East Acreages

Transcription

East Acreages

East Acreages
AREA STRUCTURE PLAN
Town of Chestermere
Draft August 7, 2014
Acknowledgements
Town of Chestermere
Mayor and Council
John Popoff
Director of Planning and Development
Heather Kauer
Senior Planner
Jillian Geen
Intern Planner
Consultant Team
Grant Hallam
Co-project Manager
Jonathan Schmidt
Community Planner
Troy McNeill
Senior Municipal Engineer
Michael von Hausen
Co-project Manager
Calum Srigley
Urban Designer
Al Endall
Architect
East Acreages
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East Acreages Area Structure Plan
Area Structure Plan
Table of Contents
Executive Summary...................................................................................................................... 2
PART 1: THE VISION
1.0 Community Building Blocks............................................................................................. 10
1.1 Vision........................................................................................................................ 12
1.2 Guidance: Principles that direct the Vision........................................................... 14
2.0 Site Context....................................................................................................................... 16
2.1 Plan Location........................................................................................................... 16
2.2 Ownership................................................................................................................ 16
2.3 Existing Land Uses.................................................................................................. 16
2.4 Existing Land Use.................................................................................................... 18
2.5 Adjacent Land Uses................................................................................................ 18
2.6 Adjacent Area Structure Plans............................................................................... 20
2.7 Topography.............................................................................................................. 22
2.8 Existing Lot Sizes..................................................................................................... 24
2.9 Existing Densities within Town............................................................................... 25
3.0 Policy Context.................................................................................................................... 26
3.1 Enabling Legislation................................................................................................ 26
3.2 Land Use Framework.............................................................................................. 26
3.3 Calgary Regional Partnership / Calgary Metropolitan Plan................................. 27
3.4 Town of Chestermere Municipal Development Plan............................................. 28
3.5 Rocky View County / Chestermere Annexation Agreement.................................. 29
4.0 Design Criteria.................................................................................................................. 30
5.0 Public Engagement........................................................................................................... 32
5.1 Overview................................................................................................................... 32
5.2 Development Timing and Interest.......................................................................... 35
5.3 Summary................................................................................................................. 36
iii
Table of Contents
PART 2: THE PLAN
6.0 Land Use........................................................................................................................... 40
6.1 Land Use.................................................................................................................. 40
6.2 Development Statistics........................................................................................... 51
6.3 Land Use Policies.................................................................................................... 54
6.4 Residential Policies................................................................................................. 56
6.5 Commercial Policies................................................................................................ 58
6.6 Environmental Policies........................................................................................... 60
6.7 Parks & Open Space Policies................................................................................. 63
6.8 Institutional and Community Policies.................................................................... 66
7.0Transportation................................................................................................................... 68
7.1 Overview................................................................................................................... 68
7.2 Pathways & Trails..................................................................................................... 73
7.3 Public Transportation.............................................................................................. 73
7.4 Transportation Policies.............................................................................................74
8.0Servicing............................................................................................................................ 76
8.1 Overview................................................................................................................... 76
8.2 Water Servicing....................................................................................................... 76
8.3 Sanitary Servicing................................................................................................... 76
8.4 Storm Water Servicing............................................................................................ 78
8.5 Servicing Policies.................................................................................................... 80
9.0Implementation................................................................................................................. 88
9.1 Overview................................................................................................................... 88
9.2 Amendment............................................................................................................. 88
9.3 Amendments to Land Use Bylaw........................................................................... 88
9.4 Interpretation........................................................................................................... 89
9.5 Implementation Policies......................................................................................... 90
East Acreages
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Area Structure Plan
Table of Figures
Figure 1.1: Future Vision of East Acreages................................................................................ 13
Figure 2.1: Site Context.............................................................................................................. 17
Figure 2.2: Existing Land Use Designations (Zoning)............................................................... 19
Figure 2.3: Policy Influences...................................................................................................... 21
Figure 2.4: Topography............................................................................................................... 23
Figure 5.1: Development Timing and Interest of Landowners................................................. 35
Figure 6.1: Land Use Concept.................................................................................................... 41
Figure 6.2: Character Areas....................................................................................................... 48
Figure 6.3: Infill Development Example..................................................................................... 50
Figure 6.4: Environmental Features.......................................................................................... 61
Figure 6.5: Parks and Trails........................................................................................................ 65
Figure 7.1: Transportation Concept............................................................................................ 69
Figure 7.2: Range Road 281 Cross-section - Interim Development Option............................. 71
Figure 7.3: Range Road 281 Cross-section - Interim Future 4-Lane Concept......................... 71
Figure 8.1: Servicing Concept.................................................................................................... 77
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Area Structure Plan
Executive Summary
Executive Summary
Purpose
The purpose of the East Acreages Area Structure
Plan (ASP) is to develop a land use plan for the
future development or redevelopment of the
East Acreages Plan Area. The Plan complies with
the Town’s Municipal Development Plan and
incorporates innovative and sustainable urban
design and planning principles.
Context
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25
30
22
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8
9
5
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Town
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of
Chestermere
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CNR
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12 TWP. RD. 241a7
11
3
RGE. RD. 280
16
TWP. RD. 243
6
2
1
35
36
31
25
30
791
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RAINBOW ROAD
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CONRICH ROAD
HIGHWAY 1
The East Acreages is a 138 hectare (342
acres) area located on the eastern border of
the Town of Chestermere, which was annexed
into the Town in 2009. There are 65 individual
properties within the Plan area, with the majority
of properties being between 2 – 6 acres in size.
During a preliminary consultation in 2012 over
85% of landowners in the East Acreages were in
favour of the Town completing an Area Structure
Plan, with costs for the ASP being repaid to the
Town through the development process.
HWY
TWP. RD. 240
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34
33
27Structure Plan 26
28
East Acreages Area
RGE. RD. 281
RGE. RD. 282
29
RGE. RD. 283
Rocky View
East Acreages
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MAP 4
PLANNING AREAS
East Acreages Area Structure
Plan MUNICIPAL DEVELOPMENT PLAN
CHESTERMERE
Process and Public Engagement
On November 6, 2013 an intensive public engagement workshop
took place involving over 40 residents and landowners from the
East Acreages. The design team then took the feedback from
that workshop and spent two days developing land use designs
and concepts. These preliminary designs were then presented to
the residents and landowners on November 8, 2013 reflecting
feedback that focused desires for incremental development,
mixture of single-detached and moderate multi-unit residential
development, pathways, open space, an elementary school and
neighbourhood commercial.
“
We want to see good
traffic flow, no cul-desacs, good neighbours
that work together,
mature trees and
preservation of land
values.
“
The Town initiated the East Acreages Area Structure Plan in the
spring of 2013 with background studies completed that summer.
The purpose of these studies was to determine the design criteria
and development constraints of the land. The background studies
included: historical resources overview and clearance, biophysical
assessment, Phase I environmental site assessment, geotechnical
investigation, transportation review, and infrastructure review.
These studies formed the base data which was used to inform the
land use concept and vision for the area.
~Comment from table group at
2013 public engagement
The Area Structure Plan is based on the feedback received during
the public engagement, the preliminary design concepts and
subsequent feedback received from landowners and Town staff
and administration.
3
Vision for East Acreages
The vision for the East Acreages is a community inspired by its
rural roots and natural landscape that will develop incrementally
over time. The East Acreages will exhibit choice and diversity
of quality housing, respect for adjacent neighbourhoods and
municipalities, promote active transportation, and provide
educational and neighbourhood retail services.
Land Use Concept
The land use concept emphasizes the ability of the area to
develop incrementally over time in a compatible and sustainable
manner. Residential land uses have been strategically located
with a variety of housing choices from single-detached lots to
row house and townhouse-style developments. Two wetlands
will be the centrepieces of the community, providing both
recreational opportunities and storm water management.
Overall densities will meet the Municipal Development
Plan range of 5-7 units per acre. Commercial land use will
be limited to neighbourhood commercial at the intersection
of Range Road 281 and Township Road 241A. A school site
and open space area will be located off of Township Road
241A, providing for a public elementary school and possibly a
separate elementary school on a joint-use site.
East Acreages
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Area Structure Plan
Land Use Concept
MERGANSER DR E
HIGHWAY 1 / TCH 1
R-S
R-M
E LAKEVIEW RD
R-S
R-S
R-M
E P
L
R-S
C
RANGE RD 281
LAK
P-S
I
C
R-M
R-S
LAKE ERE ESTATES
TWP RD 241A
LEGEND
MERGANSER DR E
0
R-S
50 100
200
ROAD NAMES
MUNICIPAL BOUNDARY
PLAN AREA
300
400
500m
R-S
RESIDENTIAL SINGLE / SEMI-DETACHED
(PROPOSED NEW LAND USE DISTRICT)
R-M
RESIDENTIAL - MULTI-UNIT
(PROPOSED FOR R-4 LAND USE DISTRICT)
C
COMMERCIAL - LOCAL
(PROPOSED FOR L-C LAND USE DISTRICT)
P-S
PUBLIC SERVICES (PARKS)
(PROPOSED P-S LAND USE DISTRICT)
I
INSTITUTIONAL
WETLANDS
Land Use Concept: The Land Use Concept balances compact development with open
space and natural feature conservation. See Section 6.0 Land Use for details.
5
Implementation
The East Acreages ASP will be
implemented incrementally over time
based on the availability of municipal
servicing. The land use policies reflect
both the long-term full build-out of the
area as well as short-term development
policies. Policies emphasize creating a
sustainable community with high-quality
development standards.
East Acreages
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7
East Acreages
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Part 1: The Vision
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1.0Community Building Blocks
The East Acreages will
be a unique community
within Chestermere that
reflects its rural roots
and conserves its rolling
topography and natural
wetland features.
BACKGROUND STORY:
Foundation to the Future
The East Acreages have a tradition of small to large
acreages and farms. Wetlands have risen and fallen
over the years as features in the community. A rolling
landscape spotted with trees and buildings still reflects
that prized rural quality and character. These are
elements that define it and are foundation blocks to
move forward, recognizing that introducing new more
compact development will erode some of these qualities.
The community made a decision in 2009 to be annexed
within the Town of Chestermere boundaries to improve
services and become part of a more urban community
in the longer term. The Town of Chestermere in liaison
with the local community owners then determined
through a public consultation process in 2012 that the
overwhelming majority of land owners want to proceed
with an Area Structure Plan process to determine the
future land uses and associated infrastructure needs
for these lands. In 2013, a consulting team was chosen
to proceed with developing the East Acreages Area
Structure Plan. This document is the result of that
process.
East Acreages
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Area Structure Plan
There are a number of challenges and opportunities
that come with such an undertaking that need to be
addressed:
1. Foremost in many residents minds is how can they
develop their own property over time or sell it to a
developer with some assurances that development
is possible and that infrastructure (potable water
and sanitary sewer) can be provided to service the
property?
2. Alternatively, while waiting for urban servicing, what
innovative ways can land owners use to include
more housing units on their property while adhering
to acceptable servicing standards and regulations?
3. For those land owners who want to remain on their
property, how can they further develop their property
with more housing?
4. How can we maintain the desirable rural character,
to the extent possible, while development occurs?
5. How do some owners who live on proposed park
land or school land obtain compensation for their
land?
6. Finally, how is all the proposed development
coordinated so existing and new residents enjoy the
benefits of more improved services, a complete trail
network and a future elementary school?
These and other challenging questions and opportunities
are addressed throughout this ASP and have been
discussed with the community. Every effort has been
made to answer these questions and set firm policy
directions for future development.
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VISION
1 .1 Vision
Inspired by its rural roots and natural landscape
features, the Chestermere East Acreages will become a
more compact community where:
1. Diversity and choice of quality housing are
available;
The East Acreages
will create a compact
community with
improved urban services
but strives to retain the
wide open space feel and
rural qualities.
