Sierra Springs Outline Plan TABLE OF CONTENTS 1. Introduction...3 1.1. Purpose of the Plan... 3 1.2. The Approval Process... 3 1.3. Policy and Legislative Framework... 3 2. Development Area...6 2.1. Location and Size... 6 2.2. Land Ownership... 6 2.3. Natural Constraints to Development... 6 2.4. Existing Land Use... 6 2.5. Adjacent Land Use... 10 2.6. Topography and Drainage... 10 2.7. Soils... 10 2.8. Vegetation... 10 2.9. Environmental Impact Assessment... 10 2.10. Calgary International Airport - Airport Vicinity Protection Area (AVPA)... 13 3. Development Concept...14 3.1. Commercial... 14 3.2. Industrial... 14 3.3. Open Space Concept Plan... 16 3.4. Densities and Statistics... 16 4. Transportation...18 4.1. Access and Circulation... 18 4.2. Special Study Area... 18 4.3. Parking... 20 4.4. Public Transit... 20 4.5. Pathways... 20 5. Site Servicing...21 5.1. Water Supply and Distribution... 21 5.2. Sanitary Servicing and Wastewater Collection... 21 5.3. Stormwater Management... 21 5.4. Shallow Utilities... 21 6. Implementation...26 5/19/2005 i
Sierra Springs Outline Plan List of Figures Figure 1 Location Plan... 4 Figure 2 Context Plan... 7 Figure 3 Ownership Plan... 8 Figure 4 Existing Site Features... 9 Figure 5 Existing Land Uses... 11 Figure 6 Topography Plan... 12 Figure 7 Development Concept Plan... 15 Figure 8 Open Space Plan... 17 Figure 9 Transportation System... 19 Figure 10 Water Servicing... 22 Figure 11 Sanitary System... 23 Figure 12 Stormwater Servicing... 24 5/19/2005 ii
130220-10-100-4.1 Sierra Springs Outline Plan 1. Introduction 1.1. Purpose of the Plan The Sierra Springs Outline Plan has been prepared as a follow-up to, and in support of, the South Airdrie Area Structure Plan. In meeting with the requirements of the City of Airdrie as outlined within the Terms of Reference for the Preparation of.outline Plans In the City of Airdrie, the outline plan provides greater detail of the planned development of a particular portion of the area structure plan area. (Figure 1) Expanding upon the generalized land uses, site servicing, and transportation networks presented within the ASP, the outline plan specifies road classifications, land uses and corresponding densities. This outline plan delineates the exact location of commercial and industrial blocks including open space allocations. On and off-site transportation considerations are also described and correlated to the planned implementation of the development program. Redistricting applications and tentative plans of subdivision will be reflective of the development plan presented within. The development plan presented has been prepared cognizant of the ASP and with the goal of providing a non-statutory framework that encourages attractive and economical development in a manner that is compatible and complimentary to existing and proposed developments in the vicinity. 1.2. The Approval Process The Sierra Springs Outline Plan will be submitted concurrently with the amended South Airdrie Area Structure Plan. After both are circulated and are adjusted accordingly, a recommendation will be made to the Municipal Planning Commission (MPC) for approval. Upon MPC approval, the ASP will go before Council for 1 st Reading. After receiving 1 st Reading, a Public Hearing will be scheduled and advertised. Following public hearing, 2 nd and 3 rd Readings will be called and the South Airdrie ASP adopted as a statutory document through Bylaw. This will allow the Municipal Planning Commission to approve the Sierra Springs Outline Plan. Both the ASP and outline plan will form the basis upon which redistricting and subdivision applications will be made. 1.3. Policy and Legislative Framework 1.3.1. Municipal Development Plan (MDP) The MDP for the City of Airdrie (Bylaw 16/98) outlines the general growth and development objectives for the municipality as a whole. Within these goals and objectives is the identification of industrial land uses for the lands south of Big Hill Springs Road, and between the railway and highway to the west and east respectively. This bylaw was further amended with Bylaw (14/2002) which establishes a Regional Commercial site for the Sierra Springs Outline Plan area. 5/19/2005 3
130220-10-100-4.1 Sierra Springs Outline Plan A further amendment application circulating concurrently will extend the commercial areas depicted on Figure 5 Land Use Concept to include the proposed commercial as presented within this document and corresponding plans. No other policy changes are proposed maintaining the intent and spirit of the last MDP amendment. 1.3.2. Land Use Bylaw (LUB) The LUB prepared and adopted by the City of Airdrie (Bylaw 955) has created land use districts to be assigned throughout the municipality. The Sierra Springs Outline Plan area will ultimately be assigned a variety of districts accommodating the specific uses planned for the area. The particular districts and their respective boundaries will be further identified within forthcoming land use redistricting applications. 