CITY OF RED DEER June 2013

Transcription

1 CITY OF RED DEER June 2013 Bylw No.: 3217/B-2013 Approved by Council Resolution August 19, 2013

2 1.0 INTRODUCTION BACKGROUND PURPOSE DEFINITION OF PLAN AREA...1 TABLE OF CONTENTS 2.0 PLAN VISION STRATEGIC DIRECTION COMMUNITY VISION NEIGHBOURHOOD PLANNING PRINCIPLES LAND USE CONCEPT INTRODUCTION PLAN OVERVIEW GENERAL POLICIES COMMERCIAL MIXED USE COMMERCIAL ARTERIAL COMMERCIAL LIVE-WORK EMS BUILDING RESIDENTIAL SINGLE DETACHED RESIDENTIAL DISTRICT TOWN HOUSES WIDE-SHALLOW HOMES CARRIAGE HOMES LIVE-WORK HOMES MULTI-FAMILY RESIDENTIAL MIXED USE HOMES OPEN SPACE SYSTEM CENTRAL PARK GREENWAY PUBLIC UTILITY LOT STORM PONDS...22

3 TABLE OF CONTENTS 7.0 URBAN DESIGN SITE DESIGN BUILT FORM Commercil COMMERCIAL-RESIDENTIAL INTERFACE Residentil Lrge Residentil or Commercil Buildings PUBLIC REALM Streetscpe Design Signge Street Furniture Community Entries TRANSPORTATION AND UTILITY SYSTEMS OVERVIEW STREET TYPOLOGY UTILITIES LOW IMPACT DEVELOPMENT (LID) STREET CROSS SECTIONS Divided Entry Collector with Seprte Sidewlk (A-1) Divided Entry Collector with Seprte Sidewlk nd Greenwy (A-2) Collector with Seprte Sidewlk (B-1) Collector with Seprte Sidewlk nd Greenwy (B-2) Collector with Seprte Sidewlk nd Utility Corridor Greenwy (B-3) Locl Residentil Street - Seprte Sidewlk Lned Residentil (C-1) Locl Residentil Street - Seprte Sidewlk Front Drive Residentil (C-2) Lnes...38

4 TABLE OF CONTENTS 8.6 PEDESTRIAN AND BICYCLE NETWORK PARKING, LOADING AND TRAFFIC CALMING PUBLIC TRANSIT ENGINEERING SERVICES STORMWATER MANAGEMENT SANITARY SEWER SERVICING WATER DISTRIBUTION POWER DISTRIBUTION SHALLOW UTILITIES ATCO PIPELINES HIGH PRESSURE GAS LINE (ROW 2271KS) IMPLEMENTATION DEVELOPMENT STAGING RE-DISTRICTING AND SUBDIVISION PLAN AMENDMENTS Exceptions SITE DESIGN REVIEW...45

5 FIGURES FIGURE SITE LOCATION...2 FIGURE AERIAL PHOTO...3 FIGURE SUBAREA BOUNDARIES FOR TIMBERLANDS NASP...4 FIGURE TIMBERLANDS LAND USE CONCEPT PLAN FIGURE POTENTIAL LAND USE STATISTICS FIGURE MAJOR DRAINAGE AND OVERALL STORM SYSTEM FIGURE OVERALL CONCEPTUAL SANITARY SEWER SYSTEM FIGURE OVERALL WATER DISTRIBUTION SYSTEM... 43

6 1.0 INTRODUCTION 1.1 BACKGROUND The Timberlnds Town Centre Neighbourhood Are Structure Pln ws originlly pproved by City Council in July of The originl concept ws for mix of commercil nd residentil usge nd encompssed the entire qurter section. Over the course of the lst number of yers, the southern residentil (single-fmily nd multi-fmily) res hve been developed, however the Town Centre nd Min Street District in the northern portion remin undeveloped. Since the NASP ws originlly dopted, the Town Centre concept hs chnged in prt on ccount of the June, 2010 Commercil Mrket Opportunities Study. The proposed Lnd Use Pln for Timberlnds North reflects new vision nd ledership role for the City. The pln is seen s one tht chllenges the locl lnd development plnning conventions nd strts to implement some of the new ides being developed s prt of the City s design chrter. As the southern portion of the originl Timberlnds Town Centre Neighbourhood Are Structure Pln is currently mostly developed, the Timberlnds North Neighbourhood Are Structure Pln is concerned with the undeveloped northern portion of the lnds. The Timberlnds North Neighbourhood Are Structure Pln (NASP) hs been prepred by IBI Group, on behlf of The City of Red Deer. 1.2 PURPOSE The purpose of this Neighbourhood Are Structure Pln (NASP) is to describe the lnd use frmework nd development principles for pproximtely hectres (90.89 cres) of lnd identified in Figure 1.3. This lnd ws first contemplted in the Est Hill Mjor Are Structure Pln (MASP) s one of number of neighbourhood units ccommodting future growth in est Red Deer. The City s commitment within the Timberlnds North NASP is to develop n re tht reflects unique imge nd chrcter with wlkble streets nd solid integrtion of commercil, residentil, nd civic opportunities. In order to chieve this, the NASP contins lnd use concept which will guide re development nd set the expecttions for future re development. The Neighbourhood Are Structure Pln will estblish frmework for the subdivision, servicing, nd development of the Timberlnds North re. The NASP identifies: the size nd loction of vrious lnd uses; the lignment of collector nd locl rodwys nd lnes; the neighbourhood open spce system of prks, pthwys nd public utility lots; the loction nd rnge of commercil forms; the loction nd rnge of residentil forms; the loction of community fcilities; servicing concepts for storm sewer, wter nd snitry; the development stging sequence; nd potentil densities. 1.3 DEFINITION OF PLAN AREA The Timberlnds North Neighbourhood Are Structure Pln is comprised of the north portion of Northwest Qurter of Section 23, Township 38, Rnge 27 West of the Fourth Meridin nd includes pproximtely hectres (90.89 cres). As shown in Figure 1.1, Figure 1.2 nd Figure 1.3, the NASP is defined by the following boundries: 67 Street (Township Rod 384) to the north; griculturl lnd to the est; existing residentil development to the south; nd 30 Avenue to the west. As you cn see in the eril photo, Figure 1.2, there re no significnt nturl fetures in Timberlnds North nd there re no ecologicl connections to preserve. The Timberlnds North NASP constitutes logicl plnning unit with respect to identifible pln boundries nd servicing considertions nd is consistent with the Est Hills Mjor Are Structure Pln nd the Municipl Development Pln. 1

7 30 AV 2 Figure SITE LOCATION

8 67th Street 30th Ave Figure AERIAL PHOTO 3

9 67 ST 30 AV TIMBERLANDS SOUTH PLAN NAME CHANGE (NO CHANGES TO POLICIES OR LAND USE PROPOSED) Boundry North Subres Boundry South Subres Scle 1: Figure SUBAREA BOUNDARIES FOR TIMBERLANDS NASP

10 2.0 PLAN VISION 2.1 STRATEGIC DIRECTION The pln vision for Timberlnds North is rooted in Red Deer City Council s Strtegic Direction, The purpose of the Strtegic Direction is to guide Administrtion in creting orgniztionl chnge, opertionl strtegy nd work plns to enble the community s vision to unfold. The Strtegic Direction expresses Council s understnding of the community vision. As it reltes to community design, the Strtegic Direction is to design nd pln our community to reflect our chrcter nd vlues. Specificlly, our City s plnning nd urbn design hs resulted in welcoming, more wlkble nd environmentlly sustinble community which ccurtely reflects our chrcter nd vlues. It provides housing options, pedestrin routes, nd llows for lternte forms of trnsporttion nd deliberte connections to our prks, trils nd well-designed public spces where people cn meet nd interct nd feel sense of belonging. 2.2 COMMUNITY VISION Timberlnds North is new pedestrin friendly neighbourhood in Red Deer. Timberlnds North is well connected, visully ppeling, environmentlly sustinble nd hs diversity of housing types nd commercil opportunities. Timberlnds North provides mix of locl menities tht cn be ccessed through vriety of lterntive modes of trnsporttion. Timberlnds North will be the first community designed to respond to City Council s vision s set out in the Strtegic Direction. Timberlnds North is City development which will set high precedent for the development industry by designing neighbourhood tht embrces innovtive design, hs vriety of housing forms nd trgets rnge of mrket segments. The intent of the Timberlnds North vision is to outline frmework tht will foster cretivity nd encourge innovtion. 5

