Neighbourhood Structure Plan

Transcription

1 Neighbourhood Structure Plan October 2016

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4 Submitted to: THE CITY OF AIRDRIE Provided by: MELCOR DEVELOPMENTS LTD. Prepared by: URBAN SYSTEMS LTD. In conjunction with: DESIGN WORKSHOP LA WEST B Cobblestone Creek Neighbourhood Structure Plan

5 Contents Introduction 1 PART A: Plan Development Plan Area Characteristics 3 Context 3 Land Ownership 4 Existing Land Use 6 Topography and Vegetation 7 Site Elements 8 Site Assessments 9 Historical 9 Geotechnical 9 Environmental Site Assessment 10 Biophysical Impact Assessment 10 PART B: Plan Context PART C: Plan Direction City of Airdrie Policy Plans and Guidelines 11 AirdrieONE Sustainability Plan Airdrie City Plan (Municipal Development Plan) Chinook Winds Community Area Structure Plan (CASP) Nose Creek Watershed Water Management Plan City of Airdrie Great Places Plan City of Airdrie Land Use Bylaw Neighbourhood Structure Plan (NSP) proposal 17 General 17 Title 17 Authority 17 Composition 18 Map 18 Text Interpretation 18 Policy Interpretation 18 Plan Amendment 18 Melcor Developments Ltd. October 2016 C

6 Vision and Guiding Principles 19 PART C: Plan Direction Vision 19 AirdrieONE Sustainability Plan 20 Alignment with the AirdrieONE Sustainability Principles 21 Community Theme 23 Concept Plan and Design Evolution 23 Collaborative Outreach & Public Participation 24 Proposed NSP Concept Plan 25 Land Use 28 Projected Population and Densities: 28 Residential Land Use: 29 Open Space 31 Neighborhood Parks and Community Parks 32 Community Park (Joint Use Site) 33 MSR (Site 1) 34 SW MR (Site 2) 35 Parks and Pathways 36 Pathway Classifications 36 NE NMR Green Street (Site 3) 37 East MR (Site 4) & ER Boardwalk 37 Green Street (Typicial) 38 SE MR (Site 5) 39 Focal Points 39 Entries into the Community 40 Entry MR & NMR (Site 6) 40 SW Linear MR (Site 8) 41 Key NSP Features 42 Scale 42 Pedestrian Environment 42 Community Interaction 43 Housing Mix 43 Residential Design (Architectural Styles) 44 Environmental Impacts 44 Views 45 Streetscape 45 Interface 46 D Cobblestone Creek Neighbourhood Structure Plan

7 PART C: Plan Direction TRANSPORTATION 47 Transportation Impact Analysis 47 Regional Network 48 On-site Network 48 Community Access 49 Pedestrian Circulation and Active Transportation 49 Road Naming 49 Road Cross Sections m Residential m Modified Residential Street m Modified Residential Street Flankage Lots m Modified Residential Entrance m Collector m Modified Collector m Modified Divided Primary Collector Modified Divided Primary Collector 58 Transit Service 59 Pedestrian and Cyclist Facilities 60 Connectivity Index 61 Street Connectivity 61 Active Mode Connectivity 62 Servicing 63 Sanitary 64 Potable Water 65 Stormwater Management 66 Shallow Utilities 67 Schedule A (submitted under separate cover) 69 Schedule B Development Staging 71 Schedule C Conceptual Anticipated Residential Land Uses 73 Melcor Developments Ltd. October 2016 E

8 Figures Figure 1 - Location Plan 3 Figure 2 - Context 4 Figure 3 - Land Ownership 5 Figure 4 - Existing Land Use 6 Figure 5 - Topography 7 Figure 6 - North Dry Creek 8 Figure 7 - Chinook Winds CASP 14 Figure 8 - Land Use Concept 27 Figure 9 - Cobblestone Creek - Park Locations 36 Figure 10 - MSR (Site 1) 38 Figure 11 - SW MR (Site 2) 39 Figure 12 - SW Linear MR (Site 3) 40 Figure 13 - SE MR (Site 4) 41 Figure 14 - NE NMR Green Street (Site 5) 43 Figure 15 - East MR (Site 6) & ER Boardwalk 43 Figure 16 - Green Street - Typical 44 Figure 17 - Entry MR & NMR (Site 7) 45 Figure 18 - Road Classification 50 Figure m Radius Walk Shed 58 Figure 20 - Pedestrian and Regional Pathway Network 59 Figure 21 - Street Connectivity 60 Figure 22 - Active Modes Connectivity 61 Figure 23 - Sanitary Servicing 63 Figure 24 - Potable Water Servicing 64 Figure 25 - Stormwater Servicing 65 Figure 26 - Existing Utilities ROW 67 Figure 27 - Development Staging 72 Figure 28 - Anticipated Residential Land Use Concept 74 F Cobblestone Creek Neighbourhood Structure Plan

9 PART A Introduction The Neighbourhood Structure Plan (NSP) for Cobblestone Creek provides a detailed level of planning policy in support of land use and future subdivision of the lands. The Cobblestone Creek NSP will illustrate a neighbourhood concept that incorporates AirdrieONE principles such as walkability, pedestrian connectivity and compact development while meeting the requirements necessary for the orderly and efficient implementation of the Plan. The lands are located in the southwest portion of the City of Airdrie within the Chinook Winds Community Area Structure Plan (CASP). These lands are identified as Stage 2 and will form a logical extension of the Prairie Springs NSP which is located east of the site. The purpose of this document is to: 1. Provide a description of a new residential community implementing the AirdrieONE principles. 2. Demonstrate how Cobblestone Creek will align with the City of Airdrie policy framework. 3. Illustrate conformity with higher level planning documents. 4. Explain the layout, design, and future engineering and servicing requirements for Cobblestone Creek. PART A: Plan Development Melcor Developments Ltd. October

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11 Plan Area Characteristics Context The subject land is located in the southwest quadrant of the City of Airdrie and comprises hectares± ( acres±). Figure 1 - Location Plan The development area is bounded by the proposed community of Chinook Gate to the north, residential development (Windsong) and Dry Creek to the east, 24 th Street to the west and the future 40 th Avenue connector to the south. PART A: Plan Development Melcor Developments Ltd. October

12 Figure 2 - Context Land Ownership The Cobblestone Creek NSP area is currently under one landowner; a portion of SW ¼ Section W5 is owned by Melcor Developments Ltd hectares± ( acres±). A homestead (with separate ownership) that is located along 24th Street will not be included within the NSP boundary. This homestead (located in Plan , Block 1 of the SW ¼ Section W5) is owned by Robert and Kelly Crispens, and could be included within this NSP boundary by way of a future amendment. The Chinook Winds CASP identifies a number of implementation strategies for the development cells indicated within this document including developing separate themes and neighbourhood names appropriate for a particular portion of land. Policies and within the CASP outline that an NSP may be prepared for lands under specific land ownership as long as concept plans for the remaining lands within the area are included. 4 Cobblestone Creek Neighbourhood Structure Plan

13 Ownership As per SPIN on June 25, 2015 # Legal Land Description Owner Certificate of Title # 1 Block 1, Plan Robert Crispens and Kelly Crispens NW Brookden GP Inc W ½ of LS 12 in NW Donald W Bell and Roxanne Bell SE West Airdrie Developments Inc of c/o Qualico Developments West Inc. 5 Block 7, Plan Robert Lars Nowak and Trudy Lynn Nowak Block 1, Plan Eleanor Conradson and Ray Conradson Lot 1, Plan Anthony Daryl Skaalrud and Susan Joan Skaalrud NW Alberta Ltd Lot 219 ER, Block 9, Plan City of Airdrie Lot 15 PUL, Block 17, Plan City of Airdrie Figure 3 - Land Ownership PART A: Plan Development Melcor Developments Ltd. October

14 Existing Land Use The land contained within the NSP area is currently used for agricultural purposes and is designated as Urban Holding District (UH) in the City of Airdrie Land Use Bylaw B-01/2016. The intent of the Urban Holding District is to protect land from premature subdivision and development. P-1 (Public Service) Figure 4 - Existing Land Use 6 Cobblestone Creek Neighbourhood Structure Plan

15 Topography and Vegetation The subject land is generally flat with minimal high points outside of the NSP area. The land slopes from west to east towards a central drainage course, North Dry Creek. A slight rolling hill characterizes the northern part of the quarter section. There are a few high points located on the subject lands in the north-central plan area and the homestead adjacent to 24 th Street, which are outside of the scope of the NSP. The elevation difference within the site from high to low is approximately 14 metres. Figure 5 - Topography PART A: Plan Development Melcor Developments Ltd. October

16 Site Elements North Dry Creek North Dry Creek is a drainage course that crosses portions of the subject lands primarily along the eastern side of the subject land. This drainage course is shallow and maintains relatively little to no water throughout the year. During times when water is present, the flow is from south to north to a stormwater pond located adjacent to Yankee Valley Boulevard, north of Cobblestone Creek. Figure 6 - North Dry Creek 8 Cobblestone Creek Neighbourhood Structure Plan