1.3.3. South Airdrie Area Structure Plan The South Airdrie Area Structure Plan has been rescinded and replaced by two new area structure plans to reflect the changing requirements of the area as well as reflect changes derived from the MDP. This statutory document, when adopted, will establish the framework for commercial and industrial development within the Sierra Springs study area coinciding with the objective of creating an employment node for both Airdrie and to a lesser extent, residents of Calgary and Airdrie environs. The ASP identifies the continuation of Main Street as the primary collector running north/south as well as laying out the planned land uses of light industrial and commercial for this area. The overall servicing scheme establishes the relationship between the outline plan study area and the larger ASP area. Similarly, it outlines the planned and logical staging of development which includes the development of the Sierra Springs area as the initial Stage. 5/19/2005 5
130220-10-100-4.1 Sierra Springs Outline Plan 2. Development Area 2.1. Location and Size The Sierra Springs Outline Plan encompasses approximately 61.9 ha (152.7 ac) of the E ½ of Section 36-26-1-W5. Specifically, the subject site falls south of Big Hills Springs Road between the CP Rail railway and Highway 2 to the west and east respectively. The south boundary is defined by the future alignment of the central arterial. (Figure 2) 2.2. Land Ownership The subject lands fall under three owners. (Figure 3) The City of Airdrie retains ownership to the created open space parcels found within the developed portion of the site as well as a road right-of-way paralleling the east side of the railway. Remington Properties Inc. owns the developed lands occupying the north portion of the site. Airdrie Properties Inc. has title to the remaining lands as detailed in the chart below. OWNERSHIP LEGAL DESCRIPTION AREA (ha) City if Airdrie Lots 1,2,3, Plan 0112336 3.96 Airdrie Properties Inc. NE ¼ Sec. 36-26-1-5 57.92 SE ¼ Sec. 36-26-1-5 2.3. Natural Constraints to Development The only natural development constraint is Nose Creek and associated floodway. (Figure 4) Nose Creek traverses the site in a north/south direction. Two creek diversion applications for locations within the plan area have been approved by Alberta Environment. The most northerly diversion has been completed with the southerly planned for the spring of 2003. Nose Creek will be retained as a natural feature and will accommodate portions of the Airdrie/Calgary Regional Trail system along its alignment and within the paralleling open space. With the Nose Creek floodway forming part of a larger stormwater management plan, it will handle the 1:100 year storm events that will be conveyed as identified within the hydraulic study for Nose Creek. 2.4. Existing Land Use Portions of the Outline Plan area have been previously redistricted including an area not yet developed. The existing commercial development nearer the north end are within two zones of Commercial Shopping Centre District (C-2) and Direct Control 08/98 (DC). The developed passive park area fronting Big Hill Springs Road is under a Public Service District (P-1) which extends southwards encompassing Nose Creek and associated 5/19/2005 6
130220-10-100-4.1 Sierra Springs Outline Plan floodway. Lands immediately east of the railway have been re-districted to General Light Industrial (M-2) while the balance remains Urban Reserve (UR). (Figure 5) 2.5. Adjacent Land Use The developed residential neighbourhood to the north of Big Hill Springs Road is a mix of residential and open space related land uses reflective of the existing development. Lands east of Highway 2 fall under the MD of Rocky View and are agricultural. Lands to the south which fall under the South Airdrie ASP are Urban Reserve (UR) as are the lands immediately west of the railway. The Cooper s Town neighbourhood is a mix of residential districts for those areas developed to-date. 2.6. Topography and Drainage The site is relatively flat with a gradual slope to the east culminating with the Nose Creek channel. There is very little change from north to south except for minor undulations. The majority of overland stormwater flows drain towards Nose Creek which is found at an elevation upwards of 3 metres below the average grade. (Figure 6) Nose Creek is a significant drainage course that continues from Airdrie south into Calgary prior to meeting the Bow River. 2.7. Soils The Geotechnical Evaluation completed by Shelby Engineering Ltd. and submitted under separate cover describes the soils as the generalized subsoil stratigraphy at this site is based on the findings in the sixteen test holes and consists primarily of topsoil, underlain by surficial deposit of till, clay or silt followed by bedrock. Topsoil encountered at all test hole locations varied in depth from 100 mm to 1.05 metres with an average depth of approximately 400 mm. Below the topsoil, conditions ranged from glacial till with varying proportions of silt and clay, to strictly silt or clay. Bedrock was encountered throughout the site at relatively shallow depths. It consists of alternating layers of siltstone, sandstone, and clay shale. 2.8. Vegetation The undeveloped portion of the outline plan study area is primarily barren except for native prairie grasses. The vegetative species found along Nose Creek will not be disturbed with this development as they will be protected within Environmental Reserve. 2.9. Environmental Impact Assessment An Environmental Assessment was performed by ASYX Environmental Consulting Ltd. in 1996. This study included the E ½ of Section 36-26-1-W5 and identified Nose Creek as an important linear corridor linking wildlife habitat with the Nose Hill Park area in Calgary. It is recommended that the creek be retained and buffered setback zones created. 5/19/2005 10
