NORTHEAST AIRDRIE COMMUNITY AREA STRUCTURE PLAN

Transcription

1 Engineering Your Future NORTHEAST AIRDRIE COMMUNITY AREA STRUCTURE PLAN SE W5M SE W4M SW W4M

2 NORTHEAST AIRDRIE COMMUNITY AREA STRUCTURE PLAN Bylaw No. B-10/2005 Adopted by City Council on September 17, 2007 Bylaw No. B-21/2007 Prepared for: Prepared by: Northeast Airdrie CASP Owners Group David Jacobs File: 6438 Date: August 23, 2007

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5 TABLE OF CONTENTS 1.0 INTRODUCTION Purpose of the Plan The Approval Process Policy and Legislative Framework GOALS AND OBJECTIVES DEVELOPMENT AREA Location Legal Land Ownership Registered Encumbrances Natural Features Topography and Drainage Subsurface Soil Conditions Environmental Assessment Historical Resources Overview Existing Land Uses and Development Calgary International Airport - Airport Vicinity Protection Area (AVPA) Summary of Opportunities and Constraints PROPOSED LAND USE CONCEPT Development Plan Design Concept and Principles Regional Commercial / Mixed- Use / Light Industrial Park Development Industrial Park Development Parks Interface Treatment Land Use Statistics TRANSPORTATION Transportation Objectives Proposed Regional Transportation Network Plan Area Access and Internal Circulation Public Transit Pathways Northeast Airdrie Community Area Structure Plan City of Airdrie

6 6.0 SERVICING Servicing Objectives Proposed Water Supply and Distribution Proposed Sanitary Servicing and Wastewater Collection Stormwater Management Shallow Utilities General Servicing Policies IMPLEMENTATION Development Cells Development Timing LIST OF FIGURES Figure 1. LOCATION PLAN... 7 Figure 2. LEGAL LAND OWNERSHIP... 8 Figure 3. TOPOGRAPHY AND DRAINAGE Figure 4. OPPORTUNITIES AND CONSTRAINTS Figure 5. LAND USE CONCEPT Figure 6. TRANSPORTATION NETWORK Figure 7. WATER SUPPLY AND DISTRIBUTION Figure 8. SANITARY SERVICING AND WASTEWATER COLLECTION Figure 9. STORMWATER MANAGEMENT Figure 10. DEVELOPMENT CELLS LIST OF TABLES TABLE 1. LAND OWNERSHIP... 6 TABLE 2. LAND USE STATISTICS Northeast Airdrie Community Area Structure Plan

7 1.0 INTRODUCTION 1.1 Purpose of the Plan This Community Area Structure Plan (CASP) has been prepared in accordance with the requirements of the City of Airdrie's Municipal Development Plan and Terms of Reference for the Preparation of Area Structure Plans, Area Redevelopment Plans and Outline Plans. The Northeast Airdrie CASP has been developed with the full knowledge of all the landowners within the CASP boundaries and is presented to the City of Airdrie as a framework for the further development of the subject lands. The proposed CASP is in keeping with the objectives set out in the Airdrie City Plan (MDP) and the Growth Area Management Plan (GAMP) as they relate to the subject lands in order to ensure attractive, efficient and economical development in a manner that is compatible and complimentary to neighbouring developments. 1.2 The Approval Process In conformance with the City of Airdrie's established process, the Northeast Airdrie CASP will be submitted to Administration for review. All the owners within the CASP boundaries have participated in the preparation of this CASP. All owners understand that this plan is subject to the City of Airdrie s administration s review to ensure that City policies, guidelines, and standards are met prior to the CASP being presented to Council. Their recommendation will go to Council for first Reading, then be returned to MPC for discussion prior to proceeding to City Council for the Public Hearing (following the appropriate advertisement), to be followed by second and third Readings. An open house for the neighbours and community will be set up at a time and place as agreed upon with Administration. Upon approval by City Council, the plan becomes an official document of the municipality. Elements of this plan are schematic in nature and it is understood that each subsequent neighbourhood structure plan will undergo review for conformity with this CASP, City Policy and City standards prior to submission to City Council. 1.3 Policy and Legislative Framework As required by the City of Airdrie s document Terms of Reference for the Preparation of Area Structure Plans, Area Redevelopment Plans and Outline Plans this document was prepared to comply with all applicable policy and legislative requirements for Area Structure Plans. They are as follows: Northeast Airdrie Community Area Structure Plan page 1

8 Municipal Government Act (MGA) Section 633. Specifically, the legislation states that: "An area structure plan shall: o include the basic framework for development of the area; o conceptually indicate the proposed land uses and density; o identify the major transportation network; o provide a schedule for the provision of services and the development sequence; o identify parks, schools and recreational facilities; and o provide additional design criteria or development standards. Growth Area Management Plan (GAMP). On January 19, 2004, City Council approved the Growth Area Management Plan to deal with the annexation of ±1,200 hectares (±2,900 acres) of land from the Municipal District of Rocky View. The purpose of the GAMP was to update the Airdrie City Plan by recommending a land use scenario designed to meet the Municipality's land requirements for commercial, industrial, institutional, residential and open space areas over the next 25 years. A series of guiding principles that reflected existing Airdrie policies and bylaws were identified. They include: o o o o o o o downtown as focus of commercial development; increasing density, providing appropriate interfacing and buffering; creating a comprehensive community; encouraging non-residential development; managing infrastructure effectively; and identifying a comprehensive parks and open space system. Specifically, for the Northeast Planning Cell (which forms the Northeast Airdrie Community Area Structure Plan) the GAMP and the Airdrie Municipal Development Plan identified a variety of lands uses including regional commercial (85 acres), mixed use commercial (44 acres) and industrial (300 acres) for a total employment area of approximately 430 acres. The GAMP recognizes that these lands are available for immediate development from a servicing perspective. Municipal Development Plan (MDP). The recently revised MDP for the City of Airdrie (Bylaw No. 04/2004, approved February 17, 2004) outlines the general growth and development objectives for the municipality as a whole. The newly annexed lands to the City of Airdrie (including the lands within this CASP) are addressed within this MDP. The Northeast Airdrie Community Area Structure Plan page 2