17 Site Assessments A number of site assessments and background studies were completed for the Cobblestone Creek lands. The assessments were a requirement for preparing the NSP and outline the historical, geotechnical, and site contamination conditions. A summary for these site studies follows: Historical Lifeways of Canada Limited prepared a Statement of Justification (formerly known as a Historical Resources Overview) in 2015 on the subject lands. Lifeways concluded that the archaeological potential for the lands is low to moderate and that active cultivation in the area would disqualify any chance of there being intact surface sites. In addition, previous studies in Airdrie have identified this valley as being characterized by heavy clay, which is not favourable for deeply buried sites. From this study Lifeways recommended that historical resources clearance be granted for Cobblestone Creek. Historical Resources Act clearance was received from Alberta Culture on February 27 th, Geotechnical A geotechnical evaluation was conducted by Tetra Tech EBA for the subject lands in March of In this evaluation, 18 boreholes on the subject site were tested. The report noted that findings from this evaluation were similar to previous ones conducted for the site. Topsoil was found in all boreholes, ranging from 100 mm to 300 mm, and generally composed of clay, silt, with some sand, and was moist and dark brown in colour. Silt till was typically encountered under the topsoil layer to a depth ranging between 1.7 m and 6.6 m. In six boreholes, this was overlaid by loose silty sand, which had a varying thickness of 0.9 m to 2.9 m. Bedrock was encountered in all but four of the boreholes, and ranged from depths of 1.2 m to 4.6 m below the existing grade. Bedrock was mostly comprised of inter bedded mudstone/siltstone or a siltstone/sandstone, and weathered to highly weathered, extremely weak to weak, and varying in colour from brown to grey. Ground water was observed in eight boreholes ranging from depths between 2.1 m to 4.0 m. Boreholes in the till units encountered groundwater at depths between 2.7 m to 4.8 m below the ground surface, which suggests that groundwater can be expected in shallow excavations (approximately 3.0 metres) in some areas. The other boreholes were dry. The report recommends that precautions should be taken, such as a substructure drainage system including weeping tile pipes and drainage gravel, may be necessary given the proposed basement depths (approximately 3.0 metres). It also recommends frost protection measures during and after construction to avoid impacts due to frostsusceptible soils and the shallow groundwater table. PART A: Plan Development Melcor Developments Ltd. October

18 Environmental Site Assessment Athena Environmental Consultants Ltd conducted a Phase I Environmental Site Assessment (ESA) for the subject lands in April The subject property has been cultivated land since There was no evidence collected in the course of this Phase I ESA to indicate the potential for significant contamination of the subject property from onsite sources. A set of records and a reclamation certificate (issued for the wellsite in 1964) was found for a first well, registered to Devon Canada Corporation. The edge of this well s lease was approximately 190 m east of the subject property. A second gas well was located approximately 300 m north of the subject property. This gas well was registered to Toro Oil & Gas Ltd and had been abandoned. Given the distance to the lease it is unlikely that significant contamination has migrated to the subject property from the site. A third well was found approximately 450 m west of the subject property, which was registered to Toro Oil & Gas Ltd. A large dark stained area west of the well lease in the surrounding cultivated field, and extending from northwest to southeast, was observed in the 2013 air photo. However, given that the extent of the surface staining ends at the rural residential development along Dry Creek Bay, that no stressed vegetation could be seen either in the cultivated field or in the residential lot in the 2014 air photo, and that the closest extent of the plume appeared to be between 100 m and 300 m west of the subject property, the likelihood of significant contamination of the subject property from this wellsite is low to moderate. A rural residential site is located on the east side of 24 Street, bounded by the subject property on three sides. A large amount of vehicles, associated parts and equipment were noted in the northeast corner of the site from the air photo review, which was confirmed during the site inspection. Vehicle repair and salvaging operations are known sources of various kinds of hydrocarbon contamination, there is potential for offsite migration of contamination to the subject property. However, given that no definitive evidence of potential contamination was found during this investigation, a Phase II Environmental Site Assessment is not required. Biophysical Impact Assessment Sweetgrass Consultants Ltd. completed a Biophysical Impact Assessment (BIA) in September 2015, on the subject lands. Field work was completed in May and August The subject lands are located within the Foothills Fescue Natural Subregion of the Grassland Natural Ecoregion. This area is characterized by rolling to hummocky terrain, and aspen woodlands and grasslands. Land use on the site is predominately cultivated land with modified grassland, woodlands, and North Dry Creek and riparian areas. Important environmentally sensitive areas have been identified along the creek, and measures are proposed in the NSP to protect those habitats and resources. One federally listed Special Concern mammal species and one provincially Sensitive birdspecies were found in Dry Creek valley, but would be protected by the proposed measures. No rare plants or plant communities were found and habitat potential for these is low. The proposed development will affect land that is primarily cultivated crop and nonnative grass-low shrub habitats. As replacement proposal for two seasonal marshes will be submitted to Alberta Environment & Parks (AEP) through payment of a cash in lieu fee. 10 Cobblestone Creek Neighbourhood Structure Plan

19 PART B City of Airdrie Policy Plans and Guidelines The City of Airdrie has adopted a set of policy documents that facilitates the management of growth and establishes key development parameters within the city. These policy documents provide an overall framework for the area. AirdrieONE Sustainability Plan The AirdrieONE Sustainability Plan is a higher-level policy document that identifies the City s goals and strategies for comprehensive sustainability, and guides priorities and investments over the next five to ten years. It is congruent with the City s other major planning documents and tools, and reflects community input and support from the City s engagement initiatives. The plan is based on 10 goals for comprehensive sustainability. It highlights the following points: Supporting a higher number and greater diversity of jobs within Airdrie Creating compact, safe, walkable, and connected communities Providing a mix of affordable housing and transportation options Protecting the natural environment and reducing resource consumption and waste Encouraging the use of environmentally sensitive practices, infrastructure, and materials Using a triple-bottom-line approach: economic, social, and environmental sustainability Comprehensive sustainability has been an underlying value in the vision for development, and Cobblestone Creek is designed to incorporate these goals and objectives into all aspects of the community. The City s approach to implementing the Sustainability Plan by incorporating its principles into the MDP, and this NSP s alignment with the MDP, has ensured that this NSP also aligns with many of the principles in the Sustainability Plan. This NSP also begins to identify how the proposed development would incorporate environmentally sensitive practices, infrastructure, and materials, and will establish the framework for this to continue in subsequent processes. PART B: Plan Context Melcor Developments Ltd. October

20 Airdrie City Plan (Municipal Development Plan) The Airdrie City Plan (Bylaw No. B-17/2014) is an overarching policy plan that provides a vision, goals, and a land use strategy for future growth and development of the City. It is a master plan that allows for and guides the preparation of additional statutory planning documents such as Community Area Structure Plans (CASPs) and Neighbourhood Structure Plans (NSPs), which outline more detailed policies regarding land use, environmental protection, transportation and public utilities for specific areas. This neighbourhood plan aligns with the intended use of the subject lands, which have been identified in the City Plan as within an area of existing growth. Within this growth area, the lands have been designated for residential development. The plan emphasizes efficient and integrated land use patterns for new residential areas including: Creating walkable neighbourhoods Orienting residential development and densities to support transit Providing a variety of housing options through requiring 30% of the housing stock in any new NSP area to be comprised of a combination of attached housing styles Achieving an average residential density level of 8.0 units per residential acre Providing adequate park and open spaces Protecting environmentally sensitive areas Minimizing infrastructure costs Encouraging neighbourhood commercial developments to follow smart growth principles and locate in neighbourhood centres or nodes along arterial or major collector roads These components are represented in the vision and design of the Cobblestone Creek community. The emphasis on a modified grid street network, inclusion of a variety of housing types and incorporation of sensitive natural features into open space, are just some of the pillars that demonstrate the NSP s alignment with the MDP policies and objectives. 12 Cobblestone Creek Neighbourhood Structure Plan

21 Chinook Winds Community Area Structure Plan (CASP) A CASP links the broad City Plan policies with more detailed policies included in an NSP. This document typically provides policies related to the general layout of a proposed community and/or development area such as land, density, and conceptual plans illustrating the general location of major transportation networks, public utilities, schools, parks and open spaces. The Chinook Winds CASP (Bylaw ) was adopted in 2005 by City of Airdrie Council and later amended in The proposed land use concept in the CASP includes providing predominantly single-family housing to approximately 15,000 new residents, as well as opportunities for central open space systems, recreation, and local employment. A CASP amendment is proposed that will update the location of stormwater facilities, the land use concept, and density targets for the communities of Cobblestone Creek and Chinook Gate to the north. The subject lands are located within Stage 2 of the proposed CASP developments cells. Stage 1 contains the North and South Windsong developments; North Windsong is fully built out and South Windsong is partially serviced and currently being built out. The implementation strategy outlined within the CASP requires an NSP application submission for each stage either for the whole area or the entire area/lands of the owner(s) making the application. For lands that are not part of the NSP application but are included within a particular stage, the applicant must prepare a shadow concept plan illustrating how the lands will be considered in relation to the development concept plans. These will be provided for lands within this NSP concept. There are several policies outlined within the CASP that directly affect this NSP. These policies pertain to community components such as the requirement of a mix of housing types, the provision of parks and open spaces, and the integration of the community with adjacent communities. The development of this NSP has built on these policies and included the following elements to ensure alignment with the CASP: Adhering to an overarching goal of creating a thoughtfully-designed residential community that is enriched by strong open space focal points Contributing to a variety of housing forms within the community and CASP area Enhancing and protecting sensitive natural features, and incorporating them into a robust open space network that connects residents with adjacent communities and amenities Providing numerous and varied recreational opportunities for residents Establishing a logical transportation network that enhances mobility and efficiency for vehicles, pedestrians, and cyclists, and can support public transportation opportunities PART B: Plan Context Melcor Developments Ltd. October

