5.0 LAND USE REDESIGNATION

Transcription

1 5.0 LAND USE REDESIGNATION 5.1 LAND USE STATISTICS Based on consideration of site opportunities and constraints, as well as the technical evaluations completed to date, the following table presents a summary of the land use configuration for the proposed HHS2NP lands. See Figure 23: Proposed HHS2NP Land Use Redesignation. Table 3: Land Use Redesignation Statistics for the HHS2NP Lands From To Hectares Acres Residential - Urban Reserve District (UR-R) Residential - Urban Reserve District (UR-R) Residential - Urban Reserve District (UR-R) Residential - Urban Reserve District (UR-R) Residential - Urban Reserve District (UR-R) Residential Single Detached Dwelling District (R-1) Residential Single and Two-Dwelling District (R-2) Residential High Density Multi-Unit Dwelling District (R-M) Commercial-Residential Mixed Use District (C-R) Public Service District (PS) Total HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

2 Horse Creek Road Horse Creek Road Horse Creek Road Range Road 43 Township Road 262 Township Road 262 Rocky View County Figure 23: Proposed HHS2NP Land Use Redesignation Township Road 262 Rocky View County STAGE 2 Rocky View County EXISTING DEVELOPMENT STAGE 1 Rocky View County STAGE 2 Highway 1A Rocky View County EXISTING DEVELOPMENT STAGE 1 AG Society (owned by RVC) EXISTING DEVELOPMENT STAGE 1 Highway 1A * Highway 1A Legend * Land Use Boundary Town of Cochrane Boundary * Legend R-1 Single Detached Land Use Boundary R-2 Single and Two-D R-M High Density Mult Town of Cochrane Boundary DC Direct Control Dis R-1 Single Detached Dwelling PS Public Service Herita R-2 Single and Two-Dwelling UR Urban Reserve R-M High Density Mult-Unit Dwelling C-R Commercial-Residential Mixed Use District PS Public Service UR Urban Reserve Land Us * *This Legend parcel of land is not included in the land use R-1 Single Detached Dwelling redesignation of this application, and will be redesignated at a later Land date. Use Boundary R-2 Single and Two-Dwelling R-M High Density Mult-Unit Dwelling Town of Cochrane Boundary DC Direct Control District PS Public Service UR Urban Reserve Heritage Hill - Neighbourhood Plan Figure Land Use Redesignation 41

3 5.2 RESIDENTIAL LAND USE OVERVIEW The HHS2NP lands will provide an integrated mix of residential housing forms throughout the community. Residential land use will comprise the majority of the redesignation, with hectares (99.16 acres) of land being redesignated as residential. The residential land use districts that will be included in the HHS2NP lands are: Residential Single Dwelling District (R-1) Residential Single and Two Dwelling (and Townhome) District (R-2) Residential High Density Multi-Unit Dwelling District (R-M) The residential areas within the HHS2NP area predominantly make use of the Town s R-2 District, as it provides flexibility in housing form. A future resident will be able to find the housing form, size, and affordability in all sectors of the community - close to the school site, open spaces, and pathway systems. The range of housing forms within the HHS2NP area provides the opportunity for residents to age in place - as families and individuals age, there will be opportunity to find suitable housing alternatives within the community. 5.3 COMMERCIAL-RESIDENTIAL MIXED USE DISTRICT LAND USE OVERVIEW Local commercial uses are located within the existing Stage 1 Heritage Hills development, and an additional 2.11 hectare (5.21 acre) mixed-use commercial/office/residential site is proposed in the HHS2NP lands. This mixed-use site will provide Heritage Hills, and surrounding communities, convenient access to goods and services, as well as opportunities for local employment. The commercial/office/residential site has been strategically located near one of the main entrances into the community. Pedestrian access will be conveniently provided from the community s expansive sidewalk and pathway system, which runs along both sides of the main collector roadway. A small portion of R-1 Residential Single Dwelling District (0.06 ha/0.15 ac) will be redesignated to remain consistent with the land use found within the existing Stage 1 development. The developers will engage the Cochrane Society for Housing Options to determine whether an affordable housing need can be met within the HHS2NP area. 42 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

