Neighbourhood Structure Plan

Transcription

Neighbourhood Structure Plan
Prepared For: Wenzel Developments Inc.
Prepared By: Stantec Consulting Ltd
Adopted By City Council Bylaw B - 26/2013
February 2014
Table of Contents
1.0
1.1
1.2
1.3
INTRODUCTION ............................................................................................................... 1
PURPOSE OF PLAN ........................................................................................................ 1
DEFINITION OF PLAN ...................................................................................................... 2
OWNERSHIP .................................................................................................................... 2
2.0
2.1
2.2
2.3
2.4
PLANNING FRAMEWORK ............................................................................................... 6
AIRDRIE MUNICIPAL DEVELOPMENT PLAN ................................................................. 6
LUXSTONE PARK ESTATES COMMUNITY AREA STRUCTURE PLAN ........................11
GREAT PLACES MASTER PLAN ....................................................................................13
NOSE CREEK WATERSHED MANAGEMENT PLAN ......................................................14
2.4.1
Flood Risk Mitigation ...........................................................................................15
3.0
3.1
3.2
3.3
3.4
SITE CONTEXT AND DEVELOPMENT CONSIDERATIONS ..........................................15
TOPOGRAPHY AND SOILS ............................................................................................15
WETLAND IDENTIFICATION AND COMPENSATION.....................................................15
ENVIRONMENTAL CLEARANCE ....................................................................................16
HISTORICAL RESOURCES OVERVIEW ASSESSMENT ...............................................16
4.0
4.1
MIDTOWN GUIDING PRINCIPLES .................................................................................18
MIDTOWN VISION...........................................................................................................18
4.1.1
Community Context & Fit.....................................................................................18
4.2 DESIGN ELEMENTS .......................................................................................................20
4.2.1
Housing Elements ...............................................................................................21
4.2.2
Transition of Density ............................................................................................21
4.2.3
Interfacing Elements ............................................................................................21
5.0
LAND USE OVERVIEW ...................................................................................................23
6.0
6.1
6.2
RESIDENTIAL LAND USE ..............................................................................................24
HOUSING MIX .................................................................................................................25
DENSITY..........................................................................................................................25
7.0
7.1
7.2
7.3
PUBLIC SERVICES .........................................................................................................26
NEIGHBOURHOOD COMMERCIAL ................................................................................26
OPEN SPACE SYSTEM ..................................................................................................26
MUNICIPAL RESERVE DEDICATION .............................................................................28
8.0
8.1
8.2
SUSTAINABILITY ............................................................................................................31
WATER ............................................................................................................................31
SITE SELECTION ............................................................................................................32
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8.3
8.4
8.5
LAND USE .......................................................................................................................32
ENGINEERING ................................................................................................................33
TRANSPORTATION ........................................................................................................33
9.0
9.1
9.2
9.3
9.4
9.5
TRANSPORTATION NETWORK .....................................................................................34
TRANSPORTATION IMPACT ASSESSMENT .................................................................34
PEDESTRIAN AND BICYCLE CIRCULATION .................................................................34
CONNECTIVITY INDEX ...................................................................................................35
PUBLIC TRANSIT ............................................................................................................35
ROAD NETWORK............................................................................................................36
10.0 UTILITY INFRASTRUCTURE ..........................................................................................38
10.1 STORM DRAINAGE .........................................................................................................38
10.1.1 Stormwater Irrigation ...........................................................................................38
10.2 WATER DISTRIBUTION ..................................................................................................39
10.3 SANITARY .......................................................................................................................39
10.4 SHALLOW UTILITIES ......................................................................................................39
10.5 PHASING .........................................................................................................................39
11.0 PLAN AMENDMENTS .....................................................................................................43
APPENDICIES
APPENDIX A – Urban Design
APPENDIX B – Midtown Open Space Concepts
APPENDIX C – Environmental Clearance
APPENDIX D – Canal Crossing Cross Section
APPENDIX E – Neighbourhood Structure Plan
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1.0
Introduction
The subject application, on behalf of Wenzel Developments Inc. („Wenzel‟), is for
Neighbourhood Structure Plan (NSP) approval by the City of Airdrie Municipal Planning
Commission and City Council. All lands within the application are contained within the
Northwest Quarter of Section 1, Township 27, Range 1, West of the Fifth Meridian which falls
within the Luxstone Park Estates Community Area Structure Plan (CASP).
The subject lands will hereafter be referred to as „Midtown‟. The name is reminiscent of the site
being in the middle of the west section of the city as well as its proximity to downtown Airdrie.
1.1
PURPOSE OF PLAN
The purpose of the Midtown NSP is to describe the land use framework and development
objectives for the lands.
Through the preparation of Midtown NSP careful consideration has been given to existing City
of Airdrie policy plans including the Municipal Development Plan, AirdrieOne Sustainability Plan,
Great Places Master Plan and A Principled Approach to Growth. These plans were continuously
referenced and at the forefront throughout the Midtown design process. The result is a
community invested in the City of Airdrie which will develop in a manner that reflects a vibrant,
healthy and sustainable community.
The location of Midtown presents both opportunities and constraints. Locked by development on
all sides the design pays close attention to the surrounding uses, ensuring their inclusivity into
the design. From north to south the residential density transitions from higher to lower to provide
an appropriate interface with adjacent existing developments. The neighbourhood commercial
district in the northwest corner services not only Midtown residents but also the adjacent
communities. One of the driving principles for Midtown was to develop a diversity of housing to
creating a community with a strong character and ranging demographic important for social and
community health.
Acknowledging the Nose Creek Watershed Management Plan, engineering challenges of
topography, effective stormwater retention, and site drainage, the stormpond has been located
central to the development. Acting as an amenity to the community the linear open space
systems stem out from the stormpond to connect open spaces, regional pathways, and
encourages connectivity to adjacent neighbourhoods and the downtown core. The central
location of the stormpond also resulted in linear street design and shorter block width
encouraging walkability throughout the site. Further, a bridge connection has been identified
across the stormpond providing an east / west connection for pedestrians.
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1.2
DEFINITION OF PLAN
The Midtown NSP consists of approximately 40.83 ha± (100.89 ac±) of land defined by the
following boundary:
Mackenzie Pointe to the north;
CP rail line to the east;
Luxstone to the south; and
8th Street SW to the west.
The property is located within the northwest Quarter of Section 1, Township 27, Range 1,
West of the fifth Meridian, and is legally described as:
Plan 0412981; Block 8; Lot 1.
Iron Horse Park located within the northernmost portion of the NSP area is approximately 4.63
ha± (11.44 ac±), the lands of which are owned by the City of Airdrie. The Midtown NSP
proposes no changes to this site and therefore has excluded the site from the Net Developable
Area and throughout the plan.
1.3
OWNERSHIP
The City of Airdrie owns the lands identified as Iron Horse Park while the remaining ownership
of the plan area is North Lumina Developments JV Inc.
Figure 1.0 – Subject Lands, illustrates the location of Midtown within the Airdrie context.
Figure 1.2 – Context Plan, illustrates the location of Midtown within a local context of the site.
Figure 1.3 – Aerial Photo, illustrates the existing status of the lands.
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FIGURE1.1
MIDTOWN
SUBJECT LANDS
PREPARED FOR: WENZEL
DEVELOPMENTS
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FIGURE 1.2 MIDTOWN
CONTEXT PLAN
DEVELOPMENTS
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FIGURE1.3
MIDTOWN
AERIAL PHOTO
DEVELOPMENTS
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2.0
Planning Framework
Development in Airdrie is governed by a series of policy documents, which provide the
framework for overall development within the City. Midtown will be subject to the statutory
policies contained within the Airdrie Municipal Development Plan and City of Airdrie Land Use
Bylaw and is encouraged to follow the non-statutory policies of the AirdrieOne Sustainability
Plan, Great Places Master Plan, Nose Creek Watershed Management Plan and A Principled
Approach to Growth.
2.1
AIRDRIE MUNICIPAL DEVELOPMENT PLAN
The Airdrie Municipal Development Plan (MDP) was adopted by Council in February 2004,
amended July 2009 and is once again being amended by the City of Airdrie. The MDP indicates
that the Midtown Lands are suitable for Mixed Use Commercial, General Urban Use and Open
Space System. Within General Urban Use residential, neighbourhood commercial and
institutional uses are permitted. The policies pertaining to this section of the MDP act as a guide
to ensure that proposed development include a variety of housing types to accommodate a
broad range of residents and income levels while also adding character and individuality to the
aesthetics of the development. It also outlines the need to provide park space in a
comprehensive land use pattern.
Figure 2.1 – MDP Land Use Concept, identifies the subject lands within the Land Use Concept
of the MDP
The following policies were drawn from the MDP to exemplify the influence of City policy on
Midtown‟s design.
1-1B.3 The City encourages developers to establish design guidelines and architectural
controls for housing developments, which enhance interaction and communication,
provide a sense of community and are pedestrian friendly.
