Bylaw No. B-03/2011 Adopted by Airdrie City Council February 21, 2012

Transcription

1 COOPER S CROSSING STAGE 4 Neighbourhood Structure Plan City of Airdrie WESTMARK HOLDINGS LTD. Bylaw No. B-03/2011 Adopted by Airdrie City Council February 21, 2012 CONSULTANTS: LAND USE PLANNING: Southwell Planning Ltd. UTILITY SERVICING: Southwell Trapp & Associates Ltd. LANDSCAPE CONCEPTS: Stantec Inc. COMMERCIAL CONCEPT: Gibbs Gage Architects Date: February 21, 2012

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3 TABLE OF CONTENTS 1.0 INTRODUCTION & BACKGROUND Proposal & Background Site Context Topography ASP Framework and Supporting Policies NEIGHBOURHOOD STRUCTURE PLAN Design Concept and Rationale Open Space Residential Uses and Density Commercial Transportation Utility Servicing Implementation and Staging Land Use Statistics...21 LIST OF EXHIBITS Exhibit 1: Location plan...2 Exhibit 2: Stage 4 Area Structure Plan Context...4 Exhibit 3: Land Use...6 Exhibit 4: Open Space & Pathway Links...8 Exhibit 5: Commercial Concept...11 Exhibit 6: Transportation...14 Exhibit 7: Transit...15 Exhibit 8: Storm Water...17 Exhibit 9: Utility Servicing...18 Exhibit 10: Tentative Staging...20 Exhibit 3a: Land Use Large Scale... Back Pocket

4 LIST OF TABLES Table 1: Anticipated Density & Units by Housing Type...9 Table 2: Stage 4 Land Use Area Estimates...21 Table 3: Municipal Reserve Provision Stage Table 4: Municipal Reserve Provision Stages Table 5: Residential Density Estimate Summary...23 APPENDIX A: LANDSCAPE CONCEPT PLANS

5 1.0 INTRODUCTION & BACKGROUND 1.1 Proposal & Background This report provides support to the application by Westmark Holdings Ltd., on behalf of Cooper s Crossing Joint Venture, for a Neighbourhood Structure Plan (NSP) covering a gross area of hectares ( acres). The proposed uses include residential, commercial and open space uses located within portions of the Northwest ¼ Section and the Southwest ¼ of W5. Stage 4 is the final development stage within the Cooper s Crossing neighbourhood and encompasses all remaining lands without prior land use approvals as of June The Stage 4 NSP supersedes any land use, transportation or servicing policies contained in the previous Stage 3 NSP which may have overlapped the Stage 4 boundary. The Plan follows the basic design requirements set out in Cooper s Town Area Structure Plan (ASP) as revised in Stage 1 of the Community was approved in 1998, Stage 2 in 2002 and Stage 3 in All lands contained within Stage 4 fall under the ownership of Cooper s Crossing Joint Venture. 1.2 Site Context Exhibit 1, Location Plan shows the Cooper s Crossing area within the City of Airdrie context. The community is located generally south of Yankee Valley Blvd., east of 8 th Street, west of the Morningside development area and north of the future 40 th Avenue road alignment. It includes all of the remaining lands in the Cooper s Crossing development area. Adjacent land uses include: North Developed and approved residential lands of Cooper s Crossing Stages 1, 2 and 3, East The Morningside residential community under development by Cooper s Town Developments Ltd., South The future 40 th Avenue road alignment and the Hillcrest residential community. West 8 th Street and the Windsong residential community. 1.3 Topography The gently rolling terrain within the plan area generally drains towards the centre of the site and to the north and east. The southwest corner will require fill to ensure storm and sanitary utility flows to the north. The highest point is located on a ridge feature located along the east boundary. These higher lands present opportunities for mountain views. The landform does not present any severe constraint to development but the existence of shallow bedrock may increase grading and overall development costs. There are no wetlands or environmentally significant features within the NSP area. FEBRUARY 21,

