OP-08-01 Council Resolution June 16, 2008 Planning and Development Services
Kingsgate Landing Outline Plan Table of Contents 1.0 Introduction 1 1.1 Purpose of Plan 1 1.2 Plan Area Location 1 1.3 Ownership and Dispositions 1 1.4 Policy and Regulatory Context 2 1.5 Site Characteristics 2 2.0 Development Plan 3 2.1 Plan Objectives 3 2.2 Development Concept 3 3.0 Infrastructure 7 3.1 Transportation Network 7 3.2 Water Distribution 7 3.3 Sanitary Sewer 8 3.4 Stormwater Management 8 3.5 Shallow Utilities 9 4.0 Implementation 10 4.1 Phasing 10 4.2 Statutory Plan Amendments 10 List of Tables Table 1: Land Use Allocation Summary 4 Table 2: Population Generation 5 Table 3: Student Generation 5 List of Maps 1 Regional Map 2 Existing Conditions 3 Topography 4 Land Use Amended OP-08-01A December 14, 2015 5 Open Space 6 Transportation 7 Water System 8 Sanitary Sewer 9 Storm Drainage 10 Proposed Phasing 11 Proposed Zoning Amended OP-08-01A December 14, 2015 The City of Grande Prairie
Kingsgate Landing Outline Plan 1.0 Introduction 1.1 Purpose of Plan The Kingsgate Landing Outline Plan has been prepared on behalf of the owner of the subject property to provide a detailed framework for the future residential development of lands in northeast Grande Prairie. This Outline Plan has been prepared in accordance with Policy 7.2.2 of the City of Grande Prairie Municipal Development Plan (MDP). As required by this policy, the Plan addresses the following: physical features and development constraints; future land use and development concept, including lot layout; proposed transportation network, including the approximate alignment of future arterial, collector and local roads; disposition of municipal reserve; proposed servicing for the area; and phasing of development. 1.2 Plan Area Location As illustrated in Map 1 Regional Map, this Outline Plan applies to land legally described as NE 31-71-5 W6M. The site is bounded to the west by the Crystal Lake Estates/Lakeland neighbourhood, to the north by 132 Avenue and to the east by an undeveloped road allowance (future 84 Street). The Plan area is bounded on the west by 88 Street. Most of 88 Street has been closed and will serve as a trail and utility corridor. The Plan area is located north of the recently approved Copperwood neighbourhood. The balance of the adjacent lands to the north, north-east, east and south-east are in agricultural production. 1.3 Ownership and Dispositions The Plan area consists of 63.5 ha (157 ac) of land under the ownership of Kingswood Prairie (Alberta) Ltd. There are no encumbrances on title that affect the future development of the subject lands. The City of Grande Prairie Page 1
Kingsgate Landing Outline Plan 1.4 Policy and Regulatory Context The Kingsgate Landing Outline Plan has been prepared in accordance with the requirements of the Grande Prairie Municipal Development Plan (MDP). This Outline Plan is consistent with MDP policies respecting the utilization of spare servicing capacity and the development of an efficient land use pattern. This Outline Plan is also guided by the policies and development concepts contained in the Northeast Area Structure Plan. In some respects, this Outline Plan does not conform fully with the land use provisions of the Northeast Area Structure Plan and as such an amendment to the Area Structure Plan is required, as outlined in Section 4.2. The Plan area is currently designated as Urban Reserve (UR) in the Grande Prairie Land Use Bylaw (Bylaw C-1100). 1.5 Site Characteristics As illustrated on Map 2 Existing Conditions, the majority of the Plan area is presently in agricultural production. The Canada Land Inventory (CLI) rates local soils as comprised mainly of Class 2, with limitations due to adverse climate. The northeast portion of the site is characterized by a seasonal drainage basin area encompassing a surface area of approximately (+/-) 12.1 ha (30 ac). The area accommodates seasonal runoff from a majority of the Plan area, as well as from adjacent lands to the north. An east-west oriented seasonal drainage course exists in the northern portion of the site, and an ephemeral seasonal drainage area exists adjacent to the south plan boundary. No buildings exist in the Plan area. Major electrical transmission lines are located east of the Plan area, parallel to the east boundary of the future 84 Street. Map 3 Topography, shows that the Plan area is relatively flat and slopes from west to east. Elevations in this area range between 677 m in the northwest corner to 670 m on the east boundary of the Plan area (1.2% slope). The City of Grande Prairie Page 2
