the designations identified in this plan will be assigned.

16 Land Use Areas Figure 4 Land Use Concept

17 Land Use Areas 4.1 LIGHT INDUSTRIAL Intent Light Industrial areas will accommodate business industrial uses in an urban form and exhibit a high standard of building design, streetscapes and landscaping. Businesses include small to medium-scale employment uses providing employment opportunities and will act as a potential transition between other land use areas. The location of Light Industrial areas will be differentiated from Office and Employment areas at the NSP stage Policies Land Uses 1. Light Industrial or Office Employment uses should be located as illustrated in Figure 4 Land Use Concept. The exact boundaries will be determined at the time of NSP. 2. Light Industrial or Office Employment uses should encompass a minimum of 104ha to a maximum of 127ha within the CASP area. 3. Light Industrial areas may include subordinate office and commercial uses within the context of a fully serviced industrial/business park. 4. Development proposals requiring the storage of hazardous material shall be directed to areas identified for Heavy Industrial uses. Urban Design 5. Light Industrial areas adjacent to major roadways or residential areas should conform to quality architectural, landscaping and site development guidelines including landscaping, screening, parking and access, garbage containment, outside storage, signage, lighting and appearance guidelines. 6. Buildings should be street-oriented to offer direct pedestrian access to the primary building entrance from a public sidewalk. 7. Building entrances, facades, canopies and signage should enhance the public realm through design and by orienting these elements to the street. They should be designed at the pedestrian scale. 8. Development within the Light Industrial or Office Employment areas must be pedestrianfriendly, with sidewalks provided on at least one side of the street. 9. Public amenity spaces for employees should be visible and adjacent to the street to encourage activity on the street. These spaces should provide shelter and seating.

18 Land Use Areas Density and Intensity 10. Light Industrial uses should have a minimum intensity of 25 jobs per hectare. 4.2 MEDIUM INDUSTRIAL Intent Medium Industrial areas provide a range of uses, such as warehousing, manufacturing, fabrication and storage, that typically require larger land parcels with a lower intensity Policies Land Uses 1. Medium Industrial uses should be located as illustrated in Figure 4 Land Use Concept. 2. Medium Industrial uses should encompass a minimum of 78ha and a maximum of 96ha within the CASP area. a. The exact boundaries of medium industrial uses shall be determined at the time of NSP. 3. Medium Industrial areas should contain industrial uses such as warehousing, manufacturing, fabrication and storage. Subordinate office uses may be permitted at the discretion of the Approval Authority, provided it does not conflict with the manufacturing and fabrication nature of the Medium Industrial area, and can be demonstrated to be subordinate to another Medium Industrial use on the site. Urban Design 4. Outdoor storage shall be permitted within the Medium Industrial area. Applicants must demonstrate at the NSP and DP stage how negative visual impacts to the surrounding area will be minimized through screening or other design solutions. 5. Fabrication, manufacturing and other uses the Approval Authority deems incompatible with residential land uses, shall only be permitted indoors within 200m of residential land uses. 6. Medium Industrial areas adjacent to major roadways or residential areas shall conform to quality architectural, landscaping and site development guidelines including landscaping, screening, parking and access, garbage containment, outside storage, signage, lighting and appearance guidelines.

19 Land Use Areas 7. Main entrances to buildings should be visible from the street and accentuated through building articulation, and both hard and soft landscaping 8. Public amenity spaces for employees should be visible and adjacent to the street to encourage activity on the street. These spaces should provide shelter and seating. Density and Intensity 9. Medium industrial uses should have a minimum intensity of 20 jobs per hectare. 4.3 HEAVY INDUSTRIAL Intent Heavy Industrial areas provide for uses that, due to their appearance, noise, odour, risk of toxic emissions or fire and explosion hazards are incompatible with residential, commercial and other land use areas. Heavy Industrial areas should not include retail development, and commercial development within the Heavy Industrial area should be subordinate to a heavy industrial use Policies Land Uses 1. Heavy industrial uses should be located as illustrated in Figure 4 Land Use Concept. 2. Heavy industrial uses should encompass a minimum of 86ha to a maximum of 106ha within the CASP area. a. The exact boundaries of heavy industrial uses shall be determined at the time of NSP. b. The total amount of heavy industrial uses in the CASP shall be a minimum of 86ha. 3. Heavy Industrial areas should contain industrial uses such as industrial manufacturing, operations, fabrication and storage. Subordinate office and accessory uses may be permitted at the discretion of the Approval Authority, provided it does not conflict with the manufacturing and fabrication nature of the Heavy Industrial area, and can be demonstrated to be subordinate to another Heavy Industrial use on the site. 4. Heavy Industrial areas should contain industrial uses incompatible with residential, commercial and other land use areas. Urban Design 5. Main entrances to building should be clear from the street and accentuated through both building articulation and soft and hard landscaping.