2. Existing residents within and adjoining the
planning area are integrated and/or respected
as part of new development;
3. Residents and visitors can choose walking
and cycling as a means of mobility in the
community;
4. A future school(s) is provided within the
community as needed;
5. Local neighbourhood services are eventually
provided for daily needs; and
6. The health, well-being and culture of the
community and the environment are respected
and realized within the greater context of the
Town of Chestermere.
East Acreages
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Area Structure Plan
Figure 1.1: Future Vision of East Acreages from Charrette
Figure 1.1 provides a vision for a community that follows the desires of the land owners in terms of
redevelopment where some choose to redevelop while others (existing houses shown shaded in black)
may choose to remain in their current state. Note: This sketch does not in any way commit the existing
land owners to remain or redevelop. It is simply used to reflect one vision at one point in time.
13
1 .2 Guidance: Principles that
direct the Vision
Integrate Flexibility and Innovation: Promote a variety
of housing types, flexibility of phasing and growth that can
respond to market demand and the provision of water and
sanitary sewer services
Retain Existing Rural Landscape Character and
Features: Retain significant trees, views and landscape
features such as the designated wetlands.
Integrate Flexibility & Adaptability for Aging in
Place: Provide strategies that enhance well-being and social
interaction in the built environment and allow for the possibility
of affordable living in the same neighbourhood throughout
one’s lifetime.
Minimize Impacts of Redevelopment: Respect the
adjoining uses and landscapes in sensitive redevelopment
that contributes green space and amenities while providing
appropriate built form.
Improve Mobility: Encourage a variety of transportation
networks such as greenways, trails, pathways, bike routes,
and, in the longer term - transit to the adjoining areas.
Provide Safe and Social Public Places and Spaces:
Encourage the development of linked public places and spaces
for gathering and interaction between the various uses.
East Acreages
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Area Structure Plan
Combine Stormwater Drainage:
Provide a
stormwater drainage system that combines with the
existing wetlands on the property that enhances wildlife
habitat and nature education while managing on site
water in a responsible manner.
Natural Path for Water: Embrace a natural path
for water by using the buildings, landscape, and natural
habitat to emulate nature’s water cycle, optimizing
wastewater reuse, minimizing potable water use, and
enhancing overall aesthetic and educational appeal.
Conserve Energy and Reduce Waste:
Use
innovative building and site planning methods to
conserve energy and reduce waste.
Encourage
Environmental
Stewardship:
Promote continued environmental responsibility and
lifestyles including tree stewardship, waste reduction
and energy conservation.
Plan for Community Infrastructure and
Servicing: Ensure that public and private investment
in public infrastructure is well planned to gain maximum
value and efficiency, especially for roads, servicing, and
providing a future school site in the planning area.
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2.0Site
Context
2.1 Plan Location
The East Acreages is located adjacent to the Town’s eastern boundary
with Rocky View County and is immediately south of Highway 1
(TransCanada Hwy) (see Figure 2.1). The Plan area is approximately
138.4 hectares (342 acres) in area with a total of 65 individually titled
parcels. Rocky View County is located to the immediate east and south
of the site. The Plan area was part of the lands annexed from Rocky
View County in 2009.
2.2 Ownership
The Plan area consists of 65 individual legal lots ranging in size from
0.8 ha (2 acres) to 16 ha (40 acres) (see Figure 2.2). A small number of
landowners retain ownership of more than one parcel of land; however
it is still a relatively large number of landowners. For the most part
landowners live on their own property. A small number of numbered
companies own land within the Plan area, which may suggest some
future development interests. According to the East Acreages ASP
Consultation Summary Report (Appendix B), the majority of residents
have owned land or been a resident for greater than 10 years, with a
handful of residents for greater than 30 years.
2.3 Existing Land Uses
The majority of the Plan area is used for country residential purposes.
Acreage lots ranging in size from two to 40 acres, usually with one or
more accessory buildings, are the dominant land form in the Plan area.
There are no obvious commercial or industrial uses in the Plan area,
although home businesses may be present.
Natural features will be explained in detail in Section 4.3. A few large
wetlands are located in the middle of the Plan area and along the
eastern border. At the present time there are a number of vacant
parcels of land. The largest parcels of open space within the Plan area
have been recently cropped, where possible, around the wetlands.
East Acreages
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Area Structure Plan
29
Site Context
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Town
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of
Chestermere
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CNR
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12 TWP. RD. 241a7
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3
RGE. RD. 280
16
TWP. RD. 243
6
2
1
35
36
31
25
30
791
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21
RAINBOW ROAD
20
CONRICH ROAD
HIGHWAY 1
HWY
TWP. RD. 240
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34
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27
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RGE. RD. 281
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Legend
RGE. RD. 282
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RGE. RD. 283
Rocky View
East Acreages
Structure Plan
TownArea
Boundary
Figure 2.1
MAP 4
PLANNING AREAS
CHESTERMERE MUNICIPAL DEVELOPMENT PLAN
17
2.4 Existing Land Use
All lots in the Plan area are currently designated (zoned)
Large Lot Rural Residential (LLR) and Rural Residential
(RR) (See Figure 1.2). Adjacent lands to the south are
either within Rocky View County or zoned UT - Urban
Transition within the Town. Lands to the west are zoned
R-1E – Residential Estate, while lands to the southwest
are zoned R-1EM – Residential Estate Modified and
R-1 – Residential Single Detached. To the north lands
are zoned UT and LLR. To the northeast some lands are
zoned BP LI – Business Park / Light Industrial.
size.
West of the Plan Area are the Estates
of Chestermere, a large lot residential
area with frontages approximately
30 m (98 ft.). Further west are
Chestermere’s lake front lots, which
back onto Lake Chestermere. The
lake front lots are generally long and
narrow, with frontages from 15m (50
ft.) to 25m (82 ft.).
2.5 Adjacent Land Uses
East of the Plan Area are a number
of other acreages, agricultural land,
a wetland and secondary provincial
Highway 791. To the southeast is
Chestermere High School.
Immediately north of the Plan Area is Highway 1
(TransCanada Highway). The highway is a four lane
divided highway, with two lanes each way and at-grade
intersections. It is likely in the future the at-grade
intersections will be removed and replaced with
above grade interchanges. An existing service road
is located directly south of Highway 1, which parallels
the highway. The Town’s MDP has designated the area
for a combination of business park, residential and
commercial land uses.
Township Road (Twp Rd) 241A bounds the Plan Area
immediately to the south and acreages approximately
2-3 acres in size are located across Twp Rd 241A. These
acreages are accessed from three cul-de-sacs.
Also south of Twp Rd 241A and east of Lake Ere Estates
is a large parcel of agriculture land used for cropland.
Southwest of the Plan Area is Kinniburgh North, a recently
developed large estate lot residential community with
lot frontages ranging in size from approximately 15 m
(50 ft.) to 22 m (72 ft.) or 1/10th acre to a ¼ acre in
East Acreages
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Area Structure Plan
Existing Land Use Designations (Zoning)
Figure 2.2
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2.6 Adjacent Area Structure
Plans
There are numerous Area Structure Plans and other
proposed developments within the Town of Chestermere
that will influence the development of the East Acreages
(see Figure 2.3).
South of the Plan Area are two ASPs, Southeast and
a future ASP area. Construction of the Southeast
community is already underway and contains the
Kinniburgh neighbourhood. Further to the south and
west is the Edgewater Crossing ASP which outlines plans
for a residential community complemented with a mix
of commercial and public uses, including a proposed
school site. The development of these other areas
within the Town will directly impact the market viability
of any future development within the East Acreages as
well as the cost of providing municipal servicing to the
East Acreages.
East Acreages
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Area Structure Plan
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29
27
26
25
30
27
26
25
30
23
24
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Policy
Influences
HIGHWAY
1
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28
20
21
HIGHWAY 1
RAINBOW
ROAD
AREA
THE
ESTATES
OF
WESTMERE
22
1A
AY
HW
HIG
CALGARY
9
8
HIGHWAY 1A
CITY OF
CALGARY
9
8
5
4
ST. GABRIEL THE
ARCHANGEL SCHOOL
REC.
CENTRE
CHESTERMERE LAKE
MIDDLE SCHOOL
3
CNR
Edgewater
Crossing ASP
AL
CNR
Edgewater
Crossing ASP
R
CN
ID
CA (in progress)
2
L
W
ID
35
future
ASP
CA
NA
L
6
CHESTERMERE
HIGH SCHOOL
NA
7
R
CN
1
6
36
31
36
31
26
25
East Acreages ASP: Policy Influences
East Acreages ASP boundary
REGIONAL RETAIL/ TOWN CENTRE
Legend
MIXED USE AND VILLAGE CENTRE
29
28
BUSINESS PARK/ EMPLOYMENT
RGE RD 283
GENERAL URBAN (PREDOMINANTLY RESIDENTIAL)
Elements
from
Municipal
Development
Plan
Map
OPEN
SPACE/
RECREATION/
REGIONAL
TRAIL
TRANSITION
LAND(PREDOMINANTLY
USE
GENERAL URBAN
RESIDENTIAL)
DRAINAGE
CONSTRAINT
REGIONAL RETAIL/
TOWNAREA
CENTRE
GATEWAY
FEATURE
MIXED USEENTRY
AND VILLAGE
CENTRE
BUSINESS PARK/ EMPLOYMENT
27
Area
26 Structure Plan Policy Area
Other Elements
25
HIGHWAY 791
Other Elements
RGE RD 281
27
Elements from Municipal Development Plan Map
35
RGE RD 281
34
RGE RD 282
CORRIDOR
RGE RD 282
28
RGE RD 283
CAN
AL
33
HIGHWAY 791
WID
CAN
W
ROCKY VIEW FUTURE
EastINDUSTRIAL
Acreages
ASP: Policy Influences
GROWTH
WID
RGE RD 284
RGE RD 284
32
Legend
29
CHESTERMERE
HIGH SCHOOL
Sierra Vista
1
ASP
Southeast
ASP
ROCKY VIEW FUTURE
GROWTH
34
33INDUSTRIAL
CORRIDOR
TWP RD 240
7
12
SOUTHEAST
ASP
3
4
11
Southeast
ASP
SOUTHEAST
ASP
2
18
12
LAKE
ERE
LAKE
ERE
TWP RD 240
CNR
11
East Acreages
ASP
RAINBOW
FALLS
18
HW 12
HW 12
CNR
32
Bayfield
ASP
RAINBOW
FALLS
5
TWP RD 243
14 East Acreages
ASP 13
CHESTERMERE
CHESTERMERE LAKE
LAKESIDE
LAKE
MIDDLE SCHOOL
GREENS
19
MOUNTAIN VIEW PARK
CONCEPTUAL SCHEME
CHESTERMERE
LAKESIDE
LAKE
PRAIRIE WATERS
ANNIVERSARY
ELEMENTARY SCHOOL GREENS
PARK
Westmere
ASP
1A
Waterbridge
HIGHWAY 1A
ASP
16
13
14
FOUNDERS
POINT
RGE RD 280
ST. GABRIEL THE
ARCHANGEL SCHOOL
24
23
RGE RD 280
REC.PEAKE
JOHN
CENTRE PARK
MEMORIAL
AY
17CITY OF
ANNIVERSARY
PARK
WESTMERE
Waterbridge
MASP
16
HW
CITY OF
CALGARY
RAINBOW
THE
ROAD
PRAIRIE WATERSESTATES
AREA
ELEMENTARY SCHOOL OF
22
Westmere
ASP
21
TWP RD 243
HIG
17
FOUNDERS
POINT
RAINBOW ROADRAINBOW ROAD
CITY OF
CALGARY
20
CONRICH ROAD CONRICH ROAD
JOHN PEAKE
MEMORIAL PARK
30
30
East Acreages ASP boundary
Area Structure Plan Policy Area
OPEN SPACE/ RECREATION/ REGIONAL TRAIL
Figure
2.3 LAND USE
TRANSITION
DRAINAGE CONSTRAINT AREA
GATEWAY ENTRY FEATURE
21
2.7 Topography
The site topography is typical of rolling prairie, creating some
internal views of lower wetland areas. The central higher area
east of Range Road 281 provides some significant views west
towards the City of Calgary and beyond to the Rocky Mountains.