4 5.4 PUBLIC SERVICE LAND USE OVERVIEW The Public Service component of the HHS2NP lands accounts for hectares (68.27 acres), and includes Municipal Reserve, Environmental Reserve, and Public Utility Lots. The open space network in the HHS2NP will play a significant role in developing the community s identity. The social development of the community will be enhanced by the connected open space system. The different types of Public Service uses within the HHS2NP lands are: Public Service Municipal Reserve (MR) The Public Service Municipal Reserve areas will include one community park, a series of linear pathway connections, community vista parks, and smaller parks for tot lots and playgrounds. The Stage 2 lands also provide for a future K to 9 school site, as identified in the HH ASP. This future school site location and size meet the objective of the HH ASP by locating it where it can accommodate usable playfields and structures. Public Service Environmental Reserve (ER) The Public Service Environmental Reserve dedication contains a large, central, linear Environmental Reserve open space, and will connect the northern portion to the southern portion of the HHS2NP area. This Environmental Reserve will preserve a significant natural drainage channel and contain an extensive pathway system. Public Service Public Utility Lot (PUL) The Public Service - Public Utility Lots in the subject lands will provide for stormwater collection, a water reservoir, and utility Rights of Way. 43

5 6.0 SERVICING 6.1 WATER An existing potable water supply line is located along the north boundary of Highway 1A which feeds an existing water reservoir and pump house that was constructed with the initial development to service existing Stage 1 and the future Heritage Hills community. The water reservoir and pumps are sized to accommodate full build-out of the Heritage Hills community. A secondary main connection from Heartland into Heritage Hills will also be provided. Heritage Hills is comprised of three potable water pressure zones. The existing reservoir is located in the middle pressure zone. Water distribution lines will be extended with road infrastructure. In order to adequately service all three pressure zones, a combination of looped water lines, dual feed lines and pressure reducing valves will be required. In order to provide required water system looping, water mains may need to be extended across natural drainage courses. Through the development of the Heritage Hills community, water mains will be stubbed at the Cochrane & District Agricultural lands to the east. 6.2 WASTEWATER The Heritage Hills community is serviced through an existing gravity wastewater sewer trunk constructed along the north side of Highway 1A which flows eastward to the Town s central wastewater collection point. This infrastructure is sized to handle full build-out of the community. Within the HHS2NP area, the westerly twothirds of the community will be serviced by wastewater trunklines in the existing built areas of the community. The easterly third of the community will be serviced by new wastewater trunks in the collector road. In addition, a local network of lateral wastewater sewer infrastructure will be connected to provide service to the development (see Figure 24). 44 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

6 6.3 STORMWATER Stormwater management for the Heritage Hills community will follow the Heritage Hills Staged Master Drainage Plan prepared by LGN Consulting Engineering Ltd. (December 2013). This report provides the design basis for the overall drainage concept for the remainder of the Heritage Hills development. Heritage Hills will be serviced for storm drainage with stormwater management facilities, as shown on Figure 24. Runoff release from the Heritage Hills development will be controlled by two stormwater management facilities. Stage 1 of Heritage Hills by Harmony Park Developments is controlled by an existing stormwater management facility located in the south-east corner of their development. Runoff from HHS2NP will be controlled by a new proposed stormwater facility at the south end of the development. Runoff from the developments will be conveyed to the stormwater facilities by the storm sewer (minor) and overland drainage (major) systems. For the development backing on to the natural drainage courses, drainage should be handled to minimize the potential for damage to the slopes while balancing the need to retain water flows to the area. Within the easterly drainage course, the potential exists to incorporate a stepped storm water management system into the natural features of these lands and be contained within a linear Public Utility Lot. As the Town of Cochrane abides by the City of Calgary standards, the stormwater system for Heritage Hills will be designed in accordance to the City of Calgary Stormwater and Design Manual, and will follow the recommendations in the Heritage Hills Staged Master Drainage Plan prepared by LGN Consulting Engineering Ltd. (December 2013). The HHS2NP pond will treat the storm water to Alberta Environment water quality standards, and will discharge the water at the approved release rates into the existing road ditch on the north side of Bow Valley Trail (Hwy 1A), which will convey to the Big Hill Creek prior to discharging to the Bow River. The pond will be designed to accommodate up to the 1:100 year storm event at a minimum. 45