20 Land Use Areas 6. Public amenity spaces for employees should be visible and adjacent to the street to encourage activity on the street. These spaces should provide shelter and seating. Density and Intensity 7. Heavy industrial uses should have a minimum intensity of 5 jobs per hectare. 4.4 OFFICE AND EMPLOYMENT Intent Office and Employment areas should be planned to create a campus-style environment that uses open spaces, natural features and multimodal pathway systems to create cohesive places of employment. Supportive amenities may also be integrated into the Office and Employment areas to provide an array of complementary uses for employees. The location of Office and Employment areas will be differentiated from Light Industrial areas at the NSP stage Policies Land Uses 1. Office and Employment uses should be located as illustrated in Figure 4 Land Use Concept. 2. Office and Employment or Light Industrial uses should encompass a minimum of 104ha and a maximum of 127ha within the CASP area. 3. The exact boundaries of Office and Employment uses shall be determined at the time of NSP. 4. Office and Employment areas should contain office and professional service uses. Subordinate commercial and retail uses may be permitted at the discretion of the Approval Authority as long as it does not detract from the office nature of the area and can be demonstrated to be subordinate to another use on the same site. Urban Design 5. Buildings should be street-oriented to offer direct pedestrian access to the primary building entrance from a well-lit public sidewalk.

21 Land Use Areas 6. Building entrances, facades, canopies and signage should enhance the public realm through design and by orienting these elements to the street or plaza space. They should be designed at the pedestrian scale. 7. Development within the Office and Employment area must be pedestrian-friendly, with sidewalks provided on both sides of streets and buildings designed to front onto the street where possible. 8. Public amenity spaces for employees should be visible and adjacent to the street to encourage activity on the street. These spaces should provide shelter and seating. Density and Intensity 9. Office and Employment uses should have a minimum intensity of 30 jobs per hectare. 4.5 SERVICE COMMERCIAL Intent The Service Commercial areas serve the entire CASP area by providing a mix of retail and commercial uses integrated with an appropriate amount of amenity space. Service Commercial areas are the primary gathering location of the CASP, acting as the primary destination for workers to congregate and obtain services before, during and after working hours, reducing the amount of distance needed to be traveled for workers to obtain daily services Policies Land Uses 1. Service Commercial areas should be located as illustrated in Figure 4 Land Use Concept. 2. Service Commercial uses should encompass 8ha to 10ha within the CASP area. 3. The exact boundaries of Service Commercial uses shall be determined at the time of NSP. 4. Service Commercial areas should contain retail and commercial uses. Subordinate office uses may be permitted at the discretion of the Approval Authority, provided it does not detract from the retail and commercial nature of the area and can be demonstrated to be subordinate to another use on the site. Urban Design 5. Pedestrian environments should be the priority design element, focusing on pedestrian convenience, safety, comfort and enjoyment.

22 Land Use Areas 6. Service Commercial areas should include a centralized open space that can accommodate events, such as outdoor markets. The open space will act as a destination for employees within the surrounding industrial areas. The location of the open space will be determined at the NSP stage. a. The centralized open space shall be designed to mitigate adjacent nuisances (e.g. blowing dust, noise and large truck traffic) through such elements as building orientation, creating a publicly accessible internal space or other forms of screening to the satisfaction of the Approving Authority. b. Where possible, the centralized open space should be adjacent to, or have direct access to any land retained from the Environmental Study Area. c. The centralized open space shall be publicly accessible amenity space, and maintained privately with the following characteristics: i. adjacent retail frontage or other uses that activate the space; ii. prominent location and connections to bicycle and pedestrian infrastructure; and iii. a mix of hardscaped plazas, landscaped green areas, and widened walkway areas that could accommodate outdoor retail uses and patio uses. 7. The centralized open space shall comprise no less than 5% of the total land area of a Service Commercial area. 8. Drive-thru s shall be integrated into the building and not be visible from Veterans Boulevard or Range Road Parking facilities shall not front onto Veterans Boulevard. 10. Loading and waste and recycling facilities should be designed to avoid negative visual impact on Veterans Boulevard and lands retained from Environmental Study Areas. Density and Intensity 11. Service Commercial areas should have a minimum intensity of 40 jobs per hectare. 4.6 INSTITUTIONAL Intent The Institutional areas present an opportunity for the CASP to enhance the variety of amenities and employment opportunities. These areas should be planned and designed to enhance the urban form, and include multimodal pathway connections.