130220-10-100-4.1 Sierra Springs Outline Plan A further review of the planned crossing of Nose Creek with the east access road is currently being completed. This study will be submitted in conjunction with detailed designs as part of the formal approvals process. 2.10. Calgary International Airport - Airport Vicinity Protection Area (AVPA) The AVPA for the Calgary International Airport impacts land within the outline plan area as the NEF 25 noise contour bisects the plan. The proposed uses of commercial and industrial will not be affected by the regulations as the height restrictions and sound attenuation requirements are not applicable and/or relevant to the uses being contemplated. 5/19/2005 13
130220-10-100-4.1 Sierra Springs Outline Plan 3. Development Concept The plan prepared and presented as the Sierra Springs Outline Plan is the product of various inputs and objectives. It represents and supports municipal policy in terms of land uses, site servicing, and accessibility. It establishes a development program that will meet the needs and objectives of the developer, including capitalizing on the exposure and proximity to Highway 2. Traffic will be accommodated through improvements and adequate on-site roadways providing an accessible and safe environment. (Figure 7) 3.1. Commercial Commercial development planned for the subject site will fall under one of three zonings dictating the nature of each. Highway Commercial is planned for the area along the east access roadway. The size of these developments will be controlled through the respective parking requirements but are assumed to be in the order of 465 745 m 2 (5,000 8,000 ft 2 ). In total, approximately 4.3 ha (10.6 ac) will be developed as highway commercial. Approximately 25.6 ha (63.2 ac) will be developed as Regional Commercial development accommodating big box retail formats with structures in the range of 1100 9300 m 2 (12,000 100, 000 ft 2 ). This pocket will be concentrated around the intersection of Main Street and the east access road. As both a power centre and subsequent employment centre, this development is not anticipated to negatively affect the CBD as the uses and tenants are of a different nature and target a different market niche. The retailers locating in this area are of a warehouse format whereby they occupy large buildings catering to more bulk purchases. 3.2. Industrial The proximity of the railway along the west side of the subject site will provide an inherent advantage to the industrial lots planned for this area. The opportunity for spur lines and direct rail access can be explored at the time of Development Permit. The 10.5 ha (25.9 ac) of industrial development will consist of a variety of parcel sizes and configurations reflective of market demands and to be confirmed at the time of subdivision. Uses will be limited to internal and self-contained operations exclusive to the facilities constructed on each lot. Any operation requiring outside storage will be obligated to provide adequate screening and buffering both internal to the subject site and external to the adjacent residential development. No operation that will produce noise, air, or ground pollution will be permitted within the area. Uses are anticipated to include light manufacturing, offices, automobile dealerships, and other similar employment generators. All uses will be confirmed at the Development Permit stage and will be in conformance to the list of Permitted and Discretionary Uses identified 5/19/2005 14
130220-10-100-4.1 Sierra Springs Outline Plan under Restricted Light Industrial and General Light Industrial District within the Land Use Bylaw. 3.3. Open Space Concept Plan As a commercial/industrial precinct, open space opportunities will be intentionally limited to the Nose Creek corridor. In addition to the creek, open space will be preserved along the length to include both the floodway, as well as additional setback and buffering areas. City of Airdrie policies combined with Federal and Provincial Flood Risk Reduction Programs have identified a +/- 20m development setback within the floodway to be dedicated as Environmental Reserve through the subdivision and redistricting process. The Airdrie/Calgary Regional Trail will be constructed to parallel the creek within this open space corridor to maximize the aesthetic benefit while improving user safety. Small pocket parks providing access to the internal road system will be created for pedestrians, maintenance personnel, and emergency services. (Figure 8) 3.4. Densities and Statistics Land Use Summary Of Land Uses % Gross Developable Area (Projected Area In Hectares) Total Gross Area 61.88 Nose Creek 1.11 Environmental Reserve 6.21 Gross Developable Area 54.56 100.0% Municipal Reserve 2.96 5.4% Stormwater Management Ponds 3.01 5.5% Public Service Lands 0.09 0.2% Roadways 7.90 14.5% Highway Road Widening 0.23 0.4% Industrial Land (M-1/M-2) 10.46 19.2% Commercial Land (C-3) 25.63 47.0% Commercial Land (C-HWY) 4.28 7.8% 5/19/2005 16