7 Figure 24: HHS2NP Stormwater Catchment Areas and Servicing BSEI HERITAGE HILLS COCHRANE, ALBERTA SERVICING Twp Rd 262 SUPPLY MAIN Horse Creek Road WATER RESERVOIR DISTRIBUTION MAIN SANITARY MAIN STORM MAIN CATCHMENT BOUNDARY CATCHMENT AREA 1 CATCHMENT AREA 2 HERITAGE HILLS COCHRANE, ALBERTA OVERLAND STORMWATER CONVEYANCE BSEI SERVICING Twp Rd 262 SUPPLY MAIN DISTRIBUTION MAIN WATER RESERVOIR POND 1 SANITARY MAIN STORM MAIN CATCHMENT AREA 1 Highway 1A CATCHMENT AREA 2 POND 2 CATCHMENT BOUNDARY OVERLAND STORMWATER CONVEYANCE DATE : JUNE 2014 SCALE : BSEI Since 1977 Municipal Consulting Engineers 1:2500 PROJECT No : W HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

8 Horse Creek Road Horse Creek Road Range Road PHASING 7.1 PHASING OVERVIEW Phasing of development can occur in a number of ways within the HHS2NP lands (see Figure 25 for Directional Phasing Plan). Due to multiple landownership within Heritage Hills, it is difficult to anticipate the exact phasing direction that will occur. Capacity exists within existing Heritage Township Road 262 Hills Stage 1 infrastructure to accommodate an extension of services into areas owned by Alberta Ltd., Alberta Ltd., and a portion of the Brookfield Residential Properties land. A detailed phasing plan will be further refined as options are explored. Rocky View County It is important to note that offsite development may occur within a particular phase. This means that engineering phase boundaries may not coincide exactly with the planning phase boundaries. STAGE 2 Figure 25: Directional Phasing Plan for HHS2NP Township Road 262 Rocky View County STAGE 2 Rocky View County EXISTING DEVELOPMENT STAGE 1 AG Society (owned by RVC) Rocky View County EXISTING DEVELOPMENT STAGE 1 AG Society (owned by RVC) Highway 1A Highway 1A Legend Land Use Boundary Town of Cochrane Boundary (0-5 yrs) (5-10 yrs) (10+ yrs) Short Term Med Term Long Term Heritage Hill - Neighb P Legend Land Use Boundary Town of Cochrane Boundary Short Term Med Term Long Term Heritage Hill - Neighbourhood Plan Figure Phasing 47

9 8.0 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN Crime Prevention Through Environmental Design (CPTED) occurs where the built environment is designed to reduce the predication of criminal activities and reduce the fear of crime occurring. The community of Heritage Hills is conscious of safety through design and this is incorporated throughout the community. Neighbourhood safety and the principles of CPTED have been a major consideration throughout the evolution of the neighbourhood design, and a summary of some of the safety considerations incorporated into the neighbourhood layout are as follows: VISIBILITY BY OTHERS Street frontage adjacent to all components of the open space system. Higher density residential housing along major roadways will ensure a larger population to provide eyes on the street. The HHS2NP Community Park has single loaded roads fronting onto three sides of the site. This openness allows for constant visibility into the site by residents from either adjacent sidewalks and/or homes from vehicles passing by. The School Site will include recreation facilities that will be used by students of the proposed adjacent K to 9 school during the day and by organized sports programs in the evening. SIGHTLINES Corner cuts at the back of lots at park entry points are provided to enhance visibility. A fence will be constructed in all rear or side yards that back onto any parks or drainage areas to encourage use of the space by local residents. Fences will be permeable so as to allow visibility from rear yards into open space areas. This will permit visibility and access into this linear open space to avoid feelings of entrapment or isolation. 48 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

10 LIGHTING Attention will be made to provide street lighting at key locations and near walkways to allow continued visibility at night. To increase safety in some walkway locations, lighting options will be investigated at the time of subdivision. Pedestrian crossings of the Highway 1A right-of-way will implement safety in lighting and pavement markings. Proper construction design and specific safety measures will be required and addressed at the detailed design stage. ISOLATION Feelings of isolation will largely be avoided through maintenance of welllit sidewalks and walkways, and highly visible pathways. All street corners with sidewalks will have wheelchair accessible ramps, and all multi-use trails will be graded to ensure accessibility. ENTRAPMENT SPOTS Park spaces offer multiple entry/exit points and provide significant sight lines to enhance visibility and natural surveillance, as well as decrease the presence of movement predictors. Vegetation within all parks will be designed to avoid areas of entrapment. The modified-grid design of roads and integrated open space encourage the use by local residents and strengthen neighbourhood cohesion. 49