Wenzel is committed to creating architectural guidelines specific to Midtown‟s
residential lands. This action will allow for a diversity of materials and architectural
features bringing a variety and uniqueness to Midtown and the City of Airdrie, avoiding
“sameness” of building types which is an expressed concern in the AirdrieOne
Sustainability Plan. Many land use districts, including R-1N required architectural
guidelines to be established. Further an urban design section has been included as
Appendix „A‟ to convey the sense of community Wenzel is creating.
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FIGURE 2.1 MIDTOWN
MDP LAND USE CONCEPT
DEVELOPMENTS
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1-2.2 Developers shall be required to demonstrate how proposed construction projects and
new developments contribute to community health, utilise environmentally sound
practices and conserve resources.
2-4.6 New development areas shall provide linear parkway systems, where possible linking
school sites, recreation facilities and major open space areas such as Nose Creek to the
rest of the community.
Developing the Midtown NSP area will lead to a more cohesive city centre for Airdrie.
Linear open space systems connected to adjacent uses and grid patterned streets
improve walkability, reducing the reliance on personal vehicles. Reducing environmental
impact and costs the central stormpond addresses runoff issues into Nose Creek and
also offers a new landmark for the City of Airdrie. Planting of native and natural
landscapes maintains existing specie populations and provides a natural oasis for
residents both immediate and adjacent to the site.
1-2.15 Developers are encouraged to orient development sites to take advantage of winter sun
in order to reduce the cost of heating.
1-2.18 Landscaping should be undertaken in a manner that provides natural cooling during
summer months and protects development from prevailing winds.
Road networks in Midtown are mostly oriented in an east-west direction, lining the
houses along an axis which gives each side of the road morning or afternoon sunlight
and provides protection for pedestrians from prevailing winds. Tree lined streets
throughout Midtown provide shade and cooling effects in the summer months. Further
where possible the block depths are deeper on the south facing lots to provide sunlight
into backyards for residents.
1-2.13 All development shall respect and maintain the integrity of the Nose Creek corridor and
environment.
3-2.3 New developments shall install stormwater retention facilities as a means of preventing
direct drainage to existing watercourses. Stormwater lakes shall be dedicated as public
utility lots.
3-2.4 Stormwater retention sites shall be designed to enhance open space and its usage as
well as to avoid water stagnation problems.
There were no water courses or habitat of significance to dedicate as environmental
reserve in within Midtown. To control and maintain the natural drainage system that
deposits into the Nose Creek Watershed a stormpond was put in place to ensure proper
retention and filtration of stormwater runoff in the NSP area. As part of the stormwater
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management plan, irrigation of open space has been proposed in order to meet runoff
targets into Nose Creek.
1-4.2 Future development shall be permitted only in locations that can be accommodated by
logical extensions of the municipal infrastructure, and that follow a logical sequencing of
development.
Surrounded by existing development and able to utilize existing municipal infrastructure,
Midtown is a logical site to develop from a growth management perspective and
beneficial to the City of Airdrie. The Development of the site will trigger cost recoveries
to the City of Airdrie for infrastructure that was previously installed.
2-1.1 In keeping with the City’s fiscal, environmental and land use goals, the City shall ensure
through Community Area Structure Plans (CASPs) and Neighbourhood Structure Plans
(NSPs) that new communities and neighbourhoods become more sustainable by
adhering to the following principles:
Residential land uses shall achieve a minimum density of 7.0 units per net
developable acre within all new Neighbourhood Structure Plan areas.
The minimum and maximum densities for Midtown are 6.5upac and 8.4upac
respectively. The minimum density is slightly lower than required due to the increased
size needed for the stormpond. As the maximum density is significantly higher than the
minimum requirement, it is anticipated that the minimum density will be above 7.0upac.
Ensuring through sound community and neighbourhood design, the development
of pedestrian friendly communities and neighbourhoods (providing for and
encouraging alternative modes of transport), reducing the reliance on the private
automobile.
Midtown has been comprehensively designed in a modified grid pattern creating short
neighbourhood blocks and linear open space systems to facilitate easy pedestrian and
active transportation mobility through the site. A bridge has been identified across the
stormpond to provide easy pedestrian access east / west within Midtown. Appendix A –
Urban Design has been added to the report to identify the pedestrian, built form,
streetscape interface, as well as the relationship between the streetscapes an open
space system within Midtown.
Providing attractive public spaces and commerce/business areas (where
appropriate) that successfully integrate and support adjacent residential land uses
and encourage walking and a vibrant community life.
Midtown will integrate and connect existing surrounding uses. Walkable connections will
be made easier and more enjoyable through the diverse neighbourhood blocks and
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open space system. The neighbourhood commercial uses will provide the development
and surrounding residential uses with access to amenities and support future
connections made between the downtown and residential uses.
2-1.8 Suitable sound attenuation devices shall be required in areas where residential
development is located adjacent to major arterial roadways or railway lines and creative
solutions to sound attenuation which complement the aesthetics of an area are
encouraged.
3-3A.3 Developers are encouraged to incorporate design features into neighbourhoods and
individual buildings which reduce the impact and broadcast of excessive noise levels.
On the east side of the site is the CPR railway line and on the west is 8th Street SW, a major
collector. To reduce noise levels on the site, lots have been flanked along these edges, as well
as utilizing internal streets, side yards, and fencing to reduce the number of homes directly
impacted. The use of a sound attenuation wall at a higher quality that was is currently along 8th
Street has been proposed. In order to reduce the barrier sound walls can create, breaks in the
wall are proposed at the end of every sidewalk to encourage pedestrian permeability. The
landscaping adjacent to the entrances will be enhanced to reduce vehicular noise and light
pollution, but will signify to pedestrians entrance points into Midtown along 8th Street.
2-1.9 Community Area Structure Plans and Neighbourhood Structure Plans shall demonstrate
sensitivity to established residential edges with regard to style and density.
Luxstone to the south of Midtown is predominantly comprised of single family detached housing,
configured in a typical suburban pattern, and developed at a low density. Mackenzie Pointe to
the north of Midtown is predominantly 4-storey apartments and townhomes, configured in larger
private parcels, and developed at a medium density. As Midtown is sited between these two
distinct neighbourhoods a transition in density from low in the south, to higher in the north, has
been established as an appropriate transition and interface to these neighbours.
2-1.12 Medium density attached housing developments are encouraged to develop as part of
the overall low density development in a manner which blends with, and enhances
surrounding land uses.
2-1.15 The City shall encourage multi-unit high density development to locate in proximity to
shopping facilities, institutions, parks or open space and have good access to arterial
roadways and public transit service.
Proximity to the downtown and varying adjacent residential densities inspired Midtown‟s design
to incorporate a mixture of housing densities. The varying residential densities are strategically
placed within the Midtown NSP area to best suit surrounding uses.
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3-1.1 All new development areas shall be required to be serviced by all utilities including
municipal services and private utilities. The location of these utilities is to be identified at
the earliest possible time in the planning process. The City shall strive to insure that
utility easements and rights of way are located in a manner which maximises utilisation,
respects the natural environment and enhances the opportunity for the rights of way to
complement the open space system.
All the utility services are illustrated in the conceptual Midtown Outline Plan. The proximity of
Midtown to existing municipal infrastructure provides cost effective and efficient servicing of the
site. The City of Airdrie will also receive cost recoveries through the development of these lands
for infrastructure previously installed by the City.
3-3.15 Where appropriate the City shall review and incorporate “traffic calming” techniques and
design standards which slow traffic and enhance safety.
As illustrated in Appendix B, traffic calming techniques have been included throughout the
plan, and when the linear open space system intersects with a roadway.
2.2
LUXSTONE PARK ESTATES COMMUNITY AREA STRUCTURE PLAN
Midtown is located within the Luxstone Park Estates Community Area Structure Plan (CASP),
which was approved by Airdrie City Council on June 7th, 2004 and amended on July 20th, 2009
(Bylaw B-30/2009). The amended Luxstone Park Estates CASP looked specifically at the
subject lands; in the previous CASP Midtown was labeled as “future growth” and referenced as
Area “D”. As part of Midtown‟s development it is proposed to amend the Luxstone Park Estates
CASP to achieve the proposed Midtown plan.
Figure 2.2 – Luxstone Park Estates Area Structure Plan illustrates the land use concept
identified in the ASP which will guide future development within the ASP.
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FIGURE 2.2 MIDTOWN
LUXSTONE PARK ESTATES
AREA STRUCTURE PLAN
DEVELOPMENTS
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2.3
GREAT PLACES MASTER PLAN
The following are guidelines taken from the Great Places Master Plan and were strictly followed
during the design process of the Midtown NSP area to ensure the development is a positive and
beneficial addition to the City of Airdrie.