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7 1.4 ASP Framework and Supporting Policies Area Structure Plan Context: Exhibit 2 shows the subject lands within the ASP context. Although the Stage 4 plan generally follows the principles established in the ASP, several land use and transportation adjustments from the original ASP have been incorporated. These include: An increase in the commercial site area in the south west portion of the Stage 4 from 1.74 hectares (4.3 acres) to 4.94 hectares (12.21 acres) Some redistribution of medium density residential uses to better complement and support the proposed commercial site as a community focal point. A modified road network to provide optimum internal and external access to the commercial site and to 8 th Street and 40 th Avenue. Realignment of the linear park in the south portion of the site to provide a green corridor and pedestrian link directly to the commercial site. The general objectives from the Cooper s Town ASP which are fully supported in the NSP are as follows: 1. To establish a general land use and transportation pattern which will allow continued development of the existing Cooper's Crossing community and ensure compatible land uses within all areas of the plan. 2. To ensure that the interface between adjacent developments and Outline Plans or new Neighbourhood Structure Plans is considered throughout the development approval process in terms of land use, density, building massing and continuity of transportation and open space systems. 3. To encourage community diversity by providing a variety of residential products including single detached and multi-dwellings to accommodate different household types and lifestyles. 4. To provide for future joint use school facilities with convenient vehicular and pedestrian access. 5. To ensure that future development and utility servicing is planned and constructed in a logical phased sequence and that the general locations for storm water management facilities/ponds are identified. 6. To encourage walking and cycling through the provision of a variety of open spaces including active and passive parks and linear pathway connections. 7. To ensure that the road standards proposed are consistent with the projected traffic volumes and that heavy traffic volumes are discouraged through residential neighbourhoods. 8. Where possible, to plan higher density nodes adjacent to the collector road system with good access to the community entry and egress points. 9. To ensure that the collector road pattern could form an efficient transit loop should this service become available. FEBRUARY 21,

8 STAGE 4 BOUNDARY Exhibit 2: Stage 4 Area Structure Plan Context FEBRUARY 21,

9 2.0 NEIGHBOURHOOD STRUCTURE PLAN 2.1 Design Concept and Rationale Building upon the successful design philosophy established in Stages 1, 2 and 3, the Stage 4 Plan provides for a high quality residential neighbourhood with a mix of land uses including a commercial centre and a range of residential housing types and density mix. The open space system consisting of meandering linear parks linking residential cells and activity nodes is continued from previous stages and offers all residents convenient access to the pathway and park features. The need for a strong focus on pedestrian linkages to the commercial area in the southwest has been identified. Exhibit 3 shows the NSP land uses and transportation concept. In addition to the joint use/school site located in Stage 3, Stage 4 includes a 1.63 hectare contribution to the southeast joint use site which straddles the Cooper s Crossing/ Morningside boundary. Homes that do not back directly onto green space are all within short walking distance of the linear park and trail system. Residential areas will include a variety of single detached and multi-unit dwellings with an emphasis on attractive streetscapes. Both lane and laneless lots will be incorporated into future subdivision designs. The roadway system is designed to provide excellent access through the site and to the proposed commercial uses in the south west. General Guiding Principles Residential land uses will include a variety of lot sizes and housing types The average residential density within the NSP area will fall within the units per hectare ( units per acre) range established in the ASP Higher density residential development will generally be located in the southwest portion of the plan area to support the commercial component Commercial uses will incorporate urban design and architectural controls to ensure compatibility with adjacent residential land uses The open space and local pathway system will provide continuity with the network established in Cooper s Crossing Stages 1-3 to the north and provide a links to the south west commercial area and to the adjacent Morningside development through the shared joint use site The design of all public utility services will be in accordance with City of Airdrie design standards Stage 4 will include the west half of the JUS site which is a shared responsibility between the Cooper s Crossing and Morningside developments The collector road system will be as illustrated on Exhibit 3 and will include a link west to 8 th Street, south to 40 th Avenue and east to the Morningside development. FEBRUARY 21,

