NEIGHBOURHOOD STRUCTURE PLAN

NEIGHBOURHOOD STRUCTURE PLAN December 2012 2437.0023.06 This report is prepared for the sole use of Vesta Properties Ltd. No representations of any kind are made by Urban Systems Ltd. or its employees to any party with whom Urban Systems Ltd. does not have a contract. 101-2716 Sunridge Way NE Calgary, Alberta T1Y 0A5

TABLE OF CONTENTS 1.0 INTRODUCTION... 2 2.0 DEVELOPMENT AREA CHARACTERISTICS... 3 2.1 Location... 3 2.2 Land Ownership... 3 2.3 Existing Land Uses... 3 2.4 Topography and Vegetation... 6 2.5 Site Assessment... 6 3.0 MUNICIPAL POLICIES AND GUIDELINES... 8 3.1 Municipal Development Plan... 8 3.2 Northwest Community Area Structure Plan... 8 3.3 City of Airdrie Land Use Bylaw... 10 3.4 Nose Creek Watershed Management Plan... 10 3.5 Great Places Master Plan... 10 4.0 PROPOSED DEVELOPMENT PLAN... 11 4.1 Development Concept... 11 4.2 Product and Land Use Concept... 13 4.3 Development Theme... 24 4.4 Development Phasing... 25 5.0 DEVELOPMENT INFRASTRUCTURE... 27 5.1 Transportation... 27 5.2 Servicing... 28 6.0 CONCLUSION... 34 FIGURES Figure 1 Location Plan... 4 Figure 2 Land Ownership Plan... 5 Figure 3 Northwest Community Area Structure Plan... 9 Figure 4 Development Concept... 12 Figure 5 Open Space Concept... 17 Figure 6 Open Space Concept Detailed)... 18 Figure 7 Pedestrian Linkages... 20 Figure 8 Phasing Plan... 26 Figure 9 Transit Service Plan... 30 Figure 10 Servicing Plan... 31 APPENDICES Appendix A Conceptual Roundabout Page 1

1.0 INTRODUCTION On behalf of Vesta Properties (Williamstown) Ltd., Urban Systems Ltd. respectfully submits the (revised) Williamstown Neighbourhood Structure Plan (NSP) for lands located within SE¼ of Section 14-27-1-W5M in the northwest corner of the City of Airdrie. This application proposes to develop a high quality residential neighbourhood with a comprehensive open space system and a wide variety of housing types. The subject lands comprise approximately ±65 hectares (±160 acres) and are currently being developed. The subject site is located in the eastern quarter section of the Northwest Community Area Structure Plan adopted by City Council January 16, 2006. The subject lands are being developed, or are proposed to be developed, as a fully serviced residential community with the following land use designations currently in place: Residential Single Dwelling Small Lot (R-1S) Residential Single Dwelling Small Lot Laned (R-1SL) Medium Density Multi-Dwelling (R-4) High Density Multi-Dwelling (R-5) Public Service (P-1) Direct Control Thirty-Six District (DC-36) The Williamstown NSP seeks to redesignate and develop the lands to accommodate residential single dwelling front entry units, residential single dwelling rear entry units, residential medium density multifamily units, residential high density multi-family units, row homes, public utility and service lots, and municipal and environmental reserves, respectively. The proposed Williamstown development allows for the creation of a phased residential community located in a residential growth corridor within the City of Airdrie. The Williamstown NSP document outlines the components of the overall development concept, as well as the provisions necessary for the orderly and efficient development of this plan. Page 2

2.0 DEVELOPMENT AREA CHARACTERISTICS 2.1 Location The proposed Williamstown community consists of approximately ±65 hectares (±160 acres) of land located in the northwest quadrant of the City of Airdrie as illustrated in Figure 1. The subject lands encompass the entire eastern quarter section within the Northwest CASP. The Northwest CASP is comprised of two quarter sections of land in total, which were annexed into the City of Airdrie on July 1, 2003 to accommodate residential expansion. The Williamstown development plan area is bounded by: Undeveloped lands, recently annexed into the city boundaries from Rocky View County, to the north 8 th Street NW and the existing community of Silver Creek (+25.80 ha/+63.80 ac) to the east Veterans Boulevard NW (Secondary Highway 567) and the existing community of Woodside (+102.85 ha/+254.10 ac) to the south The recently approved Reunion NSP (+61.3 ha/+151.47 ac) and Bowen lands (+3.23 ha/+7.98 ac) to the west 2.2 Land Ownership The subject lands are legally described as a portion of SE¼ of Section 14-27-1-W5M. The subject lands are owned by Vesta Properties (Williamstown) Ltd, as illustrated in Figure 2. There are no encumbrances, caveats or restrictive covenants that affect this quarter section of land. A previous requirement for land dedication to satisfy a proposed road widening of Veterans Boulevard (Secondary Highway 567) has been provided by Vesta Properties (Williamstown) Ltd. There is no proposed widening of 8 th Street that will directly affect the subject lands or require land dedication along the eastern edge of the proposed development. 2.3 Existing Land Uses The lands contained within the Williamstown community are presently designated as Residential Single Dwelling Small Lot (R-1S), Residential Single Dwelling Small Lot Laned (R-1SL), Medium Density Multi- Dwelling (R-4), High Density Multi-Dwelling (R-5), DC-36 (row homes) and Public Service (P-1) under the City of Airdrie Land Use Bylaw. The undeveloped lands are currently vacant and consisting mainly of grasslands. Nose Creek runs through the entire eastern portion of the proposed Williamstown community, dividing the land into two development cells. Environmental Reserve (ER) has been registered for the applicable lands along Nose Creek under previous subdivisions applications. Page 3