9 February 2004 MDP identified the quarter section west of Highway 2 as future mixed use commercial and regional commercial. The two-quarter sections to the east of Highway 2 are slated for business industrial uses. This CASP was written in conformance with the policies and objectives contained within the MDP such as: o comprehensive land use planning to ensure the newly annexed lands are integrated into the urban fabric of Airdrie; o the subject lands will be developed as an employment district to satisfy Airdrie s commercial, business and industrial needs; and o the infrastructure plans for the CASP will allow for the orderly and economically feasible development of the lands and the needs of the larger Airdrie community. Land Use Bylaw (LUB). The City of Airdrie LUB (Bylaw 955) establishes a range of land use districts and regulations governing how they will be applied throughout the municipality. The North Airdrie CASP landowners will ultimately apply for commercial and business industrial land uses when market conditions and servicing availability are appropriate. These lands will be subject to the more detailed Neighbourhood (formally Outline) Plans and will be submitted by the individual landowners usually as smaller stages. The exact size and location and their respective boundaries will be identified within forthcoming outline plans and specifically within land use redesignation applications. City of Airdrie / Municipal District of Rocky View Intermunicipal Development Plan. This plan describes a future vision for development within the plan area a vision that is shared between the Councils of the City of Airdrie and the Municipal District of Rocky View. It presents an opportunity and a framework for the municipalities of Airdrie and Rocky View to jointly develop policies to guide decision-making in areas of mutual interest lying adjacent to their jurisdictional boundaries. The respective municipalities adopted the plan in The subject lands fall under the Policy Area of the plan and therefore are subject to the policies established in this document. Perhaps the most significant policies relate to the treatment of development along Highway 2 as well as the intermunicipal transition area within which planning and development decisions are coordinated to ensure land use compatibility. Intermunicipal referrals are required for any proposed development such that each municipality is concurrently circulated on the proposal. Market Study. The City's Commercial & Industrial Land Use Market Study prepared by Urbanics Consultants Ltd. (April 2003) anticipates the need for a doubling of Airdrie s industrial land every 5 years from present to The study estimated that there was a pent-up demand for 60 acres of industrial land and the increasing population growth of the City of Airdrie would continue to fuel the need for both light industrial and business Northeast Airdrie Community Area Structure Plan page 3

10 parks. Other studies confirm additional commercial land is needed to meet market demand. The increase in Airdrie s residential and employment growth (and the communities to the north and east) will escalate the demand and timing for more retail opportunities. Some of these lands will be required in the Downtown to reflect the Downtown Area Redevelopment Plan (DARP) and the MDP policies around promoting the Downtown as the commercial heart and the rest into the suburban fringe. Both the need for commercial and industrial development have been identified for the Northeast Airdrie CASP with the objective of fulfilling expected market demands and contributing to a more equitable balance of Airdrie s residential to non residential (employment nodes) requirements. Northeast Airdrie Community Area Structure Plan page 4

11 2.0 GOALS AND OBJECTIVES The goal of the Northeast Airdrie CASP is to have a direct and positive impact on the social and economic vitality of the City of Airdrie through the implementation of plans and policies contained within the Growth Area Management Plan (GAMP) and other Airdrie planning documents. The commercial and industrial developments will create employment opportunities and an attractive entranceway. The purpose of the plan is to achieve the following objectives: To meet the needs of the local and regional marketplace for commercial and industrial land in an efficient manner in keeping with the "triple bottom line" of the Airdrie City Plan and smart growth principles. To develop a logical extension of the existing City of Airdrie infrastructure, as necessary to serve these lands, on an economical, and staged basis To incorporate into the land use of the mixed-use commercial area the ability to intensify site usage by allowing, over time, for a combination of residential, commercial and other compatible uses. To be a good neighbour to existing and proposed residential neighbourhoods adjacent to the site through the use of architectural and landscape guidelines. Use parks, and parklike features (i.e. storm ponds and berms) and public and quasi-public buildings as effective and attractive buffers. To develop the lands and its internal road network in an efficient and cost effective manner for all stakeholders for today and into the future and to encourage walking and cycling as an attractive alternate mode of transportation in appropriate settings and uses. To reduce commercial and business park traffic from the residential areas west of Dickson Stevenson Trail by appropriate road design and traffic management. To integrate this development into the Airdrie urban fabric by strengthening linkages to the Downtown, and supporting diversification of Airdrie s retail shopping opportunities. To expand the much-needed industrial land base within the City of Airdrie through the logical extension of existing industrial land use pattern while incorporating elements of highway commercial along major arterials to serve both regional and local marketplaces. To increase the amount of commercial, business and industrial development within Airdrie to advance an assessment split of 40% non-residential to 60% residential. To promote flexibility allowing for creative solutions to meet the changing market needs and demands for a variety of industrial land uses, allowing for adaptability to unique requirements without compromising the overall quality or aesthetic impact of light industrial and business park uses. To provide buffering between commercial and residential uses to prevent possible conflict due to noise, hours of operation or visual impact. Northeast Airdrie Community Area Structure Plan page 5

12 3.0 DEVELOPMENT AREA 3.1 Location The plan area is located in north Airdrie on lands recently annexed from the Municipal District of Rocky View No. 44. The lands are bounded by undeveloped farmland/country residential uses to the north, East Lake Road to the east, Veterans Blvd. (also known as Veterans Blvd. west of Highway 2) to the south and Dickson Stevenson Road to the west. The lands to the north and east are agricultural in nature with some country-residential. The lands to the south and west are industrial (east of Highway 2) and predominantly single-family residential (west of Highway 2). As shown on Figure 1, Highway 2 bisects the lands. The lands are located five blocks north of the Airdrie Central Business District at the intersection of Main Street and Veterans Blvd. 3.2 Legal Land Ownership The subject lands within the Northeast Airdrie CASP encompass about 175 ha (430 ac), which are legally described as: SE W5M, SE W4M and SW W4M. There are five titled parcels within the CASP boundaries with the breakdown of principal landowners shown both in Table 1 and Figure 2. Table 1. LAND OWNERSHIP REF LANDOWNER CERTIFICATE OF TITLE AREA (ha) AREA (ac) 1 Beecal Developments Ltd Beecal Developments Ltd Alberta Ltd. 324 Holdings Ltd. Lawdon Acres Ltd. P. Doerksen J. & R. Hawkey M. Lefevre M. Undershultz C. & M. Mytroen C. & L. Jenson L. Hawken Loblaw Properties West Inc Total Northeast Airdrie Community Area Structure Plan page 6

13 City Limit Northeast Airdrie CASP Central Business District City Limit City Limit City Limit Figure 1. LOCATION PLAN Northeast Airdrie Community Area Structure Plan page 7