3.3 Open Space Principles
raise the profile of parks, open space and trail systems within the City of Airdrie’s
Administration to ensure its importance is ranked high on Council priorities and long term
planning for sustainable environments in Airdrie;
 Midtown incorporated the linear pathway system into the larger regional pathway
system within Airdrie. By connecting both system Airdrie residents will start to
recognize the larger role that the multi-modal pathway system within Airdrie plays
in transporting residents and providing community alternative.
reflect the environmental context of Airdrie through the respect of natural features and
views, and the use of plants and other materials that are appropriate to the climate and
context, and that protect and enhance biodiversity;
 The naturalized stormwater canal along the south boundary of the site will be
respected through the use of a naturalize trail along the canal. In contrast to
asphalt the use of stone fines, wood chips, or a clay trail mixture can enhance
the naturalized aesthetic feel of the canal.
provide a diversity of places for recreation, physical activity, and enjoyment of the
outdoors, for a diverse population by ensuring that there is a complete range of open
space types appropriate for Airdrie;
 The open space system within Midtown provides for a wide range of both passive
and active recreational alternative. The North Park provides a playground and
activity spaces for more active youth; Midtown Gate Park provides a more formal
space for reflection and community gathering and event space; South Park
provides a larger open green space (fit for a mini soccer field) which can
accommodate more active play. The pathway system also connects to Nose
Creek Park allowing residents quick access to a major amenity within Airdrie.
recognize Airdrie’s existing special places, create new ones, and provide good linkages
through paths, good streets and linear parks;
 The Midtown lands are conveniently located in close proximity to Nose Creek
Park. The pathway system within Midtown connects into a larger regional system
that provides quick and convenient access to Nose Creek Park. The
development of Midtown Gate Park combined with stormpond and pedestrian
bridge crossing the stormpond will create a unique space within Airdrie.
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Connected with the larger regional system this space will become a destination
for Airdrie Residents.
ensure a walkable and accessible city, neighbourhoods, and streets to the community’s
assets;
 The pathway system within Midtown combined with the grid street layout
provides an Active Mode Connectivity Index of 1.84 which is above the target
index of 1.6. This represents the walkability of the community and the
connections created through the design to amenities within and surrounding
Midtown.
The Midtown NSP recognizes and supports the Great Places Master Plans emphasis on open
space for social, environmental and economic prosperity. Acknowledging the surrounding
environment, Midtown‟s design carefully places open space throughout the development that
provides quality community spaces within the site and connects out to the existing open spaces
including Nose Creek Park. The plan has a strong linear spin that CONNECTS the land to the
north and to the south. At the terminus of the main entry road, a large plaza has been
incorporated to provide a terminated vista as well as a gathering space for residents of Airdrie.
This plaza is connected to park space on the east side of Midtown by a bridge resulting in an
integrated and connected system from east to west.
2.4
NOSE CREEK WATERSHED MANAGEMENT PLAN
The Nose Creek Watershed Management Plan (NCWMP) facilitates the protection of riparian
areas and improvement of water quality in the Nose Creek Watershed. The following are
prominent policies that guide developments within the watershed boundaries:
Water Conservation Objectives should be implemented to maintain the quantity and
quality of water for the management and protection of Nose Creek and West Nose
Creek.
Integrated stormwater management practices should be implemented to improve
stormwater quality, preserve the natural hydrology of the watershed and to mitigate the
negative impacts of urban development.
Science-based riparian setbacks should be implemented to protect riparian functions in
the Nose Creek watershed.
Source water protection measures should be used to maintain source water quality and
quantity for downstream users and the aquatic environment.
Other watershed protection measures should be implemented to address channelization
and cumulative effects in the Nose Creek watershed.
A sustainable approach was taken when designing stormwater management for Midtown. The
stormpond was designed to have two forebays to deal with high levels of stormwater runoff.
Each forebay maintains water quality by reducing sedimentation and slowly filtering and
releasing the water back into the Nose Creek watershed at reduced levels. It is also proposed
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that stormwater retention be used to irrigate open spaces in close proximity to the stormpond to
alleviate stress on water supply to Airdrie, reduce and reduce discharge into the Nose Creek
watershed.
2.4.1
Flood Risk Mitigation
The Alberta Environment Flood Risk Map information website (AENV) indicates that a portion of
the Midtown development is within the flood fringe portion of the 1:100 year flood risk zone. As
such the following flood proofing will be incorporated into the design of the Midtown
development:
All habitable floor space shall be developed above the 1:100 year flood elevation.
The first floor and all mechanical and electrical installation within any structure shall be a
minimum of 0.5m above the 1:100 year flood elevation.
All storm weeping tile drains shall be connected to a sump pump, and will discharge to
the surface onto landscaped areas.
The buildings weeping tile system will require a sump pump with a looped outflow pipe
which is set above the flood step elevation.
3.0
Site Context and Development Considerations
As mentioned in Section 1.0 the Midtown lands are located in the center of west Airdrie and
southwest of the downtown. Midtown is bound on all sides by development creating both
opportunities and constraints to the site. These factors, as well as the geographic context of the
land influenced the design process.
3.1
TOPOGRAPHY AND SOILS
Geographically, the dominant relief feature is the high point in the east which slopes eastward
towards the CPR rail line, the rest of the Midtown lands are gently undulating slopes. Midtown is
dominated by non-native and disturbed grassland.
3.2
WETLAND IDENTIFICATION AND COMPENSATION
Two wetlands, a naturally occurring Class II Temporary Pond, and a dugout that was created
through the excavation of a Class III Seasonal Pond, as well as a naturally occurring seasonal
drainage have been identified and assessed within the subject lands. The north portion of the
site drains predominantly to the northeast while the south portion of the lands drain to the south
to the canal.
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Based on the existing conditions of the wetlands assessed within the site and the existing
development surrounding the lands, it is unlikely that the wetlands would remain viable, making
retention of the wetlands impractical. Based on the site assessment and previous impacts to
the hydrological features of the site, monetary compensation for the loss of wetland area was
recommended. A compensation agreement has been signed with Ducks Unlimited Canada
(DUC) and was submitted to the province within the Water Act application.
Figure 3.1 – Topography and Elevation, identifies the contour information of the site.
3.3
ENVIRONMENTAL CLEARANCE
In July of 2006 Ivey International Inc. (III) was hired to conduct an ESA on the Midtown lands.
The initial phase determined there was no identified air, water or ecological receptor concerns of
environmental significance. There was however, a concern regarding soil impacts which
required further assessment.
Over the course of 2007 and 2008 III continued the ESA to discover the degree of impacts on
the soil. The assessment found that naturally occurring levels of primarily arsenic and to a much
lesser degree selenium were prevalent and exceeded the applicable Alberta Environment and
Sustainable Resource Development (ABESRD, formerly Alberta Environment) residential and
commercial guidelines. From these findings the ABENV and Alberta Health Services (AHS,
formerly Calgary Health Region) were apprised.
Feedback from ABESRD and AHS resulted in excavation of contaminated soils on the site and
a post excavation confirmatory sampling protocol was undertaken to ensure all soils exceeding
the applicable ABESRD regulatory guidelines were removed. Following the remediation on site
both ABESRD and AHS provided clearance letters for development on site which can be found
within Appendix C.
3.4
HISTORICAL RESOURCES OVERVIEW ASSESSMENT
In December of 2007 Bison Historical Services carried out a Historical Resources Overview
Assessment. The study concluded that there was no material on site of historical value. In
January of 2008 the Province of Alberta provided a letter stating that the Midtown development
was able to proceed without further assessment of the land.
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Elevations Table
Number
N
Min Elevation Max Elevation Color
1
1079.500
1081.000
2
1081.000
1081.500
3
1081.500
1082.000
4
1082.000
1082.500
5
1082.500
1083.000
6
1083.000
1083.500
7
1083.500
1084.000
8
1084.000
1084.500
9
1084.500
1085.000
10
1085.000
1085.500
11
1085.500
1086.000
12
1086.000
1086.500
13
1086.500
1087.000
14
1087.000
1087.500
1081
1082
1083
1086
1084
1083
108
10
85
10
87
1085
1082
1083
6
1081.5
1082
1081.5
1082
.5
1085
1085
1084.5
10
.5
81
1084
1083.5
1083
10
8
2
1082.5
1082
1082.5
1081.5
1082
1081
FIGURE 3.1 MIDTOWN
TOPOGRAPHY AND ELEVATION
DEVELOPMENTS
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4.0
Midtown Guiding Principles
Midtown is positioned as a unique infill site adjacent to downtown Airdrie. As such, the site
represents a unique opportunity to complete a transition in land uses and density between
neighbours to the south and north.
Figure 4.1 – Land Use Concept, illustrates the land uses within the NSP.
4.1
MIDTOWN VISION
The vision for Midtown is premised on:
Achieving a compatible fit with existing surrounding neighbourhoods;
Suitably addressing the challenging conditions of the site;
Achieving a distinct design for Midtown that is a natural reflection of the site conditions;
Providing opportunity for a wide range of housing types, including products that are new
to the local market;
Reinforcing existing pedestrian linkages to surrounding areas;
Defining special and unique parks that offer a wide range of amenity spaces for
residents; and
Defining Midtown as a unique place with a distinct character within Airdrie.
4.1.1
Community Context & Fit
Given communities adjacent to Midtown, which are now largely completed, the current plan for
Midtown is intended to ensure a suitable “fit” that will provide natural transitions in scale and
land use to existing residents.
The primary land use within Midtown is residential, with the potential for a wide range of groundoriented and apartment housing types and price points to emerge over the development period.