22 Figure 7 - Chinook Winds CASP 14 Cobblestone Creek Neighbourhood Structure Plan

23 Nose Creek Watershed Water Management Plan The Nose Creek Watershed Partnership is made up of the City of Calgary, the City of Airdrie, Rocky View County, the Town of Crossfield and the Calgary Airport Authority. The Nose Creek Watershed Water Management Plan was developed to help protect riparian areas and help restore and improve the water quality in the Nose Creek watershed, as well as to set volume targets (see page 66 for more information). The plan is intended to help guide municipalities and Alberta Environment in making decisions related to water management in the Nose Creek Watershed. Specifically, North Dry Creek is a tributary of Nose Creek and is therefore subject to the policies contained within the Watershed Management Plan. There are a number of policies related to implementation of the plan including water conservation, integrated stormwater management, protection of natural features, riparian protection, water quality, source water protection, and channelization. These policies have been considered in the proposed integrated stormwater drainage plan for Cobblestone Creek and Chinook Gate. City of Airdrie Great Places Plan The City of Airdrie Great Places Plan is a non-statutory document providing comprehensive and integrated policies on open space systems and a way of life that will shape the City. Although the Great Places Plan takes direction from the Airdrie City Plan, it specifically provides more detailed direction and policies for the open space system. The plan endorses open spaces within the City including Joint Use Sites (JUS) and pedestrian linkages within neighbourhoods, particularly in newer residential communities. These policies and goals have been taken into consideration in developing the open space and/or pedestrian networks for Cobblestone Creek, and both a JUS and logical pedestrian linkages, in addition to other open space features, have been included in the concept plan for this NSP. Details on these and other community features can be found in subsequent sections of this NSP. City of Airdrie Land Use Bylaw The Land Use Bylaw (Bylaw B-01/2016) provides the zoning and corresponding development regulations associated with lands in the city. The current land use redesignation for the site is Urban Holdings District (UH), which is a holding district and protects land from premature subdivision and development. Redesignation will be required to allow the development of Cobblestone Creek to move forward, which would be in line with the policies and direction provided by the Cobblestone Creek NSP. PART B: Plan Context Melcor Developments Ltd. October

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25 PART C Neighbourhood Structure Plan (NSP) proposal General Title This Area Structure Plan (ASP) shall be titled the Cobblestone Creek Neighbourhood Structure Plan and it is also referred to as the Plan, the Neighbourhood Structure Plan or the NSP. Authority Section 663(1) and (2) of the Municipal Government Act (MGA) authorizes a Council to adopt an ASP. This section states: 1. For the purpose of providing a framework for subsequent subdivision and development of an area of land, a council may by bylaw adopt an area structure plan. 2. An area structure plan: a) must describe: i) the sequence of development proposed for the area, ii) iii) the land uses proposed for the area, either generally or with respect to specific parts of the area, the density of population proposed for the area either generally or with respect to specific parts of the area, and iv) the general location of major transportation routes and public utilities, and v) may contain any other matters the council considers necessary PART C: Policy Direction Melcor Developments Ltd. October

26 Composition The adopted NSP comprises Part D, Plan Design with all text, policy and maps in the part included in the NSP. Parts A, B and C and the Appendices are included in the document for information purposes and do not form part of the adopted NSP. Administration may freely interpret any content within Parts A, B and C. Map An area, symbol or figure shown on a map in the adopted NSP shall be interpreted as approximate only and not absolute, except where the area or symbol coincides with a fixed and clearly defined physical or legal boundary such as a property line or road or utility right-of-way. Text Interpretation Text contained in the adopted NSP, including tables and illustrations, is provided for information purposes only, and will not be used in a regulatory manner. If a conflict should arise between text and policy statements, the policy will take precedence. Policy Interpretation Where a policy applies the verb shall, it is considered to be mandatory. However, any quantitative figures in a mandatory policy such as numerical targets can be relaxed, provided that the relaxation is considered to be minor and does not undermine the achievement of the overall intent of the policy. Where a policy applies the verb should, the policy is intended to be complied with but may be relaxed where: 1. the application of the policy is determined to be unworkable or impractical, or 2. the policy will be achieved in an alternative manner that will result in an improved or equivalent development outcome, 3. the relaxation does not undermine the achievement of the overall intent of the policy. Plan Amendment Any change to the text or maps in Section D shall require an amendment by Council to the NSP in accordance with the MGA. Changes to the text or maps in Sections A to C and the Appendicies can be undertaken at any time by the Administration without requiring an amendment to the NSP. 18 Cobblestone Creek Neighbourhood Structure Plan

27 Vision and Guiding Principles The Cobblestone Creek Vision and Guiding Principles outline the ultimate goal for the community as an attractive and enjoyable place to live. This community is centred on a modern interpretation of English style architecture. Brownstone townhomes along main roads will welcome residents to the community. Primary streets will define blocks to form clusters of small, diverse neighborhoods. The community will contain a mixture of residential units focused around parks or open spaces to create walkable neighbourhoods that have a variety of housing forms to attract people at all stages of life and income levels. The design of the community will allow opportunities for residents to gather and socialize. Relevant City of Airdrie policies and a detailed understanding of the area have influenced the vision and guiding principles. Vision Cobblestone Creek will be a community of choice that fosters a safe and healthy place to live. An interconnected pathway system will bring together distinct neighborhoods. These neighborhoods will be developed around focal points (such as neighborhood parks, linear green spaces, and a school site) that will provide a sense of place that strengthens community relationships. Cobblestone Creek s pathways and recreational amenities will keep in mind the well-being of residents by offering a variety of options for an active lifestyle such as leisurely strolls along North Dry Creek and school sporting events. Cobblestone Creek will not only accommodate a variety of lifestyle needs; it will be an inclusive community that appeals to a wide range of people. For this reason a diversity of housing options will be available for residents to choose from. The community will incorporate a rich landscape that permeates through the open spaces, pathway systems and local streets. Sustainable design elements will be accompanied by an easily navigable layout to reinforce Cobblestone Creek s foundation of creating a community of choice. PART C: Policy Direction Melcor Developments Ltd. October

28 AirdrieONE Sustainability Plan The symbols below represent the 10 goals of the AirdrieONE Sustainability Plan that have been fundamental in guiding the design of the community. This influence is illustrated in the following graphic, which identifies specific features and components of Cobblestone Creek that align with and support these 10 goals. AirdrieONE Sustainability Plan is based on 10 goals for comprehensive sustainability. Economic Prosperity Goal: Modern, innovative and welcoming. Airdrie is an emerging city of opportunity for entrepreneurs and businesses of all sizes. Built Environment Goal: Our built environment is vibrant, diverse, inviting and contributes to people s health, safety and well-being. Socially Sustainable Communities Goal: Our community is healthy and provides ample opportunity for social interactions and meeting people s needs. Water Goal: The Community recognizes that water is a scarce and valued resource in this region and takes the appropriate steps to steward it. Waste Management Goal: The amount of solid waste that is generated in the community is greatly reduced as Airdrie citizens participate in waste reduction, waste diversion and recycling efforts. Energy Goal: Our community s energy use is sustainable and energy consumption is reduced in the community and in the City s operations. Arts, Culture & Recreation Goal: The unique arts, cultural and recreational aspects of Airdrie contribute to its overall identity, sense of place and quality of life. Sustainable Natural Environment Goal: Environmentally sensitive ares are protected and the Nose Creek natural areas are set aside for conservation and outdoor recreation purposes. Sustainable Transportation Goal: Our city has an integrated, efficient and affordable transportation system that provides a range of mobility options for people of all ages and abilities. Governance Goal: Sustainability principles and approaches are integrated into the municipality s formal and day-to-day decisions making processes. 20 Cobblestone Creek Neighbourhood Structure Plan