11 2.3 NEIGHBOURHOOD PLANNING PRINCIPLES City of Red Deer Administrtion subsequently trnslted Council s Strtegic Direction for Community Design into set of Neighbourhood Plnning Principles to help inform the lnd use concept pln nd ssocited policies. The Neighbourhood Plnning Principles re Nturl Ares, Mixed Lnd Uses, Multi-Modl Choice, Compct Urbn Form nd Density, Integrted Prks nd Community Spces, Housing Opportunity nd Choice, Resilient nd Low Impct Neighbourhoods, Sfe nd Secure Neighbourhoods nd Unique Neighbourhoods. The principles re more thoroughly described in the Est Hill Mjor Are Structure Pln. Unique Neighbourhoods Integrted Prks nd Community Spces 6

12 Mixed Lnd Uses Compct Urbn Form nd Density Multi-Modl Choice Resilient nd Low Impct Neighbourhoods 7

13 Sfe nd Secure Neighbourhoods Housing Opportunity nd Choice Nturl Ares 8

14 3.0 LAND USE CONCEPT 3.1 INTRODUCTION The following section is devoted to description of the Lnd Use Concept Pln for the Timberlnds North re nd follows from the Vision, Strtegic Direction nd Neighbourhood Plnning Principles rticulted in Section 2. Development within the Timberlnds North re will generlly conform to the Lnd Use Concept illustrted in Figure PLAN OVERVIEW The pln is bsed on modified grid street pttern llowing for enhnced connections nd promoting wlkbility throughout the neighbourhood. Commercil nd mixed use commercil, long with higher density residentil re locted on the periphery of the neighbourhood djcent to 67th Street nd 30th Avenue. The mixed use commercil long 30th Avenue constitutes n extension of the Clerview Mrket commercil ctivities locted to the west. Access to the neighbourhood is derived from two divided collectors off of 67th Street to the north nd off of 30th Avenue to the west. Additionl right-in/right-out connections my lso be provided to the commercil nd multi-fmily residentil sites off of 30th Avenue nd 67th Street. There is no direct vehiculr ccess to the Timberlnds South neighbourhood, however, there re multiple enhnced pedestrin connections. The pln llows for up to three new potentil connections to future development to the est. A diversity of housing forms hve been orgnized into comprehensively plnned neighbourhoods bsed on wlkble blocks, contining both lned nd lneless residentil products. A centrl prk feture provides the primry community menity, gthering, nd pssive recretionl spce. In ddition, pocket prks nd green linkges provide neighbourhood focl points. Boulevrded nd tree-lined streets with houses oriented close to the street crete pedestrin-friendly, sfe, connected neighbourhoods throughout. Potentil lnd use sttistics re described in Figure GENERAL POLICIES 1. Lnd use redesigntions shll be consistent with the generl lnd use clssifictions identified in Figure Auto oriented uses such s utomobile service centres, drive-through businesses nd service sttions re preferred to be locted within the rteril commercil district but my be locted within the Mixed Use district if developed in conjunction with grocery store. 3. All new development must bide by the built form nd urbn design requirements (lso refer to current stndrds ) of this pln to ensure pedestrin-friendly street environment is creted. 4. New development shll chieve high stndrd of rchitecturl design nd detiling. 5. Universl ccessibility for ll is fundmentl element of this neighbourhood. 9

15 30th Avenue Lnd Uses (LUB District) 67th Street Single Detched Residentil (R-1) Single Detched Residentil - Wide Shllows (R1WS)* Collector Divided Collector Entry Single Detched Residentil - Crrige Homes (R1C)* Town House Residentil (R2T)* Multi-Fmily Residentil (R3) Live-Work (RLW)* Divided Collector w/ Entry Greenwy Collector w/greenwy & ur/w C C C C C Locl Residentil 1 Locl Residentil 1 C C Locl Residentil 1 C C C C C C C C Locl Residentil 1 C C C C Locl Residentil 2 Locl Residentil 2 Locl Residentil 2 Locl Residentil 2 Collector w/greenwy Locl Residentil 2 Locl Residentil 2 Locl Residentil 2 C Trnsitionl Lots -Town House or Crrige Home (RLW)* Mixed Use - Commercil, Residentil (C5)* Arteril Commercil (C4) Prk Spce / Municipl Reserve (P1) PUL/ Stormwter Mngement (P1) PUL/ Open Spce Connections (P1) Emergency Services (PS) / Alternte Arteril Commercil (C4) Proposed Bus Stop Loction Crrige Homes - Mndtory t key corner loctions Multi-Functionl Greenwy Connections Pedestrin Friendly Streets & Pthwy Connections *Denotes new lnd use district, which will need to be considered. N m June 18, 2013 File Loction: J:\33851_NeghAreStrPl\5.9 Drwings\59pln\33851-cp-6.dwg Lst Sved: June 20, 2013, by tmoodie 10 Figure TIMBERLANDS LAND USE CONCEPT PLAN

16 Lnd Use Alloction Lnd Use Ctegory/Component Are (h) Gross Pln Are % of Net Developble Are # of Dwelling Units Open Spce Municipl Reserve (MR) (Note 6) % Public Utility Lot (PUL) % Totl Open Spce % Developble Pln Are is mde up s follows: Gross Pln Are minus Environmentl Reserve 0 Mjor Rods (rterils nd expresswys) 0 Arteril Commercil 1.9 Trnsporttion Collector Rodwys % Locl Rodwys % Lnes % Totl Rod Right-of-Wys % Rod nd PUL dediction s % of: (Gross Are - ER) % District Commercil Industril Uses 0 High Schools & Sportsfields dditionl to MR 0 Specil lnd use sites s determined by The City - EMS Site 0.47 Constructed Wetlnds 0 Developble Pln Are % Totl residentil in the bse scenrio is mde up s follows: Single Detched Residentil (R1) % 90 Single Detched Wide Shllow Residentil (R1WS) % 56 Single Detched Crrige Home Residentil (R1C) % 106 Totl Single Detched Residentil % 252 Townhouse Residentil % 123 Multi-Fmily Residentil (R3) % 208 Live-Work (RLW) % 12 Trnsitionl Lots- Townhouse or Crrige Home (RLW) % 8 Totl Townhouse/Multifmily Residentil % 351 Totl Residentil in Bse Scenrio % 603 Socil Use Temporry Cre/Dy Cre/Assisted Living Fcility (TDA) NA NA NA Plce of Worship Site NA NA NA Other Uses Emergency Services Site (ES) 0.47 Institutionl Service Fcility (PS) NA Density Tble 2: Density nd Housing Mix Density Scenrio 1 (Bse Scenrio)- Totl residentil excluding commercil mixed use Scenrio 2- Totl residentil including commercil mixed use Municipl Reserve Tble 3: Dedicted Prk nd Trils Spce Municipl Reserve Spce Dwelling Units (du) Timberlnds North Are (h) Timberlnds South Density (du/h) Timberlnds Totl Municipl Reserve Are (H) % of Developble Are 4.1% 23% 13.3% Figure POTENTIAL LAND USE STATISTICS 11