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FIGURE 4.1 MIDTOWN
Legend
LAND USE CONCEPT
DEVELOPMENTS
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CONCEPT ONLY: THIS DRAWING IS AN ARTISTIC REPRESENTATION OF DESIGNS PREPARED BY STANTEC
CONSULTING LTD. IT IS CONCEPTUAL IN NATURE AND SUBJECT TO CHANGE. COPYRIGHT RESERVED.
4.2
DESIGN ELEMENTS
Midtown is the last major development parcel within the area as it is surrounded by developed
lands to the south, west, and north, and is bounded by the railway to the east. As such, the
landform, edge conditions, and current servicing standards, significantly impact the ability to
achieve an acceptable servicing solution of this site, and consequently a suitable design for the
neighbourhood.
A site design idea has not driven the outcome; rather the design is the result of a process that is
premised on delivering an outcome that best integrates placemaking goals with efficient
servicing needs to ensure an optimal outcome. The outcome is a neighbourhood that offers both
excellent amenity and sense of place, and that will be developed applying best use of landform
and efficiency of infrastructure.
In order to achieve a workable stormwater system on-site, a significant stormpond must be
placed at the centre of the site. This constraint is the primary driver of the design for Midtown,
and it is around this element that the community is focused.
The design has evolved to ensure that the stormpond is not simply a functional requirement but
rather is a positive amenity that defines Midtown as a unique Community. This visual amenity is
prominent from many places within the neighbourhood as an arrival vista, as a park edge, as a
front and back yard view, and a pathway is provided along the entire pond edge and a
pedestrian bridge crosses the pond at the mid-point. These elements and conditions result in a
plan that is unique within Airdrie and that distinctly reflect the challenges and opportunities that
the site represent.
Additionally, many roads in the neighbourhood link to, or have vistas to the pond edge. The
entire open space network is integral and linked with the pond, which also provides opportunity
for irrigation of these spaces from the pond itself.
The overall layout for Midtown is grid based to reinforce the proximity of the site to Downtown
and the more urban nature of the project. This block pattern also provides for an efficient use of
land, resources, and servicing while offering a highly adaptable block that is flexible to a wide
range of housing products and typologies.
While based on a grid, the intent is to manage access within the neighbourhood through traffic
calming measures that not only manage traffic, but also assist in defining unique places and
addresses within Midtown.
Appendix A – Urban Design, provides an overview of the built form, building to street and
building to park interfaces, and example building typologies.
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4.2.1
Housing Elements
Midtown represents an opportunity to deliver between approximately 600 and 800 residential
units. This density will be achieved through predominantly ground-oriented housing, including
single family detached, semi-detached, duplex, rowhomes, brownstones, and park front homes.
Additionally, opportunity exists for low-rise apartments closer to the commercial site in the
northwest portion of the site. These typologies are achievable using a range of lot types,
setbacks and configurations.
Midtown represents an opportunity to deliver new and innovative housing types to the market.
Consequently it is proposed that Midtown be partially controlled by a Direct Control (DC) Land
Use that will facilitate a wide range of existing housing types as well as new types to emerge, as
market opportunities warrant.
A key objective in promoting a wide range of housing types is to provide flexibility in response to
emerging and changing lifestyles, offering new or alternate housing types for current and future
Airdrie residents. By providing a wide variety of housing types different demographics and
lifestyles can be accommodated within a singular community, including first time homebuyers,
young and mature families, empty nesters, snowbirds, and singles. This flexibility and a wider
diversity of housing choice will strengthen the neighbourhood, diversity of built form, and
dynamic demographic of Midtown, enhancing the quality of place.
4.2.2
Transition of Density
Luxstone to the south of Midtown is predominantly comprised of single family detached housing,
configured in a typical suburban pattern, and developed at a low density. Mackenzie Pointe to
the north of Midtown is predominantly 4-storey apartments and townhomes, configured in larger
private parcels, and developed at a medium density.
As Midtown is sited between these two distinct neighbourhoods a transition in density from
lower in the south, to higher in the north, is warranted as an appropriate transition to these
neighbours. The DC district is intended to reflect this transition to ensure that neighbouring
areas are not unduly impacted by emerging development in close proximity.
This transition in density is also an appropriate approach given the wider context, as higher
density residential is located north of the site and in close proximity to major retail and services,
while further south the community is dominated by lower density residential and school sites.
4.2.3
Interfacing Elements
Both the east and west edges of Midtown present less than ideal conditions – railway noise on
the east, and major traffic on the west. The concept plan response is intended to minimize the
direct exposure of residents to these conditions. In order to achieve this objective, the plan
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minimizes the number of homes that have a front or back yard directly exposed to these two
edges.
The plan configuration achieves this objective by flanking lots to these edges, rather than the
typical approach of backing lots onto these edges. Consequently, the number of homes directly
impacted by noise is significantly reduced.
A further benefit is that the 8th Street edge is not fronted by a continuous back fence, but is
fronted by a variety of internal streets and side yards, which offer a more diverse exposure to
the main public thoroughfare. At the railway edge, this similar arrangement allows for frequent
access to a pathway within the PUL lot adjacent to the railway. This will promote Crime
Prevention Through Environmental Design (CPTED) objectives and ultimately not only improve
the safety of this pathway but the likelihood of the use of this pathway by residents.
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5.0
Land Use Overview
Major land use components in the NSP are a variety of residential uses, open space elements,
and neighbourhood commercial uses. The following table provides a breakdown of the land use
categories proposed for the community.
Land Use Statistics
AREA
DENSITY / UNITS
LAND USE
%
HECTARES
ACRES
MIN.
MAX.
TOTAL PLAN AREA
40.83
100.89
-
-
Iron Horse Park
4.63
11.44
Net Developable Area
36.20
89.45
100
TOTAL NET PUBLIC SERVICES LANDS
8.03
19.82
22.2
-
-
Municipal Reserve
3.47
8.55
9.6
-
-
Public Utility Lot (Railway Setback)
0.99
2.45
2.7
-
-
Canal with Naturalized Trail
0.87
2.15
2.4
Stormpond
2.70
6.67
7.5
-
-
TOTAL NET COMMERCIAL AREA
1.21
3.0
3.4
-
-
TOTAL NET ROADWAYS
8.44
20.88
23.3
-
-
TOTAL NET RESIDENTIAL LAND AREA
18.52
45.75
51.1
610
758
Single Family Detached
9.27
22.90
25.6
218
305
Townhouse / Rowhouse – Residential
2.00
4.94
5.5
97
115
Low Density Residential
4.72
11.66
13.0
196
196
Park Front – Low Density Residential
1.56
3.85
4.3
68
80
Medium Density Residential
0.97
2.40
2.7
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62
6.8 upac
8.5 upac
Overall Density (units/acre)
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6.0
Residential Land Use
The Midtown NSP responds to the City of Airdrie mandate to provide a broad range of housing
types and lot sizes to meet the residential needs of future Airdrie residents. The NSP will
provide mainly ground-oriented housing, including single family detached, semi-detached,
rowhomes, brownstones, and park front homes, plus a provision for low-rise apartments. These
typologies are achievable using a range of lot types, setbacks and configurations.
The following outlines the non-typical housing typologies that the Midtown NSP will strive to
achieve. Wenzel will work with the City to create a Direct Control District which achieves the
following desired outcome.
Brownstone / Townhouse – Residential
Intended to accommodate ground-oriented attached housing in a freehold
configuration, fronting onto a street.
Rear lane access to parking.
Each building is intended to provide three or more units.
Individual units are foreseen as two or three levels above grade.
The front yard is intended as a stoop or porch with stairs leading to a front door for
each unit.
A rear yard garage, if provided, may be detached or attached to the dwelling.
Intended to accommodate semi-detached units in a freehold configuration.
Rear lane or front drive access to parking.
Each building is intended to provide two units side by side, with one common wall.
Units are foreseen as two or three levels above grade.
The front yard is intended as a stoop or porch with stairs leading to a front door for
each unit.
A front drive garage, if provided, is intended as an attached single car garage.
Park-Font – Low Density Residential
Intended to accommodate attached housing in the form of Townhomes.
10.0m wide rear lane access to parking and to unit entry.
Each building is intended to provide a pedestrian entry to the ‘rear yard’ lane, and to
the ‘front yard’ park space.
Units are foreseen as two or three levels above grade.
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Intended to accommodate single family detached units.
Opportunities to back onto green space or stormpond amenity.
Vary in lot with.
Land use is flexible to accommodate 32’ to 42’ wide lots.
Vary between single car and double car garage allowing a variation in street scape
and built form.