11 9.0 ENVIRONMENTAL BACKGROUND STUDIES Background studies were completed for the entire Heritage Hills community, which includes the lands found within both Stage 1 and Stage 2. These studies provide the physical evaluation of the lands so that future development plans ensure the noted constraints and natural feature opportunities are incorporated into the overall community design. The following is a summary of the findings within each of the reports: 9.1 ENVIRONMENTAL SITE ASSESSMENT Phase I Environmental Site Assessments, and their respective updates, have been completed for the lands within the plan area by Stantec in 2005, 2006 and 2013, and by Biophilia Inc. in One potential environmental concern was identified on the Alberta Ltd. ownership lands as a result of current and/or historical onsite land uses. The ESA that noted this potential environmental concern recommended that a Phase II ESA be undertaken and: 3. Stantec recommends that all water wells in the HHS2NP area be located and decommissioned properly as a part of stripping and grading. Based on the results of the studies, a majority of the Phase I ESA reports concluded that no major known environmental concerns related to the subject sites were identified in the record reviews or the site reconnaissance visits. 1. all debris and waste material found onsite (used tires, wood debris, scrap metal, empty drums, and household appliances) should be removed and disposed appropriately offsite. 2. monitoring and sampling of the existing groundwater monitoring wells is recommended on this site during the Phase II ESA to verify the presence or absence of hydrocarbon impacts associated with the oil and gas activities on adjacent properties prior to stripping and grading. 50 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

12 9.2 BIOPHYSICAL INVENTORY A Biophysical Inventory and Ecological Assessment have been completed for the HHS2NP lands by Stantec (2005) and URSUS Ecosystem Management Ltd. (2005). These assessments conclude that no database of any rare plants exists in the subject area, and no rare plants or restricted weeds were observed on site. Additionally, no records of wildlife species-at-risk can be found in the HHS2NP lands and no Alberta Sustainable Resource Development concerns have been reported. The Migratory Birds Convention Act has implications for the timing of construction. Ground clearing in areas where migratory birds nest must be done before April or after August. The subject area does not lie within any environmentally significant areas as defined by Alberta Community Development. 9.3 GEOTECHNICAL ASSESSMENT 9.4 HISTORICAL RESOURCES IMPACT ASSESSMENT A Historical Resources Overview (2006) was conducted for the HHS2NP area, followed by a Historical Resources Impact Assessment (HRIA) (2006 and 2013) by Stantec. The HRIA resulted in the discovery of four subsurface historical resource sites, all located within the ephemeral drainage course. No features such as tipi rings or rock cairns were found on remaining portions of the subject land. Each of the sites examined in full detail were of low cultural and historical significance. Based on the results of the HRIA, Stantec recommends Historical Resources Act (HRA) conditional clearance for the proposed development in Heritage Hills - however, it is required that a construction monitoring program for paleontological resources be undertaken. This should be provided prior to stripping and grading. No further study of these sites was recommended. A Geotechnical Assessment was conducted for the HHS2NP lands by Sabatini Earth Technologies in 2005 and The soil profile consists generally of a layer of clay overlying sand. No groundwater was encountered within the upper 7.6 metres in the six test holes drilled. The clay ranges in plasticity from low to high, with the highly plastic clay presenting challenges with respect to development. While soil conditions will not present any significant constraints for development, particular attention must be paid to the presence of highly plastic clay. Overall, the assessments indicate that there are no geotechnical issues which are considered significant constraints for the proposed development 51