Kingsgate Landing Outline Plan 2.0 Development Plan 2.1 Plan Objectives The Kingsgate Landing Outline Plan is intended to achieve the following objectives: 1. To provide an overall land use framework for future development in the northeast portion of Grande Prairie that is compatible with existing development on, and proposed development plans for, adjacent lands; 2. To provide for the development of an attractive residential neighbourhood with a significant amount of open space; 3. To develop a neighbourhood that will provide for a variety of residential housing forms; 4. To integrate a mixed use development opportunity with single family residential development in the Plan area; 5. To identify locations for community service facilities such as schools and major parks; 6. To utilize stormwater management facilities, where possible, as an amenity feature; 7. To develop a safe and efficient transportation network that meets the needs of vehicles, pedestrians, cyclists, and public transit; and 8. To provide an efficient municipal servicing concept and phased approach to development of the Plan area. 2.2 Development Concept 2.2.1 General The proposed development concept for the Kingsgate Landing Outline Plan is illustrated on Map 4 Land Use, and a summary of how land has been allocated for different use types is provided in Table 1. The net developable area is approximately 63.6 ha (157 ac). The City of Grande Prairie Page 3
Kingsgate Landing Outline Plan Table 1: Land Use Allocation Summary Land Use Total Area Percent (ha) Of Total Net Developable Area 63.6 100.0 Residential Single Detached (RG) Single Detached (RS) Multi-Family (RM) 35.7 27.8 2.8 5.1 56.1 43.7 4.4 8.0 Open Space (MR) Neighbourhood Parks Trail/ Park Corridors School SWM Amenity Area Roads Internal Roads Lanes Road Widening Public Utility Lots SWM Pond SWM Border 2.2.2 Residential Development 9.5 2.1 0.1 4.8 2.5 14.9 12.7 0.2 2.0 3.5 2.8 0.7 OP-08-01A December 14, 2015 14.9 3.3 0.2 7.5 3.9 23.4 20.0 0.3 3.1 The majority of the land in the Plan area is proposed for single family residential development, totalling approximately 30.6 ha (75.6 ac), which is 48.1% of the net developable area. A mix of single family residential lot sizes is intended, including conventional size lots to be developed under the General Residential (RG) district, and some smaller lot sizes by comparison, based on the Small Lot Residential (RS) districts of the Land Use Bylaw. As per the Land Use Bylaw, lots designated RS are expected to be narrower than lots designated as RG. Three medium density multi-family sites totaling 5.1 ha (12.6 ac) are proposed in the southeast and central portions of the Plan area. The southeast multi-family site is located adjacent to the proposed 84 Street intersection. This location is based on the development principle that higher density residential forms should be placed along collectors or at collector/arterial roadway intersections, which provide a higher level of service standard to facilitate efficient distribution of the heavier volumes of vehicle and pedestrian traffic. The central multi-family site will feature a commercial storefront and is in a location that adheres to the same principle as described above. OP-08-01A December 14, 2015 All multi-family sites will be developed in accordance with the Medium Density Residential (RM) district of the Land Use Bylaw. OP-08-01A December 14, 2015 5.5 4.4 1.1 The City of Grande Prairie Page 4
Kingsgate Landing Outline Plan As illustrated in Table 2 Population Generation, it is anticipated that approximately 670 single family and 293 multi-family units may be accommodated in the Plan area. This will generate 2,641 residents, of which an estimated 513 (19.5%) will be of school age, as shown in Table 3. The Plan area is calculated to have an overall net residential density of 15.1 uph (6.1 upa) and 41 persons per net developable hectare (16 per acre). Table 2: Population Generation Land Use Area (ha) Units Estimated Density (du/ha) Population Single Detached (RG) 27.89 607 21.8 1,942 Singled Detached (RS) 2.8 63 22.5 201 Multi-Family (RM) 5.1 293 57.4 498 Total 35.7 963 27.0 2,641 Notes: Single-family residential density is calculated at 3.2 people per unit while multi-family residential density is calculated at 1.7 people per unit. OP-08-01A December 14, 2015 Table 3: Student Generation 1 Total Students Total Public Total Separate Public School Students Total Students Total K-9 Total 10-12 Separate School Students Total Students Total K-9 Total 10-12 Student Generation 19.5% of Population 61.7% of Total Students 38.3% of Total Students 77% of Students 23% of Students 71.7% of Students 28.3% of Students 513 317 196 317 244 73 196 141 56 2.2.3 Deleted by Resolution OP-08-01A December 14, 2015 1 Based on school enrolments as of September 2007. The City of Grande Prairie Page 5