6.1
HOUSING MIX
The anticipated housing mix can be summarized as follows:
LAND USE CATEGORY
6.2
MAXIMUM # OF LOTS
/ UNITS
PERCENTAGE
305
40.2%
Townhouse / Rowhouse – Residential
115
15.2%
196
25.9%
Park Front – Low Density Residential
80
10.6%
Medium Density Residential
62
8.1%
TOTAL LOTS/UNITS
758
100%
DENSITY
Anticipated Density for Midtown NSP Area
218+97+196+68+31= 610
36.20 ha± (89.45 ac±)
=16.85 upha± (6.8 upac±)
Maximum Density for Midtown NSP Area
305+115+196+80+62=758
36.20 ha± (89.45 ac±)
=20.94 upha± (8.5 upac±)
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7.0
Public Services
The Midtown NSP area incorporates a multi-functional open space system, which will
accommodate the active and passive recreational needs of future community residents. The
main community access point is well defined with features, signage and crossings. A variety of
open space areas are provided including community parks and linear open spaces. The
arrangement of open space provides a high degree of connectivity within the community and
allows the public to conveniently access and enjoy the open space system. There is a regional
pathway located along the centre of the development, which will provide regional connectivity
north/south and east/west.
Figure 7.1 – Pedestrian Connectivity, illustrates the connectivity created through the design of
Midtown and the connections created through and integrated pathway system and sidewalks.
7.1
NEIGHBOURHOOD COMMERCIAL
The extent of community commercial and services now offered at Creekside Crossing (corner of
8th Street and 1st Ave) only 700m from Midtown, has necessitated a market appropriate
commercial component for Midtown that is significantly less than what was initially envisaged in
2009. The current plan indicates a commercial site suited to local and surrounding residents
with services that could include but is not limited to a restaurant, local café‟, convenience store,
and/or retail sales. The commercial site is located at the northwest corner of Midtown so as to
minimize traffic impacts to area residents and to offer preferred access from 8th Street and
neighbouring areas.
7.2
OPEN SPACE SYSTEM
Midtown is to include a range of local parks with a diversity of role and function appropriate to
the immediate context. This range of parks includes the following spaces:
Midtown Gate Park – a formal promenade space sited at the terminus of the primary
entrance street and at the edge of the central pond. This space is intended to establish a
unique formal space that is the focal point for Midtown as a neighbourhood.
The Pond Walk – an accessible pathway around the entire edge of the pond that
provides primary pedestrian linkages to all other open spaces within Midtown, and in
portions also serves as the regional pathway through Midtown from north to south. This
walk offers a diversity of experiences from a more formal regional pathway beside a
street providing a path separating the naturalized edge of the pond to a manicured
landscape.
North Park – a local park adjacent to the pond providing a playground and active space
for younger children, and includes suitable sitting and sheltered space. This park is also
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fronted by Park Front Homes with front porch spaces and front yards directly adjacent to
the park.
The South Entry – a local park sited either side of the primary local internal street at the
arrival from Luxstone to the south.
The Eastern Wedge – a local park sited to provide a more passive treed environment
for adjacent residents.
The North Block – a local park that primarily serves as critical link in the regional path.
South Park – a local park sited at the terminus view of the primary local internal street
and buffered on one side by park front homes. The park provides a play space and a
large open green space which can accommodate an informal mini soccer field.
Railway Walk – a pathway running parallel to the railway track within a PUL. This
pathway connects at many points along this frontage to parks and street sidewalks, and
at either end to the existing regional trail network.
Naturalized Pathway – a naturalized pathway will run within the PUL of the canal
connecting the Railway Walk pathway system to 8th Street. This pathway will also
connect to the larger crossing of the canal at Midtown Parkway. The intent of the
pathway is to be naturalized through the use of stone fines, wood chips, gravel clay
mixture, or similar natural materials.
Figure 7.2 – Open Space System, identifies the locations of the Open Space within Midtown
Appendix B Midtown Concepts, provides park concepts, cross sections, and intersection
details for Midtown.
Entry Experience
Primary access to Midtown is via 8th Street SW. Given existing intersections on 8th Street SW
servicing adjacent development, these intersections establish entry locations to Midtown. The
primary entrance to Midtown is at the mid-point of the 8th Street frontage, and completes a full
lighted intersection at Channelside Drive. This entrance will define the Midtown neighbourhood
and provides an entry experience characterized by a treed boulevard, separated sidewalks, and
a brownstone or townhome type streetwall on either side. This boulevard leads to a roundabout
that is designed as an integral edge of Midtown Gate Park.
A second entry to Midtown is via Railway Gate. This street also provides access to adjacent
development and as such does not contribute to defining the Midtown neighbourhood. An
access of Railway Gate south into Midtown is intended to provide a treed boulevard entrance
street, fronted by attached residential. This character is consistent with the primary access from
8th Street, and reinforces the character for Midtown.
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A third entry is via Midtown Parkway connecting to Luxstone Landing SW across the drainage
canal at the south edge of Midtown. This entry to Midtown is defined by the South Gate park.
7.3
MUNICIPAL RESERVE DEDICATION
Portions of the Municipal Reserve (MR) requirement owing on the Midtown lands, has been
previously dedicated. As such a deferred reserve caveat is registered on title identifying the
remaining MR owing as 3.44 ha± (8.49 ac±) or 9.5% of the net developable area. The Midtown
Plan proposes to dedicate 3.47 ha± (8.55 ac±) or 9.6% of the net developable area. Although
MR was previously dedication off site there is significant amount of usable open space within
Midtown that is not dedicated as MR, but will be utilized by residents in the same manner. An
additional 1.86 ha± (4.6 ac±) of land dedication as Public Utility Lots (PUL)‟s will be developed
along the railway and canal. These areas will be developed to include a regional pathway along
the railway and a naturalized pathway along the canal. The additional amount of usable open
space created though the landscaping and inclusion of pathways within the PUL‟s brings the
open space within Midtown to 5.33 ha± (13.15 ac±) or 14.7%.
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FIGURE 7.1
MIDTOWN
PEDESTRIAN CONNECTIVITY
DEVELOPMENTS
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FIGURE 7.2
MIDTOWN
OPEN SPACE PLAN
DEVELOPMENTS
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8.0
Sustainability
Through the adoption of the Airdrie MDP, City Council has expressed a desire to encourage
sustainable development concepts based on a triple bottom line approach in new communities.
The Midtown Neighbourhood Structure Plan application is envisioned to create a community
that balances elements of the natural environment, with the needs of a future community from
an economic and social perspective.
The Midtown NSP addresses sustainability concepts by applying the following:
8.1
WATER
The following initiatives are proposed for the Midtown development:
Developer Initiatives
Midtown will include the following subdivision design conservation measures:
Low Impact Development (LID) and Stormwater Management - Low Impact
Development (LID) techniques for stormwater management are incorporated into the
NSP design to promote more sustainable management solutions. In addition, onsite
stormwater retention techniques that promote evapotranspiration, soil infiltration, reuse
of stormwater and overland conveyance, will also be utilized wherever possible as
appropriate source control Best Management Practices (BMP‟s) to reduce the volume of
stormwater runoff entering Nose Creek.
Naturalized Planting - Open spaces, where appropriate, will incorporate sustainable
design initiatives such as naturalized planting in combination with site use programming
requirements.
Builder Initiatives
The Developer will work with the Builder Groups to develop suitable guidelines for LID
initiatives.
Homeowner Initiatives
The Developer will work with the Builder Groups to develop an information package for
residents providing guidelines for homeowner LID initiatives.
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8.2
SITE SELECTION
Dependence on automobiles
The Midtown NSP is located to encourage the reduction of automobile dependency by area
residents. The subdivision design for Midtown includes:
employment opportunities in and in close proximity to the NSP area (future
neighbourhood commercial employment in the area and downtown employment to the
northeast);
convenient access to green spaces for all area residents within a comfortable walking
distance; and
multiple connections to regional pathways.
Preservation and Enhancement of Topography
Existing land features laid the foundation for the design of this community. The topography of
the land and drainage options led to the central stormpond location. The relative flatness of the
land allowed for easily connected and walkable grid patterns street systems with linear open
spaces reaching out to all corners of the area.
8.3
LAND USE
Diversity of Housing Types
The Midtown NSP responds to the City of Airdrie mandate to provide a broad range of housing
types and lot sizes to meet the residential needs of future Airdrie residents. The NSP will
provide mainly ground-oriented housing, including single family detached, semi-detached,
rowhomes, brownstones, and park front homes. These typologies are achievable using a range
of lot types, setbacks and configurations. Additionally, opportunity exists for low-rise apartments
closer to the commercial site in the northwest portion of the site. This diversity of housing will
accommodate the needs of a variety of income groups and lifestyles, which in turn will
encourage a sustainable community.
Park and Leisure Activities
A comprehensive open space plan has been prepared for the Midtown neighbourhood. The
open space system will provide opportunities for active and passive recreational uses for the
enjoyment by local residents and the general public. The open space system has been
designed to be accessible to residents within short walking distances. The comprehensive
design of parks and linear open space in Midtown efficiently and effectively integrates various
modes of transport (i.e. walking, biking, and rollerblading) into the envisioned lifestyle of the
neighbourhood. Landscaped areas will be developed in accordance with the local environment.
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Plantings will be located and selected according to topography, soils type and sun exposure.
Hardy, drought tolerant plant materials will be used where applicable.
8.4
ENGINEERING
Site Servicing
Midtown provides the opportunity to be economically sustainable through the utilization of
existing infrastructure and does not create any issues of growth management. The site is a
logical progression of development and will proceed on a phase-by-phase basis, starting at the
west and moving south in a counter-clockwise direction in order to minimize overall
infrastructure costs.