13 9.5 SLOPE STABILITY ASSESSMENT In 2013 and 2014, a Slope Stability Assessment was completed by Levelton Consultants Ltd. Levelton was retained to review the available geotechnical and slope stability information for the Heritage Hills site, perform a slope stability analysis, determine the top of slope and 15% or greater slope stability line, and pre/post-grade development setback line as per the Town of Cochrane Municipal Development Plan and Land Use Bylaw. The report found that the HHS2NP lands generally slope from north to south and includes two distinguished ravines. The majority of the HHS2NP lands have slopes of less than 15%. Within the ravine s side slopes, there are undevelopable areas that exceed 33%. The assessment established that the slopes within Stage 2 appear safe with no signs of overall instability. All slopes have a factor-of-safety of at least 1.5. Additionally, Levelton recommends: that no steepening of the overall slope or significant changes to the site grading within the HHS2NP area should be made without review by a qualified geotechnical engineer; retaining walls may be required, as part of the development, and should be designed considering global stability of the slope, and; to maintain stable conditions, management of surface water is imperative. The onsite material is susceptible to erosion by running water and thus caution must be exercised during and after construction. An Erosion and Sediment Control Plan will need to be prepared and followed to ensure that excessive erosion does not occur, as this may lead to progressive instability of the entire slope. Section B of the Town of Cochrane Land Use Bylaw addresses development adjacent to escarpments. This section states that if a slope greater than 15% is identified as geotechnically stable, a qualified geotechnical engineer may determine the top of slope, development setback, and subdivision property lines, to the satisfaction of the development authority. The 15% contour breakline can be seen in Figure 26: Slope Stability in HHS2NP and in Appendix H and I.. Based on this information, the development will not negatively affect the slope, provided that the above recommendations are followed. site grading and cut/fill operations for development purposes should be designed and planned in collaboration with a qualified geotechnical engineer - final gradients of areas subject to site grading or cut/fill operations shall not exceed 25% (4H:1V); 52 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

14 Horse Creek Road Horse Creek Road Range Road 43 Range Road 43 Figure 26: Slope Stability in the HHS2NP Lands Township Road 262 Township Road 262 Rocky View County Rocky View County STAGE 2 Rocky Rocky View View County County EXISTING DEVELOPMENT STAGE 1 AG Society AG Society (owned by (owned by RVC) Highway 1A Highway 1A Legend Legend NP NP Boundary Boundary Town of Cochrane Boundary Town of Cochrane Boundary Environmental Environmental Reserve Reserve areas areas of of 15% 15% slope slope or or greater greater Areas of 15% slope that were Areas of 15% slope that were deemed stable and developable through deemed stable and developable through the Heritage Hills ASP planning process. the Heritage Hills ASP planning process. Heritage Heritage Hill Hill -- Neighbourhood Neighbourhood Plan Plan Figure Slope Stability Setback June 2014 June

15 10.0 MUNICIPAL ENVIRONMENTAL IMPACT STATEMENT (MEIS) VEGETATION A Biophysical Inventory and Ecological Assessment have been completed for the HHS2NP lands by Stantec (2005) and URSUS Ecosystem Management Ltd. (2005). These assessments conclude that no database exists of any rare plants in the subject area, and no rare plants or restricted weeds were observed on site. The most significant habitat, within the natural drainage channel, will be protected through the designation of these lands as Environmental Reserve. WILDLIFE Additionally, no records of wildlife species-at-risk can be found in the subject area and no Alberta Sustainable Resource Development concerns have been reported. ECOLOGICALLY SENSITIVE LANDS The subject area does not lie within any environmentally significant areas, as defined by Alberta Community Development. SURFACE AND BEDROCK GEOLOGY A Geotechnical Assessment has been conducted for the lands in the HHS2NP by Sabatini Earth Technologies in 2005 and There are no geotechnical issues which are considered significant constraints for the proposed developments. The soil profile consists generally of a layer of clay overlying sand. No groundwater was encountered within the upper 7.6 metres in the six test holes drilled. The clay ranges in plasticity from low to high, with the highly plastic clay presenting challenges with respect to development. While soil conditions will not present any significant constraints for development, particular attention must be paid to the presence of highly plastic clay, which will need to be addressed at the detailed design stage. 54 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