17 4.0 COMMERCIAL 4.1 MIXED USE COMMERCIAL The Timberlnds North mixed use commercil, constituting some 4.81 hectres (11.88 cres), is locted on the western portion of the site, bordering either side of the entry greenwy from 30th Avenue. Portions of the mixed use commercil re fce the community on the western-most interior collector greenwy street. Mixed use commercil buildings combine living lterntives with commercil uses tht serve the entire community. Essentilly, this portion of the community will llow for the intensifiction of retil uses long the Gtewy collector nd the interior collector/greenwy street djcent to the town houses, live-work, single detched residentil nd crrige homes. These res re suitble for street-oriented retil incorporting residentil uses bove. If greter thn two storeys, step-bcks of upper floors will be required. Mixed use buildings frme the mjor gtewy (on the est-west collector) into Timberlnds North nd those buildings fcing the collectors will be required to hve ctive street fces built close to the property lines nd llow room for resturnts nd ptios djcent to public sidewlks. On site prking stlls will not be llowed in front of buildings fcing the greenwy collector or the interior (north-south) collector. Buildings fcing 30th Avenue will be purely retil; housing units re not permitted bove the retil fcing 30th Avenue. These buildings, while not required to hve more thn single occupied storey, shll red s two storey structures. If n occupied second storey is proposed, potentil second floor uses will include commercil service fcilities or helth nd medicl services. Stnd-lone retil/commercil developments re preferred on those prcels fcing 30th Avenue. A mix of uses preferbly orgnized verticlly is encourged. Pedestrin linkges to surrounding trils or greenwy connections re to be integrl to the development of these sites. Refer lso to Section 5.7 Mixed Use Homes. This is n exmple of 1 storey commercil use building designed to look like 2 storey building. 12

18 4.2 ARTERIAL COMMERCIAL Arteril Commercil is locted on the northern portion of the site on the south side of 67th Street, nd on the est side of the min northern divided entry into the community. This portion of the community will llow for uto-relted retil uses long 67th Street, esily ccessible by the broder Red Deer Community. This re is suitble for uto-oriented retil, single storey strip or pd configurtions. Buildings in this re will hve their primry building fce oriented to 67th Street nd will hve moderte set bck from the front property line. Lndscping shll occupy the set-bck re between the building front nd the property line. The setbck re my contin low monument signs, ccess wlks from the front sidewlk nd drive lnes where drive-throughs re permitted. When developing sites djcent to residentil uses the building should be locted closer to the street so tht the prking is less dominnt nd is llowed only behind the buildings. This prking shll be screened from the djcent residentil community by low, lndscped berm between the prking re nd the collector street. Primry ccess to the Arteril Commercil will be from the est-west residentil collector street. Arteril Commercil buildings will be limited to mximum of three storeys. Housing units re not llowed on upper floors of the Arteril Commercil buildings. A higher design stndrd for both the building rchitecture nd the lndscpe rchitecture would be pplied to these sites to crete prestige rteril commercil re. Loding bys nd service res would not be exposed to view from public streets nd the rer portions of the Arteril Commercil re fcing the community to the south should be designed with four sided rchitecturl tretment effectively eliminting blnk rer wlls fcing the residentil community. Stnd-lone retil/commercil developments re encourged in this designtion. 13

19 4.3 LIVE-WORK Over the pst decde, the concept for living nd working t home hs evolved into prticulr building type which hs been integrted into vriety of settings, both urbn nd suburbn. Providing the opportunity for housing unit to contin seprte, distinctive workspce, esily ccessible from the dwelling, this live-work configurtion presents commercil street level use connected to the dwelling bove. This configurtion ccommodtes number of uses including office, retil, nd commercil services t the street level nd is often locted within or just on the edge of purely residentil re. Boutique or unique smll scle community oriented uses re to be encourged. The building design should emphsize the individulity of the units or unique nture of ech storefront. In the cse of Timberlnds North, the live-work units provide trnsition from the mixed use commercil re to the residentil re long the min estwest rteril t the min entrnce to the community. A portion of the re designted on the pln for Town Homes or Crrige Homes will be considered n lternte zone (whichever is the djcent use) llowing for dditionl live-work units subject to mrket demnd. 4.4 EMS BUILDING An EMS (Emergency Services) Building site is proposed in the concept pln, dedicted to community-level emergency service tem nd equipment. Owing to its loction on the pln, t the north entry to the community, it is nticipted tht the rchitecture of this fcility will be distinctive nd ply role in the overll identity of the community. Chrcteristic to buildings of this type might be clock tower, or in the cse of fire sttion, hose-drying tower tht is designed s n identifible feture of the building nd thus, for the community. The orienttion of the building depends upon its function nd the type of services provided. Any building should be situted on the site to provide optiml opertion for the function, but should lso relte to the contextul configurtion of djcent structures. Set-bcks should conform to surrounding building set-bcks, prking should be situted so s not to impct the djcent residentil res, nd site ccess should be such tht the entry drive is not restricted nd so tht emergency vehicle trffic does not dversely impct the djcent residences. In ddition to street-oriented prking to serve the live-work units, prking re is proposed to be locted immeditely to the rer of the south bnk of live-work product. Refer lso to Section 5.5 Live- Work Homes. Mckenzie Towne Fire Sttion 14

20 5.0 RESIDENTIAL Timberlnds North hs been designed s mixed use, mixed residentil community ffording vriety of product choices to the Red Deer mrket. From the higher density multi-fmily units on the western edge of the community to the single-fmily detched neighbourhood on the estern edge, the product mix of Timberlnds North offers wide choice in housing type, size nd configurtion. While this mix of unit types ddresses different housing mrket segments, it lso ffects the overll chrcter nd design of the community. A well-plnned development considers ll the spects of n inclusive community such s: vriety of housing; ffordbility; incorporting live/work/ply; ensuring visul ppel; nd improving connectivity, not only with commercil res, but ech individul neighbourhood. Mixing housing types throughout the community voids certin monotony found in subdivisions nd neighbourhoods where only one type of dwelling unit is built. In mny cses, throughout Timberlnds North, units served by rer lne offer n enhnced pedestrin environment with streetscpe uninterrupted by drivewys nd curb-cuts. The rnge of unit types from ttched town houses to detched single-fmily dwellings cretes vried lndscpe nd street frontge chnging from one portion of the community to the other. Sidewlks nd pedestrin connections through lrger blocks offer interesting pedestrin experiences in ech neighbourhood of the community. The following product types re mixed throughout the community offering ech neighbourhood vriety, interest, nd streetscpes with n enhnced pedestrin experience: Single Detched Residentil Town houses Wide-Shllow Homes Crrige Homes Live-Work Homes Multi-Fmily Residentil Homes integrted with Commercil Modifictions to current lnd use districts nd new lnd use districts hve been creted to ccommodte products s described. 5.1 SINGLE DETACHED RESIDENTIAL DISTRICT Locted t the estern portion of the community, south of the Arteril Commercil nd north of the wide-shllow units, the single detched residentil neighbourhood offers single-fmily units on economiclly sized lots on locl residentil streets. An dditionl block of this type of residentil single detched product is lso offered in the western portion of the pln re. These units re generlly two storeys with grge ccessed from the street. The min portion of the house is set bck short distnce from the front sidewlk (mximum 3 metres) nd the grge is set bck from the front plne of the min house by minimum of 3 metres. The front drivewy ccommodtes the depth of single uto nd is minimum of 6 metres deep between the sidewlk nd the grge door. Shred or pired drivewys in lneless product re encourged. The orienttion of these single detched units ffords ech with the bility to optimize solr wter heting nd the use of photovoltics. The front fce of the house fces the sidewlk nd street offering n opportunity for n entry porch. 5.2 TOWN HOUSES Town houses in Timberlnds North re locted in proximity to the commercil/mixed uses res on the pln, ffording esy ccess to commercil services nd trnsit. Town houses usully consist of multiple floors nd hve their own ground floor ccess in n ttched configurtion providing n urbn streetscpe. The front door is sometimes elevted from the street nd ccessed by stoop - smll stircse ending in lnding t the entrnce of the unit. The units re built close to the sidewlk. Town houses cn be mximum of two nd hlf storeys nd will often hve cohesive design cross the units, or lterntively, provide for individul expression of ech unit through the rchitecturl detiling. Stcked town houses, where units re locted horizontlly one on top of the other, is lso n option to be considered. Ech unit hs smll rer yrd between the min building nd the detched grge. The grge is ccessed from rer lne or privte drivewy providing n uninterrupted streetscpe t the front of the town houses. When fcing n rteril street, noise ttenution mitigtion mesures will be required nd, if possible, should be ccommodted within the building. In reference to the Town House site south of the centrl est / west collector the following will pply: 1) There will be no homes which front onto the existing rer lne or Municipl Reserve to the south of the site. 2) There will be no vehicle ccess to or from the existing rer lne or Municipl Reserve to the south of the site. 3) Along the south property line of the site, there will be enhnced lndscping including solid impermeble fencing. 15