14 NE W4M SE W4M NW W4M SW W4M NE W4M SE W4M NE W5M SE W5M Legend: City limit Northeast Airdrie CASP Boundary NW W5M Parcel reference number. Refer to Table 1 for ownership details Figure 2. LEGAL LAND OWNERSHIP Northeast Airdrie Community Area Structure Plan page 8

15 3.3 Registered Encumbrances The following caveats and restrictive covenants dealing with the development potential of the subject lands were identified from the land title certificates: For SE W5M: o 8636HC Utility right-of-way (Plan 6439HE) o 279IL Utility right-of-way (Plan 856JK) o 4721KM Utility right-of-way o Caveat for deferred reserve o Utility right-of-way (Plan ) For SE W4M: o 2811L Utility right-of-way (Plan 856JK) o 4761LS Caveat for deferred reserve o Utility right-of-way (Plan ) o Caveat re: utility right-of-way o / / / Roadways For SW W4M: o Utility right-of-way 3.4 Natural Features As these lands have been extensively farmed since the early 1900 s, there is no native vegetation. The only trees or shrubs are those that were planted around the home located in the northeast corner of SE W5M. There are no natural features that prevent these lands from being used for urban commercial or industrial uses. 3.5 Topography and Drainage As shown in Figure 3, the CASP lands generally comprise gently undulating topography with an elevation drop of 35 m from east to west. Topography is not expected to hinder the development of the lands. The nearest significant surface water feature is Nose Creek which is located about 600 m west of Dickson Stevenson Trail (outside the CASP boundary). Topographic maps for this area suggest that the regional groundwater west of Highway 2 flows westward toward Nose Creek. There may also be some minor component of flow to the south. East of Highway 2, the regional Northeast Airdrie Community Area Structure Plan page 9

16 NE W4M SE W4M NW W4M 1125 SW W4M NE W4M SE W4M NE W5M SE W5M Legend: City limit Northeast Airdrie CASP Boundary NW W5M Direction of overland flow Figure 3. TOPOGRAPHY AND DRAINAGE Northeast Airdrie Community Area Structure Plan page 10

17 groundwater appears to flow to the south-southwest. It should be noted that local topography, geology, land development and soil disturbances might influence local variances in the groundwater movement and pattern. Groundwater levels will also fluctuate seasonally and in response to climate conditions. For SE W5M on the west side of Highway 2, the topographic map indicates the regional ground surface descends gently to the west. Drainage of surface water on the site is largely controlled by the natural topography. A drainage ditch along the west and east sides of this quarter section appear to slope gently to the south. A drainage ditch along the south side appears to descend to the west. For the SE W4M and SW W4M, the land slopes gently to the southwest. Drainage ditches sloping to the south are present along the west and east sides of SE W4M and the west side of SW W4M. A drainage ditch (sloping eastward) also lies along the south side of SE W4M and SW W4M. There are separate drainage catchment areas for the lands on either side of Highway 2. Overland drainage naturally flows from the northeast to the southwest for the quarter section west of Highway 2 (SE W5M). The CASP lands east of Highway 2 (SE W4M and SW W4M) have a similar drainage pattern. The quarter section east of Highway 2 and west of East Lake Boulevard (SE W4M) has a trapped low that will require a lift station to drain into existing sewers. The most easterly parcel (SW W4M) can naturally drain into the existing piped system. 3.6 Subsurface Soil Conditions The geotechnical evaluation report prepared by McIntosh Lalani Engineering Ltd. in March 2004 concluded that the area structure plan lands are suitable for development in that there are no geotechnical constraints to development. The land generally consists of three to eight metres of a glacial silty clay till which overlies the Porcupine Hills Bedrock formation. This consists of siltstone/sandstone/shale bedrock of varying strengths. The lower lying areas of the subject lands that have been plowed over in the past years may consist of pond sediments such as silts and sands. There are no lands on or adjacent to the subject properties that exceed a 15 percent gradient. Therefore no slope stability assessment is required. According to the City of Airdrie guidelines, the subject lands can be classified as lands free from geotechnical hazards. Northeast Airdrie Community Area Structure Plan page 11

18 3.7 Environmental Assessment The Phase 1 Environmental Site Assessment (ESA) report prepared by Tiamat Environmental Consultants Ltd. concludes that there are no environmental concerns affecting the subject lands. The key findings of the Phase 1 Environmental Site Assessment are as follows: 1. The land use on the site has remained principally agricultural farmland with no commercial developments. 2. The Groundwater Information Center indicates several water source wells on the site. Field verification of the water wells has not been undertaken. Should the water wells be abandoned, there are specific procedures for decommissioning the water wells, refer to Section 36 of the Water Well Regulations of the Alberta Environmental Protection and Enhancement Act. 3. Cursory observations during the ESA investigation show no obvious indicators of concern for the environmental quality of the surface soil. 4. Present activities on site appear to be in general conformance with municipal bylaws and provincial regulations for environmental concerns. 5. The high-pressure gas pipeline (SE W5M), will govern specific future development restrictions and setbacks along the pipeline right-of-way. Ultimately, the local planning authority will govern setbacks for proposed future developments. 6. There are numerous seasonal sloughs that are mapped across the site and the local area will contain a variable amount of organic loam. Direct burial of these slough beds should be undertaken with caution as proposed future developments over an area having a seasonal slough presents the future development to potential exposure to long term subsurface methane soil gas. A qualified geotechnical or environmental engineer should be consulted during the planning stage to address this environmental concern. 7. Surrounding land use is comprised primarily of agricultural farmland. The development of the City of Airdrie bounds the west and south sides of the site. There are presently no obvious activities on the adjacent lands that are interpreted to be of an environmental concern relative to the site. 8. A review of the select historical information pertaining to the site and the adjacent lands back to 1945 has been completed. Furthermore, a site reconnaissance of the existing facilities and features on the site has been preformed. Based on the information collected to date, there is no need for further environmental investigation with respect to environmental issues relating to the buildings or the subsurface conditions beneath the site. Northeast Airdrie Community Area Structure Plan page 12