8.5
TRANSPORTATION
Traffic flows
The proposed road network allows for the dispersal of vehicles through various alternative
routes effectively relieving the usual traffic flows expected along collector roadways and
providing resident‟s choice when accessing or leaving the community. The plan identifies a
vehicular connection south to Luxstone to provide a distribution in traffic patterns and
connectivity between communities.
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9.0
Transportation Network
9.1
TRANSPORTATION IMPACT ASSESSMENT
A Transportation Impact Assessment (TIA) was completed by Stantec Consulting Ltd. in support
of Midtown NSP and subsequently approved by the City of Airdrie.
The City of Airdrie‟s Engineering Services staff selected a study area to help evaluate the site‟s
traffic impact at the 80,000 population horizons. The study area includes the following
intersections:
8 Street and Railway Gate/Bayside Boulevard
8 Street and Midtown Gate/Channelside Drive
8 Street and Luxstone Landing/Bayside Drive
The proposed Midtown development consists of up to approximately 750 residential units (690
single-family units and 60 multi-family units) and can accommodate approximately 24,000 ft2 of
commercial land use located along 8 Street. The proposed development composition is
summarized in below.
Proposed Development Summary
USE
INTENSITY
Multi-Family Residential
60 units
Single-family / Semi-detached
Residential
750 units anticipated
Retail
24,000 ft2 Gross Floor Area (GFA)
All study intersections are expected to operate at an acceptable overall intersection level of
service at the 80,000 population Post-Development horizon.
9.2
PEDESTRIAN AND BICYCLE CIRCULATION
Within the areas surrounding Midtown, there are primary pathways throughout the communities
of Ridgegate, Edgewater (east), Summerhill (southeast), and Luxstone (south). These pathways
include:
a north-south route between Downtown and Summerhill, through Nose Creek Park;
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a north south route through the central area of Luxstone; and
a north-south route adjacent to, and on the west side of, the rail alignment, which runs
from just north of 40 Avenue to Yankee Valley Boulevard and further north along the
east side of Luxstone. This route is intended to extend north from Luxstone through
Midtown and further north as development occurs.
The rail tracks act as a barrier to pedestrians and cyclists wanting to access the Downtown
commercial and residential areas to the east of Midtown, with access being limited to major
street crossings of the railway and an existing pedestrian underpass at the south boundary of
Midtown. Pedestrian facilities in the community south of Midtown (Luxstone) include sidewalks
on both sides of the streets. In the community to the north (Mackenzie Pointe) there are no
sidewalks or pathways abutting Midtown. There are however opportunities to link through
Ironhorse Park to the multi-family area to the north. On the west side of Midtown the recently
completed sidewalks along 8 Street SW provide suitable access for pedestrians to and from
Midtown.
9.3
CONNECTIVITY INDEX
The Connectivity Index is a measure that descrives the leverl of connectedness of the street
network, which in turn reflects some of the different way we can get from one place to another.
The City of Calgary suggests to connectivity indices within the City of Calgary Connectivity
Handbook: Street Connectivity and Active Modes Connectivity. These two connectivity indices
are calculated as the ratio of links to nodes/intersections based on the infrastructure that is used
by each mode.
The City of Calgary provides connectivity goals for greenfield residential communities of 1.4 for
Street Connectivity Index and 1.6 for Active Modes Connectivity Index. The design of Midtown
these achieves a Street Connectivity index of 1.29 and an Active Modes Connectivity index of
1.84. Although the Street Connectivity index of the Midtown is below the target goal the Active
Modes Connectivity index is above. This strengthens the intent of the design as a multi-modal
community not primarily focused on the circulation of the automobile.
9.4
PUBLIC TRANSIT
Airdrie Transit currently operates three local bus routes within the city and two Intercity Express
routes between Airdrie and Calgary. Of the local routes offered, Route 3 (Blue Route) circulates
in south Airdrie. Currently, this route includes approximately 2 kilometres of travel on 8 Street S
between Railway Avenue SW and Yankee Valley Boulevard.
Route 902 West is the Intercity Express route that runs between Airdrie and Calgary. The
service collects passengers on the west side of Airdrie and travels via 8 Street between
Veterans Boulevard and Yankee Valley Boulevard Southwest for approximately 3 kilometres,
eventually feeding on to Highway 2 at the Yankee Valley Boulevard / Highway 2 Interchange.
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The Calgary Transportation Plan identifies two future connections between Calgary and Airdrie
via Initial Bus Rapid Transit (BRT) Service. While the actual route into Airdrie has not yet been
determined, it is anticipated that the north-south connection in west Airdrie will follow a route
that eventually ties in with 8 Street in south Airdrie. This would be consistent with the
designation of 8 Street as a Highway Arterial and a replacement for Main Street as the primary
north-south transportation link. As the principal north-south connector, 8 Street provides access
to crucial east-west arterials, highway 2 interchanges, and new communities.
The design of Midtown response to the current and future transit needs of residents within
Midtown. The connection south to Luxstone Drive provides opportunity for future bus service to
collect residents within both Midtown and Luxstone without requiring access to 8th Street
between communities. The predominantly grid layout, pathway system, and bridge connection
across the stormpond provides for easy pedestrian travel and linkages to future bus stops within
Midtown. Locating commercial and multi-family close to bus stops along 8th Street provides the
opportunity for synergy between residents convenience needs and travel patterns.
9.5
ROAD NETWORK
The internal road network will access the 8 Street at two locations; Railway Gate to the north
and Midtown Gate located in the middle of the development. Midtown Parkway and Midtown
Boulevard act as a north / south spin of the development connecting south into Luxstone.
A connection to Luxstone Drive across the canal has been identified at the south end of the
plan. This connection will provide both vehicular and pedestrian connectivity across the canal
into Luxstone. The crossing will be constructed of a culvert and the road cross section will
match what is currently constructed on the south side of the canal. A cross section has been
included within Appendix D. Sidewalks on both sides of the crossing will connect pedestrians
to the naturalized pathway along the canal and north and south into Midtown and Luxstone
respectively.
A shadow plan alignment has been identified within the Neighbourhood Plan for the extension of
Railway Gate east within Iron Horse Park across the CPR Tracks connection 8th Street to tower
Lane Drive. This at grade connection may be required in the future to provide better access to
downtown Airdrie and will ultimately be determined through a review by the City of all CPR
crossings.
Design treatments on streets internal as identified in Appendix B will enhance the walkability
and livability of the community.
Figure 9.1 – Transportation Network, illustrates the road network within Midtown.
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FIGURE 9.1
MIDTOWN
TRANSPORTATION NETWORK
DEVELOPMENTS
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10.0
10.1
Utility Infrastructure
STORM DRAINAGE
The stormwater servicing for the proposed development will consist of a dual drainage system
with both a minor and major system. The minor system consists of the underground storm
sewers and its associated structures and provides a basic level of service for the 1:5 year storm
event. For minor events the stormwater will be collected by a gravity sewer system which
discharges into a stormpond (referred to as Pond A) located within the central area of the
development. Pond A will discharge via an outlet pipe east under the existing CPR tracks into
Nose Creek. The pond provides treatment, rate control and acts a water source to irrigate the
surrounding park space and reduce the discharge volume to meet the requirements of the Nose
Creek Watershed Water Management Plan. The outfall for pond A will be protected by a flap
gate and a backup manual gate valve to prevent backwater from Nose Creek filling the pond
which is set below the flood elevation of Nose Creek in order to service the development via
gravity. All basement weeping tile connections will require a sump pump with a looped outflow
pipe set above the flood step elevations for the area.
The major system will convey runoff from extreme rainfall events that are in excess of the minor
underground system and consist of overland drainage facilities including the roads, swales,
lanes, trap lows and Pond A. The major system is also designed to drain to the center of the site
into Pond A matching the minor system. Due to the central location the pond there is no
practical overland escape route and the pond has been sized to contain a 1:500 year storm
event instead of the traditional 1:100 year storm event.
Details of the proposed stormwater system are provided in the revised staged master drainage
plan prepared for this project by Stantec Consulting. All storm sewer designs will be in
accordance to the parameters set within the report as well at the current City of Calgary and
City of Airdrie design guidelines (with the City of Airdrie design guidelines taking precedence).
Details of the proposed system will be included on the engineering drawings submitted for each
phase of construction.
10.1.1 Stormwater Irrigation
The Nose Creek Watershed Water Management Plan identifies target runoff depths for Nose
Creek. In order to achieve this target significant Low Impact Development (LID) practices are
required. The stormwater management plan includes the reuse of collected stormwater to
irrigate open space areas within Midtown. The use of stormwater for irrigation has become
common practice within the City of Calgary and has also been approved within the community
of Hillcrest in Airdrie. The combination of pond size and irrigation demand are integral to each
other in ensuring that the amount of stormwater discharged to Nose Creek meets the runoff
depth target set by the province.