williamstown neighbourhood structure plan North Date: October 2012 Photo Source: The Orthoshop, 2001 Vesta Scale 1:25,000 CITY LIMITS SUBJECT SITE VETERANS BLVD N.W. (SECONDARY HWY 567) APPROVED REUNION NSP DEVELOPMENT NW CASP BOUNDARY 1 AVE N.W. 24 ST S.W. CITY LIMITS 8 ST S.W. CITY OF AIRDRIE YANKEE VALLEY BLVD HWY. #2 location plan FIGURE 1

williamstown neighbourhood structure plan North Date: October 2012 Vesta Scale 1:10,000 APPROVED REUNION NSP BOUNDARY SUBJECT SITE HOPEWELL LAND CORPORATION C of T 051 487 613 Vesta Properties (Williamstown) Ltd. C of T 831 062 702 NW CASP BOUNDARY MELVIN D. & VERA BOWEN C of T 041 430 734 VETERANS BLVD (SECONDARY ROAD 567) ROAD W (0.41ha land ownership plan FIGURE 2

Adjacent land uses include the residential community of Silver Creek directly to the east and the residential community of Woodside directly to the south. The community of Woodside includes an existing golf course which will be easily accessible to the proposed Williamstown community via direct access to Woodside Drive. Directly to the west of the proposed plan area is the approved residential community of Reunion, comprising the western half of the Northwest CASP. The lands to the north of the proposed Williamstown community are undeveloped agricultural land which was annexed to the City of Airdrie from Rocky View County. The Williamstown lands will provide an appropriate and compatible interface with existing and future surrounding residential communities through housing styles, roadway linkages and open space networks. 2.4 Topography and Vegetation The Williamstown lands are generally flat throughout the entire plan area with elevations ranging from 1089 m in the southwest corner to 1081 m along Nose Creek. Nose Creek divides the land from the northern property line down to the southeast corner of the subject lands. The lands generally drain into Nose Creek which is surrounded by a floodplain area of approximately ±17.62 hectares (±43.54 acres) of land which will be respected and developed in a natural riparian state as per the City of Airdrie Land Use Bylaw. The site vegetation consists of natural grasslands with no significant tree stands. 2.5 Site Assessment Section 2 of the Northwest CASP outlines a number of background studies directly related to the proposed Williamstown community that were completed as part of the CASP submission. The supporting studies are summarized as follows: 2.5.1 Environmental Site Assessment The Environmental Site Assessment was conducted by Troy Environmental Consulting and Base Property Consultants Ltd. in July 2005. The study indicates that there is no significant environmental impairment that exists on the plan area; however, all environmental site work will be conducted in accordance with the recommendations from the Phase 1 and Phase 2 Environmental Site Assessments. 2.5.2 Biophysical Impact Assessment A Biophysical Impact Assessment and Environmental Protection Plan were conducted by EnviroConsult in July 2005. These studies include a review and compilation of biophysical characteristics within the project area and outlines environmental issues. The studies indicate that the Williamstown area has been Page 6

significantly impacted from cattle grazing and the occurrence of rare plants and rare wildlife species are considered low. The study recommends that appropriate handling of topsoil and erosion control measures in the area surrounding Nose Creek be handled with minimal disturbance to the natural environment. 2.5.3 Geotechnical A geotechnical investigation was conducted by Sabatini Earth Technologies Inc. in July 2005. The studies indicated that no severe development restrictions exist; however, a majority of the plan area is composed of shallow bedrock and a perched water table. 2.5.4 Historical A Historical Resources Overview was conducted by Bison Historical Services Ltd. in August 2005. The southeast corner within the proposed Williamstown community was identified as a historical site. This area contains a historical water well, water pump and working head. The study recommends including this historical site within the development plan to avoid impact to the water pump, working head and water well. The recommendations in the study are subject to approval by Alberta Community Development. Page 7

3.0 MUNICIPAL POLICIES AND GUIDELINES Development within the City of Airdrie is governed by a series of policy documents which provide the overall framework for the area. A review of the policy documents pertaining to the proposed Williamstown development was undertaken to gain an understanding of the current planning policies. This information was used to identify potential scenarios as it relates to the proposed development and how such policies and plans could potentially affect the timing and future use of the subject lands. 3.1 Municipal Development Plan The Airdrie City Plan or Municipal Development Plan was adopted by City Council in February 2004. The Plan contains broad policies that influence a wide range of municipal concerns and provides policy direction for future land uses within all areas of the City. The subject lands were annexed into the City of Airdrie on July 1, 2003. As a result, a Growth Area Management Plan was prepared and the Municipal Development Plan was amended which allocated the subject lands as suitable for General Urban Use including residential, local commercial and neighbourhood parks. This policy document acts as a guide to ensure the proposed development includes a variety of residential development to accommodate a broad range of potential residents and income levels. This also includes greater housing densities (5.5 to 9 units per acre) within each Neighbourhood Structure Plan. Parks and natural features are also to be included in the comprehensive land use patterns of the proposed development. 3.2 Northwest Community Area Structure Plan The subject lands comprise the eastern quarter section of the Northwest CASP adopted by City Council January 16, 2006, Bylaw B-55/2005, as illustrated in Figure 3. The purpose of the Northwest CASP is to establish a comprehensive vision for the subject lands and provide guiding principles for the proposed Williamstown Neighbourhood Structure Plan. The CASP defines the overall objectives for the subject lands to ensure the preservation of Nose Creek is maintained. The Northwest CASP s objectives also ensure a comprehensive open space system and a variety of housing types are included within the proposed development. Page 8

williamstown neighbourhood structure plan North Brown & Associates, Northwest Community Area Structure Plan, January 2006 Vesta Not To Scale LEGEND 24TH STREET NW R R MF R R MF MF MF JUS R R R R MF VETERANS BLVD. NW (SECONDARY HWY 567) WOODSIDE NW CASP BOUNDARY GENERAL RESIDENTIAL MULTI-FAMILY JOINT USE SITE OPEN SPACE STORM RETENTION FACILITY PEDESTRIAN LINKAGES PEDESTRIAN LINKAGES ACROSS NOSE CREEK MF R 8TH STREET NW SILVER CREEK northwest community area structure plan WOODSIDE GOLF COURSE WOODSIDE GOLF COURSE FIGURE 3