16 TOPOGRAPHY & SLOPES A Slope Stability Assessment was completed by Levelton Consultants Ltd. in 2013 and Levelton was retained to review the available geotechnical and slope stability information for the Heritage Hills site, perform a slope stability analysis, and determine the top of slope, 15% line, stability line, and setback line as per the Town of Cochrane Municipal Development Plan and Land Use Bylaw. The report found that the HHS2NP area generally slopes from north to south and has two distinguished ravines. These ravines exist within the eastern portion of the Plan area. The majority of the site has slopes of less than 15%, and slope angles can be more than 33% within ravine side slopes. The assessment established that the slopes of the subject site appear safe with no signs of overall instability, with a factor-of-safety of at least 1.5. WATER QUALITY AND QUANTITY The stormwater management facilities proposed for the development of HHS2NP have been designed to provincial standards to ensure that release rates and water quality are met or exceeded. Further information on the water quality and quantity for the subject lands area can be found in the Heritage Hills Staged Master Drainage Plan report, which has been submitted under separate cover. This report was prepared by LGN Consulting Engineering Ltd in December, STORMWATER STUDY LGN Consulting Engineering Ltd prepared a Staged Master Drainage Plan for the entire Heritage Hills community in December, This report has been submitted under separate cover. 55

17 GEOTECHNICAL INVESTIGATION A Geotechnical Investigation was prepared by Sabatini Earth Technologies in 2005 and 2006, and was submitted to the Town of Cochrane under separate cover during the Heritage Hills ASP application process. FLOOD POTENTIAL AND PROPOSALS FOR MITIGATION There are no floodway or flood fringe lands within the HHS2NP lands. AIR QUALITY The HHS2NP area is predominantly a residential neighbourhood with an abundance of open space. The design of the community is such that pedestrian and bicycle transportation are encouraged as an alternative to internal use of motor vehicles. Although any development that results in the removal of existing vegetation will have some impact on existing air quality, the developer groups intents to incorporate public landscaped areas and private landowner plantings to replace any natural vegetation lost during construction. VISUAL RESOURCES The rolling terrain of the HHS2NP neighbourhood is visually significant in the Town of Cochrane. The proposed development of the HHS2NP lands has paid close attention to the viewsheds within the plan area, and has designed the community to preserve these views and make them available to all residents within the neighbourhood and surrounding areas. 56 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

18 LAND AND RESOURCE USE Urban development, by nature, is an intensive form of development and will disturb most of the lands on which it is placed. The land development concept of the HHS2NP proposes a high-density urban development that will provide residential accommodation to a large amount of residents while utilizing less land. Through this means, the concept plan for the HHS2NP is an environmentally responsible design that aims to achieve highest and best use of the developable land. Further details on the density provided in the plan area can be found in this report under Section 3.9. CULTURAL AND HERITAGE RESOURCES A Historical Resources Overview (2006) was conducted for the entire HH ASP area, followed by a Historical Resources Impact Assessment (HRIA) (2006 and 2013) by Stantec. The HRIA resulted in the discovery of four subsurface historical resource sites, all located within the ephemeral drainage. No features such as tipi rings or rock cairns were found on remaining portions of the subject land. Each of the sites examined in full detail were of low cultural and historical significance and no further study of these sites was recommended. CONSTRUCTION AND DEMOLITION WASTE MANAGEMENT A construction and demolition waste management plan will be provided with each subdivision application and Development Permit application to ensure proper procedures are followed at the time of construction. 57

19 THE APPENDIX 58 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

20 Township Road 262 Rocky View County Range Road 43 Rocky View County Township Road 262 ge erita rd leva Bou STAGE 2 Range Road 43 Horse Creek Road Horse Creek Road APPENDIX A: NEIGHBOURHOOD CONCEPT PLAN H STAGE 2 V ge rita He He rita iew Rocky View County ge Dri ve STAGE 1 Rocky View County EXISTING Hig hw DEVELOPMENT ay STAGE1A1 Hig hw ay 1A Legend NP Boundary Town of Cochrane Boundary Legend NP Boundary Town of Cochrane Boundary AG Society (owned by RVC) Agricultural Society (owned by RVC) Single Detached Dwelling (Shallow lots) Semi-detached laned Semi-detached laneless Multi-Unit Dwellings / Townhomes Multi-Unit Dwellings / Townhomes Fronting onto Park Single Detached Dwelling (Move-up Housing) Medium Density Single Detached Dwelling (Shallow lots)multi-unit Dwellings Semi-detached lanedhigh Density Multi-Unit Dwellings Semi-detached laneless Commercial / Mixed Use Commercial / Residential Multi-Unit Dwellings / Municipal Townhomes Reserve Multi-Unit Dwellings / Environmental Townhomes Fronting onto Park Reserve (ER) Single Detached Dwelling (Move-up Housing) Public Utility Lot (Water Reservoir) Medium Density Multi-Unit PublicDwellings Utility Lot (Pond) High Density Multi-Unit Dwellings Public Utility Lot (Utilities) Commercial / Mixed Use Commercial Residential Public Utility Lot/ (Holding) Municipal Reserve Environmental Reserve (ER) Heritage Hill - Neighbourhood Plan Public Utility Lot (Water Reservoir) Public Utility Lot (Pond) Public Utility Lot (Utilities) Public Utility Lot (Holding) Figure Concept by house product Heritage Hill - Neighbourhood Plan Figure Concept by house product 59