21 4) Vehiculr cces to the site will be from the centrl est / west collector nd ccess points will be limited in order to mintin streetscpe continuity. 5) Windows nd blconies shll respect privcy of neighbours by minimizing direct views into existing neighbouring windows nd yrds. 6) At the deepest portion of the site, long the south property line butting the dwellings existing s of July 2013 on Turner Crescent cul de sc, there will be minimum building setbck of t lest 12 meters. No structure, including ccessory buildings, will be closer thn 12metres from the south property line. 5.3 WIDE-SHALLOW HOMES The wide-shllow homes re product tht offers shllower depth of lot thn the single detched residentil type nd llows for more ttrctive design possibilities. Grges re integrted nd set bck from the front plne of the house, keeping the grge from being the focl point of the front fcde of the house. Homes cn incorporte lrge porches (t lest 1.8m deep) nd re built closer to the street ffording eyes on the street nd greter sense of community security. The home owner lso benefits from more usble bckyrd spce providing peceful nd privte refuge. Inside the house, shorter hllwys llow for less wsted interior spce, lrger living res nd bigger windows. The wide-shllow home is two storeys cross the 16

22 width of the house. With the use of dormers, bys nd gble ends, the front elevtion of the house will present lively, rticulted elevtion to the street. Grge doors should mke use of pnels nd windows so s not to present flt, blnk wll to the street front. Porches will be encourged nd designed using blusters, columns, hndrils nd other residentil detiling on the primry side fcing the street. Corner units should be designed so tht rchitecturl detiling wrps ll sides of the dwelling tht fce public street. 5.4 CARRIAGE HOMES The Timberlnds North crrige home product is unique pproch to provide flexible living spce for single-fmily detched product. Crrige homes re locted in the western portion of the community. They lso front onto pir of smll prkettes in the Centrl portion of the community. Crrige homes hve detched grge served from the rer lne. The grge hs n ccessory dwelling unit situted on the second storey nd ccessed from the outside. The crrige homes re situted on economiclly-sized lots, which llow the min dwelling to be two nd hlf storeys nd the front fce of the min house is set bck short distnce from the front sidewlk. The primry dwelling of the crrige homes cn ccommodte front porch nd present finely-detiled front elevtion to the street. Ech home will hve smll privte rer yrd between the min house nd the detched grge. ROAD SIDEWALK UR/W The rer detched grges of vrious sizes cn provide spce LANE Primry Residence Stirs up to Crrige Home Potentil Block Lyoutto ccommodte dditionl prking for crrige homes off the lne SCALE nts Notes: imges re exmples only ur/w = utility right of wy Grge/ Crrige Home Above Crrige Home Prking 3.00 LANE 17

23 bove to crete crrige house s seprte residentil unit. The crrige homes will be required to provide n off-street prking spce for the crrige house unit. Corner units should be designed so tht rchitecturl detiling wrps ll sides of the dwelling tht fce public street. Crrige homes will be required t ll corner loctions designted within the pln re. Some crrige homes will front onto prk spces. These prk fronting homes will be ccessed from rer street built for vehicle trffic. Pedestrins will ccess these homes from the prk t the front. 5.5 LIVE-WORK HOMES Adjcent to the commercil nd mixed use center, the live-work units provide trnsition from the mixed use commercil re to the residentil re long the min est-west rteril t the min entrnce to the community. A portion of the re designted on the pln for town houses nd crrige homes will be considered flexible zone res llowing for live-work units if there is dditionl mrket for live-work product types. Live-work units cn be up to three storeys nd provide for dwelling units bove street-level spce tht cn be used for commercil purposes. The livework unit hs n interior stir tht provides ccess to nd from the dwelling, but the street level spce is designed for commerce. The configurtion of the live-work product is tht of multi-fmily building or, preferbly, town house style building with individul entries to ech 18

24 unit, either through or beside the commercil spce or through rer entry. The building cn present contiguous, multi-fmily design, or town house style design where ech unit is defined by prticulr design detils. Ech live-work unit my be condominiumized s stnd lone unit. The building is built to the sidewlk nd the streetscpe is more commercil in nture. Building design should tke dvntge of corner loctions. Refer lso to Section 4.3 Live-work. Pedestrins will be ccommodted with clerly mrked sidewlk nd pth system linking ll prts of the complex, the interior community streets nd the djcent commercil res. Vehiculr ccess to the buildings will be t porte-cocheres (porch-like structures t n entrnce through which vehicle cn pss in order for the occupnts to light under protective cover) on the surfce, nd clerly mrked nd unobtrusive grge entries on the flnkges of the buildings. 5.6 MULTI-FAMILY RESIDENTIAL Locted in the hert of the ctivity t Timberlnds North, in the northwest corner of the site, re the higher density, multi-fmily buildings. Tking dvntge of the loction, this neighbourhood will be mde up of multiple buildings, up to four storeys, with underground nd some surfce prking. The buildings will be multi-unit buildings ccessed through centrl lobbies nd interior corridors. Units will be in mix of configurtions with blconies or ptios (t ground level), nd preferbly with full service menities including fitness nd recretion rooms. Outdoor menity res s well s the provision of both outdoor nd interior bicycle prking/storge will be required for multi-fmily developments. Multi-unit residentil projects should incorporte ply res for children tht hve surveillnce from ground oriented s well s upper story units. Integrte spces tht would llow for community grdens within prks djcent to, or directly within multifmily developments. 19

25 The design of the multi-unit buildings will be in keeping with the residentil chrcter of the community nd will hve scle nd detil tht will mke this development comptible neighbour to the smller-scled residences cross the street. Building setbcks will vry depending upon the chrcteristics of the ground floor units. Where ground floor units hve direct ccess, they will likely be locted closer to the street. Where ground floor units hve interior ccess nd ptio, setbcks from the street will be greter. 5.7 MIXED USE HOMES Mixed use homes re situted in the commercil hert nd the ctivity center of the community. These mixed use homes re built on the upper storeys of the commercil nd retil buildings tht brcket the min west entry to the community. These housing units will be limited to those buildings fcing the entry greenwy nd the north-south collector street nd greenwy. As in the higher density multi-fmily configurtions, the mixed use homes will be ccessed through centrlized lobbies nd interior corridors. The elevtor lobbies will lso ccess the below grde prking. The units themselves will be in the one, two nd three bedroom configurtion nd will hve blconies overlooking the street or the plz res fronting the ground-level retil. The mixed use commercil development will incorporte rchitecturl design tht enhnces the re, is comptible with the over-ll chrcter of Timberlnds North nd connects itself visully nd physiclly with the community. Residentil nd commercil entrnces should be differentited rchitecturlly in mixed-use buildings to void confusion. Commercil entries tend to be public, nd residentil entries tend to be privte, nd should therefore be designed ccordingly. Refer lso to Section 4.1 Mixed-use Commercil. 20