3.3 City of Airdrie Land Use Bylaw The City of Airdrie s current Land Use Bylaw B-9/2005 was adopted in June 2005. Any subsequent land use amendments within the Williamstown NSP area are subject to approval of Airdrie City Council 3.4 Nose Creek Watershed Management Plan The proposed development supports the goals set forth within the Nose Creek Watershed Management Plan. The goals include such factors as maintaining the natural riparian health and function of Nose Creek by minimizing development around it, re-creating the native plant community, mitigating pollution, providing stream bank stability, applying flood reduction controls for lands draining to the creek, and planning for overall protection of the water quality (best management practices). 3.5 Great Places Master Plan The NSP recognizes the importance of the Great Places Master Plan and includes municipal and environmental reserve dedication adjacent to Nose Creek as identified within the Great Places Master Plan. Page 10

4.0 PROPOSED DEVELOPMENT PLAN 4.1 Development Concept The community design for the proposed Williamstown community, as illustrated in Figure 4, is based on the following guiding principles: 1. Embracing Nose Creek - The Nose Creek corridor creates a significant opportunity for both the community and the City as a whole. a) Drainage and Conveyance of water - This corridor provides the basin for the Nose Creek watershed. This includes the creek with its year round flows, as well as an associated 1:100 year floodway. Nose Creek conveys water flow in a continual and systemic matter, and the conveyance of the waters of Nose Creek will not be disrupted by the proposed development. The Nose Creek basin receives treated storm water runoff from adjacent lands. b) Nose Creek Watershed Management Plan - The proposed development supports the goals set forth within the Nose Creek Watershed Management Plan. These include maintaining the natural riparian health and function of Nose Creek by minimizing development around it, re-creating the native plant community, mitigating pollution, providing stream bank stability, and flood reduction controls for lands draining to the creek, as well as overall protection of the water quality (best management practices). In addition, bridge crossings of Nose Creek will remain to standards set forth by the Alberta Environment Water Act. c) Open Space - The Nose Creek corridor will form the central spine for the community. It also provides for the continuation of the extensive open space corridor already existing in the developed areas of the City. d) Universality - Housing adjacent to the Nose Creek open space corridor will not be limited to large lot single family housing. The community is designed to facilitate a strong connection to the corridor for people with a wide variety of housing needs. e) Visibility - The location of significant open space and associated storm water facilities at the southeast corner of the plan will retain major view corridors into the creek system along 8 th Street and Veterans Boulevard. Also, open space corridors have been incorporated into the design of the community so that strong view corridors are promoted from the internal road system. 2. Providing key linkages - The design of the Williamstown community is based on providing a sense of connectivity to adjacent communities. Page 11

300 williamstown neighbourhood structure plan North Date: December 12, 2012 Vesta Scale 1:4000 TEMPORARY BULB M.D. OF ROCKY VIEW CITY OF AIRDRIE LEGEND REUNION TERRACE N.W. Plan Boundary FUTURE MEDIUM DENSITY TOWNHOUSE SITE PRIVATE ACCESS Proposed 2.5m Regional Pathway Proposed 2.5m Regional Pathway (by others) Lift Station PROPOSED STORMWATER STORAGE FACILITY REUNION TERRACE N.W. FUTURE SCHOOL SITE (2.63 ha./6.50 ac.) REUNION BLVD. N.W. CLOSE N.W. TERRACE N.W. CLOSE N.W. FUTURE MULTI-FAMILY HIGH DENSITY SITE REUNION BLVD. N.W. BOULEVARD N.W. FUTURE MEDIUM DENSITY TOWNHOUSE SITE 100 ENTRY FEATURE 200 300 400 NOSE CREEK FLOODWAY 17.62ha FLOODWAY WILLIAM STOWN LAND ING PROPOSED STORMWATER STORAGE FACILITY LANDING H PROPOSED STORMWATER STORAGE FACILITY P ENTRY FEATURE 8th STREET Existing 2.5m Regional Pathway Single Detached Residential Front Entry Single Detached Residential Rear Entry Multi-Family Medium Density Residential Multi-Family High Density Residential Row Houses Environmental Reserve Municipal Reserve/ Non Credit Municipal Reserve Public Utility Lot development concept VETERANS BLVD (SECONDARY ROAD 567) ROAD WIDENING (0.41ha/1.01ac) FIGURE 4 *Subdivision layout is conceptual only and will be verfied at the time of subdivision

a) Roadways - The internal road network provides linkages to the community of Reunion to the west and a connection to possible future development lands to the north. Key external access points to the Williamstown community are coordinated with access points to Woodside and Silver Creek. b) Pathway Network - In conjunction with the Nose Creek open space corridor, an extensive pathway system will provide walking and biking opportunities along the creek system that also connect to the City s regional trail system. A direct connection is also provided for the Silver Creek community to the east and the Reunion community to the west. Each of the community development cells are also directly connected to the trail system. Special attention will be considered around the proposed school site as it relates to pedestrian safety and proposed mid-road and intersection crosswalks for access to adjacent pathways. Details will be subject to further review upon time of subdivision. c) Land Use - The specific land uses within Williamstown are coordinated to match the residential land use pattern of the abutting community of Reunion to the west. Also, this neighbourhood plan will provide the second half of the central school site area which could hold two school facilities. 3. Create a diverse community - The Williamstown community will contain a wide variety of housing forms which will cater to a broad spectrum of housing needs. The range of housing includes a variety of Single Detached Front Entry units, Single Detached Rear Entry units, row home units, attached housing (Medium Density Multi-Family Residential) and multi-family units (High Density Multi-Family). The housing forms are clustered into a number of development cells with a mix of housing types within each of the seven (7) phases. 4.2 Product and Land Use Concept The major land use components of the Williamstown community are open space elements, residential uses and public facilities as illustrated in Figure 4: Page 13