19 3.8 Historical Resources Overview The Historical Resources Overview (HRO) was prepared by Bison Historical Services Ltd. in February The report recommended a Historical Resources Impact Assessment (HRIA) be conducted for the SW W4M due to the presence of glacial erratics located on the adjoining quarter section to the east. Policy Prior to any development approvals, a Historical Resources Impact Assessment (HRIA) shall be prepared for lands within an affected plan area. 3.9 Existing Land Uses and Development These lands were recently annexed into the City of Airdrie from the MD of Rocky View. They are zoned UR and are currently in agricultural uses. There is an electric substation site in the southwest quadrant of SW W4M and there are existing farmhouses in the northeast corner of SE W5M and the southwest corner of SE W4M Calgary International Airport - Airport Vicinity Protection Area (AVPA) The lands within the Northeast Airdrie CASP do not fall within any of the existing Noise Exposure Forecast lines projected out from the Calgary International Airport. As a result there will be no airport related restrictions imposed upon these lands because of airport activities Summary of Opportunities and Constraints The CASP area is comprised of three quarter sections of land that has been extensively farmed for generations and is undeveloped except for two farmhouses and an electrical sub-station. There are no topographical, existing watercourses, natural features or existing infrastructure that poses any development opportunities or constraints on the lands in question. Passing directly through the site is Highway 2 and directly to the south is Veterans Blvd. (Highway 567 outside the City limit) - both are considered beneficial to the development of this area as an employment area. To the west and northeast are the residential community of Stonegate and a cluster of rural residential respectively, which will require appropriate buffering and developmental controls. This information is graphically represented on Figure 4. Northeast Airdrie Community Area Structure Plan page 13

20 Legend: City limit Northeast Airdrie CASP Boundary Interface with existing residential community Interface with existing country residences Highway interface Direction of overland flow High pressure gas line Figure 4. OPPORTUNITIES AND CONSTRAINTS High spot Northeast Airdrie Community Area Structure Plan page 14

21 4.0 PROPOSED LAND USE CONCEPT 4.1 Development Plan The development plan prepared for the Northeast Airdrie CASP area is based on best engineering and planning practices including a thorough review and application of all the City of Airdrie s municipal goals, objectives and policies. Based on the recommendations of the GAMP and the Municipal Development Plan the lands west of Highway 2 will be developed for regional commercial uses with a mixed-use commercial area incorporating elements of a modern upscale business park. The Dickson Stevenson Trail interface will be buffered through the development of mixed-use commercial buildings, showcase industrial and/or landscaping features to help reduce the impact on the adjacent residential community of Stonegate from the large format retail users. The mixed use commercial would include smaller scale retail, restaurants, attractive flex-space buildings housing a range of uses such as offices, light manufacturing, service industry and other compatible uses such as mixed use residential or seniors facilities that would impart a neighbour feel to the Dickson Stevenson Trail exposure by providing a low scale-building and low impact business buffered with attractive landscaping features. The GAMP wisely recognizes where a proposed land use may have a detrimental impact on existing land uses, consideration should be given to finding another use that meets other strategic municipal interests such as employment centers or other municipal priorities. Transportation studies indicate 34.4 hectares (85 acres) of regional commercial combined with 18 hectares (44 acres) of mixed use commercial will generate more trips than the road network can accommodate. To ensure an efficient road network with adequate capacity this CASP recommends regional commercial development be scaled back to hectares (45 acres), mixed use commercial be reduced to 12.3 hectares (31.46 acres) and the remainder of the quarter section lands be developed as a quality industrial and industrial business park. As one moves northward away from Veterans Blvd. past the large format retail, the mixed-use commercial, office and/or showcase industrial building would continue to perform a transitional buffering function along the Dickson Stevenson Trail. At the neighbourhood planning stage, specific land use regulations, landscaping and architectural controls will be developed to ensure appropriate buffering is in place to shield the adjacent residences. At the neighbourhood planning stage and at subsequent subdivisions stages as the lands develop and traffic patterns emerge there will need to be additional traffic studies conducted to address the impact of the proposed development on the transportation infrastructure The purpose of these subsequent transportation studies will be to ensure road capacity is balanced against traffic generated. For example if the traffic generated exceeds the available Northeast Airdrie Community Area Structure Plan page 15

22 capacity there will need to be alternative transportation infrastructure improvements to the skeletal road network to satisfy the demand. These could include, but are not limited to, such improvements as: a grade-separated bridge over Highway 2 at the quarter section line connecting Dickson Stevenson Trail to East Lake Boulevard in order to act as a relief valve to Veterans Blvd.; an east-west crossing of the CPR line north of Stonegate connecting Dickson Stevenson Trail to 8 Street; development of a collector-distributor road adjacent to southbound Highway 2 to provide the traffic that is generated from SE W5M that is destined to/from the east an alternative to the Dickson Stevenson Trail/Veterans Blvd. intersection; a future all-turns grade-separated interchange on Highway 2 two miles north of Veterans Blvd.; and an all-turns access on Veterans Blvd. between Dickson Stevenson Trail and Highway 2 to relieve the southbound left-turn at Dickson Stevenson Trail. These alternatives have not been studied and accordingly, reviewed with the City of Airdrie or Alberta transportation. We therefore recommend that Alberta Transportation, in conjunction with the City of Airdrie, undertake a functional planning study similar to the North of Balzac to North of Airdrie Functional Planning Study 1 in order to determine the infrastructure requirements necessary to support the City and Municipal District of Rocky View s long-term needs for access to, or across, Highway 2 north of Veterans Blvd. Once all cost effective transportation solutions have been explored and or implemented, and demand may still exceed capacity then there will need to be a cap imposed on future high traffic generating uses such as commercial. Extending the pattern of light industrial land uses in the northeast quadrant of Airdrie, the lands to the east of Highway 2 will be developed with business park and light industrial uses with the opportunity for highway commercial uses fronting along Highway 2 and Veterans Blvd. Given the excellent exposure to major roadways and easy, direct access to main thoroughfares, businesses located on this side would be ideally situated to cater to both the regional marketplace and local needs. A variety of services can be situated in this area, ranging from suburban office buildings along with light industrial uses in the interior portions of the site to highway commercial uses fronting the major exterior roads (Highway 2 and Veterans Blvd.). Automotive, truck, machinery sales/service, motels and restaurants are some examples of uses that would likely locate along the arterials. 1 Morrison Hershfield Ltd., Highway 2: North of Balzac to North of Airdrie Functional Planning Study, Jan Northeast Airdrie Community Area Structure Plan page 16