26 6.0 OPEN SPACE SYSTEM Prks nd open spces re key public relm components, providing vluble spces for outdoor ctivity nd leisure s well s socil interction nd community prticiption. The Timberlnds North Are Structure Pln incorportes vriety of prks nd open spce fetures which will ccommodte both ctive nd pssive pursuits of future residents. Connectivity is key feture of the Timberlnds North pln nd pedestrinenhnced sidewlks (tree-lined boulevrds) provide multiple linkges to the vrious fetures, the djcent school/librry/prk site nd the lrger regionl network. Universl ccessibility for ll should guide the development of ll open spce fcilities. 6.1 CENTRAL PARK A centrl prk system of provides community menity, gthering nd recretionl spce focused on progrm of pssive/esthetic pursuits including, but not limited to, eduction/interprettion, sculpture, public rt, neighbourhood orchrd nd/or community grdens. 6.2 GREENWAY A 3.0 metre (9.84 feet) wide multi-use tril/ pthwy is locted long the south side of the est-west collector rodwy in the extreme southern portion of the pln re. This shred pthwy will ccommodte pedestrins, cyclists nd rollerblders nd connect to the lrger regionl system. The right-of-wy will ccommodte double row of tree plntings to enhnce the visul esthetic nd micro climtic ttribute. A series of greenwy linkges re lso included t strtegic loctions throughout the community. Where these greenwys intersect with rod there will be trffic clming mesures implemented in order to improve pedestrin sfety. 21

27 6.3 PUBLIC UTILITY LOT STORM PONDS Two stormwter mngement fcilities hve been constructed long the western boundry of the property djcent to 30th Avenue. There is n opportunity to cretively integrte these fcilities into the residentil nd mixed use res immeditely to the est, thus creting interesting gthering plces within the pln nd creting opportunities for socil interction. The fcilities could be enhnced with permnent wter fetures to help msk the rod noise nd provide for much more dynmic ttribute nd community menity. The edges of the storm ponds should be prtilly nturlized to improve the the menity nd ecologicl function of the ponds. If The City redesigns the ponds, the following should be considered to cretively integrte with the djcent mixed use nd residentil developments: Prks nd open spce for yer-round use; Publicly-owned prks should be designed to stndrds mintinble within the City s budget; Unique design elements such s wter fetures (e.g., fountins) or structures (e.g., gzebos nd rtwork) re encourged. Urbn griculture nd eductionl opportunities should lso be considered; Modifictions to the storm pond design to enhnce wter tretment nd crete higher qulity menity spce for the neighbourhood will be t the Developer s cost; nd If the pond configurtion (slope) is chnged, n updte to the storm model/pond design will be required long with new submission to Albert Environment. 22

28 Signture buildings t key entry points to community. 7.0 URBAN DESIGN 7.1 SITE DESIGN All buildings in the Timberlnds North community should foster vitl nd ctive pedestrin-oriented street life. They should relte well to the street nd to ech other, provide opportunities to mintin views nd sunlight penetrtion to streets nd open spces, crete ttrctive rooflines, nd minimize shdowing. Residentil nd commercil buildings should front onto streets nd/or public spces nd re strongly encourged to be locted djcent to the sidewlk to crete uniform streetwll. Buildings should frme streets nd spces through height nd mssing, forming inviting urbn rooms where the public life of the neighbourhood thrives. While rchitecturl vriety is encourged, the overll effect of individul buildings should be diverse yet hrmonious, resulting in n inviting urbn environment. 7.2 BUILT FORM Timberlnds North will ccommodte vriety of building typologies including vrious forms of mixed used mid-rise, low-rise residentil nd low-rise ccessory suites. Signture buildings re encourged t the key entry points to the community nd re expected to feture design excellence reinforcing the entry experience s well s dding to the superior rchitecturl qulities of Timberlnds North. Architecturl Controls, estblished by the Developer will be used to chieve the following stndrds Commercil 1. New development will contribute to the cretion of pedestrin-oriented streetfronts through the following: within the commercil mixed use district, locting ctive uses t-grde long ll mjor pedestrin frontges; ligning buildings to relte directly to the primry pedestrin frontge with lobbies nd building entries oriented towrd the sidewlks; modulting building fces in width, height, nd finishing mterils to visully brek up lrge building wlls. The inclusion of smller commercil retil units (CRUs) into the building fçdes of lrge retil tennts is encourged; building fçdes t-grde should hve trnsprent glzing (doors nd windows); nd providing cnopies or other forms of shelter for pedestrins nd bicycle prking. 2. Buildings situted in lndmrk loctions should feture exceptionl signture rchitecturl design nd be oriented in mnner tht emphsizes their lndmrk chrcter nd enhnces the entry points to the community. 3. The re between the mximum building setbck nd the property line should be occupied by building entrywys, outdoor seting res for resturnts, sesonl disply, bicycle prking nd/or street furniture. 4. Individul storefronts tht re greter thn 30 metres in width should provide multiple entrnces t the street level, which my include incorporting seprte individul retil units tht hve entrnces oriented to the street. 5. The primry entrnce of building should be locted long the pedestrin street nd not n internl prking lot. Where entry from 23

29 prking lot is required, tht entry should be designed similr to the min entry on the pedestrin street. 6. Lndscping, with focus on nturescping, should be incorported into new developments to ensure proper integrtion, protection from the elements nd comfortble pedestrin routes. 7. All prking should be restricted to on-street, t the rer of the building or below grde. Prking my be permitted in front of buildings fcing 30th venue only on the mixed use site t the southwest corner of the pln re. Lrge surfce prking res should be voided nd should be broken into smller ones. 8. Lighting plns should be required t the development permit stge to ensure miniml infringement on butting residentil/commercil properties or drk sky principles. 9. In generl, CPTED principles should be pplied to ll site designs. 10. Entry-wys to buildings should relte to the sidewlk or property line to emphsize the building entrnce nd provide punctution in the overll street-scpe tretment nd rchitecturl concept for the building. 11. In lrger projects, preferred prking should be provided for very smll vehicles (smrt crs), nd lterntive fuelled vehicles (hybrids, electric vehicles, biodiesel etc.). 12. Use of building mterils with recycled content is encourged. 13. Use locl nd regionl building mterils where these re vilble. 14. Provide recycling fcilities within the unit nd/ or building. Provide composting fcilities on site where prcticl. 15. The use of potble wter for outdoor use should be minimized through the following mesures: Highly efficient irrigtion systems including drip irrigtion nd soil moisture sensors; The cpture nd use of rinwter using rin brrels, cisterns nd ponds; The use of drought tolernt lndscping. 7.3 COMMERCIAL-RESIDENTIAL INTERFACE The interfce between the residentil neighbourhoods nd the commercil res in Timberlnds North must be designed in such wy tht visul nd functionl conflicts re eliminted or minimized. Building fçdes tht interfce with the smller-scled residentil buildings shll incorporte design elements tht reduce the impcts of lrge buildings msses. The following design elements should be included: rchitecturl detiling tht estblishes verticl rhythm; lndscpe elements tht soften the ppernce of the fçde nd reinforce verticl rhythm; use of trnsprent glzing t the ground level storey; nd pedestrin-scle lighting Residentil The interfce of ll types of residentil to the public street is importnt. The following should be considered when designing: 1. All t-grde residentil units tht front public sidewlk or publicly ccessible privte sidewlk require individul, primry entrnces (e.g., front doors) providing direct ccess to nd from public sidewlk. 2. All t-grde residentil units should be designed to provide visul privcy from ny public or internl sidewlk without the need for high or non-trnsprent privcy fences or wlls tht detrct from the ctive street edge. 3. All new residentil units should be provided with privte outdoor menity spce, either exclusive to n individul unit or s common menity vilble to ll units. 4. Sound ttenution studies my be required t the development permit stge to determine mitigtion methods when developments re butting rteril streets Lrge Residentil or Commercil Buildings 1. Upper storey building elements including penthouse floors nd mechnicl rooms, should be treted with expressive rchitecturl forms to contribute to distinctive skyline. 2. Tll building elements nd mssing should be orgnized in wy tht mintins sunlight ccess, indirect dytime lighting nd sky exposure through the mjority of the dy. 3. Shdow studies my be required t the development permit stge to determine shdow impcts on surrounding residentil neighbourhoods. 4. Building step bcks, rticultion, cretive use of colours, mterils nd textures re encourged. 5. Incorportion of green roofs nd other green building technologies re encourged. Buildings tht cn meet Built Green stndrds or 24