Williamstown Neighbourhood Structure Plan Statistics Hectares (+) Acres (+) % Gross NSP Area 62.95 155.55 Required Road Widening (Veterans Blvd.) 0.41 1.01 Less Environmental Reserve (ER) 17.62 43.54 Net Developable Area 44.92 111 100.0 Single Detached Front Entry (SDFE) 12.65 31.26 28.2 Single Detached Rear Entry (SDRE) 4.82 11.91 10.7 Row Homes (DC) 1 2.47 2.2 Multi-Family Medium Density Residential (MFMD) 7.52 18.58 16.7 Multi-Family High Density Residential (MFHD) 2.24 5.54 5.0 Municipal Reserves/Open Space/Joint Use (MR) 4.68 11.56 10.4 Non-Credit Municipal Reserves (NCMR) 0.27 0.67 0.6 Public Utility Lot (PUL) 3.54 8.75 7.9 Roads: Divided Primary Collector 0.27 0.67 0.6 Roads: Collector (11.5 m/21.0 m) 2.62 6.47 5.8 Roads: Local Residential Streets 4.01 9.91 8.9 Roads: Local Lanes 1.24 3.06 2.8 Roads: Local Walkways 0.06 0.15 0.1 Net Developable Area 44.92 111 100.0 Each of these uses is integrated to form a cohesive plan for the Williamstown community. a) Open Space As indicated in the guiding principles, the open space system is a major element in the community design. Figure 5 illustrates the proposed open space system. The specific elements of the open space system include: Environmental Reserve (ER) - The environmental reserve portion of the plan includes the Nose Creek waterway, as well as its associated floodway as determined by Alberta Environment. Page 14

Municipal Reserve (MR) - The lands being provided as municipal reserve include a school site and linear open space corridors. Within the MR lands, pathways are provided along with selective focal points which include benches, play structures, and community elements. Non-credit Municipal Reserves also provide additional site lines and linear open space corridors. The proposed Williamstown development adheres to the vision and principles set forth within the Great Places Plan. Williamstown aims to increase the profile of parks, open spaces and trail systems within the City of Airdrie. The development respects the environmental context of Airdrie by ensuring that the natural features and views associated with the site and Nose Creek are not only maintained but enhanced. The Nose Creek Environmental Reserve will be enhanced through providing new vegetation and a regional trail network with pedestrian bridges that will connect open spaces and provide a range of opportunity and access for all residents. Signage will also be incorporated into the open spaces prior to entering the environmental reserve area. This signage will inform the public on the significance of the Nose Creek system and the importance and purpose of this protected area. Development within the environmental reserve will require approval from the City. A biophysical inventory and restoration plan will be provided to the City for approval prior to any development within the environmental reserve. The proposed open space system will provide a diversity of places for recreation and physical activity. The Williamstown design was created to encourage enjoyment of the outdoors by allowing the City s diverse population an opportunity to take part in both active and passive recreation. Each development cell within the proposed Williamstown community provides walkable access to open spaces and pathways. A 2.5 metre regional trail system is proposed throughout the Williamstown development which will connect each of the proposed parks and open spaces. Two pedestrian bridges are proposed over Nose Creek which will allow safe pedestrian access over the creek and will not disrupt the water flow. The regional trail system will also connect to the proposed regional trail system in the Reunion development and the existing regional trail system to the east and the south of the development site. There will be a regional pathway provided along the north of Veterans Boulevard connecting to the community of Reunion s regional pathway extending east to 8 th Street to ensure pedestrian access. A parking lot is also proposed just south of the environmental reserve area off of 8 th Street. The parking area is located away from high vehicular traffic and will allow limited public access to the amenities and trail systems throughout the Williamstown development and neighbouring communities. The parking area also provides access for City service vehicles for storm pond and creek maintenance. Page 15

Part of the heritage and culture of Airdrie and the development area itself will be enhanced through the recognition of a historic well site located in the southeast corner of the community. This well site is currently closed to the public, but will be retained and integrated with the overall development theme. Location of this historic well site will be recognized through a commemorative plaque connected to the trail system. Figures 5 and 6 identify key open space locations and feature areas within the Williamstown NSP. Page 16

300 Date: October, 2012 REUNION TERRACE N.W. REUNION TERRACE N.W. SCHOOL PLAY STRUCTURE REUNION BLVD. N.W. CLOSE N.W. CLOSE N.W. REGIONAL PATH BY OTHERS LANDING N.W. REUNION REUNION GATE N.W. BOULEVARD N.W. 100 N.W. BLVD. VETERANS BLVD (SECONDARY ROAD 567) *Subdivision layout is conceptual only and will be verfied at the time of subdivision. 400 PLAY STRUCTURE HISTORIC WELL SITE 300 PARKING AREA P H 200 8th STREET NOSE CREEK LANDING WILLIAM STOWN LAND ING FLOODWAY PARK N.W. williamstown neighbourhood structure plan North Vesta Scale 1:4000 LEGEND Plan Boundary Proposed 2.5m Regional Pathway Proposed 2.5m Regional Pathway (by others) Existing 2.5m Regional Pathway Environmental Reserve Municipal Reserve/ Non Credit Municipal Reserve FIGURE 5 open space concept