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11 2.2 Open Space The open space components within Cooper s Crossing are shown on Exhibit 3a and Exhibit 4. Linear Pathways: Two important pathway links are included in Stage 4. The easterly link connects the central storm pond amenity area to the southeast JUS with through connection to the Morningside development. The central linear link provides a direct pedestrian connection to the commercial centre and higher density residential development in the southwest portion of the site. These links also connect north to the existing Cooper s Crossing community Stages 1-3. Joint Use Site and Parks: Stage 4 includes a 1.63 hectare (4.02 acre) contribution to the JUS shared between the Cooper s Crossing and Morningside developments. This site includes space for a school building envelope on the south part and soccer field and pathway link on the north part. In addition to the JUS, two active parks are included in Stage 4. A 0.7 hectare (1.76 acre) park is strategically located at the intersection of Cooper s Crescent and Cooper s Drive and forms an important activity node at the northern end of the linear pathway connection to the Commercial centre. A smaller 0.24 hectare (0.6 acre) pocket park on Cooper s Avenue serves the residential area in the south part of the plan area and will include play equipment for younger children. Credit and Non-Credit Municipal Reserves (MR): The overall reserve requirement for Cooper s Crossing was established in the Coopers Town ASP and was based on the concept of extensive linear parks with open space features at street intersections. The ASP established that a minimum 10% of gross developable lands be dedicated as credit reserve. A further 1.7% was provided as credit or non-credit reserve. Credit reserves serve primarily for school and recreational uses while non-credit MR can include parks that may contain utility lines, are narrower than 12.0 meters in width or are small amenity spaces at key intersections. To determine the gross developable land for reserve calculations purposes, lands required for Major Arterial and Highway Arterial roads have been excluded. Based on the reserves provided to date in Stages 1-3 the Stage 4 NSP reserve requirement is a minimum of 2.12 hectares (5.26 acres) of credit reserve and 1.67 hectares (4.11 acres) of voluntary credit/non credit reserve. Detailed reserve calculations for Cooper s Crossing are provided in the Land Use Statistics Section Conceptual designs for the various municipal reserve are included in Appendix A. Open Space Guiding Principles A minimum of 10% of the developable area will be provided as credit municipal reserve or municipal school reserve. Municipal reserve allocation is averaged across all development Stages Continuity of the linear park and pathway system will be provided between the Plan area and adjacent approved plans in Cooper s Crossing Stage 3 to the north and Morningside neighbourhood to the east The open space system and key pathway links will conform generally to that shown on Exhibit 4. Some variation in width and alignment of linear parks will be permitted at the detailed subdivision stage Municipal reserve lands will be landscaped in accordance with City of Airdrie design standards. FEBRUARY 21,

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13 2.3 Residential Uses and Density Residential Uses: The Plan area contains a mix of residential uses including move up and estate single detached lots, narrower single detached and semi-detached lots with and without lanes and multi-dwelling residential including attached homes and apartments. Four residential land use categories are identified within the Stage 4 plan. Single Family including a variety of medium and larger lot sizes with both lane and laneless designs. Density range uph (5-9 upa). Anticipated number of units = 339 or 35.6% of total. Single Family or Semidetached these areas provide flexibility for narrower lot single family and semi-detached homes typically on public streets. Density range uph ( upa). Anticipated number of units = 233 or 24.5% of total. Multi Family Low Density includes semidetached and townhome dwellings with the option for public or private streets. Density range uph (9-13 upa). Anticipated number of units = 132 or 13.9% of total. Multi-family Medium Density (Sites A and B) - including attached homes and apartment style units. The design of these parcels may include a higher rise core with a density up to 118 uph (48 upa) with semidetached or townhomes on one or more edges to create a graduated density and massing. Overall site density range uph (13-26 upa) Anticipated number of units = 247 or 26% of total. Although the possible housing unit range for Stage 4 is estimated between 883 and 1070 housing units it is anticipated that the actual unit count will be approximately 951 giving a density of uph (8.02) upa). Final unit numbers will be determined at the subdivision and development permit stage. As shown on Exhibit 3, the development density generally increases toward the south part of the development with a strong focus near the commercial component. Table 1 summarizes the anticipated density and units for each housing type. Table 5 provides additional residential density information for all Cooper s Crossing Stages 1-4. HOUSING TYPE Table 1: Anticipated Density and Units by Housing Type Density Range units/ha Density Range units/ac. Area Ha (Ac.) Anticipated Density uph (upa) Anticipated Units Single Family (49.86) (6.80) 339 Single Family & Semi-detached (30.14) (7.73) 233 Multi Family Low Density (10.35) (12.75) 132 Multi Family Medium Density (12.60) (19.59) Area includes adjacent public roads and lanes 2 Area includes adjacent roads and lanes only where units are serviced by public streets 3 Area is net site area Total 951 FEBRUARY 21,