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The reuse of stormwater is also economically sustainable for the City of Airdrie from an
operations perspective. Utilizing stormwater for the irrigation of open space prevents the
necessity of irrigating with costly and energy intense potable water.
10.2
WATER DISTRIBUTION
The proposed watermain system will tie into the existing 400mm PVC stubs located under
Railway Gate along the north boundary of the development and the utility right-of-way at the
south east boundary of the site. Completing the connection between these two stubs will
improve the overall water distribution network within the area. The development will also tie into
the existing 300mm PVC stub located on the east side of the intersection of 8th Street and
Channelside Drive which will provide a looped water system for the first phase of the project.
Hydrants spacing, valves locations and the remaining watermain sizes will meet City of Airdrie
standards and will be detailed on the engineering drawings submitted for each phase of
construction.
10.3
SANITARY
The sanitary flows for the proposed development will be collected by a gravity sewer system
and tie to the existing 675mm concrete sanitary sewer that runs along the north and east
boundaries of the development. The north quarter of the project drains towards the center of the
development and then north where it will tie to the existing sanitary line by constructing a
manhole over the existing sanitary sewer line within the proposed extension to Railway Gate.
The remainder of the site drains east where it will also tie into the existing sanitary line via the
construction of a manhole over the existing sanitary sewer. The existing 675mm sanitary line
drains south into a 900mm sanitary trunk which drains to the east under the CPR tracks and ties
into the main sanitary lift station. All sanitary sewers will be designed in accordance with the City
of Calgary Subdivision Design Guidelines which have been adopted by the City of Airdrie and
will be detailed on the engineering drawings submitted for each phase of construction.
10.4
SHALLOW UTILITIES
The existing residential developments of Luxstone to the south, the Canals to the west, and the
multi-family development to the north surrounding the proposed development are currently
serviced with electric, phone, cable and natural gas facilities. The proposed development will be
serviced by extension of the existing networks provided by Fortis (electric), Telus (phone), Shaw
(cable) and ATCO (natural gas).
10.5
PHASING
The site is a logical progression of development in Airdrie and will proceed on a phase-by-phase
basis, starting at the west and moving north then south in order to minimize overall
infrastructure costs. The phasing plan is conceptual only and may be subject to change based
on market demands and servicing considerations.
39
As the development proceeds, offsite infrastructure will be required to support the phasing of
development. The following identifies the offsite utility requirements of certain phases as well as
the staging of the access to the site:
Phase 1:
 Single divided Road access from 8th Street;
 Offsite Water, Sanitary, and Storm Sewer; and
 Portions of Stormpond.
Phase 2:
 Second access point to 8th Street via Railway Gate.
Phase 3:
 Offsite Water Servicing.
 Development still has two access points to 8th street
Phase 4:
 Third Access Point to 8th Street via Luxstone Landing. All access points to 8th street are
now available and will remain open during the development of phases 5 and 6.
Figure 10.1 – Site Servicing, illustrates the water, sanitary, and stormwater servicing for
Midtown.
Figure 10.2 – Phasing Plan, illustrates the potential phasing of Midtown and required
infrastructure.
40
N
FIGURE 10.1 MIDTOWN
NTS
SITE SERVICING
DEVELOPMENTS
116594807.200
September 22, 2014
N
FIGURE 10.2 MIDTOWN
NTS
PHASING PLAN
DEVELOPMENTS
116594807.200
September 22, 2014
11.0
Plan Amendments
Neighbourhood Structure Plan amendments may be initiated by City Council, the Planning
Department, developers, landowners, or school boards.
Generally, amendments to an NSP are required in the following circumstances:
Where shifts in the location of community facilities such as parks or schools are
proposed and / or;
When shifts in land use categories, such as from residential to industrial are proposed
and / or;
Where shifts in the design or layout of infrastructure such as roads and sanitary and
storm services are proposed and / or;
Where shifts within a land use category that result in changes to density, such as from a
single family designation to a multi-family designation, are proposed and / or;
At the discretion of the City of Airdrie, where the interests of the public necessitate that
formal amendments occur.
43
Appendix A – Urban Design
44
BUILT FORM STUDIES
Ground-Level
View
15
Elevated
View
11
16
13
12
14
8
9
3
10
4
1
2
18
Over
eral
er
a l Pl
al
P an View
7
17
6
5
Midtown - Perspective Views Key Plan
Client
WENZEL DEVELOPMENTS INC.
Project No.
11694822
Date
October 2013
TThe fo
ollowing
g imag
ag
ges are int
nten
te
en
nde
d d
t dem
to
mo
on
nst
s rate
ra
ate
te the ge
en
nera
eral
er
al ma
asssing
sing
g,
buillt ffo
bu
orm
rm and
d relat
ellatiionsh
hipss bet
etw
we
een
homes,
home
s streets and parkss wit
i hi
hn
Midtown. Wh
W ili e th
the
e entire pla
lan a
lan
arrea
a
ha
has
as nott be
b en rendered, the are
eas
a
illustrated pr
p ov
ovid
ide
e an
n ove
verrvvie
verv
iew
w off allll
tyypi
p ca
call co
c nd
n it
ition
io
ons witthin
hin Mi
hi
Midtow
Midt
dto
dt
ow
wn..
The
Th
he 3D model images illust
sttra
r ti
ting
ng
g
bu
bui
uililt fo
orms arre in
i diica
c ti
tive only an
nd
are in
i te
tended
d to illustrate pos
ossi
s bl
ble
ou
o
utccomes bassed on th
the
he p
prrop
opos
osed
e
ed
land
la
and
d use
es.
s. Th
The d
de
ep
piict
ctio
tio
ion off bui
uild
ld
dings
gss
iss pri
rima
rima
mari
rily
ly int
ly
nte
tend
ded to illustrate
m ssing, height variatio
ma
ion,
n, gar
arag
a e
ag
and drivew
way con
onfi
fiigu
fig
gurati
gur
ra ion
o s,, and
d
land
la
dsc
s ap
pe re
r la
ati
tion
onsh
on
ship
ip
ps an
nd in
nte
terfac
rfacce
rf
b tw
be
twee
ee
en bu
builili di
ding
ng
gs an
and st
s re
reet
etsc
scap
apes
ap
ess..
Midtown Gate Entry
The following sequence of images demonstrate the entry
experience for the primary entrance to Midtown. The
images illustrate the scale of built form along the entrance,
which street fronted by brownstone type townhouses, and
the streetscape environment with front doors close to the
street, separated sidewalks, treed boulevards, and a vista
to the central plaza and pond. This entrance experience
sets the tone for a community that is more urban in nature.
View
Vi
i
1
View 2
View 3
View
w4
South Entry
The south entrance to Midtown is defined by a formal
park with a bosque of trees and road treatment that
clearly define Midtown as a more urban setting that is
differentiated from Luxstone. The experience of “moving
through a park” is key to defining this entrance, with houses
set back and facing into the park space.
North of the entry park, the experience walking, cycling
and driving north are all defined by housing on the west
side and the pond edge environment on the east side.
This environment leads into the heart of the community.
The housing edge is comprised of rear lane product to
maximize eyes on the park and activation of the street and
park.
View 5
View
ew 6
Midtown Gate Park & Pond
The centre of the site, and terminus of Midtown Gate Entry
is dominated by the storm pond. At this terminus the formal
promenade space projects into the pond and serves as a
prime gathering space for the community. A pedestrian
bridge from the east half of the community leads into this
plaza area, as do pathways and park areas north and
south of the promenade.
The edges to this space are dominated by homes that front
directly into this space, with rear lane garages to maximize
eyes on the park. As a result, the entire western edge of this
central green spine through the community is fronted by a
strong façade of windows and front doors, which reinforces
activation and use of the park areas. The east edge of the
pond has a pedestrian walkway with the rear yards of
homes opening onto this environment.
View
Vi
ew 7
View
Vi
ew 8
The west edge of the pond offers a pedestrain walkway
leading from the Eastern Wedge park to the pedestrian
bridge. This bridge leads directly to the central promenade
plaza space at the terminus of Midtown Gate Entry at the
heart of the community.
View
w9
View 10
Street Leading to Park & Park Front Homes
The top image is an example of a principle applied to
several locations in the plan – of streets leading to green
space, which offers a visual and physical connection to
green space for residents that are not located on parks.
The image also illustrates a transition in scale and housing
types across a local street, where rear and front loaded
products are opposite.
The bottom image illustrates homes that front directly
onto green space. This condition applies to a number of
locations within the community. The intent is that a mix of
townhouses, semi-detached and detached homes would
have front doors and yards leading onto a sidewalk that
forms the edge of the park. These traffic free areas are
intended to provide pedestrian friendly walkways through
the community and offer eyes onto the park.
View 11
View 12
Pedestrians First
These images illustrate the deliberate intent to provide
pedestrians top priority in movements where possible,
including this mid-block crossing where the street is
narrowed, and traffic is slowed. This offers pedestrians the
primary movement at this location. There is the potential to
provide a raised road surface so that the pedestrain has a
flat crossing point.
The bottom view also illustrates the potential for buildings
within Midtown to act as markers within the community,
offering terminated views, supporting wayfinding and
defining distinct places.