30 LEED TM certifiction requirements (or equivlent) is highly desirble. 7.4 PUBLIC REALM The urbn design nd public relm policy for Timberlnds North is focused on plce-mking nd pedestriniztion, but lso on the need to crete sfe nd secure neighbourhoods nd environments tht respond to climtic fctors to optimize comfort. The intent is to crete the type of public relm tht encourges wlking nd ttrcts visitors to the re by virtue of creting people-friendly streets nd sidewlks, urbn prks nd lively public spces. Urbn design nd public relm policies re intended to both complete nd complement those inititives Streetscpe Design Streets re n essentil prt of the public relm within the Timberlnds North neighbourhoods. Lively streetscpes comprised of vriety of design elements re key to plesurble pedestrin experience. Streetscpes re the totl result of mny smller components streets, sidewlks, building frontges nd other elements. Collectively, these design elements re the physicl infrstructure of plce-mking through the pedestrin relm. In ddition, one of the most importnt elements of creting ttrctive streetscpes is the presence of street trees nd therefore it is essentil tht tree plnting be conducted properly, pying ttention to soil nd moisture volume for root system, so tht they cn thrive over mny yers. The following should be considered in the design of the public relm: 1. Universl ccessibility for ll is fundmentl element of this neighbourhood. 2. Street furniture, lighting, signge, nd lndscping should be oriented towrds the pedestrin. 3. Employ cnopies, wnings, nd similr pedestrin sheltering tretments long retil street fronts. 4. Minimize disruptions to the pedestrin network from curb cuts, prking ccess, or bove-ground utilities. 5. The plnting of deciduous street trees is encourged wherever possible, closely plnted between pedestrins nd vehicles. 6. Nturliztion of boulevrds is encourged. 7. Drivewy crossings re to be pired or shred nd ligned to llow spce for tree plnting. 8. Fcilities for street trees re to be sustinble nd llow trees to chieve 25 yer lifespn in sidewlk plntings nd 50 yers in tree lwns. Designs must include sufficient root nd brnching spce nd should include mens of supplying supplementry wter, fertilizer, nd ir s well s protection ginst snow clering nd de-icing ctivities. Design should lso ccommodte removl of stumps nd plnting of replcement trees. Fcilities should function 12 months of the yer, 24 hours dy Signge 1. The size of signge should be scled nd oriented to the pedestrin. Signs tht re scled to the utomobile should be restricted to 30th Avenue nd 67th Street frontges. 2. Fsci signs my be permitted on building fçdes tht interfce with 30th Avenue nd 67th Street nd my be scled for utomobile trffic. Free-stnding signs relting to the utooriented uses in the Arteril Commercil zone my be permitted to locte long 67th Street corridor provided they re limited in number nd designed comprehensively with the djcent development. 3. Retil frontges re encourged to employ blde signge oriented towrds pedestrins. 4. Signs should be rchitecturlly comptible with the building they re ttched to through mterils, colour, scle, nd chrcter nd conform to the following design principles: signs should not obscure rchitecturl fetures; sign design should be integrted with the design of the building; nd use illumintion only when necessry nd minimize overspill lighting tht ffects neighbouring residentil developments. 25

31 Street furniture or prk furniture could be the sme, or similr qulity, to tht used in downtown Red Deer. Attrctive pedestrin scle light fixtures, with LED lmps, should be used in streets nd prks. 5. The plcement of Idle Free Zone signge is encourged. 6. All signs must comply with the current City of Red Deer Lnd Use Bylw Street Furniture Street furniture or prk furniture for Timberlnds North could be the sme, or similr qulity to tht used in downtown Red Deer. 1. This furniture should be selected on the bsis of durbility nd design comptibility with the rchitecture of the community. 2. All street furniture should be consistently used throughout the community including the mixed use commercil re, prks, pocket prks nd on the 30th Avenue nd 67th Street interfces. 3. Attrctive, pedestrin scled light fixtures (utilizing LED lmp) should be used in locl residentil streets nd prks. 4. Lrger scled lighting fixtures found in prking lots nd long collector rods, should be the sme design motif s pedestrin scled lighting. 5. All lighting should be designed so tht light pollution is minimized in the residentil neighbourhoods including the mixed use residentil re. 6. Iconic bnners t entry res nd centrl prk feture should be consistent with urbn design elements/street furniture throughout community. 7. Lighting plns re recommended t the Development Permit stge in reltion to commercil, mixed use nd multi-fmily uses to ensure the gols of drk skies/reducing night pollution re considered. 8. In the selection of street furniture, green (environmentl) stndrds should be explored, long with considertions for long-term mintennce nd replcement protocols Community Entries Community entry signge should be locted t the two primry entry points to the community from 30th Avenue nd 67 Street. The two proposed entry fetures should be coordinted in their design. The entry sign t 67 Street could tke the form of wll, incorporte public rt nd be locted t the terminus of the entry rod in the smll prk re. The entry signge feture t 30 Avenue should be locted ner the intersection on the lnds used for storm wter mngement. 26

32 8.0 TRANSPORTATION AND UTILITY SYSTEMS The vision of Timberlnds North NASP is bsed on n interprettion of City Council s Strtegic Vision nd Design Chrter. Neighbourhood Plnning nd Design Stndrds nd Engineering Design Guidelines re yet to be revised to reflect the new Strtegic Vision. Timberlnds North will be used to test different servicing concepts nd inform revisions to existing Stndrds nd Guidelines. Therefore, unique to the Timberlnds North NASP, the Trnsporttion nd Utility Systems re displyed s concept only nd will be subject to chnge during the course of Timberlnds North detiled design development. This will require further consulttion with impcted City deprtments nd updting of City Stndrds nd Guidelines. It is expected tht there will be resultnt modifictions to the right of wys, esements, lignments nd pertures but the overll vision of the neighbourhood will be mintined. 8.1 OVERVIEW The Timberlnds North neighbourhood strives for blnce between vehiculr nd non-vehiculr mobility choices while plcing greter emphsis on humn scle, pedestrin mobility, nd sfety; ll to foster helthier, more complete nd sustinble neighbourhood. The circultion network will cter to more compct urbn form nd more innovtive nd diverse housing choices. This is to be chieved through: Greter connectivity nd network options; Strtegic trffic clming; Reduced crrigewys; Reduced rod right of wys; Enhnced boulevrds for vegettion, bio-swles, nd trees; More generous sidewlks seprted from the crrigewy by the boulevrd; Minimizing building setbcks to frme the street edge; nd Greter ttention to the function, form, nd the interfce with uses djcent the rodwy to crete sfe, stimulting, nd enjoyble wlking experience. 8.2 STREET TYPOLOGY The Timberlnds North NASP introduces series of interconnected street typologies to crete memorble nd enjoyble pedestrin relm without compromising the functionl spects of vehiculr mobility, emergency ccess, or site servicing. Movement ptterns such s trvelling in nd out, through, nd within the neighbourhood vi trnsit, privte vehicle, bicycle, or wlking re ll importnt options tht were considered. In ddition, key infrstructure components compete for spce within the public rod right of wys nd these elements hve been properly considered to ensure they cn be ccommodted long with the contextul issues tht will llow for cretive dpttion. For exmple, in certin street typologies, the integrtion of innovtive storm wter mngement techniques such s bio-swles or bsorbent lndscpes (Low Impct Development (LID)) in the boulevrds re introduced s n option where prcticl nd economiclly sensible. A select set of street profiles hve been proposed specific to the Timberlnds North Concept Pln. These street typologies not only ccount for the intended cpcity of the rodwys, but lso the types of uses tht my front onto them. These street profiles offer n innovtive nd context - sensitive pproch to complete streets design. 8.3 UTILITIES Unique to the Timberlnds North NASP, front street servicing of lots with deep municipl services is being utilized in some res tht would not normlly be supported by the City. Rer lne servicing with deep municipl services is the preferred method due to settlement nd mngement of ongoing mintennce issues. However, in order to fcilitte better neighborhoods, including different housing types, improved pedestrin relms, low impct developments, etc., front street servicing will be permitted in limited number of dditionl res. This my result in dditionl mintennce costs to the City. Deep nd shllow utilities will generlly continue to be locted in rer lnes, consistent with generl prctice. However, the street profiles for Timberlnds North lso fcilitite plcement of deep nd shllow utilities within the frontge rod, where no lnes re provided. A detiled Servicing Study will determine the precise loction of utilities. 8.4 LOW IMPACT DEVELOPMENT (LID) LID employs vriety of prcticl techniques to mnge stormwter runoff close to its source, where rin flls (ie. Source Control Prctices SCP). LID designs focus on implementing better site design prctices nd site-specific stormwter control options such s green roofs, bio-swles, stormwter cpture nd re-use, pervious mterils, nd lndscpe designs tht increse the bsorption nd filtering of rinwter. 27