Figure 2.3 details the existing contours for the Plan area.
The south central area of the Plan area, just west of Range
Road 281 contains the lowest elevations and therefore,
also the wetlands. The land rises to the west approximately
5-7 metres in height to the edge of East Lakeview Road. To
the east of Range Road 281 the land rises approximately
five metres to the north northeast before dropping down a
few metres to the eastern border of the Plan area. It seems
unlikely that the contours within the Plan area will pose any
significant hardship on future developments; however the low
areas containing wetlands should be carefully considered in
future planning.
East Acreages
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Area Structure Plan
Topography
Figure 2.4
23
2.8 Existing Lot Sizes
There are a variety of lot sizes and types within the East
Acreages. There are 65 total lots ranging in size from
approximately 0.8 ha (2 acres) to 16 hectares (40 acres)
(see Table 2.1). The vast majority of lots are less than 6
acres in area, covering over 52% of the Plan Area.
EXISTING
LOTS
TYPE
EXISTING LOTS
BYBY
SIZESIZE
CATEGORY
0-3 acre lots
27%
> 6 acre lots
41%
3-6 acre lots
32%
Table 2.1: Sizes of Existing Lots
Lot Size
# of lots
% of total lots
% of total plan area
0.-1.2 ha (0-3 acres)
26
40.0%
15.1%
1.21 ha - 2.4 ha (3-6 acres)
31
47.7%
37.2%
2.41 ha - 4 ha (6-10 acres)
1
1.5%
2.0%
4.1 ha - 6 ha (10-15 acres)
2
3.1%
12.1%
6.1 ha - 8 ha (15-20 acres)
4
6.2%
16.5%
>8 ha (20 acres)
1
1.5%
11.7%
Total
65
100%
East Acreages
24
94.5%
(remaining 5.5% is public roads and other land uses)
Area Structure Plan
2.9 Existing
Densities
within Town
Table 2.2: Density Sample Areas
Streetview
The Town’s Municipal Development
Plan (MDP) stipulates new residential
areas will achieve a gross density
between 5-7 units per acre (UPA).
Should the Town’s MDP be amended
to align with the density targets in
the Calgary Metropolitan Plan, an East
Acreages ASP amendment may be
required.
Aerial View
Area & Density
Community:
East Lakeview Shores
Gross UPA: 4.5
Avg. Lot Width: 50 ft. (15m)
In order to fully understand the
range of existing densities within
Chestermere
some
preliminary
analysis was conducted using aerial
photography. Three sample areas
within the Town were chosen. For each
area the gross residential density was
calculated to determine if it was above,
below or within the Town’s goal for 5-7
UPA set out in the MDP.
Community:
West Creek
Gross UPA: 5.4
Density calculations were made by
adding up the total estimated number
of dwelling units in an area and
dividing by the total area to determine
the gross number of units per acre. The
three sample areas were 4.5, 5.4 and 15
UPA respectively (see Table 2.2).
Community:
Westmere
Gross UPA: 15
Images source: Google Maps
25
3.0Policy
Context
3.1 Enabling Legislation
The East Acreages ASP has been prepared in accordance
with Section 633 of the Municipal Government Act which
enables municipalities to adopt Area Structure Plans to
provide a framework for future subdivision and development
of an area of land. Specifically, Section 633 of the Municipal
Government Act (Revised Statutes of Alberta, 2000, Chapter
M-26) specifically states:
Draft
South Saskatchewan
Regional Plan
2014 - 2024
633 (1) For the purpose of providing a framework for
subsequent subdivision and development of an
area of land, a council may, by bylaw, adopt an ASP.
(2) An ASP
a) must describe
i) the sequence of development proposed for
the area,
ii) the land uses proposed for the area, either
generally or with respect to specific parts of
the area,
iii) the density of population proposed for the
area either generally or with respect to
specific parts of the area, and
iv) the general location of major transportation
routes and public utilities,
and
b) may contain any other matters the council
considers necessary.
3.2 Land Use Framework
East Acreages
26
The Land Use Framework was released by the Province of
Alberta in December 2008 and provides a framework for
land use planning and growth management that considers
economic, social and environmental goals. The Land Use
Framework has resulted in the creation of the Land Use
Secretariat and seven Regional Advisory Councils that are
responsible for the development and implementation of seven
Area Structure Plan
separate Regional Plans. The seven Regional Advisory
Councils oversee seven different regions based on
major watersheds. The seven regions include: South
Saskatchewan, Red Deer, North Saskatchewan, Upper
Athabasca, Upper Peace, Lower Athabasca, and Lower
Peace.
Town of Chestermere is located within the South
Saskatchewan Region. The South Saskatchewan
Region ranges from the Rocky Mountains to the west,
the Canada-U.S. border to the south, the AlbertaSaskatchewan border to the east and north to the
tip of the Municipal District of Bighorn. Planning and
consultation for the South Saskatchewan Region is
underway and a draft plan has recently been released.
A preliminary review of the draft South Saskatchewan
Regional Plan (SSRP) indicates there will be no
significant implications.
Calgary Regional Partnership
Calgary Metropolitan Plan
June 2012
cover is in separate fold-out file
Canmore
Located just minutes from Banff National Park, the Town of Canmore has
extensive recreational opportunities and strong growth potential in tourism
and the health/wellness sector. Canmore is the permanent home of 12,300
citizens, with an additional 6,000 non-permanent residents. Future priorities
include regional transit, developing pedestrian route systems, enhancing the
downtown core and maintaining the fine balance between economic growth
and environmental stewardship.
Chestermere
The Town of Chestermere is home to more than 14,600 residents just east of
Calgary. This dynamic lakeside community is the fastest growing municipality in
Alberta, with a population base that has more than doubled in the past eight
years. With its youthful population, strong recreational focus and growing
business sector, Chestermere has been the community of choice for many Alberta
families and businesses.
Cochrane
5
The Town of Cochrane is rich in western heritage, and its residents are highly
educated, affluent and family-focused. Now home to more than 17,580
residents, Cochrane has experienced a 28 per cent population growth in five
years. The town continues to grow its business and residential base with a
commitment to sustainability and a proactive regional focus. Priorities include
recreation and culture, community connectivity and economic development.
High River
3.3 Calgary Regional
Partnership / Calgary
Metropolitan Plan
High River has a population of 13,000 residents south of Calgary, and features an
award-winning medical centre, a thriving film industry and numerous attractions
that celebrate the area’s culture and western heritage. Priorities for the town
include downtown revitalization, industrial development, flood management,
creating safe, walkable communities, developing cultural and recreational
facilities, expanding community events, transit and green initiatives.
Irricana
Irricana is a quiet residential community with a strong agricultural base. The
town celebrated its centennial in 2011, and today includes several tourist
attractions and recreational facilities that celebrate the area’s heritage. From
its location northeast of Calgary, Irricana is focused on continued sustainable
growth and prosperity, with an emphasis on developing and maintaining a wellbalanced community. Irricana is home to 1,160 citizens.
6
Chestermere is also a participating member of the
Calgary Regional Partnership (CRP), which adopted
the Calgary Metropolitan Plan (CMP) in 2009 and
subsequently updated in 2012. The CMP provides a
guide for sustainable development within the member
municipalities of the CRP, which stretch from Banff in
the west, to Nanton in the south, Strathmore to the east
and Irricana in the northeast. The CMP sets forth land
use planning policies for the member municipalities.
27
3.4 Town of Chestermere
Municipal Development
Plan
A Municipal Development Plan (MDP) is the highest level
plan within a municipality. The Town of Chestermere’s
MDP was adopted in July 2009 and provides a framework
for future growth, planning and development within the
Town.
“
Future residential
neighbourhoods […] will
incorporate a mix of
low to medium density
housing types such
as single detached,
duplex, and townhouse
developments.
.”
MDP Section 3.1
East Acreages
28
The MDP land use map designates the Plan Area for future
development considered general urban (predominantly
residential). The MDP further explains that “future
residential neighbourhoods are the predominant land
use throughout the Town […] and will incorporate a
mix of low to medium density housing types such as
single-detached, duplex, and townhouse developments.
Opportunities for medium to high density housing types
such as townhouses and low-rise apartments-style
condos will be provided in select locations adjacent to
community and regional open spaces and commercial
services.”
The most relevant MDP policies and how they have
been addressed in the East Acreages ASP are outlined
in Section 6.0: Land Use.
Area Structure Plan
3.5 Rocky View County /
Chestermere Annexation
Agreement
Annexation Board Order
The latest Chestermere Annexation, also known as
Board Order No. MGB 018/09 took effect on January
1, 2009 and included 2,691 ha (6,650 acres) of land to
the west, south and east of the Town, including all of the
Plan area for this ASP.
Annexation Agreement
The Annexation Agreement between Rocky View County
(formerly MD of Rocky View No. 44) and the Town of
Chestermere includes a commitment to the following:
• Develop a joint Intermunicipal Development Plan;
The Board Order containing the following provision
applies to lands within the East Acreages Plan area:
• Update the Town’s Municipal Development Plan,
and
“(2) Lands and improvements within the annexation
area, other than farm property, will be assessed by the
Town of Chestermere on a market value basis and will
be taxed at the lowest applicable mill rate of either the
Municipal District of Rocky View No. 44 (now called
Rocky View County) or the Town of Chestermere until
the earlier of: (a) the occurrence of a triggering event
[such as subdivision, rezoning application or local
infrastructure improvement] and (b) December 31,
2023. Thereafter, the lands and improvements within
the annexation area will be subject to taxation at the
same rate as other land and improvements within the
Town of Chestermere.”
• An Area Structure Plan (ASP) for existing
residential acreage areas.
The Board Order, particularly the 2023 deadline, may
play a significant role in when landowners develop
their land or sell their land to a future developer. The
relationship between the 2023 deadline and the timing
of full infrastructure availability is significant.
29
4.0Design
The Town undertook a number of background studies
for the East Acreages ASP to better understand the
area’s potential for future development. A summary of
each background study has been provided in Appendix
A and includes:
•
•
•
•
•
•
•
Environmental Site Assessment Phase I,
Biophysical Inventory,
Transportation Review,
Servicing Review,
Historical Resource Overview,
Market Analysis and
Geotechnical Investigation.
Criteria
One of the main purposes of the background and
technical studies was to obtain an understanding of
the development criteria and recommendations for the
conceptual ASP design. A thorough understanding of the
major constraints, areas of concern, natural features,
servicing opportunities and constraints, transportation
considerations and market analysis is critical to creating
a conceptual land use design that is grounded in the
development realities of the area. Below is a summary
of the development design criteria for the East Acreages
based on current knowledge and results from the
background studies.
DENSITY
5-7 units per
gross acre
Source:
Municipal Development Plan
POPULATION EXPECTED
5,000 -7,000
residents
Based on 5-7 units per acre and
3 persons per unit
RESIDENTIAL FRONTAGE
Minimum 45 ft
(13.7m)
on single detached lots
East Acreages
30
Source:
Municipal Development Plan
Area Structure Plan
RESIDENTIAL MIX
55% - 65%
single detached units
Source:
East Acreages Market Analysis Report recommendations
35% - 45%
multi-unit dwelling units
MUNICIPAL RESERVE (parks, schools & open space)
30 acres
10
(10% of
developable area)
%
Source:
Town’s Municipal Development Plan
Provincial Municipal Government Act requirement
SCHOOLS
13 - 15 acres
2 elementary schools
(public & catholic)
Source:
Consultation with School Districts
WETLAND PRESERVATION
43 acres
Source:
East Acreages Biophysical Report recommendations
COMMERCIAL AREAS
5 acres
Approx. 50,000 sq. ft.