29 Alignment with the AirdrieONE Sustainability Principles 4. Development Staging Cobblestone Creek will be constructed in strategic phases to grow sustainably and meet the needs of new residents. Market factors and infrastructure availability will be considered. 5. Modified Grid Network The modified grid optimizes layout and design efficiencies, and can encourage active travel modes and reduce required driving distances for vehicular traffic with increased connectivity. 6. Attention to the Details of Complete Streets Providing complete streets through attention to detail emphasizes and facilitates opportunities for all modes of travel, helping to utilize streets as both transportation routes and public spaces. 7. Mixture of Housing Types A mixture of housing types encourages a diverse neighbourhood that integrates and supports residents in a range of life stages and demographics. 8. Focus on Public Spaces Designed for People Homes will be developed around neighborhood parks, pathways and a local school, which will function as important spaces residents can gather, reinforcing the chances for social interaction 9. Distinct Neighbourhoods Central to the design of the community is the concept of a neighborhood within a neighborhood. Focal points will serve to provide a sense of place that strengthens community relationships. Gateways at main entryways will serve as a sense of welcome to the community. 10. Provision of Recreational Amenities that Capture Natural Beauty To foster active living, Cobblestone Creek will provide residents with a variety of recreational opportunities, including a parks and paths system that connects to numerous natural amenities. 11. Programmable Open Spaces The design of public open spaces will ensure that those venues can support, and actively encourage, the community to host or take part in a variety of events or neighbourhood activities. 12. Inclusion of Public Art Public art is encouraged at strategic locations throughout Cobblestone Creek to enhance the sense of place and contribute to community identity. 13. Preservation and Enhancement of Natural Amenities Preserving the integrity and beauty of natural features on the site will enhance the environmental sustainability of the development and contribute to the rich recreational amenities. 14. Preserving Natural Watercourses Water is an important resource in Alberta. Cobblestone Creek s use of existing stormwater infrastructure minimizes disturbances to natural water features like Dry Creek. 15. Active Modes Placed Central to Design Roads and pathways will be designed to encourage active travel, improving the quality of life for residents and reducing the amount of energy consumed in the neighbourhood. Land Use Orientation for Efficient 16. Land Use Orientation for Efficient Public Transportation Densities, public spaces, and connections to pathways and sidewalks will be oriented deliberately to facilitate convenient and comfortable access to the public transportation network. 17. Alignment with AirdrieONE Principles The goals of the Cobblestone Creek NSP and the vision for the neighbourhood have been carefully aligned with the goals of the AirdrieONE Sustainability Plan to ensure that the neighbourhood contributes to meeting the City s sustainability targets. In doing this, residents will also benefit from a healthier and more comprehensively sustainable community that implements best practices. PART C: Policy Direction Melcor Developments Ltd. October

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31 Community Theme Cobblestone Creek has a vision of creating distinctive, attractive neighbourhoods where residents can safely walk or bike on paths to access amenities or natural areas, parks and schools as part of their daily life. Boulevard entryways with landscaped medians will welcome you to the community. The themes for the neighbourhoods are based on a traditional interpretation of Prairie Brownstone, Craftsman and Tudor, which offers a historical charm. This interpretation highlights these classic home styles by emphasizing tree-lined streets, and an integral focus on front porches adds a unique communityfocused flavour. Structural cobblestone formations such as entry features, walls, monuments, etc. throughout the community will reinforce the traditional theming. Concept Plan and Design Evolution The Cobblestone Creek plan was developed based on initial product visioning with the developer and included a review of the Chinook Winds CASP and relevant City of Airdrie documents. These concepts explored a variety of housing choices, transportation options, and an interconnected open space system. The preliminary concept plan was refined to include a proposed layout of the site detailing the transportation corridors, community pathway system, open spaces, the jointuse site and residential mixes to form the proposed concept plan. The proposed concept plan is the product of a collaborative process with City of Airdrie staff and committees. PART C: Policy Direction Melcor Developments Ltd. October

32 Collaborative Outreach & Public Participation Discussions with the City of Airdrie planning team assisted in shaping major urban design elements in the concept plan, and Melcor has been working collaboratively with the City of Airdrie since preliminary circulation comments were received in August This has included several rounds of comments and ongoing discussions with City staff and the Development Review Committee. A thorough investigation of the site enhanced understanding of the site s topography, natural amenities and development potential which contributed to the evolution of the revised concept plan. The revised concept plan incorporates design principles that are central to the vision, as well as important to the City of Airdrie and the immediate area. For example: Offering a safe and accessible community Designing an interconnected open space system that all residents can access within a 5 minute walking distance Providing a range of residential product choices Incorporating grid based streets with opportunities for back lanes Preserving natural features of the area Including gateways and entryways into the community Developing a balanced distribution of parks Ensuring connections to regional amenities and adjacent neighbourhoods On June 23, 2016 an open house was held to display and discuss the contents of the Cobblestone Creek NSP with the local community. Over 20 local residents attended the open house and provided insightful feedback into the plan. Some of the questions that were received and feedback that was provided is summarized below. Residents like the overall distribution of greenspace and the provision for pathways The different housing types are appreciated What level of schools are provided within the plan? When will 24th Street be built? When and where will construction start? The discussion that took place at this event was extremely productive and through the content of this NSP, all questions have been addressed. 24 Cobblestone Creek Neighbourhood Structure Plan

33 Proposed NSP Concept Plan & Key Features Land use within the Cobblestone Creek community consists primarily of residential uses with open space elements (parks, natural areas and a joint-use site) forming a significant part of the development concept for the community. A number of design elements will be incorporated within Cobblestone Creek to achieve the character and identity outlined in the community vision, including scale, pedestrian environment, community interaction, diversity of housing types, respect for the natural environment, views, and streetscape. The proposed Cobblestone Creek NSP provides for a logical pattern of development, facilitating connectivity and the efficient use of land. Development will be phased and will generally occur from north to south dependent on infrastructure availability and market conditions. The development concept was influenced by the presence of the following key elements: Opportunities and Constraints Yankee Valley Boulevard a major east west road running along the north boundary of the adjacent site (Chinook Gate) and connecting to the Queen Elizabeth (QE) II Highway; 24 th Street a future (major) north south road running along the west boundary of the subject land; North Dry Creek a drainage course that crosses through the south east corner of the subject land; Proposed Chinook Gate Community- a proposed residential community to the north of the site; Windsong Community a residential community east of the site; PART C: Policy Direction Melcor Developments Ltd. October

34 Third party lands a homestead along 24 th Street; Stormwater pond a shared community amenity north of the subject land east of Chinook Gate and the Windsong community; Proposed 40 th Avenue alignment a future (major) east west road running along the south boundary of the subject land and ultimately connecting to the QE II Highway; Fibre optic line A TELUS fibre optic line runs west to east along the northern portion of the subject land. Additionally, there were several key structuring elements that characterized the development concept including: Chinook Winds Drive abuts the northeast corner of Cobblestone Creek Primary Collector running north/south through the community creating an important north/south spine (connection) through the community and joining Yankee Valley Boulevard to the 40 th Avenue extension. North Dry Creek providing valuable Municipal Reserve and Environmental Reserve contributing to a continuous open space corridor for the community and the City of Airdrie. School site and neighbourhood parks creating focal points within the community. Southwest Farmstead - enveloped by Cobblestone Creek on three sides, and situated along the future 24th Street. Privately-owned, this property may eventually become part of the development, and the design of the community has taken this possible scenario into account. Chinook Winds Park- a key regional park for in the City s southwest quadrant, which provides access to both passive and active recreation opportunities including ball fields and a splash park. 26 Cobblestone Creek Neighbourhood Structure Plan

35 Figure 8 - Land Use Concept PART C: Policy Direction Melcor Developments Ltd. October

36 Land Use The intent of the NSP Concept Plan is to provide for a community-oriented residential neighbourhood. A variety of housing (detached, semi detached and townhouse) will shape the community while achieving the density recommended by the Chinook Winds CASP. This diversity within the community allows a variety of housing types and forms allowing people of different income levels (including young families, seniors, young professionals, etc.) to pursue ownership within the community. Housing will incorporate design elements, which are detailed in design guidelines to be submitted under separate cover, to create a positive street image. 1. A minimum density of 8.0 units per acre shall be achieved within the Cobblestone Creek community (Relates to City Plan, Policy 6.8 and CWASP, Policy 5.3.1). LAND USES ha+ ac+ % Front Drive, Single Detached Residential Laned Single Detached Residential Laned & Front Drive Semi-Detached Residential Townhouse Residential Residential uses shall include at least 30% attached housing and no more than 35% small or narrow lot product (Relates to City Plan, Policies 6.15 and 6.16). P-1 Public Open Space (Includes NMR) ROADS Roads (PUL) Walkways (3.00) (PUL) PLUS NET DEVELOPABLE AREA Environmental Reserve (ER) Major Road (40th Avenue) Projected Densities: TOTAL GROSS AREA The Airdrie City Plan (Municipal Development Plan) states that newer developments should endeavor to increase density and the availability of housing types in comparison to older communities. The Chinook Winds CASP indicates that the overall CASP area shall range from 5.5 to 6.5 units per gross acre (13.6 to 16.1 units per gross hectare) and that the densities will be generally higher within the north and eastern portions. Because of this variance, individual NSPs may have densities ranging from 7.0 units per acre (17.3 units per hectare) and above (net developable land). Just over 40% of the proposed units within Cobblestone Creek are attached housing forms (mix of semi-detached and townhouses) which meets and exceeds the MDP s direction. Also, the development density within the Cobblestone Creek Neighborhood Structure Plan is 8.2 units per net developable acre, which is within the average overall density of 5.5 to 9 units per net developable acre suggested in the Airdrie City Plan. 28 Cobblestone Creek Neighbourhood Structure Plan

37 Residential Land Use: 3. A diversity of housing types, sizes and prices shall be provided in varied locations (Relates to City Plan, Policy 6.14b and CWASP Policies and 5.2.1). 4. Priority shall be placed on concentrating the highest density around transit nodes and community amenities. (Relates to City Plan Policies 6.7b and 6.7c). The housing within Cobblestone Creek community will comprise the following types. Street-Oriented Townhomes Semi-Detached (rear and front garages) Single Family (rear and front garages) A land use application will be submitted by Melcor under separate cover. A concept with anticpated land uses and housing types is provided in Schedule C. The land uses shown are conceptual and will be confirmed with a future land use application. Based on the housing types contained within the Cobblestone Creek community, the following density range is contemplated: Residential Housing Mix Approximate Number of Housing Units % of Units Area (ha/ac) Front Drive, Single Detached Residential / Laned Single Detached Residential / % of Area Laned & Front Drive, Semi-Detached Residential / Townhouse Residential / Total Units = 1,208 PART C: Policy Direction Melcor Developments Ltd. October