Kingsgate Landing Outline Plan 2.2.4 Open Space The allocation of open space within the Plan area accounts for approximately 14.9% of the Net Developable Area, which exceeds the 10% maximum pursuant to Municipal Reserve provisions of the Municipal Government Act. This municipal reserve overdedication is to provide for quality, local public open space features for the immediate neighbourhood, which includes a school site, neighbourhood parks and a landscaped amenity area adjacent to the Stormwater Management Pond. Municipal Reserve shall be dedicated as shown in Map 5. The following is a detailed breakdown of Municipal Reserve allocation: Three neighbourhood parks, totalling 2.1 ha in size are proposed to serve the Plan area. One 0.7 ha park space is located at the south end of the Plan area and is to be combined with a previously dedicated park space in Copperwood. Two park spaces, 0.7 h in size each, are proposed at the north end of the stormwater pond area. A 2.5 ha area around the stormwater wet pond facility will be contoured and landscaped to function as neighbourhood and community amenities. Park/trail corridors with a combined area of 0.1 ha (0.3 ac) are provided at several locations throughout the Plan area to help facilitate neighbourhood pedestrian connectivity. These corridors connect the outdoor amenities in the Kingsgate Landing Outline Plan area with the trail and park network outside the Plan area. A school site of 4.8 ha (11.9 ac) is shown in the west central portion of the Plan area, adjacent to Lakeland Drive. It is expected that the Grande Prairie Public School District #2357 will be constructing a K-9 Elementary school on the remaining area of the site. The school site will be zoned Public Service (PS) District in accordance with the City of Grande Prairie Land Use Bylaw. A 0.3 ha (0.7 ac) site adjacent to the school site will be provided for a neighbourhood playground. The overall rationale for park allocation and furnishings for open space areas within the Plan area will be addressed in more detail in a Parks Design Report to be submitted in support of this Outline Plan. The City of Grande Prairie Page 6
Kingsgate Landing Outline Plan 3.0 Infrastructure 3.1 Transportation Network As illustrated in Map 6, arterial access to the Plan area is provided by 84 Street to the east and 132 Avenue to the north. The Plan proposes an arterial standard road at 84 Street, which is currently undeveloped. According to the Grande Prairie Transportation Master Plan, 84 Street will be constructed to a four-lane divided standard. Land along the east boundary of the Plan area has been set aside for road widening in order to accommodate the eventual development of 84 Street. Lots backing on to 84 Street and 132 Avenue have been designed with extra depth in order to accommodate noise attenuation measures. Indirect arterial access is also provided to the Plan area through 132 Avenue. According to the Grande Prairie Transportation Master Plan, 132 Avenue is proposed as a major east-west arterial road. Land along the northern boundary of the Plan area has been previously set aside for road widening. Additional road widening will be provided for 132 Avenue to supplement the previous dedication. Major collector access to the Kingsgate Landing area is provided via two roadways that extend through the Plan area, and one along the western boundary. East-west access is provided via Lakeland Drive, which provides a connection from 84 Street, through Crystal Lake Estates to 116 Avenue. North-south collector access is provided by Copperwood Road, which runs north from the proposed Copperwood neighbourhood and intersects Lakeland Drive. Site access to 132 Avenue will be provided by 88 Street and 84 Street. All proposed collector roadways are illustrated on Map 6. The balance of the Plan area is to be served by a network of local roads. A rear lane, as shown on Map 6, is proposed to serve a proposed group of houses along the central portion of east Plan area boundary. Accommodation for pedestrians and cyclists is provided through the development of a local pathway network, with connections to proposed trails along 84 Street and the broader trail network in neighbourhoods outside the Plan area. The pathways will be developed in accordance with municipal standards. The stormwater pond area will be landscaped and will feature a pathway which will serve to connect to trails in adjacent neighbourhoods. The landscaped stormwater pond area will serve as a local amenity feature and a pedestrian destination. 3.2 Water Distribution Map 7 Water System illustrates the proposed water service for the Plan area. Generally, there will be one main feed and three planned feeds into the Plan area. A 300 mm connection is proposed to the west, to an existing main located in the Crystal Lake neighbourhood. This line presently terminates north of the proposed school and playground site. The City of Grande Prairie Page 7