33 LID is not lnd-use control strtegy. It is n ecosystem-bsed pproch in which wter is the centrl focus for the design nd construction of the built environment so tht it cn function sustinbly s prt of the ecosystem. Implementing LID techniques cn promote the rechrging of quifers, the protection of riprin res nd wetlnds, nd the mintennce or improvement of the qutic helth of our wter bodies. Aesthetics of the built environment cn be improved, enhncing the overll qulity of life we ll seek in our communities. For Timberlnds North, ll forms of LID techniques re encourged on individul sites. Furthermore, s prt of the ledership vision the City of Red Deer hs for Timberlnds North, LID techniques in the form of bio-swles/bsorbent lndscpes re being considered for integrtion within the proposed street designs nd public right of wy. A number of street typologies hve been proposed to ccommodte bio-swles. In ddition to enhnced esthetic vlue, volume nd wter qulity benefits, the bioswles my lso offer reductions in the size nd mount of storm piping nd down-strem storge infrstructure. The detiled Servicing Study will determine where nd how LID techniques re implemented. The detils provided below re for illustrtion purposes only nd finl detils re to be developed during the course of more detiled design. Bio-swles re recommended where they cn be pplied nd function effectively, such s long longer street runs nd where the boulevrds re wider nd require miniml drivewy interruptions. Flnkge loctions re lso pproprite for bio-swles. LID or bio-swle options re not limited to existing design solutions or the concepts provided in this document for illustrtion purposes. Further innovtion nd cretive use of mterils, techniques, nd products re encourged to fcilitte the integrtion of LID techniques nd/or bio-swles with in the rod profiles in Timberlnds North. 28

34 DRIVEWAY BIOSWALE DEPTH TO RANGE BETWEEN mm 600mm WIDE GRAVEL/RIVER ROCK VEGETATION BUFFER FOR PROTECTION FROM SALT SPRAY AND SEDIMENT DISPOSAL. PROPERTY LINE BIOSWALE DEPTH TO RANGE BETWEEN mm PROPERTY LINE FILTER MEDIA TO RANGE BETWEEN 800mm mm IN DEPTH WHEN PLANTING TREES WITHIN SWALE. SOIL TO CONSIST OF A COMBINATION OF ORGANIC COMPOST AND GROWING MEDIA (SEE SPECIFICATIONS). FILTER MEDIA TO RANGE BETWEEN 800mm mm IN DEPTH WHEN PLANTING TREES WITHIN SWALE. SOIL TO CONSIST OF A COMBINATION OF ORGANIC COMPOST AND GROWING MEDIA (SEE SPECIFICATIONS). INORGANIC GRAVEL/ RIVER STONE MULCH (20mm-40mm DIA.) 50mm-75mm DEEP. LOW POINT OF SWALE (600mm WIDE) - MAIN DRAINAGE CORRIDOR DIRECTLY ABOVE DRAINAGE RESERVOIR AND DRAINAGE PIPE. DRAINAGE PIPE AND RESERVOIR TO BEND AROUND STREET LIGHT FOUNDATION. LOW POINT OF SWALE (600mm WIDE) - MAIN DRAINAGE CORRIDOR DIRECTLY ABOVE DRAINAGE RESERVOIR AND DRAINAGE PIPE. INORGANIC GRAVEL/ RIVER STONE MULCH (20mm-40mm DIA.) 50mm-75mm DEEP. 1.25m WIDE SIDEWALK 600mm WIDE GRAVEL/RIVER ROCK VEGETATION BUFFER FOR PROTECTION FROM SALT SPRAY AND SEDIMENT DISPOSAL. STREET LIGHT WITH 150mm FOUNDATION SITUATED IN COMPACTED SUBGRADE. 1.25m WIDE SIDEWALK DRAINAGE PIPE CONTIUNUES UNDER DRIVEWAY CONNECTING SWALES AS ONE LINEAR STORM WATER SYSTEM SEE ATTACHED PLANT LIST FOR DETAILED INFORMATION ON NATIVE PLANT MATERIAL SEE ATTACHED PLANT LIST FOR DETAILED INFORMATION ON NATIVE PLANT MATERIAL DRIVEWAY DRAINAGE PIPE CONTIUNUES UNDER DRIVEWAY CONNECTING SWALES AS ONE LINEAR STORM WATER SYSTEM DRIVEWAY SEE ATTACHED PLANT LIST FOR DETAILED INFORMATION ON NATIVE PLANT MATERIAL INORGANIC GRAVEL/ RIVER STONE MULCH (20mm-40mm DIA.) 600mm WIDE 20mm-50mm GRAVEL /RIVER ROCK VEGETATION BUFFER FILTER MEDIUM TO CONSIST OF A COMBINATION OF ORGANIC COMPOST AND GROWING MEDIA (SEE SPECIFICATIONS). 200mm DIA. PVC, SDR 35 DRAINAGE PIPE WITH FILTERSOCK AND CLEAN OUT / OBSERVATION POINTS (MIN 0.5% SLOPE) TO BEND AROUND LIGHT POLE AND REMAIN IN A 600mm STRIP OF FILTER MEDIUM. BIOSWALE DEPTH TO RANGE BETWEEN mm 600mm WIDE GRAVEL/RIVER ROCK VEGETATION BUFFER 300mm DRAINAGE ROCK/GRAVEL RESERVOIR (SEE SPECIFICATIONS). 3:1 SLOPE 600mm FILTER MEDIA TO RANGE BETWEEN 800mm mm IN DEPTH WHEN PLANTING TREES WITHIN SWALE. SOIL TO CONSIST OF A COMBINATION OF ORGANIC COMPOST AND GROWING MEDIA (SEE SPECIFICATIONS). EXISTING SUBGRADE (FILL) TO BE TESTED FOR INFILTRATION RATE AND SCARIFIED TO DEPTH OF 200mm PRIOR TO LAYING ROCK/GRAVEL RESERVOIR. 300mm 600mm 1m 250mm 600mm 2.1m 600mm 1m 880mm 2.10m 0.75m buffer 300mm 1.5m 1.25m EXISTING SUBGRADE (FILL) TO BE TESTED FOR INFILTRATION RATE AND SCARIFIED TO DEPTH OF 200mm PRIOR TO LAYING ROCK/GRAVEL RESERVOIR. GEOTEXTILE (TO BE SPECIFIED BY GEOTECHNICAL ENGINEER). 300mm DRAINAGE ROCK/GRAVEL RESERVOIR (SEE SPECIFICATIONS). AT STREET LIGHT LOCATIONS, BIO-SWALE ENDS, HOWEVER DRAINAGE PIPE IS CONTINUED WITHIN A 600mm DRAINAGE RESERVOIR AROUND POLE FOUNDATION CONNECTING BIO-SWALES TO LINEAR DRAINAGE SYSTEM. BIO-SWALE IS TO JOG A 1.5m DIA. AROUND STANARD LIGHT POLE. POLE IS TO BE LOCATED ON A 1.2m DEEP x 300mm WIDE CONCRETE PILE WITHIN COMPACTED SOIL. SEE ATTACHED PLANT LIST FOR DETAILED INFORMATION ON NATIVE PLANT MATERIAL 200mm DIA. PVC, SDR 35 DRAINAGE PIPE WITH FILTERSOCK AND CLEAN OUT / OBSERVATION POINTS (MIN 0.5% SLOPE) Proposed Street Section - Collector PL 300mm DETAIL OF EXHIBIT 5A: BIO-SWALE DETAIL DETAIL OF EXHIBIT 5B: BIO-SWALE CROSS SECTION AT STREET LIGHT LOCATIONS FOR DETAILS OF EXHIBIT 5B: NORMAL BIO-SWALE CROSS SECTION AT NON STREET LIGHT LOCATIONS, PLEASE REFER TO EXHIBIT 6C Proposed Street Section - Undivided Primry Collector 14m Crrigewy PL DRIVEWAY 1.25m DETAIL OF EXHIBIT 6A: BIO-SWALE DETAIL DETAIL OF EXHIBIT 6B: BIO-SWALE CROSS SECTION (LOCATIONS WITHOUT STREET LIGHT) Note: In streets where bio-swles re not fesible, trditionl storm piping will be required. 29