300 STOWN 400 BOULEVARD N.W. REUNION BLVD. N.W. CLOSE N.W. 200 100 SCHOOL ASPEN TREE STAND (TYPICAL) PLAY STRUCTURE P H CREEK NOSE CREEK NOSE NOSE CREEK Date: October, 2012 - PLAY STRUCTURE - - WILLIAMSTO PARK N.W. NOSE CREEK - LANDING N.W. REUNION williamstown neighbourhood structure plan Vesta Scale 1:2000 REUNION GATE N.W. FIGURE 6 *Subdivision layout is conceptual only and will be verfied at the time of subdivision open space concept (detailed) North

The doorways to the open space system in the proposed Williamstown community provide a gateway into the environmental reserve portion of the site. The floodway area surrounding Nose Creek is significant to the City of Airdrie and will be enhanced accordingly to promote the reestablishment of the natural riparian vegetation that has been disturbed due to previous cattle grazing. Appropriate handling of the topsoil and erosion control measures will be followed upon construction of the proposed Williamstown development. With the exception of the pathway system, the large environmental reserve area will be maintained in its natural state. Phase 1 and Phase 2 of the proposed development are to be constructed simultaneously and will ensure the entire environmental reserve area is accounted for. Phase 1 will include the entire Nose Creek floodway environmental reserve. The proposed parking area located adjacent to 8 th Street in the southeast corner of the community will consist of three to four parking stalls, and will serve as a parking area and access point for City maintenance vehicles and the general public. There will be a regional pathway provided along the north of Veterans Boulevard connecting to the community of Reunion s regional pathway extending east to 8 th Street to ensure pedestrian access. Figure 7 illustrates key pedestrian linkages within the community. There are also two non-credit parkway (non-credit municipal reserve) areas located within the Williamstown development. The first is a linear open space located in central portion of Phase 6. The non-credit portion of this linear open space is provided to accommodate the utility rights-ofway (UROW) required to protect underground utilities which have already been installed through Phase 6. To increase the value and usability of this open space for the community, this width of the open space will be widened beyond the exiting UROW to accommodate a pathway, tree plantings, shrubs plantings, and other amenities common to the linear park spaces already constructed in Williamstown. The area outside of the established UROW will be given as municipal reserve credit. The second parcel is located just south of the school site in Phase 3. The municipal reserves located along the western boundary of the Nose Creek floodway area are functional locations as they open up to the entire environmental reserve. These pocket parks will serve as entranceway features to the larger amenity of Nose Creek and act as neighbourhood nodes within the Williamstown community. The proposed park in the southeast corner, just off of Williamstown Green NW, is smaller than the standard 1 acre requirement; however, due to its location opening to the larger Nose Creek amenity feature, it serves as functional municipal reserve. All parks will be low maintenance with a low impact open space design and, as such, are situated accordingly. Page 19

300 williamstown neighbourhood structure plan North Date: October 2012 Vesta Scale 1:6000 LEGEND PLAN BOUNDARY KEY STREETS AND SIDEWALK LINKAGES KEY PATHWAY LINKAGES ADJACENT REGIONAL PATHWAYS REUNION TERRACE N.W. PARK N.W. ER PUL MR MR REUNION TERRACE N.W. REUNION BLVD. N.W. CLOSE N.W. TERRACE N.W. REUNION CLOSE N.W. REUNION GATE N.W. NCMR N.W. BLVD. MR MR BOULEVARD N.W. 100 200 NCMR 300 ER MR 400 MR ER ER FLOODWAY ER WILLIAM STOWN LAND ING WILLIAM STOWN LANDING MR PUL P PUL MR H road widening 5.00m 8th STREET pedestrian linkages VETERANS BLVD (SECONDARY ROAD 567) *Subdivision layout is conceptual only and will be verfied at the time of subdivision FIGURE 7

The Williamstown joint use school site complements the abutting Reunion school site and together they will accommodate two schools, one on each opposite end. The Williamstown school site will also provide play fields such as a baseball diamond and a play structure, whereas the Reunion school site will provide one major and two minor soccer fields. The separated sidewalk with street trees and play structure will be constructed by the developer on the north side of Reunion Boulevard to conform to the adjacent Reunion school site. b) Residential Another key guiding principle for the plan is the provision of a wide variety of housing products. This range of housing products includes: Single family detached (includes both Single Detached Front Entry and Single Detached Rear Entry) - Single family housing forms will include large lot front drive garage, small lot front drive garage and rear access lots, as well as wide shallow lots. The wide shallow lots will provide for an alternate single detached form similar to those provided by Vesta in the Luxstone community. The Single Detached Rear and Front Entry products will adhere to specific architectural design guidelines. Fee Simple Row Housing The row housing product will provide a laned, town-home type of development with residents parking from the rear lane. The row homes adjacent to the public open space reserve corridor will front directly onto green space, and the external homes will interface with single-family housing on the public streets. The integration of this additional housing form will provide diversity and choice within the community. A Direct Control (DC) District will apply to these parcels in order to guide development requirements and housing form. Medium Density Multi-Family - The attached housing products will be primarily comprised of townhouse units. Given some of the unique sites being made available for attached housing (near the creek and in comprehensive housing cells), a variety of townhouse products will also be provided, such as garageless product, garage product and potentially stacked townhouse units. The Medium Density Multi-Family site locations were designed to accommodate efficient access to the school site within the western portion of the development and to provide universality in terms of connections to the Nose Creek amenity feature. These sites also have convenient access to the internal collector roads, as well as Veterans Boulevard and 8 th Street. Given the amount of land within the quarter section being preserved in open space, a variety of housing forms and density are proposed to efficiently use the remaining land base. On the whole, the multi-family sites are distributed Page 21