Source:
East Acreages Market Analysis Report recommendations
31
5.0Public
Engagement
5.1 Overview
The public engagement for the East Acreages ASP began with
an interactive community design workshop on November
6, 2013. The workshop was well attended with over 40
landowners and residents in attendance (although only 38
individuals signed the registration sheet).
Workshop participants were divided into seven table groups,
provided with a large base map, markers, paper, and were
asked to answer three questions:
1. What do you want to save? (15 minute discussion)
2. What will make a great neighbourhood in
Chestermere East Acreages? (15 minute discussion)
3. Where should the following land uses be located?
(30 minute discussion)
Each group was then asked to present their group’s findings
and discussion. The following is a summary of the responses
from each group.
East Acreages
32
Area Structure Plan
What do you want to save?
• Low density character / acreage lifestyle
• Quality of neighbours / neighbourhood
• Low traffic volumes
• Transportation access
• Wetlands / water features / wildlife
• Property values
• Existing trees
• Viewscapes (mountains / wetlands)
• Special or sacred places
• Access to the lake
What will make a great neighbourhood in the East Acreages?
• Quality development
• Boulevard streets
• Parks and walkways / bikeways
• Seniors housing / age-in-place
• Walkability
• Health care
• Shopping / retail
• Higher density in appropriate locations built with quality
design
• Schools
• Sports fields / recreation facilities
• Community Centre
• Access to the Highway 1
• Emergency services (fire, police, EMS)
• Open Space
• Diversity of housing types
• Municipal services (water, sewer, roads, garbage, fire
hydrants)
• No busy chain fast food outlets
• Sound barriers from Highway 1
33
Where should the following land uses be located?
Low Density Residential
• Along E. Lakeview Drive
• Lake Ere Estates
• NW area of site
• Along Range Road 281
Medium Density Residential
• SW area of site
• SE area of site
• West ¼
• Along Highway 1
Schools
• Approx. 100m east of NE
• NW corner of Rge Rd 281/
corner of Rge Rd 281/Twp Rd
Twp Rd 241A junction
241A (x5 groups)
• West side of Rge Rd 281
approx. 200m north of Twp Rd
241A
Parks
• SW corner of site
• Around/adjacent to wetlands
(x6)
Neighbourhood Commercial
• NW corner of the site
• NE corner of the site
• Junction of Twp Rd 241A and
• Along Twp Rd 241A
Rge Rd 281
• SW corner of the site
East Acreages
34
Area Structure Plan
5.2 Development Timing and Interest
Landowners and workshop participants were asked to
indicate their development interest (short-term, medium
or long-term) on a map using coloured dots. The results
was a strong consensus of landowners who indicated they
wished to develop their properties in the short-term (0-5
years) as shown on Figure 5.1 . Only three landowners
cited an interest in developing their property in the longterm (20+ years).
Development Timing & Interest of Landowners
Landowner Development Interest
Short-term
(0-5 years) - 85%
Figure 5.1
Medium-term
(5-15 years) - 6%
Long-term
(20+ years) - 9%
Note: This figure in no way commits workshop participants/
landowners to a specific development timeframe but is
simply an indication of potential development timing.
35
5.3 Summary
The public workshop provided an excellent opportunity to obtain
feedback and ideas from the community. Participants were quite
engaged through the duration of the evening. One of the major benefits
of the workshop was how fellow landowners and residents of the East
Acreages worked together in table groups to answer the questions. This
in itself is an important component of community building.
As stated earlier the feedback provided both commonalities and
differences from which to base the land use concept for the East
Acreages. Questions 1 and 2 solicited many similar answers while
Question 3 (Where should land uses be located?) had some noted
differences between the groups and a few surprising similarities.
One of the similarities was the location of a proposed school site(s).
Five of the seven groups proposed the school site to be located just
east of the Twp Rd 241A/Rge Rd 281 junction. On the other hand,
the neighbourhood commercial area was proposed in many different
locations within the ASP area, with a few groups commonly placing it
also around the Twp Rd 241A/Rge 281 junction.
East Acreages
36
Area Structure Plan
37
East Acreages
38
Part 2: The Plan
39
6.0Land
Use
6.1 Land Use
The Chestermere East Acreages will be a distinct and
unique community within the Town of Chestermere. All new
development in Chestermere to date has simply developed
large “green fields” that have previously been used for
agricultural pursuits. In this case, the Chestermere East
Acreages is redeveloping 65 parcels that, in most cases,
already have residences on the property. These parcels range
in size from 2 to 40 acres. This kind of redevelopment is
challenging because of the number of owners, the size and
configurations of the properties, and the varying future plans
and interests. Yet, if completed in a cohesive and respectful
way, can combine to create for a more compact and betterserved community.
The Land Use Concept for Chestermere East Acreages
illustrated in Figure 6.1 provides for a variety of housing types
that accommodate a variety of age groups and needs. Singledetached residential areas allow both single-detached homes
and semi-detached homes. Multi-unit residential areas allow
for town houses and row houses.
The Commercial area located at the intersection of Range
Road 281 and Township Road 241A allows for a variety of local
retail and business uses that serve local needs as illustrated
in Figure 6.2 and Figure 6.3.
East Acreages
40
One school site is located in the southeast part of the Plan
Area along Township Road 241A with a central “Greenway”
(trail system) bordering the northern edge of the site. This
Greenway is deigned to connect the east wetland, across
the west wetland, and through to Chestermere Lake. The
comprehensive trail and pathway creates loops around the
wetlands and connects the various residential enclaves within
the Chestermere East Acreages. A proposed bikeway/pathway
along the east side of Lakeview Road will connect Township
Road 241A with Merganser Drive East.
Area Structure Plan
Land Use Concept
MERGANSER DR E
HIGHWAY 1 / TCH 1
R-S
R-M
E LAKEVIEW RD
R-S
R-S
R-M
E P
L
R-S
C
RANGE RD 281
LAK
P-S
I
C
R-M
R-S
LAKE ERE ESTATES
TWP RD 241A
LEGEND
MERGANSER DR E
0
R-S
50 100
200
ROAD NAMES
MUNICIPAL BOUNDARY
PLAN AREA
300
400
500m
R-S
RESIDENTIAL SINGLE / SEMI-DETACHED
(PROPOSED NEW LAND USE DISTRICT)
R-M
RESIDENTIAL - MULTI-UNIT
(PROPOSED FOR R-4 LAND USE DISTRICT)
C
COMMERCIAL - LOCAL
(PROPOSED FOR L-C LAND USE DISTRICT)
P-S
PUBLIC SERVICES (PARKS)
I
INSTITUTIONAL
WETLANDS
Figure 6.1
41
The nine Character Areas illustrated in Figure 6.5 are intended
to further direct the form and character of the sub-areas in the
Chestermere East Acreages ASP. These Character Areas in no
way affect the basic land use designations. Some areas have
common natural features, and location characteristics that
define them. For example, the development surrounding the 2
major wetlands should have similar character that is sensitive
to their location and form of development.
The target density for the East Acreages is 5 to 7 units per
gross acre in accordance with the Municipal Development
Plan. Individual developments may exceed or be below this
target density in certain instances. For example, in the singledetached residential densities may be lower, while in the
multiple-unit residential densities will be higher with an overall
average of 5 to 7 units per gross acre. Figure 6.5 and Figure
6.6 illustrates the incremental development of properties from
on a sample 4 acre property that exhibits an initial density of
0.25 units/acre to an optimum target of 6 units/acre through
4 separate subdivisions.
The extent and timing of development will be determined to
a large extent by the availability of potable water and sanitary
sewer supplies.
East Acreages
42
Area Structure Plan
6.1.1 Land Use Designations
The land use designations detailed on Figure 6.1: Land Use
Concept are explained below. Future land use designations
proposed for amendments to the Town’s Land Use Bylaw
should reflect these designations.
Residential Single-Detached and Semi-Detached (R-S)
The single-detached land use areas will have single-detached
and semi-detached homes as permitted uses. This will allow
the East Acreages to meet the minimum required density of
5-7 units per acre over time while not changing the singledetached character of the neighbourhood. This will require
the creation of a new land use district in the Town’s Land Use
Bylaw.
Residential Multi-Unit (R-M)
Land uses permitted in the R-M area will align with the Town’s
existing Residential Multi-Unit R-4 land use district. Stacked
townhouses and row houses are permitted with the provision
that transitions to single-detached areas are sufficiently
designed into the architectural character (see Town of
Chestermere Design Guidelines).
Local Commercial (C)
The retail and office commercial uses permitted along with
office and/or office uses on upper floors to a maximum 3
storeys. Separate town houses and row houses permitted in
the commercial area and also apartments up to 3 storeys (see
Town of Chestermere Design Guidelines).
43
Public Service (Parks) (PS)
A central “Greenway” will form the backbone of the park
and open space along with the proposed trails around the
wetlands and through the community. A park will be dedicated
adjoining the commercial area on the west side of Range Road
281 above Township Road 241A. In addition 2 parks have
been indicated at the western edge of the site adjoining the
pedestrian connection along Lakeview Road to Chestermere
Lake. The other park is proposed at the end of the greenway
adjacent to the western edge of the east wetland.
Institutional (I)
One school site is provided on site for a future school(s), the
types and sizes to be determined at a later date. Approximately
6 ha (15 acres ) has been dedicated for the school site, which
provides potential for a joint use site for both public elementary
and Catholic elementary schools.
East Acreages
44
6.1.2 Nine Character Areas
The Land Use Concept is further divided into “Character
Areas” that relate to the specific geographic location,
natural amenities and adjoining uses (see Figure 6.3).
Sample Image
These Character Areas are meant to further inform the
application of type and form of development.
Character Area Description
1. Country Clusters: Single-detached designated area mixed with
semi-detached units set in open space at compact densities.
The areas may be served by linked grid system of roads for
efficiency with a series of linked pathways and trails.
2. Meadow Clusters: Multiple-unit designated area that
permits row houses and town houses well-integrated into the
surrounding single-detached areas, providing more compact
housing for a variety of age groups.
3. Parkland Estates East and West: Single-detached homes that
border the east and west wetlands with required setbacks.
45
4. Country High Street Edges: Single-detached area bordering
Range Road 281 that accommodates a potential road
widening in the longer term to allow for increased use. This
area still should have fronting houses that could be a result of
subdivided adjacent properties.
5. Community Village: Mixed use commercial and residential
area that provides local services and a meeting place for
residents. A main street environment with small shops and
local businesses will be complemented by residences above
and multiple-unit residences adjoining the commercial uses.
6. Lakeview Corner: Multiple-unit corner populated area with
town homes and row houses compatible in form and character
with adjoining single-detached development.
East Acreages
46
Area Structure Plan
7. Lakeview Road Edge: Single-detached development area that
is similar to the existing single detached character on the west
side of the road. A bike pathway will be incorporated on the
east side of the road as part of redevelopment.
8. Lake Ere Estates: Existing single-detached estate residential
subdivision that has potential for further subdivision while
maintaining the rural and estate qualities of the area. Lake
Ere Estates is the only area that has potable water servicing.
47
Character Areas
Figure 6.2
East Acreages
48
Area Structure Plan
6.1.3 Subdivision and Development Options
The ability to develop the East Acreages in a step-by-step
manner will be very important to the preservation of the area’s
character and a logical development pattern.
The following sequence of diagrams (noted collectively as
Figure 6.3) illustrates step-by-step how an existing acreage
lot could be developed over time. Five basic steps have been
detailed on the illustration and have been described below.
