Prepared for: Prepared by: PLANNING PROTOCOL INC. 3916 1 ST STREET N.E. CALGARY, AB. T2E 3E3 Revised November 2013 by Stantec Consulting Ltd. 200, 325 25 th Street Se Calgary, AB, T2A 7H8
Table of Contents Page List of Figures... 4 List of Tables... 4 Appendices... 4 1.0 Introduction... 5 1.1 Purpose of the Plan... 5 1.2 Policy and Legislative Framework... 5 1.3 Background to the Plan Area... 5 2.0 Plan Area Context and Background... 6 2.1 Location and Size (Figure 1 and Figure 2)... 6 2.3 Existing Land Use (Figure 3)... 6 2.4 Boundaries, Adjacent Land Uses and Adjacent Development... 6 2.5 Topography (Figures 2 and 4)... 6 2.6 Drainage... 7 2.7 Vegetation and Wildlife... 7 2.8 Agricultural Capability... 8 2.9 Environmental Characteristics... 8 2.10 Transportation... 8 2.11 Development Constraints... 8 3.0 Development Concept... 9 3.1 Land Use Objectives (Figure 5)... 9 3.2 Development Sequencing... 12 3.3 Environmental Considerations... 13 3.4 Transportation... 13 3.5 Servicing... 15 3 P a g e
List of Figures Figure 1 Context Map Figure 2 Aerial Photo Figure 3 Existing Land Use Designations Figure 4 Contour Plan Figure 5 Land Use Concept Figure 6 Open Space Figure 7 Phasing Plan Figure 8 Road Networks Figure 9 Water and Sewer Trunk Lines List of Tables Table 1 Land Use, Area Allotment and Percentage of the Total Appendices Appendix A - Conclusions and Recommendations Supplemental Phase II Environmental Site Assessment (South Plan Area) Appendix B Correspondence: Calgary Health Region, August 11, 2003 Appendix C Environmental Clearance (Area D ) Note: In addition to the above, a variety of other background research was conducted to provide the technical information required by this Area Structure Plan. These items are available from the Planning Department at the City of Airdrie. 4 P a g e
1.0 Introduction 1.1 Purpose of the Plan This Area Structure Plan (ASP) has been prepared pursuant to Section 633(1) of the Municipal Government Act and has been structured according to the requirements of the Terms of Reference for the Preparation of Area Structure Plans in the City of Airdrie. Generally, the Luxstone Park Estates ASP is a statutory planning document that established the framework for the further subdivision and development of the subject lands. The plan incorporates policies contained in the Airdrie City Plan that help facilitate the attractive, efficient, and economical development of subject lands in a manner that is compatible with adjacent development. 1.2 Policy and Legislative Framework This ASP has been developed pursuant to Section 633 of the Municipal Government Act, which sets the framework for the development of Area Structure Plans, the Airdrie City Plan, which sets the growth and development objectives for the City of Airdrie as a whole, and the Land Use Bylaw, which establishes land use districts and development provisions for the City of Airdrie. 1.3 Background to the Plan Area Prior to any planning activities being conducted on the subject lands, the site was used primarily for agricultural purposes containing a farm house and related out buildings. At one time, the Alberta Stockyard Company (owned by CPR) leased approximately 40 acres of the site for an on-site manure transfer operation. The manure was transported off-site and used as fertilizer. The first specific planning approvals for the site came in 1982 with the approval of the Ridgegate West Outline Plan and subdivision by the Calgary Regional Planning Commission. However, this plan was never acted upon. In 1997, Bylaw No. 27/97 was passed by Airdrie City Council redesignating a portion of the subject lands to Public Service (P-1) District to allow for the creation of a new school site and associated playing fields. In 1998, an Outline Plan for a portion of the subject lands was approved in accordance with an agreement between the City, the Developer and the Separate School Board. This partial Outline Plan was created to determine the alignment of the services being brought to the future school site. 5 P a g e