evenly within the proposed development and according to the phases in which the development is to proceed. The proposed Williamstown development also recognizes its significance to surrounding existing communities in Airdrie. Sound attenuation fencing will be included along Veterans Boulevard to ensure noise exposure is minimized while providing an appealing interface from the south. Landscaping features will be included around the entire community to ensure an appealing and attractive interface within the City. Medium Density Multi-Family Site Guiding Principles: 1. Interface - There will be an appropriate buffer interface which will include lower density housing abutting existing developments, as well as appropriate landscaping features. This will ensure a smooth transition from the Medium Density Multi-Family sites into existing City developments, existing agricultural uses and proposed lower density developments. 2. Variety - There will be a variety of townhouse forms provided within the Medium Density Multi-Family sites. 3. Development Cells - Within the larger Medium Density Multi-Family sites there will be neighbourhood nodes or development cells included within each site design. This will allow for differentiation within each site through a variety of townhouse forms. 4. Recreational Spaces - Within the larger Medium Density Multi-Family sites there will be recreational spaces (courtyards) included within each site design. High Density Multi-Family - One multi-family site is being provided to allow for development of predominantly up to a six storey complex of apartment style units. Development on this site may also include lower scale housing units which will be allocated to ensure a good interface with Veterans Boulevard and proposed adjacent housing. The proposed High Density Multi-Family residential site is located along Veterans Boulevard to suit the higher standard roadway and correspond with the higher density sites in the Reunion neighbourhood that are also located along this roadway. This location provides efficient access within the site with close proximity to the proposed school area. Page 22

High Density Multi-Family Site Guiding Principles- 1. Interface - There will be an appropriate buffer interface which will include lower density housing abutting existing developments, as well as appropriate landscaping features. Site design will include High Density Multi-Family occurring within the core of the site surrounded by lower density Multi-Family housing along the peripheral. Williamstown Residential Estimated Unit Count/Density Table Anticipated Number of Units % @ Minimum % @ Maximum Minimum Number of Units Maximum Number of Units Single Detached 307 30.5 30.0 265 323 Front Entry (SDFE) Single Detached 140 13.7 12.4 119 143 Rear Entry (SDRE) Row Homes (DC) 44 5.0 4.4 44 51 Multi-Family Medium Density Residential (MFMD) Multi-Family High Density Residential (MFHD) @ 18 upa = 334 @ 30 upa = 166 34.2 31.2 @ 16 upa = 297 16.6 22.0 @ 26 upa = 144 @ 20 upa = 372 @ 48 upa = 266 Total 991 869 1155 Anticipated overall density = 8.8 units per acre. Notes: anticipated number of units is based on the developer s projected housing products. Ultimate yields to be determined at subdivision and/or development permit stages based on the associated land use district regulations. c) Public Facilities The public facilities within the plan area include the roadways, lanes, walkways, and emergency access ways. Another major component of the public facilities is the storm water management facilities (described further in the development infrastructure portion of this document). The three storm water facilities will be designated as Public Utility Lots (PUL) and are integrated into the overall open space system. Page 23

4.3 Development Theme As indicated, the name for this community is Williamstown. William McKenzie, a contracting engineer for Calgary and Edmonton Railway, named Airdrie after a town southeast of Glasgow, Scotland. The first inhabitants of Airdrie were the railway workers from the Calgary and Edmonton Railway. Steam running trains would stop in town to pick up water because Nose Creek remained unfrozen year round. Airdrie owes its existence to the railway and, as such, will be incorporated into the overlying theme of the proposed Williamstown identity. Street names within the plan area will reflect this community name while also respecting names for roads previously established from the Reunion community. The development theme for the area will be designed to complement the significant amount of open space within the community of Williamstown. Due to the wide variety of housing products provided in the community, a significant portion of the housing units will have specific architectural guidelines reviewed by the City of Airdrie. These housing products include the non-front drive garage single family homes (Single Detached Rear Entry). The townhouse, row home and multi-family units (Medium Density Multi-Family and High Density Multi- Family) will also have architectural design guidelines to be reviewed by the City. The remaining single family homes (Single Detached Front Entry) will also have developer initiated architectural guidelines. The proposed Single Detached Rear Entry units located along Williamstown Close NW will ensure required setbacks are met and will be lotted accordingly upon time of subdivision to allow for proper frontage widths. An entrance feature is proposed on the main entry road into the western portion of the plan from Veterans Boulevard. The main entrance feature off of Veterans Boulevard will be contained on a private lot on the west side of Williamstown Boulevard and is an integral part of the community. This entrance way feature will be part of the High Density Multi-Family site to ensure proper and on-going maintenance. Additional sub-entry features maybe provided for the townhouse/multi-family housing cells. The entry features and an optimal amenities agreement will be made with the City upon time of subdivision to ensure the maintenance and upkeep of these features. Page 24

4.4 Development Phasing The Williamstown community will be developed in a number of phases as illustrated in Figure 8. The Nose Creek drainage system divides the Williamstown Lands into two components. The easterly lands (Phase 2) will be developed in conjunction with Phase 1. All of the Nose Creek floodway will be included within Phase 1 to ensure the environmental reserve is handled comprehensively. The development will generally proceed from south to north. Phase 4 includes the Municipal School Reserve site to ensure this area is not left until the final stages of the Williamstown development. Applications for subdivision and detailed engineering approval within multiple stages may be applied for concurrently to provide for a variety of housing product types. Page 25

williamstown neighbourhood structure plan North Date: October 2012 Vesta Scale 1:5000 PHASE 4 PHASE 6 PHASE 2 PHASE 3 PHASE 7 PHASE 5 PHASE 1 8th STREET phasing plan *Subdivision layout is conceptual only and will be verfied at the time of subdivision FIGURE 8