1. The original 4 acre parcel;
2. Subdividing and adding 4 additional parcels along
the road (Township Road 281);
3. Subdividing further and adding 8 additional parcels
on the interior of the lot while still maintaining all
the existing buildings;
4. Subdividing further by adding 9 additional parcels
while maintaining one existing building; and
5. Finally, subdividing a further 3 lots to yield 24 lots
on 4 acres or the targeted 6 units per gross acre,
while also allowing vehicular access across the
property to adjoining properties for their future
expansion.
It is recognized that not all developments will go through all
five steps, some developments may naturally skip some of the
shown steps. However the drawing is meant as an example of
how sensitive incremental development may occur in the East
Acreages.
49
Infill Development Example
1.
Existing 4 acre lot
0.25 unit per acre
2.
1.25 units per acre
3.
3.25 units per acre
4.
5.5 units per acre
5.
6 units per acre
Figure 6.3
East Acreages
50
Area Structure Plan
6.2 Development Statistics
The tables below are estimates of the potential build out capacity and land use distribution of the East Acreages Plan
Area. Estimates are based on the Land Use Concept (Figure 6.1) and associated land use designations.
Table 6.1
Description
Area (acres)
Area (hectares)
% of Total Area
Gross Land Area
341.35
138.14
100.00%
Wetlands (ER)
56.39
22.82
16.52%
Net Developable Area
284.96
115.32
83.48%
ER = environmental reserve
The land areas associated with the Land Use Concept (Figure 6.1) have been outlined below.
Table 6.2: Land Use Concept Area Calculations
Description
Area (acres)
Area (hectares)
% of Developable Area
Residential Single & Semi-detached (R-S)
140.88
57.02
49.44%
84.54
34.21
29.67%
Local Commercial
11.49
4.65
4.03%
Parks & Open Space (MR)
18.75
7.59
6.58%
Institutional / School (MR/SR)
13.99
5.66
4.91%
Existing Roads
15.31
6.20
5.37%
284.96
115.32
100.00%
Net Developable Area
MR = Municipal Reserve | SR = School Reserve
51
MDP
”New General
Urban residential
areas should
provide a density
in the range of 5 to
7 units per gross
acre.”
MDP Policy 3.2 (4)
MDP
THE PLAN
East Acreages
has a residential
density of 6.97
dwelling units
per gross acre.
(see Table 6.3 )
THE PLAN
”Minimum lot
width for singlefamily houses in
General Urban
residential areas
is 13.75 metres
(45 feet.)”
Single-detached
lots will have a
minimum frontage
of 13.75 metres
(45 feet).
MDP Policy 3.2 (5)
(see Table 6.3 )
East Acreages
52
6.2.1 Residential Development
Statistics
Based on the Land Use Concept (see Figure 6.1)
the following density calculations can be used to
estimate the total build out population of the East
Acreages (see Table 5.3). As previously mentioned
full build-out may take 20 to 30 years depending
on the timing of full servicing infrastructure to the
Plan Area.
The residential development mix of total units is
approximately 43% single, semi-detached and
coach house units compared to approximately 57%
multi dwelling units. In regards to the distribution
of the residential land area: single/semi-detached
lots account for 62.5% compared to 37.5% for
multi-unit lots. The strategy is to achieve the
density target of the Town’s MDP and the Calgary
Regional Partnership, while still maintaining an
overall single and semi-detached character of the
East Acreages and its links to the surrounding
countryside.
Area Structure Plan
Table 6.3: Residential Dwelling Unit Density Calculations
Land Use
Area (acres)
Units per acre (UPA)
Total Units
67% single-detached units @45 ft./unit
94.39
5.50
519
33% semi-detached units @30 ft./unit
46.49
8.25
384
n/a
n/a
130
140.88
7.33 avg. UPA
1,032
50% rowhouses
42.27
15
634
50% townhouses
42.27
17
719
Total
84.54
16 avg UPA
1,353
Totals
225.42
10.58 avg. net UPA
2,385
Grand Totals for entire Plan Area
341.35
6.97 avg. gross UPA
2,385
Residential Single & Semi-detached (R-S)
Coach houses (25% of single-detached lots)
Total
53
MDP
6.3 Land Use Policies
”New neighbourhoods
will be designed to
add to the vibrancy
and small town
recreational character
of Chestermere.”
MDP Section 3.2
MDP
”Neighbourhoods
should have distinctive
character with
centrally located
community services
and recreational
opportunities.”
MDP Section 3.2
THE PLAN
The Plan provides a
greenway corridor and
central commercial
area complemented
by a joint-use
school site.
East Acreages
54
The following policies direct the future development
of the Chestermere East Acreages Area. The
multiple-unit residential and commercial areas shall
also conform to the applicable sections in the Town
of Chestermere Design Guidelines. These include
sections 2.1 Site Plan Essentials and 2.2 Green
Infrastructure and Building Features in addition
to the specific sections applicable to multipleunit residential – section 3.1, and commercial
development – section 3.2 within the Design
Guidelines.
The Chestermere East Acreages area presents an
opportunity to develop a community that builds
on the existing form and character of this unique
area largely developed at rural large lot densities
with some vacant parcels. At the same time, it is
important that any development follow the Town of
Chestermere’s overall standards, regulations and
policies.
Area Structure Plan
Objective: to follow current planning, engineering,
and other overarching governing standards,
regulations and policies of the Town of
Chestermere.
Policy 6.3.1: All development in the Chestermere East
Acreage area shall follow Municipal Development Plan
(MDP) policies, unless otherwise stated, and these MDP
policies shall supersede the Area Structure Plan policies
where there is conflict.
Policy 6.3.2: All development in the Chestermere East
Acreage area shall meet the Town of Chestermere
engineering standards and regulations unless otherwise
accepted by the Town.
Policy 6.3.3: All development shall conform to Policy
6.3.1 and 6.3.2 at the time of development.
MDP
”An ASP will establish
a detailed mix of land
uses, community theme
and identity, population
projections, sustainable
development initiatives,
parks and open spaces,
more detailed servicing,
neighbourhood nodes...and
phasing for future
outline plans..”
MDP Section 3.2 (2c)
55
MDP
6.4 Residential Policies
”To ensure that a range of
housing types and price
levels can be provided in new
neighbourhoods the following
housing forms will be allowed:
large lot single-family housing;
secondary suites; low-rise,
street-oriented housing; and
low-rise apartment-style
condos with street-oriented
design features.”
MDP Section 3.2
THE PLAN
There shall be a
range of housing
types within the Plan
Area that will include
single-detached
houses, semi-detached
houses, town houses,
row houses and
apartments up to a
maximum of 3 storeys.
Policy 6.4.3
East Acreages
56
The Chestermere East Acreages area shall provide a
wide variety of residential land uses in a neighbourhood
that will accommodate a diverse population. The
housing types will include single-detached, semidetached, town houses, row houses and apartments up
to 3 stories. Secondary suites will be permitted in the
single-detached areas. The form and character of the
residential developments on the west and south edges
of the site will be sensitive to the adjoining existing
single-detached residential land uses. Multiple-unit
residential design will be directed by the Chestermere
Design Guidelines.
Objective: to accommodate a diversity of more
residential development options yet respect the
form and character of the existing residences on
site and adjoining residential developments.
Policy 6.4.1: Residential development shall generally be
located as illustrated on Figure 6.1: Land Use Concept.
Policy 6.4.2: Residential development in the
Chestermere East Acreage area shall meet a minimum
overall residential density of 5 to 7 units per gross acre.
Policy 6.4.3: There shall be a range of housing types
within the Plan Area that will include single-detached
houses, semi-detached houses, town houses, row
houses and apartments up to a maximum of 3 storeys.
Policy 6.4.4: Single-detached houses will be permitted
to have a secondary suite.
Area Structure Plan
Policy 6.4.5: Residential development shall be groundoriented with accesses directly to the street or common
area, excepting the upper floors of the apartments or
mixed use commercial areas.
Policy 6.4.6: Residential development adjoining existing
single-detached residential development on the south
and west of the site shall look similar in form and
character.
Policy 6.4.7: Residential development in the multipleunit areas shall meet a minimum density of 10 units per
gross acre and shall not exceed 3 stories in height.
Policy 6.4.8: Multi-unit dwellings shall comply with the
Chestermere Design Guidelines regarding multiple-unit
residential development.
Objective: to encourage mixed-use residential
design in the south commercial mixed use area.
Policy 6.4.9: The south commercial area will have
commercial service and retail uses on the ground floor
and may have residential units and/or office space on
the upper floors with a maximum height not to exceed
3 storeys.
MDP
”Multi-family dwellings
should be designed with
careful attention to location,
scale and appearance that
enhances the broader context
of the project.”
MDP Section 3.2 (13)
THE PLAN
Multi-unit dwellings
shall comply with
the Chestermere
Design Guidelines
regarding multipleunit residential
development
Policy 6.4.8
57
MDP
6.5 Commercial Policies
”A continuous multi-use
bicycle/pedestrian trail
system should be provided
to connect neighbourhoods
to important community
facilities, shopping areas, and
employment opportunities.”
MDP Policy 3.2 (9)
THE PLAN
The commercial area
will be connected to
the residential areas
by pathways or trails
to provide easy access
for pedestrians and
cyclists.
Policy 6.5.3
The Chestermere East Acreages will have a
neighbourhood commercial development on the
southern edge of the property at the intersection of
Township Road 241A and Range Road 281. These office
and retail service uses will provide for the daily needs of
the Plan Area while the greater needs of the community
will be provided elsewhere in the Town. The intention
is to provide a variety of smaller commercial uses in
the Plan Area that can support local needs. Residential
uses will also be permitted on the upper floors in the
neighbourhood commercial area. The local commercial
development will be supported by a convenient cyclist
and pedestrian pathway and trail network. Home-based
businesses will also be permitted in the Chestermere
East Acreages area. The Chestermere Design Guidelines
will further help ensure that the scale and character of
the commercial area is compatible with the surrounding
residential community.
Objective: to provide commercial opportunities to
service local needs.
Policy 6.5.1: Commercial development shall generally be
located as illustrated on Figure 6.1: Land Use Concept.
Policy 6.5.2: Neighbourhood commercial services and
retail development will be required at the south end of
the Plan Area to service local needs while permitting
residential and office uses on upper floors.
East Acreages
58
Area Structure Plan
Objective: to encourage pedestrian and cyclist
uses of the commercial area.
Policy 6.5.3: Sidewalks with landscaping will be located
in the commercial area with parking located to the rear
or middle of the buildings.
Policy 6.5.4: The commercial area will be connected to
the residential areas by pathways or trails to provide
easy access for pedestrians and cyclists.
Policy 6.5.5: The commercial area will incorporate
outdoor sitting areas and patios as part of extending
uses like a café and bakery that invite residents and
visitors to linger, mix and interact.
Objective: to integrate the form and character of
the commercial area into the residential character
of the Chestermere East Acreages community.
Policy 6.5.6: Commercial buildings shall help contribute
to creating a distinctive community and shall be
compatible with adjoining residential development.
Policy 6.5.7 Commercial buildings and development
shall meet the design guidelines as set out in the
Chestermere Design Guidelines.
Objective: to provide access in accordance with
Town of Chestermere standards.
Policy 6.5.8: All access points and access separation
shall be in accordance with Town of Chestermere
standards.
59
6.6 Environmental Policies
Environmental management will be an important
component in the Chestermere East Acreages
development as existing natural features, tree stands,
and wetlands will form a natural and rural character
of the community. These environmental features will
contribute to the stormwater management as well as
the parks and recreation on the site.
Objective: to conserve the natural integrity and
character of the site area.
Policy 6.6.1: The Class IV wetlands illustrated on Figure
6.4: Environmental Features may be used for stormwater
management.
Policy 6.6.2: All development shall comply with the
Town’s Wetland Policy.
Policy 6.6.3: Wetland setbacks shall be determined by
the Town’s Wetland Policy.