View 13
View 14
Midtown Boulevard
This internal boulevard street is a key route within
Midtown with a mix of uses fronting onto the street. This
image illustrates retail commercial activities and potential
apartments on the west side and townhousing and semidetached on the east side.
The streetscape character is supported by minimal building
setbacks, a diverse vertical scale, front doors facing the
street, and commercial uses that define this boulevard as a
more urban mixed-use street. The pedestrian movement is
reinforced by separated sidewalks, rows of street trees, and
on-street parking.
V ew
Vi
w 15
View
Vi
ew
w 16
Typical Street Views
These images illustrate typical street conditions fronted
by homes with and without front drive garages. Standard
residential street cross-sections are applied. Given the
diversity of lot and house types proposed, the built form is
anticipated to be varied, with a particular differentiating
element being the mix of one and two car garages along
the street front. This diversity will mitigate the dominance
of garage doors and hard surface driveways along the
street and offer opportunities for a greater number of front
porches, as illustrated in the top image. Additionally, this
image illustrates a street-end park view. The bottom view
illustrates a condition with front drive opposite rear lane
product. This mix of built forms allows for porches and onstreet parking on one side of the street, with a diversity of
one and two car garages on the opposite side.
View 17
View 11
8th Street Edge
This image illustrates the proposed view along 8th Street
south of Midtown Gate. The intent is to achieve a varied
built form edge along this frontage with building setbacks
varied and houses oriented to limit the exposure of houses
to the 8th Street environment. The wall, which is required
for sound attenuation, is punctuated by gaps in the wall
at all points where a sidewalk leads from streets within
Midtown.
At each entrance point, the wall will be defined by a
feature element and distinct landscape treatment in the
boulevard. The principle of providing multiple breaks in
the wall is to maximize pedestrian safety and permeability
along the 8th Street edge, offering multiple and frequent
ways to enter Midtown from the 8th Street sidewalk.
View 18
HOUSING TYPOLOGIES
The following images offer examples of housing types that
are anticipated within Midtown, and also based on the
proposed land use districts.
These photos include local, regional, and USA examples
and are intended to provide an insight to built form,
street to building interfaces, and site layout, and are not
necessarily intended to demonstrate exact examples of the
eventual building architecture or style.
Townhomes
Parkfront Townhomes
Parkfront Homes
Semi-Detached Rear Lane
Semi-Detached Front Drive
Detached Rear Lane
Detached Front Drive
Rear Garage Attached (Detached or Semi)
Mix of Semi-Detached & Detached Rear Lane
Appendix B – Midtown Open Space Concepts
45
Railway Gate Park
Railway Walk
North Park
A
The Eastern
Wedge
Midtown Gate
Entry
4
1
Midtown Gate
Park
C
2
B
3
The Pond Walk
B
C
South Park
South Gate Bosque
A
Midtown Open Space Concept
Client
WENZEL DEVELOPMENTS INC.
Project No.
11694822
Date
November 2013
Naturalized Path
Midtown Gate
Enrty
Sidewalk
Street and median trees
with formal pattern
The main entry into
Midtown includes a
formal pattern
replicated by the
street and
boulevard trees. The
medians use rock
mulch rather than
sod to create
a relationship
between Midtown
and the medians on
8 St SW.
Client
WENZEL
DEVELOPMENTS INC.
Project No.
11694822
Date
October 2013
Naturalized Pond Edge
Pedestrian and cycle
bridge over stormpond
Midtown Gate
Park
Seating Space
A formal promenade space sited at
the terminus of the
primary entrance
street and at the
edge of the central
pond. This space is
intended to
establish a unique
formal space that is
the focal point for
Midtown as a
neighbourhood.
Formal Plaza
Planted turning circle
as entry feature
Shaded plaza space
3.5m Recreational trail
Client
Native planting around
pond
WENZEL
DEVELOPMENTS INC.
Sample bridge over water
Project No.
11694822
Date
October 2013
North Park
A local park
adjacent to the
pond providing a
playground space
and more active
space for young
children, and including suitable
sitting and sheltered
space. This park is
also fronted by Park
Frond Homes with
front porch
spaces and front
yards directly
adjacent to the
park.
Native planting
around pond
Raised textured paving
and bulb-out
3.5m
Recreational trail
Play space
Client
WENZEL
DEVELOPMENTS INC.
Project No.
11694822
Date
October 2013
Open park space with a mix
of lawn and native planting
Connections to
Railway Walk
The Eastern
Wedge
a local park sited
to provide a more
passive treed
environment for
adjacent residents.
Seating spaces
Textured paving and
bulb-out
Client
WENZEL
DEVELOPMENTS INC.
Project No.
11694822
Date
October 2013
Regional pathway
Bosque of trees on
gravel mulch base
Seating throughout
bosque
South Gate
Bosque
Two formal park
spaces that create
a south entrance
from Luxstone. The
proposed surface is
hard packed
covered stone
allowing for minimal
maintenance,and
offering a canopy of
trees with benches
and pathways.
Local sidewalk
Client
WENZEL
DEVELOPMENTS INC.
Project No.
11694822
Date
October 2013
Local pathway
Informal mini-soccer field.
Painted lines are optional
South Park
A local park sited at
the terminus view
of the primary local
internal street and
buffered on either
side by park front
homes. The park
provides a play
space and a large
open green space
which can
accomidate an
informal mini soccer
field
Play space
Native planting
zone
Client
WENZEL
DEVELOPMENTS INC.
Project No.
11694822
Date
October 2013
Bollards with
reflective strips
Adjoining driveways
when adjacent
bulb outs
Raised sidewalk
with textured
paving
Reflective
Strip
Property lines are
centered on bulb
out radii
A
Typical Road Bulb-out A
Bollard
Bollards with
reflective strips
Pathways join at
center of bulb out
radii
Driveway locations
to be located
beyond bulb out
radii
Raised sidewalk
with textured
paving
8th Street sidewalk
Enhanced planting
around wall
opening
Lane
1.5m sidewalk
Sound wall
B
Typical Road Bulb-out B
C
Typical opening in sound wall to 8th Street sidewalk
Client
WENZEL
DEVELOPMENTS INC.
Project No.
11694822
Date
October 2013
9.0m Road
Roundabout with Entry
Feature and Planting
9.0m Road
Planting
3.5m
Beds
Pathway
Planting
Beds
Paved Plaza Space
1
Protected
Viewing
Space
Planting
Beds
Retention
Pond
Retaining Wall
Midtown Gate Park
Property Line
Retention Pond
9.0m Road
2
3.5m
Pathway
Open Lawn
Planted Safety Buffer
Native Planting
Midtown Parkway SW adjacent The Pond Walk
Property Line
Property Line
Property Line
Property Line
9.0m Road with monocurb
6.50m Road
Planted
Median
6.50m Road
Separated Sidewalk
3
Typical 9.0m wide road
4
Midtown Gate SW Entry Road
Client
WENZEL
DEVELOPMENTS INC.
Project No.
11694822
Date
October 2013
Appendix C – Environmental Clearance
46
November 7, 2012
Mr. Rav Hayer
Hayer Homes Ltd.
16317-36A Avenue
Surrey, B.C. V3S 0X5
Via Email: [email protected]
Dear Mr. Hayer:
Re: Midtown Property, Airdrie – Confirmatory Soil Sampling Program NW 01-027-01 W5M,
Airdrie, Alberta
Alberta Health Services (AHS) has had the opportunity to review the Confirmatory Soil Sampling
Program report prepared by Stantec dated October 30, 2012. The report outlines the extent of
soil removal and the confirmatory sampling program that was undertaken on the Midtown
Property in Airdrie, Alberta.
Based on all information provided to date, AHS has no further comments on or objections to the
proposed development of this site.
If you have any questions regarding these comments please call Brigette Noren at (403)9438026 or email [email protected].
Sincerely,
Brigette Noren
Environmental Health Advisor – Scientific Advisory Team
Environmental Public Health
c. Dave Gower (ESRD), Warren Riley (ESRD), Francis Pierrard (Stantec), Richard Priest
(Wenzel Property Development), Nelson Fok (AHS), David Crowe (AHS)
Calgary • Southport Atrium • Environmental Public Health
10101 Southport Road SW, Calgary, Alberta, Canada T2W 3N2
www.albertahealthservices.ca
Appendix D – Canal Crossing Cross Section
47
APPENDIX D MIDTOWN
Proposed Culvert Crossing at Luxstone Drive
DEVELOPMENTS
V:\1165\active\116594807\midtown\drawing\urban_planning\stage_01\outline_plan\cad\01-current\midtown_op.dwg
NTS
116594822.400
November 2013
CONCEPT ONLY: THIS DRAWING IS AN ARTISTIC REPRESENTATION OF DESIGNS PREPARED BY STANTEC
CONSULTING LTD. IT IS CONCEPTUAL IN NATURE AND SUBJECT TO CHANGE. COPYRIGHT RESERVED.
Appendix E – Neighbourhood Structure Plan
48
INSERT MAP POCKET HERE
49

Neighbourhood Structure Plan

Transcription

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