14 Residential Guiding Principles A mix of residential housing styles will be provided including single detached, semi-detached, townhouses and apartments Both laned and laneless subdivision designs will be encouraged Higher density residential areas will generally be located as shown on the NSP Exhibit 3 but final density allocation and building heights will be detailed at the land use and development permit stage Street orientated townhouse development is encouraged Residential density will be maintained within the units per gross developable hectare ( units per acre) established in the Cooper s Town ASP. 2.4 Commercial The Cooper s Crossing community shopping centre will be a neighbourhood-scale shopping plaza of approximately 4.94 hectare (12.20 acres) conveniently located at the intersection of 8 th Street and 40 th Avenue. The centre will be a walkable, user friendly space integrated with the Cooper s Crossing residential community. It will service the immediate needs of the surrounding communities with grocery, pharmacy, financial and food services. The strategic location is readily accessible for pedestrian and vehicular traffic both internally from Cooper s Crossing and Morningside and externally from future neighbourhoods to the west and south. Vehicular access will be primarily from all-turns intersections on 8 th Street on the west and the future 40 th Avenue to the south. Secondary access to the commercial site includes a right-in/right-out from 8 th Street. Convenient access is also provided internally from Cooper s Boulevard which delineates the north and east boundary of the commercial area. Two main collector streets Reynolds Avenue and Coopers Street provide direct links to the north and east. The pathway system includes a landscaped green corridor providing a direct green link to the commercial node from the north. A conceptual design of the commercial site is shown in Figure 5. Final design will be determined at the development permit approval stage. The main objectives for the commercial site are: To develop a pedestrian friendly and sustainable commercial use district serving Cooper s Crossing and other southwest neighbourhoods. To integrate the commercial landscaping and architectural design with the adjacent residential uses to form a cohesive urban design approach. To provide a high level of accessibility for both pedestrian and vehicular traffic including future public transit. FEBRUARY 21,

15 Exhibit 5: Commercial Concept Note: Concept plan only subject to change Commercial Guiding Principles A commercial site of approximately 4.94 hectares (12.21 acres) will be located in the south west corner of the NSP area generally as shown on Exhibit All turns access to the site will be from the internal collector road Cooper s Boulevard located along the north and east edge of the site and from a limited turns right-in right-out intersection on 8th Street generally as shown on Exhibit Emphasis shall be given to providing a high level of pedestrian accessibility to the commercial site from the Cooper s Crossing residential areas to the north and east including safe pedestrian crossings and traffic calming measures on Cooper s Boulevard Urban design, streetscape and architectural elements shall be coordinated within the commercial development and the adjacent residential developments to create a coordinated and attractive pedestrian friendly community focal point. FEBRUARY 21,

16 2.4.5 Urban design elements within the commercial site shall support the pedestrian friendly objective with, for example, enhanced sidewalks, seating areas, plaza spaces, street furniture and pedestrian level signage and public art Architectural detailing and enhanced landscaping shall occur along the commercial edges where buildings back onto Cooper s Boulevard in order to maintain an aesthetic view for adjacent residential areas. 2.5 Transportation Although modifications have been made to the internal road system based primarily on the larger commercial component, the transportation system generally follows the concept of residential streets and local collector roads feeding the adjacent arterial road system to the south and west as established in the ASP. This road network is supported by the Cooper s Crossing Commercial Traffic Impact Assessment Report dated February 2010 by ISL Engineering and Land Services Ltd. As shown on Exhibit 6, the internal collector street Cooper s Drive is continued from Stage 3 and provides an important central link through the Plan area to 8 th Street. A second collector street Cooper s Avenue serves the south portion of the NSP and links Morningside with the proposed commercial node discussed in Section 2.4. The internal perimeter collector road Cooper s Boulevard adjacent to the commercial site provides several important functions. It provides a direct link from Cooper s Crossing to the external arterial road system. It provides access internally to the commercial district from Cooper s Crossing and Morningside without the need to use the external arterial road network. It offers an opportunity to provide an attractive streetscape design interface between the commercial and residential uses. Treed boulevards, on-street parking, decorative lighting, and pedestrian sidewalks and crossings are envisaged together with traffic control measures to slow traffic and create a pedestrian friendly environment. Transportation Guiding Principles Road Design and Standards: The internal road design and the access and egress locations to the Plan area will generally be as illustrated on Exhibit 6. All primary collector, collector, residential streets, and lanes will be designed to meet City of Airdrie engineering and environmental designs standards existing at the time of approvals Pedestrian Movement: The NSP design will emphasize pedestrian movement and accessibility. Pedestrian provisions will include a combination of street sidewalks and dedicated pathways within linear parks generally as shown on Exhibit Sidewalk Design: Separated sidewalks will be encouraged on primary collector entry roads where rear drive lane access is provided and front driveways are optional. FEBRUARY 21,