In 1999, Airdrie City Council approved a second Outline Plan for the subject lands. Through the Outline Plan and Bylaw 02/99, the subject lands were redistricted from Urban Reserve (UR) District to Residential Single Dwelling (R-1) District, Residential Single Dwelling Small Lot Laned (R-1SL) District, Residential Two Dwelling (R-2) District, Residential Low Density Multi Dwelling (R-3) District, Residential Medium Density Multi-Dwelling (R-4) District, Commercial Shopping Center (C-2) District, and Public Service (P-1) District. This Outline Plan currently guides development on the south portion of the plan area. 2.0 Plan Area Context and Background 2.1 Location and Size (Figure 1 and Figure 2) The planning area lies within a portion of the Northwest Quarter Section 1, Township 27, Range 1, West of the 5 th Meridian and a portion of the Southwest of Quarter Section 1, Township 27, Range 1, West of the 5 th Meridian and comprises an area of approximately 255 acres (103 hectares). The St. Martin de Porres school site is included as part of the plan area although reserve dedications are not included in plan area land use calculations. 2.3 Existing Land Use (Figure 3) Lands within the plan area are currently designated under the City of Airdrie s Land Use Bylaw (B-9/2005). The land uses within the plan area are a mix of residential, commercial, mixed use and public uses. 2.4 Boundaries, Adjacent Land Uses and Adjacent Development The planning area is bounded by Yankee Valley Boulevard on the south, by the Point of View development to the north, by the Canadian Pacific Railway to the east and by 8 th Street SW to the west. Adjacent development areas also include the Bayside / Canals project by Genesis to the west, Coopers Crossing by Westmark to the south, and the Point of View project to the North. Land uses within these development areas include a range of residential densities, commercial, and public uses. 2.5 Topography (Figures 2 and 4) Southern Quarter The southern portion of the plan area is gently undulating, except for a hill located at the approximate center of the quarter. The difference in elevation between the peak and base of this hill is approximately 4 meters. 6 P a g e
Northern Quarter The northern portion of the plan area is slightly more rolling than the southern one with a small hill in the north east being the dominant landscape feature. A small drainage course also meanders across the south of the northern quarter in a northeast direction towards the railway tracks. 2.6 Drainage Lee Maher Engineering Associates Ltd. prepared a Preliminary Stormwater Management Plan outlining proposed drainage and stormwater management for the south portion of the plan area in April of 1999. The school site in the south east portion of the south quarter currently discharges its runoff to the drainage system of the plan area and therefore is included in the Stormwater Management Plan prepared by Lee Maher Engineering Associates Ltd. Southern Quarter The south quarter is a low relief till plain of undulating topography resulting from glacial activity. The terrain is inclined slightly towards the northeast. The Canadian Pacific Railroad cuts off the natural drainage to Nose Creek. Two 800- millimeter culverts convey local runoff to the east. Northern Quarter The land on the northern quarter is relatively flat, sloping gently towards the railroad tracks in the east. Natural drainage flows in an easterly and northeasterly direction. 2.7 Vegetation and Wildlife Portions of the plan area have been stripped and graded for development in Phase 1 and 2 of the approved Outline Plan. The remainder of the site is mostly grassland with no other significant vegetation present on the site. With the exception of a hawk nesting area that has been identified in the northern part of the plan area, the lands do not contain major wildlife corridors or habitat. Appropriate measures for the protection of this nesting area will be taken after further study of the area has been completed and deems it appropriate. 7 P a g e
2.8 Agricultural Capability The southern portion of the plan area has been graded and serviced for development. The remainder of the south portion and the entire north portion of the plan area are designated for urban uses under the Airdrie City Plan and therefore an agricultural capability assessment was not prepared for the plan area. 2.9 Environmental Characteristics The site is situated on the Balzac Drift ablation and consists of till overlying bedrock at depth. The surficial soils are poorly sorted, fluvial deposits that contain varying amounts of silt, sand, clay and organic sediments. These typically extend to depths of about 5 m. 2.10 Transportation As part of the ASP process, an internal traffic