23 Forming an integral part of the City's northern entranceway, the businesses fronting onto Highway 2 will be developed with appropriate levels of landscaping and architectural treatment befitting their high-profile nature. A smooth transition from the commercial/industrial uses to the residential uses will be accomplished through building design, appropriate screening and compatible streetscape treatment and signage. The GAMP suggested Dickson Stevenson Trail be deflected starting at its intersection with Veterans Blvd. and rebuilt approximately 200 metres to the east. The reasons for its proposed relocation were to provide a residential buffer and allow an opportunity for mixed-use development. The Northeast Airdrie CASP supports this concept and is proposing a modification to the GAMP concept of a deflected Dickson Stevenson Trail in the following way. The CASP recommends the construction of a parallel road 200 metres east of Dickson Stevenson Trail starting at Stonegate Drive. Mixed-use commercial uses will be developed between the two roadways creating the desired buffering with transitional land uses employing landscaping features and architectural controls. There are a number of advantages to taking this approach: The appropriate lands uses are achieved without the expense of relocating the road and associated services. The desired buffering for the residential community of Stonegate will be accomplished Extra road capacity will be able to handle traffic better The intersection geometry at the Veterans Blvd. / Dickson Stevenson Trail will be better able to handle traffic Dickson Stevenson Trail will form a buffer between the proposed mixed use buildings and the Stonegate homes The transportation assessment determined that the three quarter sections when fully developed, will allow for access in and out of the commercial and employment areas without any detrimental impact on the new overpass ability to serve the communities transportation needs for the next 20 years based on current growth projections. Lands to the east of Highway 2 benefit from the East Lake Ramp, East Lake Boulevard and East Lake Road intersections with Veterans Blvd. which provide ready access and facilitate traffic flows to the area. Figure 5 illustrates the development plan for the CASP area, as well as the context of the adjacent communities. The following sub-sections outline the specific provisions of the plan. Northeast Airdrie Community Area Structure Plan page 17

24 4.2 Design Concept and Principles After approval of the CASP, the individual landowners will prepare detailed neighbourhood plans with supporting technical reports (traffic analysis and utility & servicing layouts) and make applications for land use redesignation. As each owner has their own vision of marketplace requirements and their own financial or development timetable, the neighbourhood plans can be presented immediately after approval of the CASP. In the case of the Northeast Airdrie CASP there are four major land ownerships and each will prepare their individual neighbourhood plan based on their market analysis and timetables. 4.3 Regional Commercial / Mixed- Use / Light Industrial Park Development The GAMP recommends the quarter section west of Highway 2 and north of Veterans Blvd. (SE W4M) be developed for mixed-use commercial and regional commercial conceptually as shown on Figure 5. In the recently approved Airdrie City Plan, the City identified Mixed Use Commercial as an area of the City where commercial development is appropriate, but where such location could conflict with existing residential development. The City challenged developers to create innovative hybrid land use schemes which capture viable commercial markets, but create acceptable interfaces with residential cells. In order to promote the best combination of development proposals in accordance with the City's goals, including the plan s focus on Triple Bottom Line of social well-being, environmental responsibility and fiscal accountability the City staff prepared a policy for mixed-use commercial. The paper is a work-in-progress with no status but has been presented to the owners of the lands adjacent to Dickson Stevenson Trail to provide clarification in addressing policies related to mixed-use commercial development. The mixed-use commercial planning section of this CASP has been written to satisfy the policies contained in both the Airdrie City Plan and the Commercial Mixed Use Discussion Paper. The development of the employment and retail opportunities within such close proximity to the northern residential communities of Stonegate and Silver Creek will promote greater land use efficiency and convenience by: creating a significant and compact employment district adjacent to existing residential neighbourhoods; encouraging pedestrian mobility choices and allow for efficient transit routing to serve the home/work trip; accommodating a mix of compatible land uses (e.g. housing, jobs, services, recreation) adjacent to new suburbs, within comfortable walking distance of each other; Northeast Airdrie Community Area Structure Plan page 18

25 Figure 5. LAND USE CONCEPT Northeast Airdrie Community Area Structure Plan page 19

26 designing new developments to encourage people to make more of their journeys by walking, transit or bicycle plus allow for more multipurpose trips; and providing a mix of services and amenities for nearby residents and where appropriate, a range of job opportunities in community and neighbourhood centres in new areas. Furthermore the intent of the uses, landscape and architectural controls proposed along Dickson Stevenson Trail is to promote: well landscaped commercial sites; developments that will act as a buffer to the large format retail opposite the entrance to the community of Stonegate; pedestrian-orientated trips; articulated building facades in scale with adjacent residential development; and small-scale retail, personal services, restaurant, office use and public and quasi-public uses next to Dickson Stevenson Trail Mixed-use development incorporating commercial, residential and public open space components will be considered by incorporating the opportunity within the land use guidelines. In keeping with the ongoing transition and interpretation of the Mixed-Use Commercial District, the lands adjacent to the Dickson Stevenson Trail, have been earmarked as a transition zone of mixed-use commercial development to act as a buffer between the residential and large format retail. This transition zone will provide opportunities for restaurants with outdoor patios, and other retailers that can be located in buildings that complement the residential development to the west. The mixed-use buildings would allow for compatible architectural and landscaping treatments. Over time and as market conditions dictate mixed developments may incorporate residential units within the buildings above ground level retail or office uses, also the opportunity exists to convert upper level office space to residential in developments that were built as commercial only developments. Other uses that may be appropriate and immediately marketable in this mixed-use zone include senior s residences, churches and institutional uses. Signage and streetscape standards would be developed to support current City initiatives. This would strengthen the linkages to the downtown and would reinforce this areas role as the City s northern entranceway. The eastern portion of this site, because of its immediate proximity to Highway 2 and Veterans Blvd., which is Airdrie s northern entranceway, is an ideal location for large-scale commercial development and showcase business opportunities. With the upgrading of this interchange in the immediate future, this CASP s immediate access and exposure to the highway makes it a logical location for large format retail and other non-retail employment opportunities. Approximately 52 ha (128 ac) have been identified for future commercial and employment Northeast Airdrie Community Area Structure Plan page 20