23 Land Use Areas Policies Land Uses 1. Institutional areas should be located as illustrated in Figure 4 Land Use Concept. 2. Institutional uses should encompass a minimum of 12ha and a maximum of 15ha within the CASP area. a. The exact boundaries of Institutional uses shall be determined at the time of NSP. 3. Institutional areas should contain uses such as places of worship, private and public education centres and public research facilities. Subordinate commercial and retail uses may be permitted at the discretion of the Approval Authority, provided it does not detract from the institutional nature of the area and can be demonstrated to be subordinate to another use on the same site. Urban Design 4. Parking facilities shall not front on to Range Road Pedestrian environments should be the priority design element, focusing on pedestrian convenience, safety, comfort and enjoyment. 6. Loading and waste and recycling facilities should be designed to avoid negative visual impact on Range Road 291 and land retained from Environmental Study Areas. Density and Intensity 7. Institutional areas should have a minimum intensity of 20 jobs per hectare. 4.7 RESIDENTIAL Intent The Residential areas present an opportunity for the CASP to provide a transitional land use between the employment uses and existing communities. These areas should be planned and designed to integrate with the existing residential community, create a cohesive and compact urban form, and include multimodal pathway connections Policies Land Uses 1. Residential areas should be located as illustrated in Figure 2 Land Use Concept.

24 Land Use Areas 2. Residential uses shall encompass no more than 10% of the gross developable area within the CASP. a. The exact boundaries of Residential uses shall be determined at the time of NSP. 3. Residential uses shall be located 200 metres from; a. Heavy Industrial uses b. Any other industrial uses deemed incompatible by the Approval Authority Urban Design 4. Residential development should be compatible with the adjacent community while meeting the needs of all ages and changing household composition. 5. Pedestrian environments should be the priority design element, focusing on pedestrian convenience, safety, comfort and enjoyment. 6. Buffering methods such as vegetation screening, fence screening or berm treatment should be incorporated where industrial uses are adjacent. Density and Intensity 7. Residential areas should achieve a minimum density of 12 units per gross developable residential hectare.

25 Transition and Interface Areas 5.0 TRANSITION AND INTERFACE AREAS The Plan Area features a number of unique land uses which require the application of special policies and planning principles to ensure compatibility between land uses. Transition areas include: Industrial Residential Transition Area; Veterans Boulevard Interface; and the existing industrial East Lake Industrial site. 5.1 INDUSTRIAL RESIDENTIAL TRANSITION AREA Intent The intent of these transition areas is two-fold: to protect the long-term integrity of the industrial operations, and to protect residential areas from the impact of industrial activities. The transition area is intended to accommodate low impact uses and provide an adequate buffer to mitigate visual, noise and dust impacts to residential areas as seen in Figure 5 Transition Areas Policies 1. No industrial-residential transition area shall be less than 30 metres wide. 2. Industrial-residential transitions area may include the following: a. Environmental Reserve (ER); b. Stormwater facilities; c. Open space; d. Cemeteries; e. Regional pathways; f. Access roads; g. Landscape berms and buffer strips; h. Public utility corridors, and i. Low-intensity/low-impact recreational and accessory land uses. 3. Industrial-residential transitions area shall include the following: a. A berm of a minimum 1.5 metres in height. i. The berm should consist of a 3:1 slope; and

26 Transition and Interface Areas ii. The berm shall be designed as to not drain onto residential parcels. b. A fence of a minimum 2.0 metres in height. i. At the time of NSP the Applicant shall determine the type of fence and if a sound wall is required. c. Heavy landscaping on the berm as well as both sides of the fence; i. The landscaping shall consist of a mixture of coniferous and deciduous trees. d. A pathway of a minimum width of 3.0 metres; i. The pathway shall not be located between the fence or berm and residential parcels; ii. The pathway shall not be located between the fence and the berm; and iii. The pathway shall not be located on the top of the berm.