35 Collector w/greenwy & ur/w Collector Locl Residentil Divided Collector Entry Divided Collector w/ Entry Greenwy A-2 B-3 Locl Residentil Locl Residentil C-1 C-1 C-1 A-1 B-1 E Residentil Prk Couplet C-1 Collector w/greenwy Locl Residentil 2 C-2 Locl Residentil 2 C-2 Locl Residentil Locl Residentil B-2 C-2 Locl Residentil 2 C-2 C STREET CROSS SECTIONS A series of cross sections hve been provided to illustrte, in prcticl terms, the intent nd lnd use considertions relevnt to the street designs. Exct servicing design is still required t the detil design stge nd my require minor modifictions to these cross sections. N m June 18, 2013 Key mp for street profiles 30

36 B.O.C. B.O.C Divided Entry Collector with Seprte Sidewlk (A-1) Fetures: R/W 30m Crrigewy remins unchnged; 2.0m wide seprte sidewlks on both sides; Street trees within both boulevrds nd medin; Offers opportunity to integrte LID within the boulevrd, where djcent lnd use context is pproprite. Intent: To provide mjor vehiculr nd pedestrin gtewy into the community with commercil nd mixed use frontge close to the street. 31

37 8.5.2 Divided Entry Collector with Seprte Sidewlk nd Greenwy (A-2) Fetures: R/W 32.35m Crrigewy remins unchnged; 3.0m wide multi-use pthwy on one side nd 2.0m wide seprte sidewlks on the other side; Street trees within both boulevrds nd medin; Greenwy frmed by trees on both sides of 3.0m pthwy; Offers opportunity to integrte LID within the boulevrd, where djcent lnd use context is pproprite. Existing snitry locted in the middle of the ROW my influence the bility to plnt trees resulting in chnge to the type of plnting within the medin. Intent: To provide mjor vehiculr nd pedestrin gtewy into the community with commercil nd mixed use frontge close to the street nd to ccommodte n enhnced multi-use pthwy (with cycling route) connection on one side of the street. 32

38 8.5.3 Collector with Seprte Sidewlk (B-1) Fetures: R/W 22.0m Intent: Crrigewy 11.5m bck of curb (B.O.C.) to B.O.C.; 2.0m wide seprte sidewlks on the both sides; Street trees within both boulevrds; Offers opportunity to integrte LID within the boulevrd, where djcent lnd use context is pproprite. To provide vehiculr nd pedestrin movement through nd within the community with commercil nd residentil frontges close to the street. 33

39 8.5.4 Collector with Seprte Sidewlk nd Greenwy (B-2) Fetures: Intent: R/W 24.35m; Crrigewy 11.5 B.O.C. to B.O.C.; 3.0m wide multi-use pthwy on one side nd 2.0m wide seprte sidewlks on the other side; Street trees within both boulevrds; Greenwy frmed by trees on both sides of 3.0m pthwy; Offers opportunity to integrte LID within the boulevrd, where djcent lnd use context is pproprite (i.e., not pproprite for front drive residentil res). To provide vehiculr nd pedestrin movement through nd within the community with commercil/ mixed use nd residentil frontge close to the street, while lso ccommodting n enhnced multi-use pthwy (with cycling route) connection on one side of the street. 34

40 8.5.5 Collector with Seprte Sidewlk nd Utility Corridor Greenwy (B-3) Fetures: Crrigewy integrtes gs line R/W; Crrigewy 11.5m B.O.C. to B.O.C.; 3.0m wide multi-use pthwy on one side integrted with utility R/W nd 2.0m wide seprte sidewlks on the other side; Street trees within both boulevrds; Offers opportunity to integrte LID within the boulevrd, where djcent lnd use context is pproprite. Intent: To provide vehiculr nd pedestrin movement through nd within the community with commercil/mixed use nd residentil frontge close to the street, while lso ccommodting n enhnced multi-use pthwy (with cycling route) connection on one side of the street. Minor djustments to this cross section my be required when the detiled servicing study is completed. 35

41 8.5.6 Locl Residentil Street - Seprte Sidewlk Lned Residentil (C-1) Fetures: R/W 18.5m; Crrigewy 10.0m B.O.C. to B.O.C.; 1.5m wide seprte sidewlks on the both sides; Street trees within both boulevrds; Offers opportunity to integrte LID within the boulevrd, where djcent lnd use context is pproprite. Some loctions my require cross section tht is combintion of C-1 nd C-2 where one side of the street hs lnes nd the other side hs no lnes. Intent: To provide locl residentil vehiculr nd pedestrin movement within the community with residentil frontge close to the street nd rer lnes. 36

42 8.5.7 Locl Residentil Street - Seprte Sidewlk Front Drive Residentil (C-2) Fetures: R/W 18.0m; Crrigewy 9.5m B.O.C. to B.O.C.; 1.5m wide seprte sidewlks on the both sides; Street trees within both boulevrds; Does not offer the opportunity to integrte LID Intent: within the boulevrd. To provide locl residentil vehiculr nd pedestrin movement within the community with residentil frontge close to the street with front grges/drivewys nd no rer lnes. Specil grge nd frontge setbcks pply. If required, t detiled design stge, prking my be eliminted to ccommodte emergency ccess. 37

43 Lne Tretment - Design Elements: Grbge collection route with nrrow pvement width, Asphlt pving. Lne Tretment - Design Elements: Grge with Crrige Homes, Asphlt pving. Lne Tretment - Design Elements: Asphlt pving Lnes Fetures: Intent: Rolled curbed to define sphlt lne; Explore opportunities to house shllow utilities in lne R/W if deep services re in frontge rod. Clen, well defined rer lnes to crete more visully ppeling lne environment more conducive to wlking nd ccess to crrige homes/grge suites. 38