27 opportunities in either regional or mixed use commercial. Recently completed transportation studies indicate 128 acres of various commercial uses would put too much strain on the future road network. Therefore this CASP recommends approximately half the quarter section be developed as an industrial business park. Buildings and uses along Dickson Stevenson Trail and Hwy 2 exposure would be of a high architectural standard. The mixed-use commercial uses would continue to provide an attractive transition zone for the residential community of Stonegate. The types of businesses and uses proposed for the area would include automotive sales and services, hotels and motels, laboratories, manufacturing, offices, restaurants, warehouse sales and other similar uses. The principle purpose for reducing the pure retail activity with other compatible business and commercial uses was to reduce the traffic loading while still promoting an attractive employment district. As one moves further north of Veterans Blvd. the large format retail will give way to other employment opportunities with showcase buildings fronting onto Highway 2 and the Dickson Stevenson Trail mixed uses. The intent of this plan is to strengthen this intersection s role as a gateway to Airdrie and its downtown by enhancing its visual appeal through attractive signage, architectural and landscaping treatment and easy access into the project. The buildings at this corner location should be special and make a positive statement. Policy Developments along Dickson Stevenson Trail shall provide for interface design techniques and specific uses which enhance the interface conditions between existing residential and the proposed commercial cells. Policy Commercial development shall be located generally as shown on Figure 5. Policy Policy Policy Policy Policy Mixed use development incorporating commercial, residential and public open space components will be considered by incorporating the opportunity within the land use guidelines. Commercial areas shall be located adjacent to and directly accessible from a collector or greater road system. Commercial areas shall incorporate architectural and design guidelines to ensure compatibility with adjacent land uses, including, but not limited to: lighting, signage and other nuisance effect from development The Light Industrial District is to provide for quality industrial and commercial uses that carry out their operation such that no nuisance or excessive traffic are created and such that the district is compatible with adjacent districts A transportation study should be commissioned by the City of Airdrie/ Alberta Transportation, the purpose of the study being to identify the transportation infrastructure needed to realize the full development potential of the ASP area. Northeast Airdrie Community Area Structure Plan page 21

28 4.4 Industrial Park Development The GAMP recommended that the lands east of Highway 2 containing approximately 121 ha (299 acres) be developed as a business park for business, manufacturing and industrial use (Figure 5). This is in agreement with previous studies such as the Urbanics' City of Airdrie Commercial & Industrial Land Use Market Study where it was noted that additional industrial and business park subdivisions are needed to meet existing pent-up demand. Essentially it supports the extension of the East Lake Industrial Park northward across Veterans Blvd. With its excellent exposure and ease of access to Highways 2 and Veterans Blvd., the lands on the east side of the plan area are ideally situated for uses found in upscale employment centres. In addition to the traditional uses of warehousing, light manufacturing and trucking and freight forwarding, examples of uses would also include automotive, truck and machinery services and sales, equipment service and storage, restaurants, motels and hotels, repair and service shops and suburban offices. Given the prominent location at Airdrie s northern gateway, the developments within the plan area will employ architectural detailing and landscaping to ensure that an attractive finish is maintained throughout the site and especially along major roadway frontages and high transit corridors. Architectural detail and relief in building facades and well maintained landscaping along with proper placement and screening of the utilitarian elements of business (e.g. storage yards, overhead doors, etc.) will ensure satisfactory sightlines and reduce visual impact for existing adjacent residences to the north as well as for the traveling public. The creation of buffers in the form of boundary roads and/or landscaped berms along the northern edge of the industrial area will help to soften and blend in the industrial use with the existing residential use. Architectural and landscaping guidelines will be established in more detail at the neighbourhood planning stage. Policy The pattern of industrial use shall conform generally to that shown in Figure 5. Policy Policy Detailed road alignments and land use boundaries are to be established at the Neighbourhood Structure Plan and/or Land Use Amendment stage. Industrial sites 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. Northeast Airdrie Community Area Structure Plan page 22

29 Policy An industrial business park district should be considered at the appropriate land use stage for the lands identified in the GAMP as future industrial lands along Highway 2 and Veterans Blvd. (Highway 567). 4.5 Parks Commercial and industrial lands traditionally make a municipal reserve dedication partially in land and partially in cash-in-lieu. During the preparation of the neighbourhood structure plan the need for parks and appropriate buffering space between business and adjacent residential lands will be established. Policy % of the gross developable area shall be provided in the form of municipal reserve or cash in lieu. 4.6 Interface Treatment Architectural guidelines would be generated at the neighbourhood planning stage to provide compatible interfacing between the commercial, business and industrial users and the entranceway roads and residential areas bordering the Northeast Airdrie CASP Area. It is expected that the guidelines would apply to commercial and business park lands adjacent to entranceway roads, including Highway 2 and Veterans Blvd., and adjacent residential areas; specifically, the areas adjacent to the residential community of Stonegate to the west, and the rural residential homes to the north, of the plan area. Policy Developments that interface with residential development shall provide at the Neighbourhood Plan stage landscaping and architectural treatment to enhance the interface between existing residential and proposed commercial and industrial development. Such architectural details shall be negotiated between the Development Authority and landowner. 4.7 Land Use Statistics The development plans for Northeast Airdrie result in the land use statistics listed in the Table 2. Specific types of land uses for these broad categories will be determined at the neighbourhood structure plan and land use redesignation stages. Northeast Airdrie Community Area Structure Plan page 23

30 Table 2. LAND USE STATISTICS LAND USE CATEGORY AREA (ha) AREA (ac) % Industrial Business Park Regional Commercial Light Industrial Mixed-Use Commercial Total Net Developable Area Note: The total net developable area is as per the title for each property. Future land acquisition for road widening along the Veterans Blvd. and for land required for the improvements to the Highway 2/Veterans Blvd. interchange was not accounted for in the calculation of the total net developable area. Northeast Airdrie Community Area Structure Plan page 24

31 5.0 TRANSPORTATION 5.1 Transportation Objectives The following objectives provided guiding principles for the transportation network contained in this CASP (see Figure 6). To ensure Veterans Blvd. operates at optimum capacity to meet traffic demand after the full build-out of the lands within the Northeast Airdrie CASP. To maintain intersection spacing requirements to provide for efficient and safe flow of traffic. To recognize and accommodate the right-of-way needs. To provide an efficient internal road network for trips between different areas within the site and accommodate different connections to surrounding arterials. To provide efficient and effective transit infrastructure. To provide safe and convenient access for pedestrians to/from the site to abutting residential communities. 5.2 Proposed Regional Transportation Network Highway 2 is the primary north-south transportation corridor through the province. Although there is no direct access to the CASP area from Highway 2, traffic from Highway 2 is expected to use the Veterans Blvd. interchange in order to access the area. Road A as defined in Figure 6, registered by Alberta Transportation and traversing SE W4M on the north-south axis in the approximate centre of the quarter section, will contribute to access for business industrial lands in that area. Alberta Transportation and the City of Airdrie will be upgrading the interchange starting in the near future in order to provide capacity for the traffic generated up to the 50,000 City population level. Additional developments beyond the 50,000-population horizon, such as the Northeast Airdrie CASP lands, may require additional improvements to the interchange such as adding an extra lane to the overpass (this is already accommodated in the current intersection design). Major arterial access to the area will come from Veterans Blvd., Dickson Stevenson Trail (Main Street), East Lake Boulevard and East Lake Road. In addition, the improved interchange at junction of Highway 2 with Highway 567/Veterans Blvd. will provide ample capacity to support site traffic on the major arterials. Policy The internal road network shall be designed to be compatible with the existing and future regional road network. Northeast Airdrie Community Area Structure Plan page 25