Kingsgate Landing Outline Plan A 300 mm connection to the Copperwood neighbourhood is planned to the south, and a 300 mm line to 132 Avenue is intended to service lands to the north. These lines are planned to connect at the southern and northern boundary of the Plan area. A 300 mm connection is planned to the east. This line will terminate at the Lakeland Drive/84 Street intersection, in anticipation of a future tie-in with the quarter section to the east. Additional information pertaining to the water distribution/fire system is outlined in the Water Servicing Concept, which will be submitted under separate cover in support of this Outline Plan. 3.3 Sanitary Sewer The Plan area will be served utilizing a gravity system of sanitary sewer mains connecting to future trunk sewers on the Plan boundary as shown on Map 8 Sanitary Sewer System. The existing 88 Street Trunk Sewer is proposed to extend north through 84 Street via a 450 mm. line. A smaller pipe will extend west into the Plan area from the Lakeland Drive/ 84 Street intersection. Onsite retention of sanitary flows equivalent to single-family zoning may be included in the engineering design for the former Mixed Use site. Additional information pertaining to the sanitary sewer system is outlined in the Sanitary Servicing Concept which will be submitted under separate cover in support of this Outline Plan. 3.4 Stormwater Management The proposed stormwater service for the Plan area is illustrated in Map 9. Stormwater flows within the Plan area will be managed by the development of a stormwater pond located in the east portion of Plan area, as shown on Map 9. This facility will be designed as a wet pond to accommodate the 1:100 year storm event and to serve as a local amenity feature. Local stormwater runoff is proposed to be collected by a series of stormwater mains. Onsite surface water will be directed to the stormwater pond via the PULs and street proposed throughout the Plan area. Around the stormwater pond area, the PUL designation will apply to all lands accommodating utilities and / or below the 1:100 year flood level. It is intended that the existing wetland area along the east boundary of the Plan area become integrated with the proposed Stormwater Pond. All approvals from Alberta Environment will be obtained prior to receiving subdivision approval from the City of Grande Prairie. The City of Grande Prairie Page 8
Kingsgate Landing Outline Plan Additional information pertaining to the storm drainage system is outlined in the Stormwater Management Report, which will be submitted under separate cover in support of this Outline Plan. 3.5 Shallow Utilities All shallow utilities (natural gas, power, telephone) are available to be extended into the Plan area by the individual franchise holders as required. A PUL lot will be set aside specifically for the use of Telus, and is located within the proposed school site. In accordance with City of Grande Prairie policy, all overhead power lines located adjacent to residential areas will be installed underground at the developer s expense. The City of Grande Prairie Page 9
Kingsgate Landing Outline Plan 4.0 Implementation 4.1 Phasing A proposed plan for staging development of the Plan area is illustrated in Map 10 - Phasing. It is intended that the first phase of development commence in the western portion of the Plan area to take advantage of the existing road and servicing infrastructure, and then proceed eastward as market conditions warrant. 4.2 Statutory Plan Amendments The Northeast Area Structure Plan (ASP) was approved in April 2003, and addresses area development at a general level. The land use concept proposed in this Outline Plan generally conforms to the Northeast Area Structure Plan, but is at variance with the specific additions of a mixed-use site in the central portion of the Plan area and the change in size of the proposed storm pond area and school site. The variation between the school site size proposed in the ASP and the size proposed in this Outline Plan results from a joint site not being immediately required. As a result, an amendment to the Northeast Area Structure Plan is necessary to accommodate these changes, and will be submitted concurrently with this Outline Plan. Zoning of land within the Plan area will be implemented as illustrated on Map 11 Proposed Zoning through appropriate amendments to the City of Grande Prairie Land Use Bylaw. The City of Grande Prairie Page 10