27 Transition and Interface Areas Figure 5 - Transition Areas

28 Transition and Interface Areas 5.2 VETERANS BOULEVARD INTERFACE Intent Veterans Boulevard (Highway 567) provides the primary thoroughfare for traffic travelling east to west through the CASP area. Veterans Boulevard should be designed in a manner that accounts for multiple modes of transportation, and provides a gateway into Airdrie Policies 1. Land uses along the Veterans Boulevard may include commercial, retail and light industrial/office/employment. 2. Vehicle access points should be minimized to reduce vehicle crossings over sidewalks. 3. Buildings shall be designed to front onto Veterans Boulevard. 4. Higher intensity uses (e.g, 15+ jobs/hectare) should be located along Veterans Boulevard. 5. Gas stations are permitted along Veterans Boulevard where they are screened from view of pedestrians on the street, and where access and site layout do not conflict with pedestrian or cyclist pathways. 6. Parking lots located in front of buildings shall be limited to a single drive aisle with parking on either side. Additional parking shall be located at the side or rear of buildings. a. Should it be demonstrated that additional parking lot is required in front of buildings because parking behind or adjacent buildings is infeasible, additional parking may be permitted subject to the Approving Authority, so long as the: i. primary building entrance(s) is located along Veterans Boulevard; ii. primary building entrance(s) has clear visibility from Veterans Boulevard; iii. primary building entrance(s) has convenient, safe and direct pedestrian access from Veterans Boulevard; and iv. parking lot is screen by enhanced vegetation to the satisfaction of the Approving Authority. 5.3 INTERIM USES This plan recognizes that due to the servicing availability and external market dependent factors the full build-out of the lands within the Plan Area will not occur for some time. The plan also recognizes that the permanent development of these lands will require further planning and have access to municipal services. Accordingly, interim uses shall be considered to give landowners the provisional opportunity to develop their lands while they await servicing.

29 Transition and Interface Areas Intent Interim use policies are provided to ensure that temporary land uses do not interfere with the future urban development of the Plan Area for industrial or commercial purposes Policies Land Uses 1. An interim land use: a. must not be permanent, b. requires minimal improvements to the site, c. must be able to be removed to allow for the site to be remediated for full urban build out, d. shall not include permanent structures 2. Development Permits for interim land uses shall be approved for a maximum period of three (3) years. 3. An approved Development Permit may be extended for additional three (3) year intervals, at the discretion of the Approval Authority, provided the Applicant can demonstrate that an extension will not impede or negatively impact the ultimate build out in keeping with this plan. 4. Existing land uses and structures that have previously been established in the Plan Area shall be allowed to continue to operate as they have in the past. Any expansion or extension in the land use must meet the Airdrie Land Use Bylaw regulations in place at that time. 5. Development proposal for uses classified as permitted uses under the existing land use district/zoning for a particular parcel will not be impacted by the East Points CASP Interim Use policies. 6. Development proposals for uses classified as discretionary uses under the existing land use district/zoning for a particular parcel must be evaluated in keeping with the East Points CASP Interim Use policies. 7. If a proposed interim land use is neither a permitted nor a discretionary use under the existing land use district for a particular parcel, an application to amend the Land Use Bylaw shall be required. 8. Any Land Use Bylaw amendment proposed to facilitate an interim development must redesignate the land to a Direct Control (DC) district. This district will place specific limitations on the interim land use to ensure that the interim land use cannot be modified from the original intent, until such time as the property is ready to be developed in keeping with this plan. 9. Airdrie Council shall be the Development Authority for any Direct Control District created to accommodate an interim land use within the Plan Area.

30 Transition and Interface Areas 10. Any Direct Control district that is approved to facilitate an interim land use must restrict subdivision from occurring on the associated parcel. The purpose of this is to limit additional parcel fragmentation in the Plan Area. 11. The maximum amount of land that can be used for interim land uses within the East Points CASP area is at the discretion of the Development Authority. 12. Interim uses located adjacent to any residential uses shall be fully screened. 13. Interim land uses located within the interface areas of the Plan shall be required to mitigate potential impacts through the use of berming, buffering, landscape design, and/or site design. Addition additional setback requirements shall be required at the discretion of the Development Authority. 14. Interim land uses shall be allowed on all land uses identified on Figure 4 Land Use Concept except for those areas identified as Park, Glacial Park or Environmental/Historical Study Areas.