review completed by Finn Transportation Consultants concluded that the existing and proposed internal road networks are capable of accommodating all site generated traffic. To the south and east, the existing interchange at Yankee Valley Boulevard and the proposed southbound access and egress lanes from Highway 2 will provide fluid movement to and from Highway 2. A system of collector roads and intersections with the existing Yankee Valley Boulevard and 8 th Street SW will provide access from the west and south. Finn Transportation Consultants Ltd. carried out an internal transportation analysis as part of the background information required in the ASP process. The traffic analysis indicated that daily traffic volumes within the plan area would remain well below capacity for collector streets therefore confirming that the standard of the internal subdivision streets is more than adequate to service the subdivision at build out. The collector street network illustrated Figure 8 is designed to manage traffic within the Luxstone Park Estates subdivision in an efficient and orderly manner and to provide a safe environment for vehicular and pedestrian traffic flows. 2.11 Development Constraints There have been a number of Environmental Reports conducted for the southern portion of the subject lands, all of which concluded that there are no major environmental concerns that would impact on the proposed development. The northern portion of the plan area has been cleared for development by Alberta Environment and Sustainable Resource Development and Alberta Health Services. Clearance letters have been provided in Appendix C. 8 P a g e
The CPR which extends along the eastern boundary of the plan area acts as a barrier to east west movement to and from the plan area. This constraint has been partially mitigated by the provision of access from major roads adjacent to the plan area. Pedestrian access across the CPR tracks will also be provided through a pedestrian underpass. Provisions for a future pedestrian overpass have been identified south of Area C along the PUL. No other constraints to development have been identified at this time. 3.0 Development Concept 3.1 Land Use Objectives (Figure 5) General The Luxstone Park Estates development will provide City of Airdrie urban quality services. The community is designed to provide a mix of housing types and products with the aim of maintaining affordability for its residents. Proposed housing types range from detached single family dwellings to attached duplexstyle units, town homes, and apartment style multi-family dwellings. In addition to the residential development, the plan area contains a commercial site that is intended to serve the needs of the local neighbourhood as illustrated on Figure 5. Functionally, the plan area is divided into four components, again as illustrated on Figure 5. Area A is the area covered by the approved Outline Plan. Development in this area has already begun in the southeast. Lying to the north of Area A is Area B. Environmental conditions in the area are similar to those found in area A. To the north lies Area C. This area encompasses primarily the drainage canal that will be developed through a joint project with developers in west Airdrie. Area D is located between the Canal and Railway Gate. The northern most portion of the plan area, Area E, is owned by the City of Airdrie. Area E currently houses Iron Horse Park and would require an amendment to this ASP in order to deviate from the existing uses on the site. In 2012, an environmental remediation plan was prepared, approved, and implemented on Area D. Following the remediation both Alberta Health Services and Alberta Environment and Sustainable Resource Development provided letters of clearance for the site to proceed with development ( Appendix C ). This area of the plan is subject to further study through the preparation and approval of a Neighbourhood Structure Plan. 9 P a g e