38 Key NSP Features To provide residents with a high quality of life, Cobblestone Creek will establish a designbased approach to development. Integrating the landscape, a grid-street pattern, and how people move within and outside the community will be vital to making this community unique. Scale The way that neighbourhoods are structured influences the quality of development; therefore, it is important that the built form and public realm (streets, sidewalks, setbacks from buildings, etc.) be designed to function effectively while maintaining an attractive appearance. Multi-modal streets will accommodate a range of users including pedestrians, bikes, public transport, and the car. Collector streets will be tree lined increasing community character and a pedestrian friendly environment. Pedestrian routes will be well lit in high traffic areas for pedestrian safety. Higher density development and careful urban design will provide a greater feeling of safety, with eyes on the streets. Integrating the landscape, street grid, and neighbourhood pathway system will define the community s sense of place. Pedestrian Environment 5. Pedestrian and pathway linkages to greenspace and community amenities shall connect different areas of the community (Relates to City Plan, Policy 7.30 and Policy 8.3). 6. Streetscapes shall be well-lit and landscaped for pedestrian safety and comfort (Relates to City Plan, Policy 6.1i). Neighbourhoods will be designed with a highly interconnected local street network with relatively short block lengths so residents can easily walk from the centre of the community to the edge. Community amenities such as parks and schools will be accessible, promoting a healthy lifestyle among residents. Multi-use, attractive pathways will encourage residents to walk, cycle, or take transit whenever possible. Residents will be within a 5-minute walking distance from the pathway system or a neighbourhood park. The street grid will improve accessibility and route options within the community. Integrating the pathway system with the natural environment, parks, sports fields and the schools site provide residents with an inviting pedestrian experience. Streets will feature lighting, vegetation and signage that is designed to enhance the pedestrian experience and bring a specific character to the area. 30 Cobblestone Creek Neighbourhood Structure Plan

39 Community Interaction Spaces to create community interaction will be incorporated within Cobblestone Creek and will act as focal points. These spaces will be designed so that they are visible and accessible and could be informal (i.e. porches, local parks, sidewalks, pathways, parks, etc.) or formal (i.e. community meeting spaces, schools, recreation areas, etc.). A clear definition of private and public space will be important to respect privacy. Traditional porches along major streets will encourage resident interaction. Focal points in the community will provide opportunity for social interaction. Neighbourhood parks, natural areas and a school distributed within the community will ensure a range of recreational needs within close proximity to homes. A variety of formal and informal recreational opportunities will provide opportunities to connect with a variety of residents. The school site will provide opportunities for children s sports programs and informal playfield use. Housing Mix A variety of block sizes and street layouts will promote development of a range of housing forms. This mixture will have a direct impact on development costs, density and affordability and will create a distinctive community composition. A variety of densities, sizes and designs on individual streets and blocks will present attractive streetscapes and a positive residential image. A diverse range of housing types will provide for a broad range of family types (i.e. single parents, couples, families with children, seniors, etc.). A range of housing types (brownstones, townhouses and duplexes) will provide flexibility for people at a variety of income levels. The integration of rear laned, semi-detached and detached housing on the same street will create a diverse demographic. Higher densities at appropriate locations (close to the school site, transit corridors, etc.) will be promoted. PART C: Policy Direction Melcor Developments Ltd. October

40 Residential Design (Architectural Styles) Cobblestone Creek will integrate four architectural styles - Craftsman, Tudor, Prairie and Brownstone to allow enough variety for homebuyers to pick the home of their choice. To ensure the variety is maintained, within the streetscape there will be a limitation on the replication of the architectural styles. Architectural Controls will be submitted under a separate cover. Environmental Preservation The design of Cobblestone Creek will be sensitive to the local ecology. The community will preserve and incorporate natural features such as North Dry Creek. Sustainable building practices that contribute to comprehensive environmental sustainability will be encouraged throughout the community. A community pathway system will be developed along North Dry Creek to preserve the natural form of the creek. An accessible pathway system will be developed to a variety of amenities to reduce vehicle movements within the neighbourhood. New landscape features will be integrated with the existing landscape to preserve the natural vegetation and habitat of the area. Building materials will be encouraged to promote alignment with the community sustainability principles. The proposed grid street scheme will allow for a more efficient land use pattern that is sensitive to the local environment. A future transit route through the community will provide residents with options for alternative transportation. 7. Urban and architectural design guidelines should be adhered to. 8. The design of open spaces shall, wherever possible, adapt to and enhance the natural features of the area s landscape and habitats (Relates to City Plan, Policy 8.9 and CWASP, 2.12 Natural Features). 32 Cobblestone Creek Neighbourhood Structure Plan

41 9. Community design should capitalize on protecting view corridors and vistas. Views Cobblestone Creek will take advantage of the surrounding hills, North Dry Creek and natural landscape to maximize and enhance these vistas and features. Development will be located and designed to protect the views of the natural scenery. Building heights will be kept to a maximum of three storeys to protect views. A variety of lands uses that utilize the developable land efficiently will provide a balance between the built forms and the natural environment Streetscape 10. Streetscapes shall be diverse and interesting to contribute to pedestrian and other travel experiences (Relates to City Plan, Policy 7.28). Cobblestone Creek will use streets, buildings, boulevard trees, pathways and other built forms to create a positive residential image which is an important design consideration for enhancing the quality and character of the streetscape and neighbourhood. Brownstones along the north and south community entryways will form an appealing entry to the community. Visual elements of the street such as the neighbourhood parks, street furniture, boulevard trees, pedestrian networks, and residential frontage will enhance the community s character. Above ground utilities will be located and designed with regard to their visual impact on streetscapes. Low density residential homes will endeavour to reduce the dominance on the streetscape of front attached garages by integrating them into the façade or ensuring appropriate setbacks. Housing with laneways will be located in key areas to enhance the streetscape and pedestrian safety. A variety of design features such as porches, pitched roofs, chimneys and dormers will be used to provide architectural variety and interest. Height, building mass and architecture will be used to complement the character of the community. Housing will be designed to respond to potential impacts on adjacent properties (shadowing, overlooking, etc.). Outdoor amenity areas will be provided in a suitable, safe and sunlit location. Interface Cobblestone Creek will transition to the community of Windsong by mirroring the residential and creek components to integrate the two developments. The environmental and municipal reserve put in place around the edge will promote a positive relationship between the developments. PART C: Policy Direction Melcor Developments Ltd. October

42 34 Cobblestone Creek Neighbourhood Structure Plan

43 DENSITY uph/8.2 upa Open Space An extensive interconnected open space system is a key component of the Chinook Winds CASP with North Dry Creek as the central focus. The Cobblestone Creek community will include three neighborhood parks and one joint-use site as the focal points to two distinct neighborhoods. A well-connected pathway network will ensure linkages to these amenities. The Cobblestone Creek community provides approximately 5.96 hectares± (14.73 acres±) of open space which meets the 10% Municipal Reserve requirements for the community. A detailed description of the park system follows. Neighborhood Parks and Community Parks 11. Cobblestone Creek shall be comprised of at least 10% Municipal Reserve, some of which will contribute to realizing the vision of the region s central open space corridor (Relates to City Plan, Policy 8.12 and CWASP, Policy 5.6.1). The Cobblestone Creek community will contain a diversity of park spaces that will contribute to the distinct character of the community. Park spaces range in function to meet the outdoor amenity needs of local residents. They will be flexible open spaces to ensure adaptability for different uses. A mix of passive and active open spaces will support a range of activities for various users. These spaces will include urban plazas, community gardens, tennis and basketball courts, informal sports areas, spaces for relaxation, attractive gardens and landscaping, areas for community events or public art, and children s play areas, etc.). Park spaces will be designed to encourage residents to meet and socialize. A concept plan for each park has been prepared to illustrate the vision for each park space. Final details will be determined throughout future detailed design. PART C: Policy Direction Melcor Developments Ltd. October

44 ha+ ac+ % Net Developable Area for Reserve Calculations Required 10% Municipal Reserve Municipal Reserve Provided Joint Use Sites (JUS) (School Sites / Playfields) Municipal Reserve (MR) Total MR Provided = The majority of homes shall be within a 400 metre distance to open spaces, parks, and community amenities (Relates to City Plan, Policy 6.2f and CWASP, Policy 3.2.3) 13. Open space and community amenities shall be prominent, contributing to the health and wellbeing of residents (Relates to City Plan, Policies 6.4 and 8.10). 14. Open spaces shall provide for a variety of recreation opportunities, both active and passive (Relates to CWASP, Policy 5.6.2). Figure 9 - Cobblestone Creek - Park Locations 36 Cobblestone Creek Neighbourhood Structure Plan