Policy 6.6.4: All proposed developments shall describe
how the environmental features identified on Figure
6.4: Environmental Features will be addressed in the
proposed development. This may be required at the
Outline Plan, re-designation or subdivision stages of
development.
Policy
6.6.5:
Environmental, biophysical and
geotechnical assessments shall be completed
as required by the Town at subsequent stages of
development, for example Outline Plan, Development
Permit and/or Subdivision stages.
East Acreages
60
Area Structure Plan
Environmental Features
LEGEND
0
50 100
200
300
400
500m
WETLANDS
CLASS IV
CLASS III
CLASS II
Figure 6.4
61
MDP
”Stormwater management facilities
including wet ponds, constructed
wetlands or natural wetlands will
be incorporated in the drainage
system for stormwater storage and
treatment purpocses.”
MDP Policy 4.2 (4)
THE PLAN
The Class IV wetlands
illustrated on Figure 6.4:
Environmental Features
may be used for
stormwater management.
Policy 6.6.1
Policy 6.6.6: The Town may consider opportunities for
education or interpretive programs in association with
the two large wetland areas on the site.
Policy 6.6.7: The Town may consider the viability and
environmental impact of a pedestrian pathway east-west
across the largest wetland on the site as illustrated on
Figure 7.1: Transportation Concept. This would provide
a pedestrian connection from the west most area of the
site to the commercial and school areas.
East Acreages
62
Area Structure Plan
6.7 Parks & Open Space
Policies
The parks and recreation program in the Chestermere East
Acreages area builds upon the natural features of the site.
The east and west wetlands will become major features
in a central trail and park system. The wetlands may be
constructed to be part of the storm water system and also
act as a natural sanctuary for birds and other wildlife. The
parks will be interconnected by a trail and pathway system
building on the Town’s Master Recreation Plan. The parks
and recreation system will build on the natural elements
and contribute to the diverse population demands in the
community further through the existing joint use agreement
with the local schools. The agreement with potential
schools will help further the Plan Area’s outdoor and indoor
recreation and education opportunities.
Objective: to dedicate Municipal Reserve (MR) in
accordance with Town policy to ensure provision of
adequate parks, open space and school sites.
Policy 6.7.1: Parks and open space shall generally be
located as illustrated on Figure 6.5 Parks and Trails and
Figure 6.1: Land Use Concept.
Policy 6.7.2: All developments shall dedicate parks and
open space as illustrated on Figure 6.1: Land Use Concept.
If the required 10% municipal reserve is not met through
the dedication of land the developer shall provide cash-inlieu of providing land in accordance with Town Policy and
the Municipal Government Act.
63
MDP
”Major recreational parks
(20+ acres) will be created
at central locations within
residential areas.”
MDP Policy 3.6 (6)
THE PLAN
The East Acreages
ASP dedicates over 30
hectares (75 acres)
of land to wetlands,
parks and open space.
Policy 6.7.3: Where necessary the Town may need to
purchase lands for parks and open space to ensure
completion of the parks and open space network
illustrated Figure 6.1. This shall be done in accordance
with Town Policy governing municipal reserve and the
Municipal Government Act.
Policy 6.7.4: Municipal Reserve lands shall be available
for public use in accordance with Town policies.
Objective: to develop a parks and recreation
network that provides recreation for a variety of
ages and needs.
Policy 6.7.5: A pathway and trail network shall
be developed that creates pedestrian and cyclist
connections between parks, open spaces, gathering
areas, adjoining neighbourhoods and the regional trail
system.
Policy 6.7.6: The pathways and trail system shall
be developed generally as illustrated on Figure 7.1:
Transportation Concept to link the east and west
wetlands, surrounding residential areas, schools and
commercial areas.
Policy 6.7.7: All trails will be in accordance with the
Town of Chestermere standards.
Policy 6.7.8: All school sites shall have sufficient
pedestrian or pathway connections to encourage
children to walk to school.
East Acreages
64
E CHESTERMERE DR
Parks and Trails
MERGANSER DR E
RANGE RD 281
E LAKEVIEW RD
HIGHWAY 1 / TCH 1
LAK
E P
L
LAKE ERE ESTATES
TWP RD 241A
LEGEND
MERGANSER
DR E
0
50 100
200
300
400
500m
PLAN AREA
EXISTING LOCAL ROAD
MUNICIPAL BOUNDARY
WETLAND
PROPOSED TRAILS/PATHWAYS
PROPOSED ROUNDABOUT
PROPOSED TRAIL / BIKEWAY
FUTURE HWY1 ACCESS CLOSURE
POTENTIAL OVERPASS
ROAD NAMES
PARKS
PROPOSED SCHOOL SITE
Figure 6.5
65
MDP
”The Town will continue
to support a full range of
elementary and secondary
educational opportunities
through cooperation with
local school boards..”
MDP Policy 5.1 (6)
THE PLAN
The East Acreages ASP
dedicates 5.4 hectares
(13.26 acres)
of land for schools;
providing enough land
for two elementary
schools, if designed as
a joint use site.
East Acreages
66
6.8 Institutional and
Community Policies
The future school(s) will be the institutional and
community facilities in the East Acreages area. A positive
relationship between the community and the future
schools will bring the future potential of joint use of the
school’s outdoor and indoor facilities to the community.
Policy 6.8.1: Future school sites shall be located as
illustrated on Figure 6.1: Land Use Concept. A minimum
of 5.4 hectares (13.26 acres) shall be dedicated for
a schools. Additional lands for schools beyond those
identified in Figure 6.1 may be required.
Policy 6.8.2: Developments shall be required to dedicate
municipal reserve in accordance with Town Policy and
the Municipal Government Act.
Policy 6.8.3: Where necessary the Town may need to
purchase land for schools as identified on Figure 6.1
to ensure timely development of any future school
sites. This shall be done in accordance with Town
Policy governing municipal reserve and the Municipal
Government Act.
Area Structure Plan
Objective: to pursue collaborative opportunities
with the public and catholic school districts
Policy 6.8.4: The Town will encourage co-operative use
of parks, open space and school sports fields between
the Town and the school districts.
Policy 6.8.5 The Town will encourage collaborative
planning for schools between the Town and the school
districts as per the Joint Use Agreement.
Policy 6.8.6 The Town will encourage the creation of
a joint-use school site to optimize the amount of land
required for schools.
67
7.0 Transportation
7.1 Overview
A comprehensive review of the regional and local
transportation networks in the vicinity of the Plan Area
was completed to provide the necessary background
information for the Transportation Concept (see
Figure 7.1). The design team used the results of the
transportation review to create both the land use
concept and the transportation concept. A summary of
the transportation review can be found in Appendix A.
The transportation concept is based on optimizing the
use of existing roads and creating a modified grid design
that will provide excellent connectivity for vehicles,
pedestrians and other active modes of transportation
(Figure 7.1). The most significant challenge for the road
design were the two large wetlands, which do not allow
for east-west connectivity of vehicles across the Plan
Area. Given the lack of east-west connectivity effort
has been made to provide a strong north-south road
network. Major arterial and collector roads for the Plan
Area include Merganser Drive East and Twp Rd 241A
running east-west and E. Lakeview Rd and Range Rd
281 facilitating north-south movement. One of the main
findings of the transportation review was the future
closure of the Highway 1/Range Road 281 access. The
impact of this closure could be lessened through the
creation of a fly-over or underpass across Highway 1,
which Alberta Transportation stated was a viable option
when the closure is completed.
East Acreages
68
Area Structure Plan
E CHESTERMERE DR
Transportation Concept
MERGANSER DR E
E LAKEVIEW RD
HIGHWAY 1 / TCH 1
LAK
RANGE RD 281
E P
L
LAKE ERE ESTATES
TWP RD 241A
LEGEND
MERGANSER
DR E
0
50 100
200
300
400
500m
PLAN AREA
PROPOSED ARTERIAL ROAD
MUNICIPAL BOUNDARY
PROPOSED COLLECTOR ROAD
PROPOSED LOCAL ROADS
EXISTING LOCAL ROAD
PROPOSED TRAILS/PATHWAYS
WETLAND
PROPOSED TRAIL / BIKEWAY
PROPOSED ROUNDABOUT
ROAD NAMES
FUTURE HWY1 ACCESS CLOSURE
POTENTIAL OVERPASS
Figure 7.1
69
7.1.1 Arterial Roads: Range Road 281
and Township Road 241A
Range Road 281 will eventually become the major four
lane arterial within the Plan Area facilitating north-south
traffic. The potential creation of a fly-over or underpass
of Highway 1 will facilitate a large portion of the traffic
from East Acreages heading west to Calgary. The
transportation review estimated that a majority of traffic
(approx. 80%) out of the East Acreages will go north
on Range Rd 281 before connecting to Highway 1 and
heading west towards Calgary. Due to the proposed large
volume of traffic along this road, it is recommended
that a 30m right-of-way (R/W) be accommodated on
Range Rd 281. Additional width for the R/W should be
taken at the time of subdivision of new lots along the
road. However, prior to full build-out and closure of the
Highway 1 access, Rge Rd 281 will begin as a two lane
road with a large boulevard that can be converted to the
additional lanes in the future (see Figure 7.2 and Figure
7.3).
When the additional lanes are required the roadway
design will need to change, including the re-location of
the existing trees and streetlights to the new boulevard
area (Figure 7.3). Despite the changes in the streetscape
design over time the urban design of Rge Rd 281
should promote street-oriented housing and encourage
walkability and active modes of transportation.
Although the road must accommodate a large number
of vehicles the vehicle speed is not as important as
the uninterrupted flow of vehicles. Roundabouts are
recommended at the intersections of Twp Rd 241A,
Merganser Dr E. and mid-way (400m) between Twp Rd
241A and Merganser Dr E.. In general, arterial roads (e.g.
Rge Rd 281) should have 400 metre spacing between
major intersections (i.e. intersections with other major
East Acreages
70
Figure 7.2
Figure 7.3
71
collectors or arterials). This will allow for proper
development of signal progression. Spacing on arterial
roads for unsignalized intersections is recommended at
200 metres for achieving back to back left turn slots. 100 metre spacing is recommended on arterials for
right-in/right-out accesses. Township Road 241A is proposed as an arterial road to
facilitate east-west movement, including future vehicle
traffic to the proposed full interchange at Highway 1 and
Highway 791 east of the Plan Area. This interchange will
be the primary option for eastward vehicle movement
on Highway 1 when the closure at Range Road 281/Hwy
1 is completed. A minimum number of intersections are
proposed on Twp Rd 241A, thus facilitating the present
vehicle movement pattern, which is largely uninterrupted
flow. One significant proposed change along Twp Rd
241A is a roundabout at the intersection with Range Rd
281, which is presently a four-way stop.
7.1.2 Collector Roads: Merganser Drive
East and East Lakeview Road
Two existing roads, East Lakeview Drive and Merganser
Drive East will serve as collector roads for the East
Acreages. For collector roads, a minimum of 60m
spacing between minor intersections is recommended.
In addition, the roundabouts are recommended at major
intersections, including: E. Lakeview Dr. / Twp Rd. 241A;
Merganser Dr. E. / E. Lakeview Dr.; and Merganser Dr. E.
/ Rge Rd. 281 (see Figure 7.1).
7.1.3 Internal Roads
Internal road design will minimize the use of cul-de-sacs
in accordance with the policies of the Town’s Municipal
Development Plan. As per Figure 6.1 a modified grid
pattern will be required throughout the Plan Area.
East Acreages
72
Area Structure Plan
Interim developments should be designed for future
grid connectivity to ensure the overall grid pattern
can be completed at full build-out. Where necessary,
cul-de-sacs may be permitted as an interim measure.
A minimum 60 metre spacing between intersections
is recommended for internal local roads; however 100
to 150 metre spacing should be achieved at major
intersections to facilitate development of left turn lanes.