Table 1 Plan Area Land Uses Area A Acreage Hectare % of Total Residential 90.81 36.75 62.99 Municipal Reserve 13.84 5.60 9.60 Multi Family 18.75 7.59 13.01 PUL 6.45 2.61 4.47 Commercial 2.07 0.84 1.44 Storm Pond 1.53 0.62 1.06 Roads 10.72 4.34 7.44 Total 144.17 58.34 100.00 Area B Residential 7.76 3.14 45.12 Municipal Reserve 2.23 0.90 12.97 Multi Family 2.17 0.88 12.62 PUL 0.93 0.38 5.41 Roads 4.11 1.66 23.90 Total 17.20 6.96 100.00 Area "C" Municipal Reserve 3.94 1.59 48.40 Canal 3.22 1.30 39.56 PUL 0.82 0.33 10.07 Roads 0.16 0.06 1.97 Total 8.14 3.28 100.00 Area "D" Residential 43.35 17.55 49.8 Municipal Reserve 8.55 3.47 9.8 Multi Family 2.40 0.97 2.7 Commercial 3.00 1.21 3.4 PUL 2.45 0.99 2.8 Stormpond 6.67 2.70 7.6 Roads 20.88 8.44 23.9 Total 87.30 35.33 100.00 Area E (Iron Horse Park) Iron Horse Park 11.40 4.63 100.0 Total Residential 141.92 57.44 52.9 Municipal Reserve 28.56 11.56 10.7 Multi Family 23.32 9.44 8.7 PUL 10.65 4.31 4.0 Commercial 5.07 2.05 1.9 Storm Pond 8.2 3.32 3.1 Canal 3.22 1.30 1.2 Roads 35.87 14.50 13.3 Iron Horse Park 11.40 4.63 4.2 Total 268.21 108.55 100.00 10 P a g e
The overall residential (gross) density of the Luxstone Park Estates Development will be approximately 5.83 units per gross acre, which includes all land uses in the proposed development. The allocation of land by type of use is outlined in Table 1 above. 1. The Area Structure Plan Area will contain both residential and nonresidential uses. Non-residential components will be comprised of commercial and public uses. 2. The plan area shall include a significant linear open space system comprised of bicycle paths, playgrounds, parks, and walkway which shall interconnect with each other, the residential cells, and Airdrie as a whole. Residential Objectives The Luxstone Park Estates development proposes residential development with a mix of building types, densities and lot sizes, which will accommodate families with varying social and economic needs. Subdivision design and land use designations allow for various types and densities of single and multi-dwelling development. 1. Development Design Guidelines shall be prepared and approved by Council as part of the subdivision process for the Residential Single Dwelling Small Lot Laned (R-1SL) District and the Residential Single Dwelling Small Lot (R-1S) District. 2. Residential development will provide a mix of single family detached and attached residential housing units as well as multi-family and seniors housing types to accommodate various family types, sizes and income groups. Densities of 6 to 8 units per acre are anticipated for single-family lots while densities of 10 to 26 units per acre are anticipated for multifamily sites. Commercial Objectives The local commercial sites are intended to provide local convenience types of commercial services. 1. All activity within the commercial parcel shall be conducted in accordance with the City of Airdrie s policies affecting commercial land use as outlined in the Airdrie City Plan and Land Use Bylaw. 11 P a g e
Open Space Objectives In accordance with the Airdrie City Plan, the Luxstone Park Estates development provides parks, linear parks, and open space to facilitate cultural, sport, and recreational opportunities for local and other residents. The development of an open space system facilitates pathway linkages throughout the development. A local park approximately 7.70 acres in size to be located in the in the southern portion of the planning area providing for uses such as baseball diamonds, tennis courts, and other local recreational activities. In addition, a naturalized pathway running east-west is proposed along the canal to be located in the south of the north portion of the plan area. This pathway provides a link to communities east and west of the Luxstone Park Estates development. Figure 7 illustrates the municipal reserves and public utility lots through which the linear pathway system will be facilitated. 1. Open spaces, parks, and pathways shall be dedicated and constructed in accordance with the Open Space and Public Utility Lot Plan. 2. A linear pathway shall be dedicated and constructed along the eastern boundary of the planning area through the northern quarter (being NW 1-27-01-W5M) concurrently with development in southern quarter (being SW 1-27-01-W5M). 3.2 Development Sequencing Development within the southern quarter has begun at the southeast corner adjacent to the existing school site and progress in a northwesterly direction as shown on the Phasing Plan (Figure 8). The first phase of development will see the construction of some single family housing units. The second phase will include creek realignment, canal development and the development of the storm water retention facilities. 1. Development and servicing shall occur in an efficient, orderly, and economical fashion. 2. Development and servicing shall occur as a logical extension to municipal services. 12 P a g e