17 2.5.4 Traffic Calming and Pedestrian Friendly Features: Traffic calming measures to slow traffic and improve vehicular and pedestrian safety will be encouraged along higher traffic areas such as the Cooper s Drive entrance from 8 th Street, Cooper s Boulevard adjacent to the commercial site and Cooper s Avenue. Design features may include curb bump-outs, raised and textured crossings, controlled parking, possible 4-way stops and enhanced street lighting, street furniture and tree planting. Potential locations for enhanced crossing including measures to narrow the pedestrian crossing distance include: Cooper s Boulevard and Cooperswood Street. Cooper s Boulevard at the central linear green strip/pathway crossing. Cooper s Boulevard and Reynolds Avenue. Cooper s Crescent southeast of the Cooper s Drive at the pathway crossing. Cooper s Crescent at the pathway crossing northwest of the joint use site. Within the section of Cooper s Boulevard between Cooperswood Street and Reynolds Avenue the street design, signage and landscaping will be designed to slow traffic and provide for safe pedestrian movement between the higher density residential housing to the northeast and the Cooper s Market commercial to the south th Avenue: This road has been identified as a major east/west traffic corridor by the City of Airdrie and is to be constructed to a Divided Major Highway Arterial standard. This standard requires a 48 meter right of way th Street: This road is to be constructed to a Divided Major Highway Arterial standard from 40 th Ave. north to Cooper s Drive. A 48 meter Right of Way is required for this road Commercial Access Considerations: The configuration of access from 40 th Ave and 8 th Street to the commercial site will be verified through an updated traffic study prior to land use redesignation of the commercial site. Exhibit 6 shows the location of these access points Transit: Potential routes for transit shuttle service including Cooper s Drive, Cooper s Boulevard and Reynolds Avenue are shown on Exhibit 7. Possible locations for bus stop zones are also identified. FEBRUARY 21,

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20 2.6 Utility Servicing As a general requirement of this plan, all development activity on the subject lands shall not exceed City of Airdrie system capacities. Storm Water Management: Storm water drainage from Stage 4 area utilizes three storm ponds for storage and treatment as illustrated schematically on Exhibit 8. North East Pond: The north east storm pond was completed in 2005 This 2.25 hectares (5.55 acres) wet pond services a catchment area of approximately 81 hectares (200 acres). The pond provides storm water treatment to approved Alberta Environment guideline levels (at the time of approval). Pond discharge is piped under the CPR tracks to an existing outfall to Nose Creek. Central Pond: In 2010 a storm pond of approximately 1.79 hectares (4.42 acres) was constructed in Stage 3 immediately east of the central JUS. This pond functions in conjunction with the existing north east pond. It services approximately 40 hectares (100 acres) of the Stage 4 area and some adjacent roads. Water from this facility will be piped to the north east storm pond for water quality enhancement prior to final discharge to Nose Creek. South East Pond (Morningside): From the east side of Stage 4 approximately 14 hectares (34.5 acres) will be piped to the Morningside storm pond in the southeast for storage and treatment. As with the north pond, discharge is piped under the CPR tracks to an outfall into Nose Creek. SW Commercial Site: The low lying 4.94 hectares (12.21 acres) commercial site will be graded to direct storm water flows to the Central Pond in Cooper s Crossing via a piped system. Only emergency overflow from greater than 1:100 year storm events will be directed to the 40 th Ave. / 8 th Street intersection where it will be handled by a future storm pond that will be constructed to the south and west of this intersection. Water Supply: The Stage 4 area will be serviced by connections to existing mains. A tie to a 400mm main at Yankee Valley Blvd. and Cooper s Crossing Gate as well as a connection to a 250mm main at 8 th Street and Cooper s Crossing Link currently services the north portion of Cooper s Crossing,. There is also a connection to a 250mm main east under the CPR tracks to the highway commercial/industrial area through the Morningside subdivision. There will be 3 additional 400mm main ties: the first is at the south intersection of Cooper s Drive and 8 th Street, the second will be at 40 th Avenue east of the commercial site, and the third along the south boundary at Reynolds Gate. Exhibit 9 shows the water distribution network. Exhibit 3a contained in the back pocket provides a larger scale plan of the water distribution system. FEBRUARY 21,