31 Natural Areas 6.0 NATURAL AREAS The configuration of the Natural Area/Open Space within this plan is conceptual. It is intended to be refined at the NSP stage based on detailed environmental, topographic, geotechnical, and historical studies, as well as other analyses considered relevant by the City. All required studies will be prepared by qualified professionals, at the developer s expense. 6.1 ENVIRONMENTAL STUDY AREA Intent The designation of Environmental Study Area for the Plan Area identifies lands that may be environmentally significant but require further detailed analysis at the NSP stage to determine specific ecological value. Where lands do not qualify as ER, development may occur (provided there are no other limiting factors). Lands identified in the CASP as Environmental Study Area have the potential to be incorporated into future development for the purposes of providing amenity and/or ecological value Policies 1. Where lands within the Environmental Study Area overlay are proposed to be retained and have been disturbed prior to an NSP, landowners and the City are encouraged to restore the lands through habitat restoration techniques and best practices. 2. Local Pathways and Regional Pathways should connect areas where lands from Environmental Study Areas have been retained. 3. Utility alignment should minimize impact to lands retained from Environmental Study Areas. Shrubbery and Tree Stands 4. Where shrubbery and tree stands are identified as Environmental Study area but are not eligible for protection as ER, development should minimize disruption and fragmentation of natural habitats by incorporating natural vegetation, topography and adjacent water bodies into community, site and building design and the strategic location of Municipal Reserve land. Wetlands and Drainage 5. All wetlands and other water bodies including the Environmental Study Areas shall be studied further at the NSP stage. Should new connections between existing wetlands be realized, these connections should remain naturalized. 6. Where a street is proposed to cross retained wetlands and drainage, studies may be required at the NSP stage to:

32 Natural Areas a. ensure that any potential changes to existing natural conditions are minimized; b. consider the most appropriate technique to maintain the ecological integrity of the area s natural systems; and, c. mitigate negative impacts, both during construction and in the final design. 7. The design of areas adjacent to wetlands and drainage courses should: a. design public access points to allow for the buffering of habitat wildlife within and along retained wetlands and drainage; b. allow multiple direct pedestrian connections to adjacent Regional Pathways; c. orient buildings so that parking, loading and recycling and waste areas are screened from natural areas; d. locate off-street parking areas away from the edges of natural areas; e. include opportunities for public and private patios or seating areas adjacent to retained natural areas. 8. Any modification to identified waterbodies and drainages will require approval from Alberta Environment and Parks under the Water Act prior to disturbance. 6.2 HISTORICAL RESOURCES Intent The East Points CASP area contains historic resources, including numerous erratics that are part of the 10,000 year old Foothills Erratics Train. This geographical feature stretches over 600 km across southwestern Alberta in a narrow belt initiated from a rock outcrop in the Mount Edith Cavell area of Jasper National Park, and contains historic indigenous significance. The Provincial government regulates historical resources, as such Historical Resource Clearance will be required prior to NSP approval. Historical resources within the CASP have the potential to be incorporated into development to provide for amenity value and historical knowledge. The intent of these policies is to ensure places in the Plan Area containing historic resources are identified as per Provincial legislation Policies 1. Where feasible, and in accordance with recommendations of the Province and/or a Historical Resources Impact Assessment (HRIA), sites containing historical resources related to Aboriginal heritage in the area should be preserved and commemorated.

33 Natural Areas 2. Historical Resources Act Clearance is required, and may be supported through a Historical Resources Impact Statement or Mitigation Strategy. 3. Future development proposals in the Plan Area (including subdivisions and related infrastructure, etc.) will be referred to the Historic Resources Management Branch for review by Alberta Culture and Tourism. 4. Where required, the Applicant will, to the satisfaction of Alberta Culture and Tourism, undertake protective or mitigative measures identified in an HRIA report. 6.3 MUNICIPAL RESERVE DEDICATION Intent Municipal Reserve ( MR ) is intended to provide public open space for the enjoyment of the residents of Airdrie. The East Points CASP intends to provide open spaces and services that are of significance to the City of Airdrie and region. These policies include the need for, amount of and allocation of MR Policies 1. At the NSP stage, MR dedication shall be identified and should balance dedication of land with cash-in-lieu, to the satisfaction of the Development Authority. a. For the purposes of providing overall direction of MR dedication at the NSP stage, dedication of MR should be as follows: i. Parcels west of Range Road 291: 1. 50% dedicated land; and 2. 50% cash-in-lieu. ii. Parcels east of Range Road 291: 1. 70% dedicated land; and 2. 30% cash-in-lieu. 2. Considerations shall be given to MR dedication use that is more acceptable within an industrial area such as: off-leash dog parks and adult baseball diamonds.