130220-10-100-4.1 Sierra Springs Outline Plan 4. Transportation 4.1. Access and Circulation There will be three points of vehicular access/egress into the Sierra Springs Outline Plan area. (Figure 9) The primary north and south points will be at either end of Main Street at the current Big Hill Springs Road intersection and the future intersection with the central arterial. The north intersection has been designed to handle the anticipated traffic volumes generated to and from the development area upon build-out. The future upgrading planned to Big Hill Springs Road (twinning) will ultimately be required to ensure this intersection operates at an accepted level of service. This will occur at some point after the improvements to the interchange with Highway 2 described below. Main Street will be designed to an urban standard meeting the specifications for a fourlane collector roadway as presented within the City of Airdrie Engineering Design Standards. This four lane collector will serve as the primary and only north/south linkage across the subject site. These requirements are presented within FINN Transportation Consultants report Heartland Phase 1 Traffic Assessment dated September 5, 2000. The third access/egress location is also off of Big Hill Springs Road, +/- 360m east of the Main Street intersection pending Alberta Transportation approval. In order to facilitate this location, improvements are required to the on and off ramps to and from the southbound lanes of Highway 2. These improvements, to be initiated in the spring of 2003, will consist of realigning the southbound off-ramp from Highway 2 so that it intersects with Big Hill Springs Road at the same location of the third access planned for the subject site. This will result in a signalized intersection at this location. The southbound on-ramp to Highway 2 will also be realigned to service traffic coming from eastbound Big Hill Springs Road. Westbound traffic on Big Hill Springs Road, seeking to enter the southbound lanes of Highway 2, will do so via a loop ramp planned for the northwest quadrant of the interchange. 4.2. Special Study Area The area identified as under special study is resultant of ongoing investigation on the preferred long term configuration of the Main Street / Central Arterial intersection. The preference for a grade-separated crossing of the railway tracks combined with the planned interchange requires that the appropriate lands be set aside to accommodate future road construction. Topography dictates that the rail crossing will be an overpass to more easily meet grade on the west side of the tracks. Combined with the built up road structure to allow for the highway flyover, Main Street needs to rise at the south end to properly intersect. The exact location of the intersection in relation to the southbound on-ramp terminal still requires review and consultation with Alberta Transportation, City of Airdrie, and CP Rail. As a result, the outline plan seeks approval in principle of this area recognizing that some manipulation to the exact alignment of Main Street may be required prior to 5/19/2005 18
130220-10-100-4.1 Sierra Springs Outline Plan subdivision and detailed design. Due to the reality that these structures are years away, it is difficult to completely define the exact parameters for each at this time. 4.3. Parking Parking requirements for the planned commercial and industrial sites will be dictated by the City of Airdrie Land Use Bylaw: Section 13 Part III Parking and Loading Standards. As the commercial developments will be stand-alone buildings, parking will be provided on each site with no on-street parking permitted. 4.4. Public Transit As a future employment centre for the City of Airdrie, transit service will be critical to this development. On an interim basis, the potential for a transit loop will exist with the two access points from Big Hill Springs Road. Ultimately, an expanded transit route will follow Main Street providing easy accessibility to both the industrial and commercial development areas. 4.5. Pathways A linear pedestrian/bicycle pathway will be developed across the site with the majority falling within the Nose Creek open space corridor. It will also serve as part of the regional trail system. At the north end of the subject site, the alignment will parallel Main Street with a below-grade crossing of the entrance drive into the grocery store. This crossing will share the culvert with Nose Creek with the regular flows being diverted around the structure through a smaller diameter culvert. During a more significant storm event, the excess flows will be directed through the larger structure. The alignment further south will parallel the creek within the floodway and open space corridor. A similar unobstructed linkage will be provided under the Sierra Springs Drive creek crossing structure. 5/19/2005 20