21 Horse Creek Road Range Road 43 APPENDIX B: PUBLIC SERVICE CONCEPTS - KEY PLAN Township Road 262 Rocky View County C G A STAGE 2 F E Rocky View County B EXISTING DEVELOPMENT STAGE 1 D I I AG Society (owned by RVC) Highway 1A H A: Neighbourhood Park B: Community Linear Trail C: School Site D: Water Reservoir Public Utility Lot E: Community Linear Trail F: Local Tot Lot G: Off-Leash Dog Park H: Community Vista Park I: Natural Feature Community Park Legend Neighbourhood Plan Stage 2 Town of Cochrane Boundary 60 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN Heritage Hill - Neighbourhood Plan Figure Open Space - Concepts

22 3.0m WALKWAY A GARDEN LOTS NEIGHBOURHOOD PARK 3.0m WALKWAY SEASONAL RECREATION CONTOURED LANDSCAPE POSSIBLE INFORMAL SKATING AREA GARDEN LOTS PICNIC NODES BASKETBALL CANOPY TREES EVERGREEN TREES OPEN PLAY PATHWAY CONNECTIONS PLAY EQUIPMENT ENHANCED SEATING AREAS GATHERING SPACES AMPHI-THEATRE FESTIVAL SPACES YEAR ROUND RECREATION INFORMAL RECREATION SPACE SEATING AREAS FESTIVAL SPACES 61

23 B COMMUNITY LINEAR PARK 1 PEDESTRIAN CONNECTIONS INFORMAL OPEN PLAY AREA CANOPY L TREES ORNAMENTAL TREES CONTIGUOUSE OPEN SPACE SYSTEM EVERGREEN TREES PATHWAY CONNECTIONS ACTIVE RECREATION EXISTING SEATING AREA EXISTING PLAY EQUIPMENT CONTIGUOUS OPEN SPACE SYSTEM 62 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

24 C JOINT USE SCHOOL SITE EVERGREEN TREES CANOPY TREES POSSIBLE FUTURE PLAYGROUND LOCATION OVERLAND DRAINAGE SWALE PLAYFIELDS PATHWAY INFORMAL RECREATION GATHERING SPACE OPEN PLAY POSSIBLE PARKING LOT LOCATION CANOPY TREES d GATHERING NODE 63

25 D LANDSCAPED WATER RESERVOIR - PUBLIC UTILITY LOT NATURALIZED LANDSCAPE NATURAL CONTOURS PARKING LOT SCREEN PLANTING 64 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

26 E COMMUNITY LINEAR PARK 2 65

27 F LOCAL TOT LOT 66 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

28 G OFF-LEASH DOG PARK 67

29 H COMMUNITY VISTA PARK PANORAMIC VIEWS NATIVE LANDSCAPE GATHERING NODE ASPEN GROVES ASPEN GROVES FORMALIZED VIEWPOINT POSSIBLE INTERPRETIVE SIGNAGE GRANULAR TRAIL SEATING WALLS PANORAMIC VIEWING NATIVE SHRUB PLANTINGS SEATING ROCKS PANORAMIC VIEWING QUIET SEATING SPOTS 68 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