34 Natural Areas 6.4 PARKS Intent Park space is required within the Plan Area as identified in Figure 6 Amenities to provide regional recreational services. Municipal Reserve or purchase by the City of Airdrie may be considered to create space for these recreational purposes. A Glacial Erratic Park, as identified in Figure 6 Amenities, is required within the Plan Area to provide for historical protection of the glacier erratics, in accordance with recommendations of the Province and/or a HRIA. Sites containing historical resources related to Aboriginal heritage in the area should be for the purposes of protection and preservation of these erratics. Additional Municipal Reserve may be needed to create an area within the park adjacent to the protected area for recreational or passive open space purposes Policies Athletic Parks 1. An Athletic Park may be located in designated park space as illustrated in Figure 4 Land Use Concept. 2. The area of the Athletic Park should be approximately 8ha in size. 3. A direct pedestrian connection to a Regional Pathway must be provided from the Athletic Park. Glacial Park 4. The Glacial Park should be a minimum of 6 hectares (14.8 acres) in size. 5. Parking areas adjacent to public roadways shall be screened from these streets. 6. A direct pedestrian connection to a Regional Pathway must be provided from the park.

35 Natural Areas Figure 6 - Amenities

36 Transportation 7.0 TRANSPORTATION 7.1 STREET NETWORK Intent The grid-based street network will ensure efficient and logical routes for pedestrian, cycling, transit and vehicles, increasing their attractiveness for travelers Policies 1. All streets should be generally located as shown on Figure 7 Street Network. 2. Streets should be laid out in a grid pattern, except in those cases where there is a desire to preserve natural features. 3. Industrial and commercial areas shall be provided with direct vehicular linkages to major transportation routes (Veterans Boulevard and Range Road 291). 4. The planning, design and construction of all major roadways should be undertaken in a manner to minimize the effects of noise, fumes and traffic hazards on existing and future residential development. Emphasis on community well-being and aesthetics is encouraged in addition to standard engineering practices. 5. Street cross-sections should be designed in accordance with City standards. a. The City may permit modified or alternative cross-sections, if the Applicant provides a detailed rationale and Transportation Impact Assessment at the time of NSP, to the satisfaction of the Approving Authority. 6. The need to upgrade Veterans Boulevard (Highway 567) shall be evaluated for each approved NSP that borders onto the boulevard, through a Transportation Impact Assessment. 7. The classification of streets as shown in Figure 7 Street Network may be subject to change, pending the findings of a Transportation Impact Assessment.

37 Transportation Figure 7 - Street Network

38 Transportation 7.2 TRUCK ROUTES Intent Goods movement is integral to the success of industrial districts to allow for business to reach their target markets. Truck Routes have been specified in this section to provide for convenient access for business, reduce conflicts with non-compatible uses and road maintenance Policies Truck and Goods Routes 1. Heavy vehicles must abide by the requirements of the Traffic Bylaw (No. B-14/2016)), as amended from time to time. 2. Heavy vehicles, as defined by the Traffic Bylaw (over 4500 kg GVW) must adhere to the Truck Routes as illustrated in Figure 8 Truck Route Network. If the destination cannot be reached directly from a Truck Route, vehicles shall be required to take the most direct and practical road off the nearest Truck Route. 3. No heavy vehicle shall utilize roads not designated as a Truck Route in Figure 8 Truck Route Network, except: a. To obtain or deliver goods from or to a location off a Truck Route, or to gain access to a vehicle storage location, in which event the operator shall: i. proceed on a route that where the operator maximizes the distance on a Truck Route for the greatest length, while minimizing the distance on an undesignated route; and ii. return to the Truck Route on the same street and truck route specified in (i). b. To obtain emergency repairs or service at the nearest service station or repair depot. Dangerous Goods Route 4. The movement or transportation of dangerous goods abide by the requirements of the Dangerous Goods Routing Bylaw (No. B-08/2017), as amended periodically. 5. Vehicles carrying dangerous goods must adhere to the Dangerous Goods Route as illustrated in Figure 8 Truck Route Network. If the destination cannot be reached directly from a Dangerous Goods Route, take the most direct and practical road off the nearest Truck Route. 6. Vehicles carrying dangerous goods shall utilize roads not designated as a Dangerous Goods Route in Figure 8 Truck Route Network, except:

39 Transportation a. To obtain or deliver goods from or to a location off a Dangerous Goods Route, or to gain access to a vehicle storage location, in which event the operator shall: i. proceed on a route that where the operator maximizes the distance on a Dangerous Goods Route for the greatest length, while minimizing the distance on an undesignated route; and, ii. return to the Dangerous Goods Route on the same street and truck route as specified above. To obtain emergency repairs or service at the nearest service station or repair depot.