5.0 DEVELOPMENT INFRASTRUCTURE 5.1 Transportation The Williamstown community is bounded by major external roadways: 8 th Street and Veterans Boulevard. These roads are key spine roads in the Airdrie Transportation network. Access to these major roads is limited to the intersections shown on the proposed Williamstown Neighbourhood Structure Plan as illustrated in Figure 4. Ultimately, 8 th Street will be a four lane roadway and provisions for Veterans Boulevard would allow for up to a six lane divided roadway. This plan provides land for the future widening of Veterans Boulevard. No additional road widening is required along 8 th Street. Upgrades to Veterans Boulevard and the proposed Williamstown Boulevard intersection will be signalized, whereas 8 th Street and the proposed Williamstown Landing will not require signalization. The Veterans Boulevard and 8 th Street intersection is already signalized. There will be an interim regional pathway provided along the north of Veterans Boulevard connecting to the community of Reunion s regional pathway extending east to 8 th Street to ensure pedestrian access until full build-out is achieved. Access from the external major road network will be provided via collector standard roads (connector roads). On the easterly portion of the Williamstown plan, these connector roads provide direct access to the individual development cells. In the westerly portion of the plan, the connector roads are extended to create a loop system tying in with the Reunion collector road system, as well as providing a connection to future development lands to the north. This internal collector road system provides access to the central school sites. In order to keep traffic speeds compatible with the community design, a number of traffic calming features may be included in the detailed design stage, such as divided medians, traffic circles, and bump-outs. The traffic circle also enhances the importance of the key focal point in this portion of the Williamstown plan. The proposed medians along Williamstown Boulevard NW will not limit access to those houses fronting Williamstown Boulevard NW as they are rear entry. Further north along Williamstown Boulevard NW are houses with front entrance driveways that will not be affected by the proposed traffic circle. It is important to note that the proposed traffic circle and medians are conceptual in nature and the final design/approvals will be verified at time of subdivision. An optimal amenities agreement will be made with the City upon time of subdivision to ensure the maintenance of the centre of the traffic circle is upheld. From the collector road system, a number of local roads provide circulation routes within specific development cells. Lanes are also provided in portions of the plan to coincide with housing forms without front garages and driveways. The proposed Williamstown Park NW road right-of-way is non-standard to correspond to a wide-shallow housing type and will also be verified at time of subdivision. Page 27

As previously indicated, internal road alignments are coordinated with community open space elements to implement the design principle of strong visibility to open space systems. A Transportation Impact Assessment was completed for the Northwest CASP in which all intersections proposed in the Williamstown community remain the same. A more detailed Williamstown NSP Traffic Impact Study has also been submitted and was included within the proposed Williamstown development application. As indicated within the Northwest CASP, the road network will also provide for future transit service to the residents. The transit routes adhere to the Airdrie Transit Plan and will follow the external major roads and the collector road loop in the westerly portion of the plan connecting to the Reunion development. Given this routing, the majority of the neighbourhood residents will be within a 400 metre radius from transit facilities. The 400 metre catchment area is illustrated in Figure 9. Phase 6 of the Williamstown NSP identifies a 10.0 metre lane behind the lots fronting onto Williamstown Boulevard and a 9.0 metre lane between the row home units. Finalization of these widths are dependent upon detailed engineering design and may be revised accordingly at that stage. 5.2 Servicing The infrastructure required to service the proposed Williamstown development includes sanitary sewers, potable water network, storm water management facilities, and shallow utilities. There is currently no water or sanitary services on the subject site. Off-site connections for both of these services are illustrated in Figure 10. Storm water drainage will be collected in three separate storm water management facilities (wet ponds) with controlled gravity discharge into Nose Creek. Sizing of watermain distribution lines and the proposed servicing are subject to further review at the time of engineering drawing submission. 5.2.1 Sanitary Section 5.10.2 of the Northwest CASP indicates that the majority of the sanitary sewage generated from the proposed Williamstown lands will flow towards a centrally located lift station, and a portion of the land will be serviced to an existing off-site sewer main in Silver Creek. In compliance with the NW CASP, the Williamstown lands to the west of Nose Creek will be serviced by a gravity sanitary sewer system that will tie into the proposed lift station on the east side of the Reunion community located in the joint use site. The lift station will pump to an existing off-site 375 mm diameter sewer main in Woodside Boulevard. The lift station was designed by BSEI to accommodate for the contribution from the Williamstown community. Sanitary services will also be extended to the north Page 28

boundary to allow for future development. Sanitary catchment areas contributing to the lift station have been confirmed; all lands to the west of Nose Creek will flow to the Reunion lift station, and all lands to the east will be serviced by the existing main on 8 th Street. Page 29

PARK N.W. 300 williamstown neighbourhood structure plan North Date: October 2012 LEGEND PLAN BOUNDARY GENERAL TRANSIT STOP LOCATION PROPOSED BUS STOP LOCATION 400m WALKING DISTANCE Vesta Scale 1:5000 REUNION TERRACE N.W. REUNION GATE N.W. FLOODWAY REUNION TERRACE N.W. REUNION BLVD. N.W. CLOSE N.W. TERRACE N.W. REUNION CLOSE N.W. BLVD. N.W. BOULEVARD N.W. 100 200 300 400 VETERANS BLVD (SECONDARY ROAD 567) WILLIAM STOWN LAND ING WILLIAM STOWN LAND ING 8th STREET ROAD WIDENING (0.41ha/1.01ac) transit service plan *Subdivision layout is conceptual only and will be verfied at the time of subdivision FIGURE 9