32 Figure 6. TRANSPORTATION NETWORK Northeast Airdrie Community Area Structure Plan page 26

33 5.3 Plan Area Access and Internal Circulation The internal road network is comprised of a series of appropriate roads and streets that will provide direct access for the commercial and industrial traffic as the planning area builds-out. The internal street system is connected to the external arterial road network. Generally, the principle of one connection per 400 m of quarter section frontage has been maintained. The commercial developments will have limited access to the major arterials and the industrial developments would access the major arterials through industrial streets internal to the site. completed a Transportation Review in conjunction with the preparation of this CASP. The report evaluated the road connections to the external arterial road network, the Highway 567 interchange as well as internal road alignments and associated projected traffic volumes. The study found that all internal primary network roads meet the parameters for industrial street standards. Policy The primary internal road standards shall be classified as per Figure 6. Policy Policy Policy Industrial and commercial areas shall be provided with direct vehicular linkages to major transportation routes. The mixing of residential and non-residential traffic shall be discouraged. 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. 5.4 Public Transit Transit service in the City of Airdrie is currently provided in the form of a Dial-a-bus service. It is anticipated that the City will provide some form of fixed-route transit service in the future. The time frame is unknown at the moment. If full transit system is implemented, the future transit service is expected to serve the commercial and industrial area within the CASP boundary. The transit routes should be positioned at locations easily accessible to transit riders throughout the site. Walking distance from commercial and industrial areas should be kept within reasonable limits to ensure a pedestrian friendly environment. The transit routes will likely be implemented along Highway 567, Dickson Stevenson Trail and East Lake Boulevard, and within the commercial / industrial areas. Northeast Airdrie Community Area Structure Plan page 27

34 Policy Adequate provision of transit routes linking residential areas with industrial development is encouraged. 5.5 Pathways An existing regional pathway system abuts the plan area along the south side of Veterans Blvd. and along the west side Dickson Stevenson Trail. For the quarter section immediately east of Highway 2 (SE W4M), provision will be made at the Neighbourhood Structure Planstage for north-south and east-west pedestrian linkages. Enhancements to the Dickson Stevenson Trail sidewalks to promote pedestrian flow between the commercial area, the Downtown and the Stonegate Community should be incorporated within future neighbourhood structure plans. Policy Policy The regional pathway alignment shall conform generally to that as shown in Figure 5. Road rights-of-way should make provision for landscaping, tree planting and sidewalks. Sidewalks form part of the overall transportation system and therefore shall be dedicated as part of the road right-of-way. Roads and sidewalks should be constructed simultaneously. Northeast Airdrie Community Area Structure Plan page 28

35 6.0 SERVICING 6.1 Servicing Objectives Servicing of the CASP lands will be designed and constructed in accordance with the City of Airdrie, Alberta Environment and related standards and practices in effect at the time of development. The objectives for the servicing strategy are: using the existing topographic conditions to determine the most effective and efficient servicing strategies; extending existing City infrastructure facilities onto the site in order to provide service to development on a staged basis; the initial costs of roads, sidewalks, water, sewer, sanitary and shallow utility requirements shall be borne by the developers through a cost-sharing arrangement (if applicable); and selecting the type and locating stormwater facilities to minimize the number of facilities and enhance the site s natural features. 6.2 Proposed Water Supply and Distribution The water distribution system improvements proposed for the northeast quadrant of the City identified a need to connect the existing watermains in the Stonegate community to a future reservoir to be located in the south-east quadrant of SW W4M with a 400 mm diameter watermain. Portions of the 400 mm watermain will be constructed as development occurs in the CASP area. The location of the watermain and future reservoir are shown on Figure 7. The water supply grid will be reinforced by a connection to the existing mains in Eastlake Boulevard and Veterans Blvd. Before development proceeds north of Highway 567 in the SE W4M and SW W4M an analysis of the watermain system is required to determine the timing for construction of the reservoir. Northeast Airdrie Community Area Structure Plan page 29

36 Figure 7. WATER SUPPLY AND DISTRIBUTION Northeast Airdrie Community Area Structure Plan page 30

37 The initial developments in the SE W4M and SW W4M will be serviced by extensions from the existing watermains in East Lake Boulevard and Veterans Blvd. In the case of the SE W5M, watermains will be extended from the existing mains in Dickson Stevenson Trail. Policy Policy Policy Policy Provisions will be made in either the SE W4M or SW W4M for a future water reservoir. The Neighbourhood Structure Plan for this area shall investigate and recommend the optimum location of the reservoir. A 400 mm watermain will be extended through the CASP area to connect the existing distribution mains in the Stonegate community to the future reservoir. An analysis of the watermain system will be undertaken for the future mains in the SE W4M and SW W4M to determine the timing for construction of the water reservoir. Water source protection strategies be developed to ensure the reservoir is appropriately protected. 6.3 Proposed Sanitary Servicing and Wastewater Collection The commercial development proposed for the 45-acre parcel in the SE W5M abutting Veterans Blvd. would be serviced by extending a 250 mm sewer from the existing 375 mm sanitary sewer at the south intersection of Stonegate Drive and Dickson Stevenson Trail. The balance of the quarter section would be serviced by extending a 250 mm sanitary sewer from the existing 250 mm sewer located at the northern intersection of Stonegate Drive and Dickson Stevenson Trail into the quarter section. Due to topographic conditions, the provision of a sanitary sewerage collection system to the SE W4M will require a sanitary sewer line extension across Highway 2 to service these lands. Sanitary servicing to the SW W4M will be accomplished by the extension of sanitary mains across Veterans Blvd. to the south to connect to the existing sanitary collection system. The locations of the sanitary sewers are shown on Figure 8. Northeast Airdrie Community Area Structure Plan page 31