40 Transportation Figure 8 - Truck Route Network

41 Transportation 7.3 PEDESTRIAN AND CYCLIST CIRCULATION Intent A key goal of this CASP is to emphasize alternative modes of transportation where they can provide convenient and realistic travel choices. This CASP supports effective pedestrian and cycling infrastructure to encourage travelers to choose these active modes wherever possible Policies 1. Regional Paths should be generally located as shown on Figure 9 Pedestrian and Cyclist Network. 2. Convenient pedestrian routes to Veterans Boulevard and Range Road 291 should be identified at the NSP stage. 3. Sidewalks should connect to Regional Pathways and transit stops. 4. At the NSP stage, Applicants must define how pedestrians and cyclists can connect to regional destinations (e.g. Athletic Parks). 5. Bike lanes should be provided off-street to separate cyclists from truck traffic and promote cyclist safety and accessibility. 7.4 TRANSIT NETWORK Intent The Plan Area will eventually be served by Bus Rapid Transit and local transit routes providing fast and convenient connections to local and regional destinations Policies 1. Transit routes should be generally accommodated along, but not limited to, the road network outlined on Figure 4 Land Use Concept. Routes will be determined at the NSP stage. 2. The timing and design of both interim and ultimate transit routes will be determined by Airdrie Transit and is subject to ridership demand in the Plan Area and available funding for the service.

42 Transportation Figure 9 - Pedestrian and Cyclist Network

43 Utilities 8.0 UTILITIES 8.1 GENERAL POLICIES Intent The following policies are intended to apply to all servicing requirements within the CASP area Policies 1. All services shall conform to the City of Airdrie servicing standards. 2. Any required facilities shall be located to maximize efficiency and integration with existing and future development while minimizing the burden on any one landowner. 3. The location of proposed utility rights-of-way shall be identified at the NSP stage. 8.2 WATER SERVICING Intent Topography, land uses, and road alignments provide the basis for the development concept for the ultimate water supply network within the CASP. Considered water networks should be modelled to address the requirements below, however no upgrades of existing watermains are anticipated as required. These policies are intended to ensure that a suitable and efficient water supply network is provided to service the full build-out of the CASP Policies 1. Approximate locations for water servicing infrastructure are identified on Figure 10 Water Servicing, with ultimate servicing to be confirmed by the City of Airdrie, prior to NSP approval. 2. The northeast reservoir will be required to be upgraded (storage and pumping) prior to any development within the CASP area. 3. A booster station may be required to remedy a slightly lower pressure in the extreme northeast portion of the CASP. Water networks being considered must be modelled to address this requirement, however no upgrades of existing watermains are required. 4. Any proposed land use or transportation network changes to the approved CASP may require re-evaluation of water infrastructure by the City of Airdrie.

44 Utilities 5. The northeast reservoir will require upgrading, for storage and pumping, prior to development within the CASP area. 6. A booster station may be a requirement as a remedy for slightly lower pressure in the extreme northeast portion of the CASP.

45 Utilities Figure 10 - Water Servicing

46 Utilities 8.3 SANITARY SERVICING Intent Topography, land uses, and road alignments provide the basis for the development concept for the ultimate sanitary servicing network for the CASP. Sanitary servicing upgrades will be required once servicing capacity has been reached. Upgrades will depend on timing and location of development. These policies are intended to ensure that a suitable and efficient sanitary sewer system is provided to service the full build-out of the CASP Policies 1. Approximate locations for sanitary servicing infrastructure are identified on Figure 11 Sanitary Servicing, with ultimate servicing to be confirmed by the City of Airdrie, prior to NSP approval. 2. As part of an NSP application, a Sanitary Servicing Study/Analysis may be required to demonstrate that the subject site can be serviced in accordance with the overall design of the sanitary sewer system for the area. 3. Any proposed land use or transportation network changes to the approved CASP deemed significant by the City of Airdrie may require re-evaluation and modification of sanitary infrastructure.