7.2 Pathways & Trails
Pedestrian connectivity is a priority in the East Acreages
land use and transportation concept. Pathways and
trails provide a means for both transportation and
recreation. Where possible, these two functions have
been integrated. For example, proposed trails link across
the large wetland providing a scenic route to access the
commercial area and school site.
The proposed trail network has strong east-west
connectivity that is lacking in the vehicle network due to
the presence of the large wetlands.
7.3 Public Transportation
Although there is no current public transit system
in Chestermere at this time, the planned residential
density will support a system in the future. The Calgary
Regional Partnership (CRP) is involved with regional
transit studies and may be able to provide support in
the future. Timeframes for implementation are not yet
known.
In order to ensure future transit compatibility the road
network should be planned to accommodate buses
both in terms of network continuity, and in terms of
on-street bus stop infrastructure. Neighbourhoods
should be planned to minimize walking distances to
transit corridors, especially around senior and multiunit developments. From a regional transit perspective,
planned transit hubs should have convenient pathway
networks to the residential neighbourhoods, as well as
bicycle and vehicle parking facilities nearby.
On street facilities will be consistent with the Town’s
Master Recreation Plan, providing adequate facilities for
alternative modes of transportation. One future priority
is maintaining or enhancing the relationship between
East Acreages and Lake Chestermere through pathway
and trail connections.
73
MDP
7.4 Transportation Policies
”New neighbourhoods shall
provide a high degree of road
and pedestrian connectivity
to allow for shorter travel
distances and greater
dispersal of traffic.”
MDP Policy 4.1 (8)
THE PLAN
The transportation
concept is based on
optimizing the use
of existing roads and
creating a modified
grid design that will
provide excellent
connectivity for
vehicles, pedestrians
and other active modes
of transportation
ASP Section 7.1
The road network in Chestermere East Acreages area will build
on the local grid network. Merganser Drive East, Lake View
Road, Township Road 241A and Range Road 281 will continue
to serve the community. Additional local and collector road
in addition to Lake Place and Lake Ere Estates will serve the
internal needs of the community.
The transportation network within the Chestermere East
Acreages area will encourage walking and cycling through a
comprehensive pathway and trail system. They will connect the
residents with local commercial uses and parks. The pathway
and trail system will also be connected to the surrounding
areas and local schools to further enhance alternative travel
modes. Local streets with sidewalks will create a pedestrianscaled and safe local street network that will be designed to
accommodate future public transit.
Objective: to provide connectivity to the surrounding
road network.
Policy 7.4.1: The road network within the East Acreages
shall generally be designed as illustrated on Figure 7.1:
Transportation Concept.
Policy 7.4.2: The East Acreages road network shall comply
with the Town’s Transportation Master Plan.
Policy 7.4.3 The road network within the Chestermere East
Acreage area shall link the Plan Area with the surrounding
road network.
Objective: to develop public roadways that create a
clear hierarchy of roads that is safe and efficient while
creating a walkable community
East Acreages
74
Area Structure Plan
Policy 7.4.4: The cross-sections of all new roadways
within the Plan Area shall follow the Town of Chestermere
road standards and alternative engineering standards
as approved by the Town of Chestermere.
Policy 7.4.5: Interim and full-build out cross-sections
for Range Road 281 should generally be designed as
illustrated in Figure 6.2 and Figure 6.3.
MDP
”Local residential streets
should be connected
between neighbourhoods and
developments to disperse traffic
and promote walking. The
use of cul-de-sacs should be
minimized”
MDP Policy 3.2 (8)
Policy 7.4.6: The Town may require dedication of rightof-way at the time of subdivision to provide adequate
future roadway.
Policy 7.4.7: Roundabouts are recommended at major
intersections as illustrated on Figure 6.1.
Policy 7.4.8: Arterial roads should have 400m spacing
between major intersections.
Objective: to mitigate vehicular noise along
Highway 1 and Range Road 281.
Policy 7.4.9: The Town and/or future developments
shall provide natural or human-made features to reduce
noise from Highway 1. The use of natural features and
landscaping are preferred methods for noise mitigation
from Highway 1.
Objective: to encourage walking in the East
Chestermere area.
Policy 7.4.10: All public roadways shall have sidewalks
or trails on both sides of the street.
Objective: to encourage alternative modes of
transportation to access school sites.
Policy 7.4.11: The school site shall be integrated into a
continuous pedestrian and cyclist network of pathways
and trails.
THE PLAN
The Plan connects all East
Acreages neighbourhoods,
promotes walking and proposes
no new cul-de-sacs.
MDP
”The Town will anticipate the
provision of a future public bus
transit system when demand
and economic feasibility
warrants a system”
MDP Policy 4.1 (4)
THE PLAN
Local streets with sidewalks
will create a pedestrian-scaled
and safe local street network
designed to accommodate
future public transit.
ASP Section 7.4
75
8.0Servicing
8.1 Overview
The long-term vision for the East Acreages is full
municipal water, sanitary and storm water servicing to
accommodate a build-out population of greater than
4,000 residents. The Town’s Utilities Master Plan 2008
provides the overall framework for all servicing within the
Town. This report or any subsequent updated Utilities
Master Plan should be consulted for future servicing in
the East Acreages.
Presently, Lake Ere Estates is the only area within the
East Acreages with any type of municipal servicing. This
small community of 18 homes has municipal water
servicing, but no sanitary servicing. The remaining lots
are serviced by individual septic tanks or systems and
water wells.
8.2 Water Servicing
The Town’s Utilities Master Plan provides the overall
guidance for future servicing of the municipal water
system. Figure 8.1 summarizes future water servicing
for the East Acreages based on the Utilities Master Plan
and discussions with representatives from Chestermere
Utilities Incorporated (CUI).
8.2.1 Interim Water Servicing
Presently there is minimal capacity for the East Acreages
to tie into existing municipal water system currently
located directly to the west of the East Acreages.
If additional capacity does exist for water servicing,
some limited interim development of residential units
on municipal water may be feasible.
Similarly, some additional capacity may exist to service
a limited number of additional lots within Lake Ere
Estates. Further engineering investigations and Town
policy will determine the feasibility.
8.3 Sanitary Servicing
The Town’s Utilities Master Plan identifies significant
infrastructure requirements to service the East
Acreages with municipal sanitary services. This includes
construction of one, and possibly two, lift stations and
approximately 4 km of sanitary main.
These large capital expenditures will make it difficult
for developers with only small land holdings to afford
to construct this infrastructure required to provide
municipal sanitary servicing to their development. Thus,
either developers with small land holdings must wait
until services come closer or a developer(s) with larger
land holdings can construct the infrastructure with the
hopes of recovering a portion of the costs from later
developers who connect to the system.
East Acreages
76
Area Structure Plan
Servicing Concept
HIGHWAY 1 / TCH 1
RANGE RD 281
E LAKEVIEW RD
MERGANSER DR E
LAK
E P
L
LAKE ERE ESTATES
TWP RD 241A
LEGEND
0
50 100
200
300
400
500m
EXISTING
FUTURE / CONCEPTUAL ONLY*
LEGAL LOT DESCRIPTION
SANITARY MAIN
FUTURE SANITARY MAIN
LEGAL LOT LINES
WATER MAIN
FUTURE WATER SYSTEM
UTILITIES RIGHT-OF-WAY
STORM WATER MAIN
FUTURE STORM WATER TRUNK
MUNICIPAL BOUNDARY
EXISTING LIFT STATION
FUTURE LIFT STATION
PLAN AREA
PROPOSED RESERVOIR
* SOURCE: CHESTERMERE MASTER UTILITIES PLAN
Figure 8.1
77
MDP
”Stormwater ponds should
be sized to serve as large an
area as possible to reduce
the number of facilities.”
MDP Policy 4.2 (6)
THE PLAN
The large class IV
wetlands will be
used as the primary
stormwater retention
facilities for the East
Acreages.
ASP Section 8.3
East Acreages
78
Based on information from the Utilities Master Plan
and discussions with CUI, Figure 8.1 identifies the
approximate alignment of future municipal sanitary
servicing for the East Acreages.
8.3.1 Interim Sanitary Servicing
There may be potential for limited interim sanitary
servicing along the west side of the Plan Area pending
further engineering investigations and development of
Town policy regarding interim servicing.
8.4 Storm Water Servicing
Consistent with the Town of Chestermere’s current
stormwater policies and agreements, the East Acreages
ASP assumes that the Shepard Regional Drainage
Plan (SRDP) and the Use of Works Agreement with the
Western Irrigation District will be the guiding documents
for stormwater management in the Town. The ASP
recognizes that stormwater management plans will
also need to be consistent with the Town’s Master
Storm Drainage Plan and that there is a possibility that
the SRDP plan will be replaced, in part or in whole, by
the Cooperative Stormwater Management Initiative.
Stormwater policies in this document take all of these
plans into consideration. Until an ultimate regional
stormwater solution is agreed upon and built, the East
Acreages will be required to retain virtually all storm
water within the ASP boundary, meaning that storm
water must be held and released at a regulated rate and
volume in order to minimize any potential downstream
impacts.
Area Structure Plan
The present storm water servicing plan for the East
Acreages is for all storm water to be detained within
the two large Class IV wetlands in the East Acreages.
However, man-made stormwater systems would most
likely be required to be built adjacent to the wetlands
to meet Alberta Environment standards for water quality
to accommodate post-development stormwater of a
certain volume. Further, a number of small wetlands
identified in the biophysical assessment may be used
for local storm water detention if feasible.
Both the CSMI and SRDP assume that the long-term
stormwater system will include a piped system that will
divert stormwater from this area southward either to the
Shepard slough or to the WID canal “A.” All applications
for an Outline Plan and/or subdivision should clearly
specify how storm water and wetland retention will be
handled post-development both in the short and longterm. Low Impact Development (LID) best practices for
storm water will be encouraged and consistent with the
Master Storm Water Drainage Plan.
79
8.5 Servicing Policies
The servicing and infrastructure systems include water,
sanitary sewer, shallow utilities and communications
facilities, stormwater and solid waste. Existing potable
water is provided to Lake Ere Estates within the Plan
Area. The potable water and sanitary sewer will be
connected to the Town of Chestermere systems in
the long term. Interim solutions may be considered
pending further investigation and development of Town
policy pertaining to interim development. Stormwater
management will be focused on using the two large
Class IV wetlands for retention capacity. Electricity, gas,
and telecommunications will be coordinated with the
shallow utility companies.
Objective: to provide servicing to Town of
Chestermere standards
Policy 8.5.1: Servicing shall be in accordance with
Town of Chestermere engineering standards and
requirements unless it can be demonstrated that
alternative standards of servicing better meet the
requirements.
Policy 8.5.2: All developments shall be required to
connect to municipal servicing when it becomes
available.
Policy 8.5.3: All developments shall be required to pay
off-site levies as per the Town’s off-site levy bylaw.
East Acreages
80
Area Structure Plan
Objective: to ensure adequate water and sanitary
sewer standards are used in the Chestermere
East Acreages area
Policy 8.5.4: Prior to issuance of a development permit,
Engineering Design and Construction drawings shall
be provided for the development to the satisfaction
of the Town of Chestermere and shall address all the
requirements in the Town of Chestermere Engineering
Standards.
Policy 8.5.5: Any proposed alternatives to the Town of
Chestermere servicing standards shall be supported by
engineering analysis.
81
STORM WATER POLICIES
MDP
”The Town will expand its
existing piped stormwater
system while encouraging
the use of low impact
development (LID) and other
sustainable practices.”
MDP Policy 4.2 (3)
THE PLAN
All Storm Water
Management Plans
shall describe how low
impact development (LID)
strategies will be used in the
development.
Policy 8.5.10
Objective: to ensure storm water will be managed
appropriately in the Plan Area
Policy 8.5.6: All development shall comply with the
Town’s currently adopted stormwater standards, plans,
and agreements.