38 Figure 8. SANITARY SERVICING AND WASTEWATER COLLECTION Northeast Airdrie Community Area Structure Plan page 32

39 Policy Policy Policy The plan area will be serviced by the extension of gravity sanitary services existing collection systems on the south and west boundaries of the plan area. A 250 mm sanitary line is required across Highway 2 to service development in the SE W4M. Any off-site improvements that may be required to existing downstream sanitary sewer services will be the obligation and responsibility of the contributing developer(s). 6.4 Stormwater Management Stormwater from SE W5M will be directed by means of storm sewers to the stormwater pond shown on Figure 9. The pond at the west end of the site, a naturalized wet pond will be used as a stormwater facility to control the quantity of stormwater runoff and as a sedimentation basin to enhance the quality of runoff from the quarter section. The pond will be designed utilizing best management practices to ensure the quality of the runoff equals or exceeds Alberta Environment guidelines for the discharge of stormwater into Nose Creek. The employees working in the area and the residents in the adjacent communities would use the naturalized wet pond as a passive recreational feature. This pond will be sized initially to control the stormwater from the commercial center, in that it is anticipated the center would be constructed before development proceeds on lands to the north. When the balance of the quarter section develops the pond would be expanded north to provide additional storage for lands north of the commercial center. Stormwater from the pond will discharge west into the existing 750 mm storm sewer located at the crossing of Veterans Blvd. and the Canadian Pacific Railway. Stormwater runoff exceeding the capacity of the pond and the downstream sewers (storm events greater than the 1:100 year event), will be directed overland along Dickson Stevenson Trail and Highway 567 to Nose Creek. Stormwater from SW W4M and SE W4M will be directed by means of storm sewers to the storm ponds shown on Figure 9. The storm pond in SW W4M will be a wet pond; its purpose being to control the quantity of stormwater runoff from the quarter section, as well as providing water quality treatment. Stormwater from the pond will discharge at a controlled rate into the wet pond in SE W4M. The purpose of the wet pond will be two fold; firstly, to control the quantity of stormwater runoff from lands draining directly to the pond (SE W4M and part of the SW W4M), and secondly, to enhance the quality of the stormwater discharging from the pond. By directing all the stormwater from SW W4M and SE W4M through the wet pond the enhancement of the quality of the stormwater discharging from the pond will be ensured. Northeast Airdrie Community Area Structure Plan page 33

40 Figure 9. STORMWATER MANAGEMENT Northeast Airdrie Community Area Structure Plan page 34

41 Stormwater from the wet pond will flow westward along Veterans Blvd. through a storm sewer into Nose Creek. The routing for the storm sewer as shown on Figure 9 was selected so as to avoid locating the storm sewer within the interchange. Major storm events that exceed the capacity of the storm ponds will flow overland westward along Veterans Blvd. and then southward along Highway 2. Specific sizing of the sewers within the ASP area will be determined at the time the Neighbourhood Structure Plans are prepared. Policy Policy Stormwater will be managed to control the flow rates discharging ultimately to Nose Creek in accordance with the City of Airdrie policies and the Hydraulic Study for Nose Creek at Airdrie, prepared by Alberta Environment, Inland Waters Directorate, Western and Northern Region. The quality of the stormwater will be enhanced to mitigate the impact of sediment loading on Nose Creek. 6.5 Shallow Utilities There are two existing high-pressure gas lines (88.9 mm OD Nevis-Airdrie and mm OD Petrogas Airdrie gas lines) that cross the SE W5M east of Dickson Stevenson Trail in a north-south direction (shown in Figure 4). At Veterans Blvd. the gas lines extend eastward along the north side of the road. These gas lines will either be relocated as development occurs and/or the public protected by means of set backs for buildings from the gas lines. All shallow utility servicing will be undertaken as per municipal standards for commercial and industrial developments. Services will be extended from the existing facilities adjoining the CASP area. Policy Special setback requirements from high-pressure pipelines or substations should be respected and incorporated into subdivision design. 6.6 General Servicing Policies Policy All servicing requirements shall conform to the City of Airdrie servicing standards Northeast Airdrie Community Area Structure Plan page 35

42 Policy Policy Policy All servicing facilities shall be located so as to maximize efficiency and integration with existing and future development while minimizing the burden on any one owner. Developers shall be solely responsible for the installation of services to municipal standards necessary to service their development through a cost-sharing arrangement (if applicable). Commercial and Industrial developments shall treat all stormwater originating on site by installing oil and grit separators as required. Northeast Airdrie Community Area Structure Plan page 36

43 7.0 IMPLEMENTATION The following provisions of the CASP will provide the framework for the successful development of the community. 7.1 Development Cells The Northeast Airdrie ASP contains a significant amount of land that will form an integral part of Airdrie s future commercial and industrial tax base. However, with Highway 2 and East Lake Boulevard each bisecting the site, the plan area can be simply divided into two distinct planning cells (see Figure 10). These cells will form the basis for future planning, development approvals and construction. Cell 1 of the CASP area comprises those lands located west of Highway 2. Cell 2 of the CASP area comprises those lands located between Highway 2 and the eastern plan boundary. Each of the two cells will be subject to their own neighbourhood structure plan. A neighbourhood structure plan may be prepared for all of a cell area or for the portion under the ownership control. If a landowner is preparing a neighbourhood structure plan application only for the portion of the lands under their jurisdiction, a conceptual schematic drawing shall be provided for the remainder of the cell area. This conceptual plan will show how the development within the neighbourhood structure plan area relates to the development potential on the remaining lands and its phasing. The conceptual plan is not binding on the owners of those lands and will require a neighbourhood structure plan application at the time they are ready for development. Each of the two cells may develop a separate theme and/or neighbourhood names suited to that particular portion of land. Policy Policy Policy Policy The plan area will be comprised of two development cells. A neighbourhood structure plan application may be prepared for an entire cell area or for the portion under the ownership control for a specific area. If a neighbourhood structure plan application is only for a portion of the cell lands, a schematic drawing shall be provided for the remainder of the cell area. Neighbourhood names shall be submitted for review by the Municipality. Northeast Airdrie Community Area Structure Plan page 37

44 Figure 10. DEVELOPMENT CELLS Northeast Airdrie Community Area Structure Plan page 38