45 Joint Use Site The Chinook Winds CASP has identified the need for a joint use site (JUS) within the Cobblestone Creek community. A Rocky View Schools site will be located in the northwest portion of the plan area. The site will contain a school building envelope and playfields. The JUS will have frontage on two collector roadways as suggested in the Chinook Winds CASP. Figure 10 provides a conceptual arrangement of the JUS adjacent to the school, where community park areas will provide opportunities for active and passive recreation, including sports fields. The location of the JUS, as well as pathways and connections surrounding and within it, will facilitate comfortable access to these amenities for all modes of travel. 15. The Joint Use Site shall be designed to be a central recreational amenity and gathering space for the community (Relates to City Plan, Policies 8.10 and Policy 9.6). Joint Use Site Play fields School Site Total Municipal Reserve Required Municipal Reserve Remaining 5.00 acres/2.02 hectares 4.00 acres/1.62 hectares Size 9.00 acres/3.64 hectares acres/5.96 hectares 5.73 acres/2.32 hectares All open space park designs consider year round, seasonal interest and programming. Due to their locations within the community, each neighbourhood park is programmed to accommodate passive and active recreational interests. To ensure that user needs are met, a diversity of programmable options are provided. PART C: Policy Direction Melcor Developments Ltd. October

46 MSR (Site 1) The future school site was designed with large canopy trees to surround the east, west, and south property. The north side of the property will use clusters of large canopy trees and evergreen trees to provide a vegetated buffer and soften the interface between the residential lots and the playfields. The school site will contain a school building operated by Rocky View School Division for roughly 900 students in kindergarten through Garde 9. The joint use site will be approximately 9 acres in size. Figure 10 - MSR (Site 1) Site design is conceptual and will be refined at future development stages. 38 Cobblestone Creek Neighbourhood Structure Plan

47 Community Parks SW MR (Site 2) The largest traditional park in the neighbourhood lends itself to various exciting elements to develop a sense of community for the residents. Pedestrian movement is directed through the park for contiguous connectivity. The pedestrian traffic circulates through the park via pathways at three access points, highlighted by three sets of entry pillars. A decorative concrete plaza is centrally located and designed to facilitate community events and possible public art. Shade sails and site furnishings will be provided to offer users a variety of seating options. The plaza space transitions into an overhead trellis-shaded seating area surrounding the playground. Open green spaces for active recreation and passive relaxation surround the perimeter of the park, with large canopy trees and naturalized tree groupings to provide shade and delineate each space. The tree groupings along the east property provide a landscape buffer between the adjacent residential lots and the park program. Upon entry into the park from the southwest access are two options for recreation a hillside landscape at the south property and possible community gardens along the west side. On the whole this park is intended as a destination to meet, greet, relax, and play within the community. Figure 11 - SW MR (Site 2) Site design is conceptual and will be refined at future development stages. PART C: Policy Direction Melcor Developments Ltd. October

48 SW Linear MR (Site 3) This linear MR provides pedestrian connectivity and direct linkage to the school site. A variety of deciduous and evergreen trees are intended to border a central meandering pathway. The linear space was conceptualized to include various tree sizes, shapes, and colours to provide visual interest along the walk. Figure 12 - SW Linear MR (Site 3) Site design is conceptual and will be refined at future development stages. 40 Cobblestone Creek Neighbourhood Structure Plan

49 SE MR (Site 4) The linear MR adjacent to the creek along the southeast boundary of the site will include a regional pathway system, which winds through the landscape providing various viewing opportunities. The corridor is accessible from the neighbourhood at various points through MR windows. Access to the pathway system is formalized at the very southeast corner with a plaza area, complete with benches and tables. A pathway meanders the steep gradient and connects the plaza area to the regional pathway with another smaller seating node at its intersection a bench and informal rock seating were incorporated for pedestrians to sit and enjoy views of the creek. Naturalized plantings were included in the design to tie in with the adjacent environmental reserve. Figure 13 - SE MR (Site 4) Site design is conceptual and will be refined at future development stages. Parks and Pathways The open space system will contain an interconnected system of pathways, sidewalks, and green streets with linkages to North Dry Creek, park spaces schools, the Chinook Winds Regional Park, and stormwater ponds. This will provide pedestrians and cyclists with a connected open space and recreation system through the Cobblestone Creek community and promote walking and cycling as an environmentally friendly and healthy alternative to driving. Pathways and sidewalks will be designed to facilitate and function within this network. A variety of materials and pathway sizes will be incorporated to ensure the system enables efficient and comfortable pedestrian travel. PART C: Policy Direction Melcor Developments Ltd. October

50 The local pathway along North Dry Creek will include several entry points in order to enhance usage of this public amenity. Pathways will be designed to include seating, garbage containers, signage and educational information (i.e. North Dry Creek, tribute plaques of key features, etc.) where appropriate and will offer a range of experiences in both a natural and urban setting. The pathways serve as a scenic and healthy alternative for getting around the community while connecting many of the areas parks and recreational facilities. North Dry Creek Linear Park System North Dry Creek is a key open space element of the Chinook Winds CASP. The creek is a seasonal drainage course characterized by well defined side slopes, and runs along the east edge of the Cobblestone Creek community. As outlined in the CASP, environmentally-sensitive landscaping and the addition of a regional path will enhance and protect the creek s prominence as a natural community amenity. The linear park includes 2.17 acres (0.88 ha) of land and will be dedicated as municipal reserve (MR). Land immediately adjacent to the creek will be dedicated as environmental reserve (ER). ER areas will include signage to educate users regarding the environmental significance of the park. This line was delineated in the field by the project team jointly with City of Airdrie staff. The location of environmental and municipal reserve and associated setbacks have been determined through a top of bank survey and field visit with the City of Airdrie administration taking into consideration topography and susceptibility to flooding. 16. Pedestrian and pathway linkages to greenspace and community amenities shall connect different areas of the community (Relates to City Plan, Policy 7.30 and Policy 8.3). 17. The environmental reserve and open space around Nose Creek at the eastern portion of the community shall connect to and integrate with the regional central open space corridor (Relates to CWASP, Policies and 5.6.1). The required pathway meanders between the MR and ER lands to provide a better open space experience. The pathway visually separates the naturalized ER environment from the more manicured MR space. Pathway Classifications Regional Pathways- a 2.5 metre asphalt pathway will connect the Cobblestone Creek community to significant natural features, including Dry Creek along the eastern edge, and provide links to other communities and amenities in the City of Airdrie. Local Pathways- a 2.0 metre asphalt pathway will connect the school site with the park spaces surrounding residential areas, and Dry Creek and the surrounding natural area. Sidewalks concrete walkways form part of the connected open space system and ensure easy connectivity to connector or regional pathways All park designs consider year round, seasonal interest and programming. Each park space is programmed for passive and active recreational interests to accommodate various locations within the community. To ensure that user needs are met, a diversity of programmable options are provided. 18. A network of paths shall provide strong internal and external connections, making use of the region s central open space spine around Nose Creek (Relates to City Plan, Policies 8.3 and 8.19 and CWASP, Policies and 5.8.3). 42 Cobblestone Creek Neighbourhood Structure Plan

51 Figure 14 - NE NMR Green Street (Site 5) Site design is conceptual and will be refined at future development stages. NE NMR Green Street (Site 5) This linear green street incorporates two seating nodes, complete with benches and informal rock seating. These two nodes break up the green street into three green spaces for open play the central space being the largest of the three. These spaces were designed to include large bordering canopy trees to provide shade, and bookended shrub beds to delineate each green space. The green street concept is to allow for both passive and active play with open surveillance and eyes on the park. The green street will be 15 metres wide between the abutting residential property lines. East MR (Site 6) & ER Boardwalk This naturalized park site was conceptualized to include informal rest areas and viewing spots of the adjacent creek and environmental reserve. The park will consist of three granular seating areas with different viewshed perspectives accessed by a central pathway loop, and a central open space for active play. Rock outcrops and native tree and shrub plantings provide various experiences and shelter opportunities. A granular trail and boardwalk was included in the design to provide pedestrian connectivity and access across the creek to the regional pathway and an important MR window to the adjoining neighbourhood. The boardwalk will require new approvals to construct. Figure 15 - East MR (Site 6) & ER Boardwalk Site design is conceptual and will be refined at future development stages. PART C: Policy Direction Melcor Developments Ltd. October

52 Green Street - Typical <This space has been intentionally left blank to accommodate 11x17 printing> Linear green streets allows for public access and passive recreation in areas of the community that transition between laned and front drive housing product. It incorporates a seating node at the street frontage, complete with benches, a picnic table, and trees and shrubs for shade and space delineation. The adjacent lot is screened by native tree clusters, while the residences fronting the green street are provided with an open green space bordered by medium sized canopy trees. Figure 16 - Green Street - Typical Site design is conceptual and will be refined at future development stages. 44 Cobblestone Creek Neighbourhood Structure Plan

53 Focal Points Numerous community focal points will be included to both foster a sense of place in each neighbourhood and encourage residents to gather in public spaces. Unique gateway features at entrances to Cobblestone Creek will also enhance the public realm to create a sense of arrival. Entries into the Community Entries will be designed to function as the gateways to the community. Primary entries are located along 24th Street, 40th Avenue and the road allowance coming from the Chinook Gate community. Entry MR & NMR (Site 7) A key piece of open space located at the south entry into the community will integrate a bridge-like entry feature within a regional pathway connection to create an aesthetically functional gateway and intriguing portion of the community identity. The park space takes advantage of the pathway connections and creek views with the inclusion of a plaza area, complete with benches and tables, to satisfy the pedestrian traffic. Naturalized visual intrigue was instilled in the design intent, which is encompassed by topographic interest, a featured rock wall, and tree plantings. 19. Attractive community signage and art, particularly at the entrances, shall be included to foster community identity and sense of place. (Relates to City Plan, Policy 6.1i). Figure 17 - Entry MR & NMR (Site 7) Site design is conceptual and will be refined at future development stages. PART C: Policy Direction Melcor Developments Ltd. October