300 300 450 PARK N.W. 300 williamstown williamstown neighbourhood structure plan North Date: October 2012 Vesta Scale 1:6000 LEGEND PLAN BOUNDARY STORM SEWER LINE (Proposed) SANITARY SEWER LINE (Proposed) WATER LINE (Proposed) REUNION TERRACE N.W. 200 150 REUNION GATE N.W. 200 EXISTING 300 150 150 300 FLOODWAY TERRACE N.W. REUNION 300 BLVD. N.W. 150 200 150 LAND ING WILLIAM STOWN LIFT STATION 200 300 300 REUNION TERRACE N.W. REUNION BLVD. N.W. CLOSE N.W. CLOSE N.W. 300 300 200 BOULEVARD N.W. 300 100 200 300 400 VETERANS BLVD (SECONDARY ROAD 567) 300 LAND ING 250 250 8th STREET 375 ROAD WIDENING (0.41ha/1.01ac) servicing plan *Subdivision layout is conceptual only and will be verfied at the time of subdivision FIGURE 10

The lands east of Nose Creek will be serviced by a gravity sanitary sewer system that will tie into the existing sanitary sewer main located in 8 th Street. The capacity of this off-site sanitary system has been confirmed to be sufficient by the City of Airdrie and BSEI. 5.2.2 Potable Water The distribution of potable water to the subject lands includes watermains in the same general location as the sanitary lines. The water system will be designed to provide adequate looping of the water supply, as well as connections to existing and future regional water networks. In conformance with Section 5.10.1 of the Northwest CASP, water ties will be provided to the existing 300 mm diameter main in Woodside Drive, and the 250 mm diameter main in Silver Springs Way. A watermain crossing will also be required under Nose Creek to satisfy the looping requirements. Fire hydrant coverage will be provided in accordance with the City of Airdrie design standards. 5.2.3 Storm water Management Storm water management for the proposed Williamstown development has been addressed in the Master Drainage Plan for the Northwest Airdrie Lands by Westhoff Engineering Resources, Inc. (December 2005). The storm water modelling indicates a need for three separate storm water management facilities (wet ponds) within the Williamstown lands, and identifies appropriate locations as illustrated in Figure 4. A portion of the land to the west of Nose Creek will drain to a proposed pond at the northwest area of the site (extension to the Reunion neighbourhood storm pond); the remainder will drain to a proposed pond at the southeast corner of the site. The land to the east of Nose Creek will drain to a pond at the south end of the parcel. This third pond will provide efficient drainage for the entire eastern cell of the proposed development and will not require any crossing and disruption of Nose Creek. The three storm ponds will also function as amenity features within the proposed Williamstown development by creating focal points and connections to the proposed open space system. Conventional minor (storm sewers) and major (streets, gutters, swales) drainage systems will convey drainage to these storm water facilities. According to the Nose Creek Flood Frequency Analysis - Nose Creek Floodplain Study (Alberta Environment, 2000), the retention facilities must be sized to restrict post-development discharge into Nose Creek to 1.428 l/s/ha (for a 1:100 year event). The retention facilities must also be designed to remove 85% of the Total Suspended Solid particles greater than 75 microns prior to discharge into Nose Creek, as per Alberta Environment guidelines. Page 32

The Master Drainage Plan for the Northwest Airdrie Lands specifies the sizes of each of the ponds in the Williamstown lands required to satisfy the storage volumes and water quality enhancement outlined above. These pond sizes have been used for the layout of the proposed development. Additional storm water design will be completed during the detailed engineering stages to confirm that the requirements are satisfied, low impact development practices are followed and all storm water will be treated prior to release into Nose Creek. The edge treatment of the wet pond shall consist of riparian plantings to enhance nutrient removal along the pond edges rather than hard edges. The developer will be responsible for providing the properly engineered area for the school site, including positive drainage. The site will be loamed and seeded to provide an open recreational space for the community. The play structure will be placed in a suitable location within the school site. The minor system design will be based on a unit release rate. Surface drainage entering the storm sewers will be controlled with orifice plates or Inlet Control Devices. The major drainage system will be designed to safely convey surface runoff for a 1:100 year event at flow depths and velocities within Alberta Environment specifications. The road design will also include trap lows to capture runoff and release the detained surface drainage into the minor system at a controlled rate. The storm water management pond shown in Phase 4 of the Williamstown NSP is in conformance with the approved NW CASP and Reunion NSP, which reflect ponds sized for the respective landowner's benefiting lands. The Master Drainage Plan proposed by the developer of the Reunion site is proposing to locate a portion of the pond for the sole benefit of the Reunion lands onto the Williamstown lands. The Master Drainage Plan has not been approved by the City and the size and shape of the SWMP is still to be mutually agreed upon between the adjacent landowners. Accordingly, the land use amendments within Phase 4 will be deferred until a later day. 5.2.4 Shallow Utilities Shallow utilities will be extended into the Williamstown community from adjacent developments to the south, west and east on an as needed basis. All shallow utility distribution systems (power, gas, telephone, and cable) will be constructed underground. Techniques for the efficient use of the land resource should be implemented during the design and construction of the shallow utility facilities. Examples of such techniques include the employment of 4-party trenching for utility installation. Shallow utility services will be ultimately provided by the appropriate utility companies providing service to the area. Utilities and corresponding rights-of-way will be determined upon time of subdivision. Where certain street trees are required, the design and construction of shallow utilities will occur appropriately. Page 33