130220-10-100-4.1 Sierra Springs Outline Plan 5. Site Servicing 5.1. Water Supply and Distribution An existing 300mm watermain has been stubbed at the south end of the developed portion of Main Street. A connection will be made to this main as well as a 250mm connection to the main found within Big Hill Springs Road at the intersection of the east access. This configuration will create a loop for the north development area. The 300mm main will be extended south along Main Street and ultimately tie into a 400mm main planned to run within the central arterial. A second 300mm main will be extended under the railway into the residential area at a location to be determined later that will provide additional looping. Similarly, a main will be extended east to possibly cross Highway 2 if required in the future. (Figure 10) Full details of the water servicing will be confirmed through a detailed Water Network Analysis to be completed during detailed engineering design. 5.2. Sanitary Servicing and Wastewater Collection Most of the subject site will be serviced with gravity fed sewers flowing to a regional lift station planned for the central part of the area falling within the NE ¼ of Section 36-26- 1-W5. The lift station will then pump the wastewater, via forcemain, east to connect to the forcemain flowing to Calgary. This will either be the existing forcemain, or the new forcemain planned in the near future and also falling within a utility easement paralleling the railway. Overall timing will determine the exact connection point. (Figure 11) 5.3. Stormwater Management Stormwater management and associated site servicing will be handled through a combination of storm ponds, piping, and creek storage. Three storm ponds are planned for the subject lands totalling approximately 4.6 ha (11.4ac). (Figure 12) Nose Creek will also function as a storage area during the 1:100 year event. Storm sewers will collect run-off from 3 basin areas with discharge into the storm ponds for interim storage and water quality improvement. These ponds will ultimately discharge into Nose Creek at a controlled rate. A detailed Stormwater Management Plan will be completed during detailed engineering design. 5.4. Shallow Utilities Shallow utility servicing in the form of electricity, gas, cable, and telephone will follow typical City of Airdrie standards including shallow bury within easements paralleling the road rights-of-way. Service providers are anticipated to be those currently servicing the Airdrie environment. ATCO Gas has identified a preferred routing in and around the subject site to both extend the primary service mains as well as to service the subject site. Specifically, a high pressure gas main will be extended from the east across Highway 2 and across the southern portion of the site. A regulating station will be constructed within a 30m x 30m parcel to be located within the southern development area at a location to be 5/19/2005 21
130220-10-100-4.1 Sierra Springs Outline Plan determined during detailed design and subdivision. From this station, a temporary 4 main will be extended north within the existing road right-of-way falling along the east side of the railway. Upon development of the Main Street extension south, a 12 main will be constructed within the typical shallow utility easement paralleling the roadway. At this time the temporary line will be removed allowing the development of the right-ofway lands. 5/19/2005 25
130220-10-100-4.1 Sierra Springs Outline Plan 6. Implementation The development of the Sierra Springs Outline Plan area is projected to be on an aggressive schedule with all infrastructure development commencing and completed within 2003. Previously approved items such as the southerly creek diversion and the interchange improvements will commence in early spring. From an approval perspective, the proposed amendment to the South Airdrie Area Structure Plan has been submitted and will be circulated concurrently with the Sierra Springs Outline Plan. Similarly, the City of Airdrie Municipal Development Plan amendment has been submitted and will be circulated concurrently. The MDP amendment will require formal adoption by Council as it is a statutory document. The ASP requires formal adoption and will become a statutory planning document. The outline plan is not a statutory document and is approved by the Municipal Planning Commission. As Public Hearing is not required, the outline plan will be presented in conjunction with the proposed ASP amendment at a public open house to be undertaken during the circulation process and in conjunction with Administration. The corresponding land use redistricting application for the outline plan area as well as at least the first phase of subdivision application will also be submitted and circulated concurrently with the ASP and outline plan. This will assist in providing assurances that the development programs presented are consistent and legitimate. It will also allow detailed engineering design and subsequently construction to begin and be completed during the 2003 construction season. 5/19/2005 26