30 I NATURAL FEATURE COMMUNITY PARK PATHWAY CONNECTIONS WETLAND PONDS SEATING NODE AND VIEWPOINT RAVINE CORRIDOR ENVIRONMENTAL RESERVE OVERLAND DRAINAGE COURSE RIPARIAN PLANTING OVERLAND DRAINAGE POND SEATING NODE AND VIEWPOINT RIPARIAN PLANTING NATURAL LANDSCAPE WETLAND PONDS RAVINE CROSSING REST NODES SEATING NODE AND VIEWPOINT DRAINAGE POOLS ROCK OUTCROPPINGS PATHWAY CONNECTIONS INTEGRATED PATHWAY/TRAIL SYSTEM ENVIRONMENTAL RESERVE BRIDLE TRAILS WALKING TRAILS OVERLAND DRAINAGE CHANNEL HABITAT CASCADING POOLS 69

31 A P P E N D I X C : S A M P L E M U LT I - F A M I LY C O N C E P T STAGE 2 EXISTING DEVELOPMENT STAGE 1 vard Heritage Boule Key Plan Proposed Multi-family concept Legend 70 NP Boundary Cochrane H E R I T A GTown E HofI L L S S TBoundary AGE 2 NEIGHBOURHOOD PLAN EXISTING DEVELOPMENT STAGE 1 Heritage Hill - Neighbourhood Plan Figure Proposed Multi-family Concept

32 APPENDIX D: SAMPLE COMMERCIAL CONCEPT STAGE 2 EXISTING DEVELOPMENT STAGE 1 Heritage Drive STAGE 2 Key Plan Proposed Commercia/Office concept Legend NP Boundary Town of Cochrane Boundary Heritage Hill - Neighbourhood Plan 71 Figure

33 APPENDIX E: SAMPLE HOUSING PRODUCT EXAMPLES Arts and Crafts Architectural Design Bungalow Housing Product 1 Bungalow Housing Product 2 Timber-themed Architectural Design 72 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

34 Timber-themed Wide Shallow Housing Product Timber-themed Semi-Detached Housing Product Timber-themed Condominium Example Garden Lot Townhome Example Rendering 73

35 APPENDIX F: MUNICIPAL RESERVE BY STAGE OF DEVELOPMENT hectares acres hectares acres Total Area Total Area Less ER Less ER 0 0 Less ER Proposed Less ER Proposed Stage 1 Less PUL (utilities)* 0 0 Total GDA % MR Required MR dedicated to date Future Stage 3 (The Lackey Family) Total GDA % MR Required MR dedicated to date % MR Owing Stage 2 MR Provided Balance Owing Total Area Less ER 0 0 Less ER Proposed Less PUL (utilities)* Total GDA % MR Required MR dedicated to date % MR Owing MR Provided Cash-In-Lieu Balance Owing MR Provided Cash-In-Lieu Balance Owing 0 0 Municipal Reserve Dedication Summary Heritage Hills Community Area: ha/ ac Less Environmental Reserve: ha / ac Less PUL (Utilities): 2.59 ha/ 6.40ac Heritage Hills GDA: ha/ ac Total MR Owing for Heritage Hills: 9.19 ha / 22.7 ac Stage 1 MR Dedication: 1.08 ha/ 2.67ac Stage 2 MR Dedication: 7.85 ha/ ac Stage 3 MR Dedication (future): 0.26ha/ 0.35ac Total MR Dedication: 9.19 ha/ 22.7 ac Balance of MR for Heritage Hills: 0.0 ha/ 0.0ac * An agreement with Town of Cochrane Administration has determined that the natural drainage channel and eastern pipeline ROW should not be included in the GDA. 74 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

36 APPENDIX G: STABILITY RESULTS VS. 15% SLOPE BOUNDARY* FOR DETAILED VIEW, SEE FIGURE 26 SOURCE: BSEI, PROJECT W , OCTOBER 2014 OTHER REGIONS WITH FOS < m Scale 1:6000 * Please see the 2014 Heritage Hills Phase 2 Post Development Slope Stability Assessment prepared by Levelton for complete details. This report has been submitted under separate cover. 75

37 APPENDIX H: DETAILED VIEW SECTION OF SLOPE STABILITY RESULTS* 5 m STA m SOURCE: BSEI, PROJECT W , OCTOBER 2014 FOS 1.5 LINE m Scale 1:1000 * Please see the 2014 Heritage Hills Phase 2 Post Development Slope Stability Assessment prepared by Levelton for complete details. This report has been submitted under separate cover. 76 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN

38 HERITAGE HILLS STAGE 2 NEIGHBOURHOOD PLAN DECEMBER 2014