3.3 Environmental Considerations A number of environmental reports have been conducted for the subject lands. In addition, the proposal has been circulated to the Alberta Health Services for comment. While no major environmental constraints have been identified at this time, a number of recommendations for development have been made. 1. Environmental reports and Geotechnical Evaluations for the northern portion of the planning area shall be provided to the City of Airdrie prior to any development of these lands occurring. 2. All recommendations made in the Environmental Site Assessments for the plan area shall be implemented. 3. All recommendations made in the Geotechnical Reports for the plan area shall be implemented. 4. All comments and recommendations provided from the Alberta Health Services shall be implemented for development within the plan area (See Appendix B). 3.4 Transportation The Internal Road Network (Figure 8) An efficient and orderly transportation system is necessary for the management of local vehicular and pedestrian traffic. Pathways and walkways are integral to the overall transportation system in the City of Airdrie. 1. An efficient and hierarchical system of circulation for automobiles, pedestrians, and bicycles that provides a clear system of circulation within the plan area and that integrates well with the City of Airdrie s transportation system will be provided. 2. Road rights-of-way shall make provision for landscaping, tree planting and walkway and pathway connections. 3. All internal roadways shall be constructed in accordance with the City of Airdrie s municipal roadway standards. External Roads and Access The City of Airdrie Transportation Study Update (August 1998, Infrastructure Systems Ltd.) addresses among other issues: 13 P a g e
the improvements required and timing for upgrading of the Yankee Valley Boulevard Interchange, and the need for and timing of a south interchange and related access to developing lands south of Yankee Valley Boulevard and west of Highway 2. The report concluded that the Yankee Valley Boulevard is an important east-west link in the City of Airdrie as well as being an important route for Airdrie residents commuting to Calgary. Yankee Valley Boulevard provides access into Airdrie from Highway No. 2 and is a major east-west axis within the City of Airdrie. Yankee Valley Boulevard will service Luxstone Park Estates Subdivision from the south. Eighth Street SW shall provide access on the west side of the development. 1. Intersections for access into the Luxstone Park Estates development shall be aligned with the entrances to the proposed developments west of 8 th Street SW as outlined in the West Airdrie Area Structure. 2. All lands required for the widening of adjacent external roads shall be provided. 3. Sound attenuation plans and mitigation measures shall be provided when required by, and be the satisfaction of, the City of Airdrie. Sidewalks and Pathways Current City of Airdrie guidelines with respect to sidewalks and pathways will be applied to the plan area at the Outline Plan stage utilizing typical urban cross sections. The local pathway system is designed to connect to the City of Airdrie s existing pathway system. 1. All sidewalks and pathways shall be constructed in accordance with City of Airdrie guidelines. 2. The north-south pathway connection identified in the concept plan shall be dedicated and developed from the southwest quarter (being the SW27-01- W5M) through the undeveloped northwest quarter (being NW 27-01-W5M) to link with existing and future pathways. 3. A pedestrian link from the plan area to Nose Creek Park to the east of the plan area has been provided under the railway tracks. 14 P a g e