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23 Sanitary Sewer: The Stage 4 area will be serviced by connections to existing mains. The north portion of Cooper s Crossing is currently serviced by an existing 450mm sanitary sewer main draining north through the Luxstone subdivision to the north. Approximately 14 hectares (34.5 acres) drains south east towards the Morningside subdivision. Engineering analysis has confirmed that the existing infrastructure has sufficient capacity to service the Stage 4 lands. Exhibit 9 shows the overall collection system with the main sewer lines generally following the internal collector road network. Exhibit 3a contained in the back pocket provides a larger scale plan of the utility system proposed. Shallow Utilities: The north Cooper s Crossing area is currently serviced with electric, telephone, natural gas and cable TV facilities. Stage 4 will be serviced by extensions to the existing network or by provision of area network upgrades. Utility Servicing Guiding Principles Development activity servicing requirements within the NSP area shall not exceed City of Airdrie system capacities The location of storm water ponds and boundaries of catchment areas shall be generally as illustrated on Exhibit The design of all public utility services will be in accordance with City of Airdrie design standards. 2.7 Implementation and Staging Following adoption of the Stage 4 NSP, the main planning related requirements for implementation through the City of Airdrie include Land Use Redesignation by Council and subdivision approvals including Tentative and final legal Plans of Subdivision. A tentative staging sequence is illustrated on Exhibit 10. Some adjustment to this sequence may be required to reflect market demand for different residential product types and to allow concurrent development of phases. Changes to the staging sequence will not trigger a formal amendment to the NSP. Where economically feasible, collector road links (or temporary links) will be completed early in the development process to facilitate vehicular circulation and alternative access for construction traffic. Implementation and Staging Guiding Principles: Land Use Redesignation will be required prior to subdivision and development in the NSP area The normal City of Airdrie process of subdivision application and approval procedures will be required for further subdivision of lands and the creation of any new land titles within the Stage 4 NSP area The tentative development phasing sequence shown will act as a guide but may be modified to reflect demand for various housing types and commercial space Alternative and possible temporary construction vehicle access will be considered to reduce impacts on existing residential areas. FEBRUARY 21,

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25 2.8 Land Use Statistics Land Use Areas: Table 2 summarizes the area estimates for the various land uses proposed within Stage 4. Values are approximate and subject to final survey and adjustment on a detailed phase by phase basis. Table 2 Cooper s Crossing Stage 4 Land Use Area Estimates Hectares Acres % of St.4 Area Total NSP Stage 4 Area Less Divided Major Highway Arterial Roads TOTAL STAGE 4 AREA % Residential Single Family % Single and Semi Detached % Multi Family Low Density 2, % Multi Family Medium Density % Total Residential % Total Commercial % MR Credit JUS west part Central Park Linear Park to the southwest Pocket Park south east Linear Park SE from pond Total MR Credit % MR Non-credit Linear park NE MR with URW Linear connection Ph Total MR Non-Credit % Roads (internal) % 1 Excludes adjacent public roads 2 Excludes adjacent roads where public 3 Gross multi site area where roads are private FEBRUARY 21,

26 2.8.2 Municipal Reserve Dedication: Table 3 and Table 4 provide an overall estimate of the municipal reserve dedication for Cooper s Crossing Stage 4 and overall for Stages 1-4. The additional 1.76% above the normal 10% credit dedication is reflective of the design concept incorporating extensive linear open space and pathway system. The calculations estimate that on build out approximately 11.04% of the land will be provided as credit MR and approximately 0.72% as non-credit MR. Non-credit MR includes park spaces that may be encumbered with utility rights of way or that are less than 12 meters in width. Table 3 Municipal Reserve Provision Stage 4 Stage 4 only Hectares Acres % of Dev. Base area for MR Calculation % MR Credit Reserves % MR Non-Credit Reserves % Table 4 Municipal Reserve Provision Stages 1-4 Stages 1-4 Credit MR Hectares Acres % of Dev. Base area for MR Calculation % MR Credit Reserves Stages % MR Credit Reserves Stage % Total MR Credit Reserves % Stages 1-4 Non-credit MR Hectares Acres % of Dev. Base area for MR Calculation % MR Non-Credit Stages % MR Non-Credit Stage % Total Non-credit MR % Total Credit and Non-credit MR % Residential Density Estimates: Table 5 shows the estimated density range for Stage 4 and Cooper s Crossing overall Stages 1-4. The Stage 4 estimated density of uph (8.02 upa) meets the minimum density target for new NSPs which is 7.0 upa cited in Land Use Policy #2-1.1 of the Airdrie City Plan. The density of the entire Coopers development uph (6.24 upa) falls within the target range of uph (5.7 to 8.9 upa) as prescribed in the Density Policy #1 of the Cooper s Town ASP. FEBRUARY 21,