54 46 Cobblestone Creek Neighbourhood Structure Plan

55 TRANSPORTATION Transportation Impact Analysis 20. Direct connections for multiple routes for all modes of transportation shall be supported on an adaptive grid, particularly to connect the community in east-west directions (Relates to City Plan, Policies 7.31 and 7.4 and CWASP, Policy 5.8.2). A transportation assessment was conducted of the regional and local road network with the preparation of the Chinook Winds CASP. This analysis formed the basis for the design of the major road network as reflected in the approved CASP application. A more detailed transportation analysis was completed in conjunction with the preparation of the approved CASP application and will be updated through the NSP process. As requested by the City of Airdrie, the study horizons for the development site were separated into percent completed. The analysis reviewed the development and the potential improvements at the 25%, 50%, 75% and 100% horizons. These horizons evaluated the proposed traffic impacts on the external networks and identified potential road classification upgrades and intersection controls to accommodate the background growth and development trips. To develop the post development traffic condition, the growth anticipated in in the background (based on approved developments in the adjacent area) was layered with the estimated development trips from the Cobblestone Creek community. From 25% to 75% development the network and access to support the Cobblestone Creek development are as follows: Access: Chinook Gate and Yankee Valley Boulevard Access: Road A and 24th Street Single Lane Roundabout 24th Street corridor will be a two lane corridor PART C: Policy Direction Melcor Developments Ltd. October

56 At 100% development the network and access to support the Cobblestone Creek development are as follows: Access: Chinook Gate and Yankee Valley Boulevard Access: Road A and 24th Street Single Lane Roundabout 24th Street corridor will be a two lane corridor Access: Road B and 40th Avenue Single Lane Roundabout 40th Avenue corridor will be a two lane corridor as per the City s Transportation Master Plan A more detailed account of upgrades triggered by the background development and improvements specific to Cobblestone Creek is documented in the TIA. Regional Network The proposed development is bounded by Chinook Gate Development to the north, 24th Street to the west, North Windsong to the east and 40th Avenue to the south. These are major standard roads. No direct access is permitted to residential units from major standard roads. 24th Street will be a significant north-south corridor adjacent to the Cobblestone Creek development in additional to the local Chinook Winds Drive corridor bisecting the quarter section. The 24th Street (Range Road 12) corridor is currently a two lane gravel road providing a regional north-south connection. 40th Avenue is an east-west corridor currently connected from Main Street to Windsong Boulevard. As development in the area occurs, 40th Avenue will become a significant east-west corridor for the City of Airdrie. On-site Network The main roads in the Cobblestone Creek network will consist of two modified divided primary collectors, measuring 28.5m in the east-west direction, and 27.55m/21.0m in the north-south direction. These roads provide connections to the regional road network, as well as to key internal focal points. The general alignment of these roads was largely determined through the CASP process. The design of the roads reflects a desire for efficient, logical and direct connector roads. These roads also provide direct access to residential units. The remaining road corridors will be comprised of a 22.5m residential entrance, 21.0m modified collector, 16.5 modified residential, modified residential, and 15.0m residential roadways. These roads provide direct access to residential units. The internal roadways follow a modified grid network where internal circulation can be achieved through various routing through the community. Lanes are included in a portion of the plan area to provide a variety of front and rear access housing. 48 Cobblestone Creek Neighbourhood Structure Plan

57 Given that the inclusion of the privately-owned farmstead on the western edge of the plan is uncertain at this time, temporary bulbs are shown along Cobblewood Manor at this interface. If the property is incorporated, the two temporary bulbs will be joined by a north-south extension of Cobblewood Manor. Community Access Access into the Cobblestone Creek community will be provided through three locations. Access from the west will be off of 24th Street, south access will be from 40th Avenue and north access will be off of Yankee Valley Boulevard. 21. Right of way design shall be guided by the best practices and principles of complete streets (Relates to City Plan, Policy 7.5). Intersection locations between the regional road networks and the internal development roads were largely determined by the CASP. An additional east-west road is proposed off of 24th Street. Pedestrian Circulation and Active Transportation In line with the goals of the MDP and AirdrieONE plans, Cobblestone Creek will support a variety of active travel modes, and make pedestrians a priority at every stage of development. Cyclists will have access to multi-use regional and local pathways, as will pedestrians in addition to a continuous sidewalk network. The modified grid network improves connectivity between community features and better-enables residents to use a mix of transportation options in their commutes and activities. Road Naming Road names will reflect the Cobblestone Creek themes for the entire development area and will be reviewed and approved by City of Airdrie staff. PART C: Policy Direction Melcor Developments Ltd. October

58 Road Cross Sections Figure 18 illustrates the proposed locations for the cross sections selected for the Cobblestone Creek community. The proposed corridors will provide enhanced spaces for people walking and cycling while balancing the needs for people driving. Residential Modified Residential (15.75 m) Modified Residential (16.5 m) Residential Entrance (22.5 m) Modified Collector (21.0 m) Modified Divided Primary Collector (27.55 m) Modified Divided Primary Collector (28.5 m) Figure 18 - Road Classification 50 Cobblestone Creek Neighbourhood Structure Plan

59 15.0m Residential The 15.0m residential corridor include driving lanes and parking on both sides of the road. Pedestrian accommodations are located on each side, provided by a mono-walk structure. Residential corridors are expected to carry local traffic providing access to the local residents ROLLED CURB ROLLED CURB GAS STORM JOINT SERVICES JOINT SERVICES GAS 1.10 MONO SIDEWALK P.L. L.G. L.G. P.L JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER 3.50 EASEMENT EASEMENT 0.30 JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER 1.10 MONO SIDEWALK 2.00 SAN WATER PART C: Policy Direction Melcor Developments Ltd. October

60 15.75m Modified Residential Street The 15.75m residential corridor include driving lanes and parking on both sides of the road. Pedestrian accommodations are located on each side with a mono-walk facility in one direction and a separate walk in the opposite direction. The separate sidewalk will include a boulevard for trees and other green features providing an enhanced pedestrian space for users P.L. L.G. L.G. P.L JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER 3.50 EASEMENT 0.30 ROLLED CURB 1.10 MONO SIDEWALK ROLLED CURB 1.40 SIDEWALK 3.50 EASEMENT JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER (to be located within lane when possible) GAS JOINT SERVICES JOINT SERVICES GAS STORM SAN WATER Cobblestone Creek Neighbourhood Structure Plan

61 16.5m Modified Residential Street Flankage Lots The 16.5m residential corridor include driving lanes and parking on both sides of the road. Pedestrian accommodations will include separated sidewalks in both directions. Treed boulevards will be adjacent to the sidewalk, enhancing the pedestrian space and providing separation from people driving cars. These flankage sections will be used in specific residential locations such as the side facing lot to improve the streetscape for people walking P.L. L.G. L.G. P.L JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER (to be located within lane when possible) 3.50 EASEMENT SIDEWALK ROLLED CURB ROLLED CURB 1.20 SIDEWALK 3.50 EASEMENT JOINT SERVIC PEDESTALS o PAD MOUNTE TRANSFORM GAS JOINT SERVICES JOINT SERVICES GAS STORM SAN WATER PART C: Policy Direction Melcor Developments Ltd. October

62 22.5m Modified Residential Entrance The residential entrance will be used to transition users from the divided primary collector to a narrower neighbourhood corridor. The 22.5m corridor can accommodate two lanes for people driving with on-street parking on each side. Landscaping will focus the green features along the centre median. People walking will be accommodated on each side of the street with separated sidewalks EASEMENT EASEMENT L.G. L.G P.L P.L. JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER (to be located within lane when possible) SIDEWALK ROLLED CURB STD. C.&G STD. C.&G. ROLLED CURB 1.20 SIDEWALK 0.30 JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER GAS JOINT SERVICES STORM SAN WATER JOINT SERVICES GAS Cobblestone Creek Neighbourhood Structure Plan

63 21.0m Modified Collector The 21.0m modified collector corridor will provide a transition corridor between Cobblestone Creek and Chinook Gate. Two traffic lanes will be provided with access onto a modified divided primary collector and will include on-street parking will be provided in each direction. Pedestrians will be provided with a separate sidewalk on one side and a 2.50m regional pathway on the opposing flank. Landscape boulevards will be provided on both sides to enhance the pedestrian space EASEMENT EASEMENT P.L L.G. L.G P.L. JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER 2.00 m MONO SIDEWALK to be provided adjacent to school site GAS 0.30 JOINT SERVICES SIDEWALK ST. LT. CABLE ROLLED CURB 2.25 STORM SAN WATER 2.25 ROLLED CURB ST. LT. CABLE 2.50 REGIONAL PATHWAY JOINT SERVICES GAS JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER PART C: Policy Direction Melcor Developments Ltd. October