Policy 8.5.7: Policy 8.5.7: The East Acreages ASP
recognizes the Town has various options to address
storm water at a regional scale, including the Shepard
Regional Drainage Plan (SRDP) and the Collaborative
Stormwater Management Initiative (CSMI). Currently
the SRDP is the approved long-term regional stormwater
solution, however all future developments will be
required to assume that either of these plans might
ultimately be implemented and plan accordingly.
Policy 8.5.8: The two large Class IV wetlands identified
on Figure 6.1 may be used as the primary storm water
retention facilities in the East Acreages until such time
as a regional stormwater system is implemented. At
such time, retention or modification of the wetlands
shall be consistent with the Town’s Wetland Policy and
bylaw.
Policy 8.5.9: All applications for an Outline Plan or Area
Structure Plan shall create a Storm Water Management
Plan in compliance with all applicable Town engineering
standards and utility plans to the satisfaction of the
Town.
Policy 8.5.10: All Storm Water Management Plans shall
describe how low impact development (LID) strategies
will be used in the development
East Acreages
82
Area Structure Plan
Policy 8.5.11: All developments shall describe how the
proposed development will comply with Policy 8.5.8
pertaining to usage of the existing wetlands as the
primary storm water retention facilities.
Policy 8.5.12: Developments may be required to provide
temporary/interim storm water retention facilities on-site
prior the completion of major storm water retention
facilities within the East Acreages (e.g. enhancement of
the large wetlands to retain storm water).
Objective: balance artificial storm water
engineering with natural bio-engineering methods
to reduce hard infrastructure costs and improve
natural water features
Policy 8.5.13: The natural storm water flow on site shall
be maintained as much as possible through the use
of storm water retention ponds and natural/enhanced
wetlands where feasible.
Policy 8.5.14: Where necessary, developments may be
required to provide storm water service connections
to major storm water retention facilities (i.e. enhanced
wetlands) in the East Acreages.
MDP
”The stormwater conveyance
system will be designed to
effectively reduce pollutants in
urban stormwater in accordance
with provincial regulations and
best management practices.”
MDP Policy 4.2 (3)
THE PLAN
Policy 8.5.8: The two large
Class IV wetlands identified
on Figure 6.1 may be used
as the primary storm water
retention facilities in the
East Acreages.
Policy 8.5.8
Objective: Improve site water quality and reduce
storm water impacts
Policy 8.5.15: An Erosion and Sedimentary Control Plan
shall be required prior to any construction.
83
WATER SERVICING POLICIES
Policy 8.5.16: All water servicing shall comply with the
Town’s Master Utilities Plan and servicing agreements
with the City of Calgary.
Policy 8.5.17: The alignment and capacity of the
municipal water distribution system shall be in
accordance with the Town’s Utility Master Plan, Town
standards and any future utility servicing studies and
analysis undertaken and approved for the subject area.
MDP
”Water conservation
initiatives will be encouraged
such as low-flow fixtures, use
of grey water, and retained
stormwater for onsite
irrigation.”
MDP Policy 6.1 (4)
THE PLAN
Water conservation
techniques will
be encouraged at
every stage in the
development process...
Policies 8.5.19
East Acreages
84
Policy 8.5.18: The water distribution system for the East
Acreages shall be designed to adequately and efficiently
serve the full build-out capacity of the area.
Objective: reduce the demand for potable water
Policy 8.9.19: Water conservation techniques will be
encouraged at every stage in the development process
which may include, but not be limited to: installation of
low-flow fixtures, use of grey water, retained stormwater
for on-site irrigation and installation of native plants and
xeriscaping,
INTERIM WATER SERVICING POLICIES
Objective: provide safe and economical interim
development opportunities within the ASP
area prior to full municipal servicing becoming
available to the area.
Policy 8.9.20: Prior to the availability of full municipal
water servicing to the East Acreages the Town may
undertake studies and analysis to determine the
capacity for interim water servicing.
Area Structure Plan
Policy 8.9.21 All costs associated with any interim
water servicing options shall be the responsibility of
the developer. The Town of Chestermere shall not be
responsible for any costs incurred with providing interim
servicing to a development.
Policy 8.9.22: Prior to municipal servicing being
available, single-lot subdivisions may be permitted to
be serviced by individual water wells pending approval
from provincial authorities and the Town.
Policy 8.9.23: All new water wells shall require approval
from Alberta Environment.
Policy 8.9.24: Prior to approval for any new water well the
developer shall be required to undertake a professional
Groundwater Investigation to determine the impact/
feasibility of an additional water well on the local aquifer
and to ensure sufficient water quality and quantity.
85
MDP
SANITARY SEWER SERVICING POLICIES
”The Town shall continue to
work with The City of Calgary
to ensure the provision of safe,
reliable, cost-effective, and
environmentally sound water
and wastewater systems.”
MDP Policy 4.3 (3)
THE PLAN
All sanitary sewer and
water servicing shall
comply with the Town’s
Master Utilities Plan and
servicing agreements
with the City of Calgary
Policies 8.5.16 & 8.5.25
Policy 8.5.25: All sanitary sewer servicing shall comply
with the Town’s Master Utilities Plan and servicing
agreements with the City of Calgary.
Policy 8.5.26: The alignment and capacity of the
municipal sanitary sewer distribution system shall be
in accordance with the Town’s Utility Master Plan, Town
standards and any future utility servicing studies and
analysis undertaken and approved for the subject area.
Policy 8.5.27: The sanitary sewer distribution system for
the East Acreages shall be designed to adequately and
efficiently serve the full build-out capacity of the area.
Policy 8.5.28: Developments may be required to
oversize piping to ensure the future build-out capacity
of the East Acreages can be adequately and efficiently
serviced.
INTERIM SANITARY SERVICING POLICIES
Objective: provide safe and economical interim
development opportunities within the ASP
area prior to full municipal servicing becoming
available to the area.
Policy 8.9.29: Prior to the availability of full municipal
sanitary sewer servicing to the East Acreages the Town
may undertake studies and analysis to determine the
capacity for interim sanitary servicing.
East Acreages
86
Area Structure Plan
Policy 8.9.30 All costs associated with any interim
sanitary servicing options shall be the responsibility of
the developer. The Town of Chestermere shall not be
responsible for any costs incurred with providing interim
servicing to a development.
Policy 8.9.31: Prior to municipal servicing being
available, single-lot subdivisions may be permitted to be
serviced by individual septic pump out tanks pending
approval from provincial authorities and the Town.
Policy 8.9.32: Septic pump out tanks shall be installed
by a professional private septic installed in compliance
with Alberta Private Sewage Systems Standard of
Practice and the Alberta Regulation 229/97 Private
Sewage Disposal Systems Regulation.
Policy 8.9.33: Existing septic field systems may be
required to be removed in order to accommodate
additional development on a lot and/or subdivision.
SHALLOW UTILITIES POLICIES
Objective: to ensure adequate capacity for shallow
utilities and communication facilities in the Plan
Area
MDP
”Phasing of
development shall be
in accordance with
logical extension of
infrastructure and the
Town’s capital budget.”
MDP Policy 6.1 (4)
Policy 8.9.34: All developments shall coordinate
shallow utilities capacity and installation such as gas,
electricity and telecommunications with the shallow
utility companies.
87
9.0Implementation
9.1 Overview
Outline plans, development permits and subdivision
will be required to implement the intentions of the Area
Structure Plan. In this way, the development regulations
may be customized to address specific needs for the
area including development of the mixed residential
densities, forms and requirements associated with the
wetland and other unique features.
9.2 Amendment
This ASP will require amendment from time to time if
any land use, density and associated policies require
changes. Any amendment would require staff review,
public review and circulation to Council for approval.
9.3 Amendments to Land
Use Bylaw
The East Acreages Land Use Concept and policies
contained within this ASP will require updates to the
Town’s Land Use Bylaw. A new land use district will
likely to be required to implement the vision for the East
Acreages as outlined in this document.
For example, the vision for single detached designated
areas is to allow both single-detached and semidetached homes as permitted uses in the same land
use district. A new land use district will likely be required
to allow this form of urban design.
East Acreages
88
Area Structure Plan
Phasing
The phasing for the development will be determined
by market demand and infrastructure staging. The
exact timing and full development completion are
difficult to determine as conventional servicing and
infrastructure will be largely determined by other areas
south of the Chestermere East Acreages. The timing
and development pattern is further complicated by 65
separate land owners. From the conventional servicing
perspective, the development will probably proceed from
the south side of the property following conventional
Town of Chestermere servicing. The full development of
the area could take 20 to 30 years.
However, if alternatives to conventional servicing are
developed and accepted by the Town of Chestermere,
the pattern of development could be determined, at the
least in the short and medium term, by the owners who
pursue alternative means of servicing their property.
The size of the phases and sequence could change
based on market demand, ownership, consolidation by
developers and other factors.
9.4 Interpretation
The interpretation of the phasing and the associated
implementation requirement will be interpreted by Town
of Chestermere staff with Council having the final say in
any disputes.
89
MDP
9.5 Implementation Policies
”An ASP will be required for
all areas and will establish
a detailed mix of land uses,
community theme and identity,
population projections, sustainable
development initiatives, parks
and open spaces, more detailed
servicing, neighbouhood nodes
at an approximately 180 to 220
acres”
MDP Policy 3.2 (2c)
MDP
”Outline Plans shall provide
information necessary
to support a Land Use
Redesignation application
and may include detailed site
design, road networks and
servicing plans.”
MDP Policy 3.2 (2c)
Objective: to ensure the East Acreages is
developed in accordance with the vision of the
ASP through a fair and equitable process.
Policy 9.6.1 Until such time as Town Water and
Sewer infrastructure is operational and available for
servicing the East Acreages ASP area, limited land-use
redesignation and subdivision may occur subject to
ability to connect to existing Town water services and /
or approvals for temporary systems subject to Alberta
Environment approvals.
Policy 9.6.2 Surveyed drawings accompanying
subdivision applications shall depict full build-out of the
property as well as proposed interim lot configuration.
Policy 9.6.3 Interim subdivision plans must assume
future road network as depicted in the ASP.
Policy 9.6.5 At the time of land-use redesignation
landowners shall be required to enter into an Endeavor
to Assist in compensation of the total ASP preparation
costs.
Objective: to ensure the ASP is a living document
that can adapt and change over time when
necessary.
Policy 9.6.6: Where necessary the Town may amend the
Land Use Bylaw to fulfill the vision and land use concept
for the East Acreages ASP.
Policy 9.6.7: The Town may amend this Area Structure
Plan from time to time in accordance with the Municipal
Government Act.
East Acreages
90
Area Structure Plan
Policy 9.6.8: The Town may review this Area Structure
Plan after 5 years of its adoption to determine if the
extent of any necessary changes. If necessary a review
may be undertaken earlier than 5 years.
Objective: to ensure the vision of the ASP is
implemented through the Town’s Land Use Bylaw.
Policy 9.6.9: The Town may wish to amend the Land Use
Bylaw to create new land use districts for the R-S land
use area to ensure fulfillment of the Plan’s vision. For
example, a new land use district would be required to
ensure the R-S area allows for both single-detached and
semi-detached dwelling units as permitted uses.
Objective: to ensure the vision of the ASP is
implemented through the Town’s Land Use Bylaw.
Policy 9.6.10: The Town may undertake further studies
and reports for the Plan Area to confirm, verify or
refine the policies and direction in this ASP. These may
include, but not be limited to: storm water master plan,
transportation master plan, and utilities master plan.
Objective: to ensure costs of preparing the ASP
are recovered through the development process
Policy 9.6.11: The Town shall develop a policy to ensure
recovery of costs to prepare the ASP be paid for by
developers at specified stage(s) in the development
process.
91

East Acreages

Transcription

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