27 For density calculation purposes the 4.94 hectare (12.21 acre) commercial site and 2.20 hectare (5.44 ac.) Divided Major Highway Arterial Road requirements are excluded from the area used for residential density calculation. Because the majority of multi family development and smaller lot development is proposed in the south portion of the Cooper s Crossing community, the density of Stage 4 is higher than the existing developed portions of Cooper s Crossing. Table 5 Residential Density Estimate Summary Base Area Hectares 1 Base Area Acres 1 Unit Estimate Density UPH Density UPA Stage 4 Only Stages Base Area = Gross Area less arterial road widening (2.20 ha) and commercial site area (4.94 ha) FEBRUARY 21,

28 APPENDIX A LANDSCAPE CONCEPT PLANS AND KEY ROAD CROSS SECTIONS FEBRUARY 21, 2012 I

29 JOINT USE SCHOOL SITE WEST HALF AREA 1.63 HA (4.025 ACRES) COOPERSFIELD PARK COOPER S CROSSING STAGE 4 MORNINGSIDE REYNOLDS AVE. FEBRUARY 21, 2012 II

30 COOPER S DRIVE/COOPER S CRESCENT: CENTRAL ACTIVE PARK AREA 0.72 HA (1.78 ACRES) FEBRUARY 21, 2012 III

31 SOUTH TOT LOT COOPER S AVENUE AREA 0.24 HA (0.59 ACRES) REYNOLDS LANE REYNOLDS AVE. REYNOLDS MANOR FEBRUARY 21, 2012 IV

32 LINEAR PATHWAY AND GREEN LINK TO COMMERCIAL AREA 0.4 HA (0.99 ACRES) COOPERSWOOD GREEN MULTI FAMILY RESIDENTIAL MULTI FAMILY RESIDENTIAL COMMERCIAL CENTRE REYNOLDS AVE. FEBRUARY 21, 2012 V

33 LINEAR PATHWAY LINKING STORM POND AMENITY TO JOINT USE SCHOOL SITE AREA 0.12 HA (0.3 ACRES) SINGLE FAMILY RESIDENTIAL SINGLE FAMILY OR SEMI DETACHED RESIDENTIAL FEBRUARY 21, 2012 VI

34 COOPER S LANE PATHWAY LINK: NON-CREDIT MR AREA 0.04 HA (0.09 ACRES) SINGLE FAMILY RESIDENTIAL NON CREDIT MR SINGLE FAMILY RESIDENTIAL COOPERSTOWN PLACE COOPERSTOWN LANE FEBRUARY 21, 2012 VII

35 COOPER S LANDING/COOPER S CRESCENT PATHWAY AND GREEN LINK NON-CREDIT MR: AREA 0.32 HA (0.79 ACRES) NON CREDIT MR SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL FEBRUARY 21, 2012 VIII

36 COOPER S DRIVE MAIN ENTRANCE FROM 8 TH STREET (SEE SECTION A-A) 8 th STREET FEBRUARY 21, 2012 IX

37 COOPER S BOULEVARD ADJACENT TO COMMERCIAL CENTRE (SEE SECTION B-B) 8 th STREET. COMMERCIAL B B MULTI FAMILY RESIDENTIAL COOPER S BLVD. MULTI FAMILY RESIDENTIAL MULTI FAMILY RESIDENTIAL FEBRUARY 21, 2012 X

38 SECTION A-A: COOPER S DRIVE ENTRANCE FROM 8 th STREET SECTION B-B: COOPER S BOULEVARD Note: A 1.0 meter easement is proposed on the front of the residential lots to allow for construction of fencing on the lots without encroaching into the utility Right of Way easement. FEBRUARY 21, 2012 XI