64 27.55m Modified Divided Primary Collector The 27.55m modified divided primary collector will provide north-south access into the community from 40th Avenue. The corridor can accommodate up to four lanes for people driving and has the ability to convert the curb lanes to on-street parking. Future transit can be accommodated along this section with potential boarding and alighting locations along the corridor. Landscaping will be a significant feature along the corridor with potential green features along the median on the street side boulevards. People walking will be accommodated on each side of the street, while people biking will have a 2.50m regional pathway on a single side EASEMENT EASEMENT P.L L.G L.G P.L JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER ROLLED CURB 3.50 STD. C.&G STD. C.&G ROLLED CURB JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER GAS JOINT SERVICES SIDEWALK 1.40 ST. LT. CABLE STORM SAN WATER ST. LT. CABLE 2.50 REGIONAL PATHWAY JOINT SERVICES GAS Cobblestone Creek Neighbourhood Structure Plan

65 28.5 Modified Divided Primary Collector The 28.5m modified divided primary collector will provide east-west access into the community from 24th Street. The corridor can accommodate up to four lanes for people driving and has the ability to convert the curb lanes to on-street parking. Landscaping will be a significant feature along the corridor with potential green features along the median on the street side boulevards. People walking will be accommodated on each side of the street while cyclist will be operating on-street adjacent to the curb side lanes EASEMENT EASEMENT P.L L.G L.G P.L JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER GAS JOINT SERVICES SIDEWALK 1.40 ROLLED CURB 3.50 ST. LT. CABLE ST. LT. CABLE SIDEWALK 1.40 STORM STD. C.&G STD. C.&G SAN WATER ROLLED CURB JOINT SERVICES GAS JOINT SERVICE PEDESTALS or PAD MOUNTED TRANSFORMER 2.0 m MONO SIDEWALK adjacent to school site PART C: Policy Direction Melcor Developments Ltd. October

66 Transit Service A walkable catchment is typically a five minute commute from one location to next. The five minute walking duration translate to an approximate 400m walking distance. For Cobblestone Creek community, a majority of the community will be within the five minute walk shed which provides significant future coverage when transit if provided along the north-south modified primary collector (Chinook Winds Drive). Figure 19 illustrates the 400m transit walk shed. 22. Transit stops shall be located strategically to maximize the number of residents and riders within a 400m radius (Relates to City Plan, Policy 7.21). Transit Station Transit Line Within 400m of Transit Within 800m of Transit Figure m Radius Walk Shed 58 Cobblestone Creek Neighbourhood Structure Plan

67 Pedestrian and Cyclist Facilities The pedestrian and cycling network in the Cobblestone Creek community is well accommodated. Sidewalks will generally be provided on both side of the roadway with the occasional regional pathways on the opposing side providing a protected mix use cycling facility. People cycling will generally be accommodated on the roadway. Understanding that the local network is much narrower, this will provided a decrease speed differential between the people driving and the people cycling. The cyclist will operate on street within the Cobblestone community and has the ability to transition onto the regional/local pathway when traveling north-south. Figure 20 illustrates the pedestrian and regional pathway network. Figure 20 - Mono Sidewalk Separated Sidewalk Pathways!!! Pathway (Outside) Pedestrian and Regional Pathway Network PART C: Policy Direction Melcor Developments Ltd. October

68 Connectivity Index Street Connectivity The street connectivity index is a guideline used to determine the density of connections within the community. It provides a quick inventory on the number of road corridors and intersections which correlated to how well the on-site network is connected. The index is a calculation based on the number of links and nodes within the community. Links are essentially road segments with no break in between, while nodes are areas with road segments connect at a point. For the community of Cobblestone Creek, the road network and layout follows a modified grid systems where internal circulation can be achieve through various permutations. Based on the road network the Cobblestone Creek community achieved a score of which exceeds the Airdrie TMP requirements. The street connectivity analysis is illustrated in Figure A minimum score of 1.4 shall be achieved on the Street Connectivity Index (Relates to Airdrie Transportation Master Plan).! Connectivity - Nodes Connectivity - Segments Figure 21 - Street Connectivity 60 Cobblestone Creek Neighbourhood Structure Plan

69 Active Mode Connectivity The active mode connectivity index is similar to the street connectivity analysis. The additional components to consider for the active mode analysis is the calculation include all sidewalks, pathways, bike lanes, etc. Links and nodes calculations will be required for the analysis and can include park space as a point of connectivity. 24. A minimum score of 1.6 shall be achieved on the Active Modes Index (Relates to Airdrie Transportation Master Plan). The proposed active mode layout for the Cobblestone Creek community will achieve a score of Pathways (Inside)! Pathway (Outside)! Active Network Node! Road Node Active Network Segment Roads Segment Figure 22 - Active Modes Connectivity PART C: Policy Direction Melcor Developments Ltd. October

70 Servicing The infrastructure required to service the proposed development includes sanitary sewers, potable water network, stormwater management, and shallow utilities. The servicing infrastructure has been designed to facilitate development of the full NSP area. Sanitary All of the sanitary sewage generated from the NSP lands is to flow north to the existing 450mm sanitary trunk line located north of Yankee Valley Boulevard on Bayview Street. It is proposed that this main will be extend south through Chinook Gate to service the entire NSP area. Sanitary servicing will be provided by gravity sewer. The sanitary main will be extended to the south boundary to allow for servicing of the directly south-adjacent parcel. 25. City of Airdrie General Design Standards and Construction Specifications shall be adhered to throughout the community (Relates to City Plan, Policy 7.10). 26. Water and sanitary servicing shall comply with City of Airdrie standards, including the City Development Strategy (Relates to City Plan, Policy 11.7). 62 Cobblestone Creek Neighbourhood Structure Plan

71 The current Utility Master Plan proposes a future sanitary main along the north and east boundaries of the NSP area. This main will service the annexation lands to the north and west. Through discussions with the City, it has been agreed that an alignment along 24th Street is considered more feasible as opposed to an alignment through the community. This change is contemplated to be reflected in future Utility Master Plan updates once detailed analysis is completed by the City. Figure 23 - Sanitary Servicing PART C: Policy Direction Melcor Developments Ltd. October

72 Potable Water The Cobblestone Creek NSP area will be serviced by the extension of existing watermains. A 400mm watermain is planned to be extended through the Chinook Gate NSP area, to the north boundary of Cobblestone. The 400mm main will be extended to the south boundary of Cobblestone. This main will ultimately connect through the quarter section to the south (NW W5) to the 400m main from the newly constructed water reservoir within South Windsong (NE W5). As second water connection will be made to the existing 250mm main located at the west end of Chinook Winds Drive SW. Figure 24 - Potable Water Servicing 64 Cobblestone Creek Neighbourhood Structure Plan

73 Stormwater Management Stormwater drainage from the Cobblestone Creek area will be piped by gravity sewer north through the Chinook Gate development to the expansion of the Prairie Springs Pond. The current Prairie Springs Pond discharges north to the Canals drainage system in Genesis development north of Yankee Valley Boulevard. The allowable discharge rate from the pond is 1.84 L/s/ha. The current pond will be expanded to accommodate flow from the Chinook Gate and Cobblestone Creek areas. Figure 25 - Stormwater Servicing PART C: Policy Direction Melcor Developments Ltd. October

74 Volume control targets, as set out in the NCWWMP will be met for this development. Irrigation from the expanded Prairie Springs Pond of the Chinook Winds Park baseball fields will be implemented as one runoff volume control. All landscaped areas, including lots, boulevards and parks, will have a minimum of 400mm of topsoil. Other measures set out in the SMDP include rear lot drainage from homes backing onto green spaces shall discharge as sheet flow, as well as roof drainage from single family homes shall be directed to landscaped areas prior to draining to streets and lanes. A joint Staged Master Drainage Plan for Chinook Gate and Cobblestone Creek will be prepared by LNG Consulting under separate cover. 66 Cobblestone Creek Neighbourhood Structure Plan

75 Shallow Utilities Cobblestone Creek will be serviced with underground electrical, natural gas, telephone and fibre optic services on a phase by phase basis. The existing networks in adjacent areas will be extended underground to service this area. 4-party trenching will be implemented within this subdivision. Figure 26 - Existing Utilities ROW PART C: Policy Direction Melcor Developments Ltd. October

76 68 Cobblestone Creek Neighbourhood Structure Plan

77 Schedule A (submitted under separate cover) PART C: Policy Direction Melcor Developments Ltd. October

78 70 Cobblestone Creek Neighbourhood Structure Plan

79 Schedule B: Development Staging Since Cobblestone Creek is in a new growth area, development is anticipated to occur in ten phases beginning on the north boundary of the community and will progress according to Figure 27 and will be based upon servicing availability and market demand. By implementing development staging in this manner, a logical extension and progression of servicing and of the existing residential communities bordering Cobblestone Creek will take place. The community will cater to a variety of lifestyles and density for the overall community is 20.1 uph/8.1 upa. Cobblestone Creek will be a traditional community that will incorporate a variety of housing types. At present, the school site has not yet been included in Rocky View Schools timelines or budgets. Should the school become a priority for the school board, it s placement in the phasing sequence could be easily shifted to accommodate the needs of the community. PART C: Policy Direction Melcor Developments Ltd. October

80 Figure 27 - Development Staging 72 Cobblestone Creek Neighbourhood Structure Plan

81 Schedule C: Conceptual Anticipated Residential Land Uses Melcor Developments Ltd. October

82 Figure 28 - Anticipated Residential Land Use Concept The land uses shown are conceptual only and will be confirmed with a future land use application. 74 Cobblestone Creek Neighbourhood Structure Plan

83 Melcor Developments Ltd. October

84 76 Cobblestone Creek Neighbourhood Structure Plan