3.5 Servicing Luxstone Park Estates shall be serviced by both municipal services and private utilities. Underground electrical service shall be provided from existing Utilicorp Networks Canada lines located on Yankee Valley Boulevard and 8 th Street West through the addition of feeder and sub-feeder lines. Service will be provided from an extension of existing and proposed ATCO Gas facilities. Initial development north from Yankee Valley Boulevard is serviced by an extension of existing lines. 1. Installation of all services and utilities shall be to the standards and satisfaction of the City of Airdrie. 2. The developer shall be responsible for the initial costs of roads, water, sewer and shallow utility requirements. Stormwater The canals of Airdrie are a significant regional amenity and system for overland drainage management. An extension of the canal system through the south portion of the northern quarter of the plan area is required to manage overland drainage. This canal will be developed through a joint project with communities to the west. The proposed drainage system for the subdivision south of the future canal consists of the minor and major drainage system infrastructure, detention of subdivision runoff and water quality enhancement features. Storm sewer infrastructure will be designed to discharge to the wet pond located in the central part of the site. Dry storage will be provided above the permanent pool in the wet pond, within the green area of the Public Utility Lot. 1. A Stormwater Management Plan shall be prepared in accordance with the City of Airdrie s requirements for ASP s, pursuant to the Municipal Government Act and the Water Act, for the northern most portion of the planning area. 2. Direct runoff into Nose Creek from the Luxstone Park Estates development shall not be permitted. The development shall institute measures to restrict flow and reduce siltation in accordance with the City of Airdrie municipal standards and Alberta Environment and Sustainable Resource Development regulations. 15 P a g e
3. Stormwater management infrastructure shall be designed so that the natural runoff characteristics for the site are maintained and that storm water quality is enhanced. 4. All easements required for the development of stormwater management infrastructure shall be provided at the time of subdivision. Sanitary Sewer (Figure 9) The sanitary sewer trunk line runs parallel to the water trunk line along Luxstone Boulevard. The existing trunk lines are of sufficient depth and size to allow development of the entire quarter. The existing sanitary trunk lines are of sufficient size to service both the south and north quarters included in the plan area. Water Supply (Figure 9) A water main trunk line is already installed and runs through the plan area along Luxstone Boulevard. The water main is tied into the City of Airdrie s water system and will service adjacent properties south of the subject lands. 16 P a g e
Luxstone Park Estates Area Structure Plan FIGURE 1
Luxstone Park Estates Area Structure Plan FIGURE 2
Luxstone Park Estates Area Structure Plan FIGURE 3
Luxstone Park Estates Area Structure Plan FIGURE 4
Luxstone Park Estates Area Structure Plan FIGURE 5
Luxstone Park Estates Area Structure Plan FIGURE 6
Luxstone Park Estates Area Structure Plan FIGURE 7
Luxstone Park Estates Area Structure Plan FIGURE 8
Luxstone Park Estates Area Structure Plan FIGURE 9
Appendix A Conclusions and Recommendations Supplemental Phase II Environmental Site Assessment (South Plan Area) 17 P a g e
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Appendix B Correspondence: Calgary Health Region, August 11, 2003 20 P a g e
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Appendix C Environmental Clearance (Area D ) 23 P a g e
November 7, 2012 Mr. Rav Hayer Hayer Homes Ltd. 16317-36A Avenue Surrey, B.C. V3S 0X5 Via Email: rav@hayerhomes.com Dear Mr. Hayer: Re: Midtown Property, Airdrie Confirmatory Soil Sampling Program NW 01-027-01 W5M, Airdrie, Alberta Alberta Health Services (AHS) has had the opportunity to review the Confirmatory Soil Sampling Program report prepared by Stantec dated October 30, 2012. The report outlines the extent of soil removal and the confirmatory sampling program that was undertaken on the Midtown Property in Airdrie, Alberta. Based on all information provided to date, AHS has no further comments on or objections to the proposed development of this site. If you have any questions regarding these comments please call Brigette Noren at (403)943-8026 or email Brigette.noren@albertahealthservices.ca. Sincerely, Brigette Noren Environmental Health Advisor Scientific Advisory Team Environmental Public Health c. Dave Gower (ESRD), Warren Riley (ESRD), Francis Pierrard (Stantec), Richard Priest (Wenzel Property Development), Nelson Fok (AHS), David Crowe (AHS) Calgary Southport Atrium Environmental Public Health 10101 Southport Road SW, Calgary, Alberta, Canada T2W 3N2 www.albertahealthservices.ca