Table of Contents - City of Lethbridge

Transcription

SHERRING BUSINESS AND INDUSTRIAL PARK
OUTLINE PLAN
Phases 1A, 1B and 2
Prepared by:
Stantec Consulting Ltd.
290 – 220 4th Street South
Lethbridge, Alberta T1J 4J7
Amended April, 2006
Approved by the Municipal Planning Commission April 11, 2006
OUTLINE PLAN
Table of Contents
1.0
2.0
3.0
4.0
INTRODUCTION ..............................................................................................1
1.1
Intent...............................................................................................1
1.2
Plan Location and Land Ownership............................................2
1.3
Planning Context...........................................................................2
1.4
Public Participation.......................................................................3
EXISTING CONDITIONS .................................................................................4
2.1
Site Characteristics.......................................................................4
2.2
Historical Resources ....................................................................4
LAND USE CONCEPT .....................................................................................5
3.1
Objectives ......................................................................................5
3.2
Overview ........................................................................................5
3.3
Land Use Designations ................................................................6
3.3.1
Business Industrial ........................................................6
3.3.2
General Industrial..........................................................6
3.3.3
Heavy Industrial ............................................................7
3.3.4
Highway Commercial ....................................................7
3.3.5
Direct Control ................................................................8
3.3.6
Open Space System .....................................................8
CIRCULATION NETWORK .............................................................................9
4.1
Roadways and Access Points .....................................................9
4.2
Rail Line Extension .....................................................................11
4.3
Pathway Network ........................................................................11
4.4
Industrial Park Entrance Features.............................................12
4.5
Transit ..........................................................................................13
4.6
Community Mailboxes ................................................................13
i
OUTLINE PLAN
5.0
6.0
UTILITY SERVICING......................................................................................14
5.1
Water Supply and Distribution...................................................14
5.2
Water Supply for Fire Protection...............................................14
5.3
Sanitary Sewer Collection System ............................................15
5.4
Storm Water Management System............................................15
DEVELOPMENT STAGING AND IMPLEMENTATION.................................15
6.1
Tentative Phasing .......................................................................17
6.2
Rezoning and Subdivision .........................................................17
6.3
Amending the Plan......................................................................17
APPENDIX
A
Land Use Allocation Statistics
APPENDIX
B
Amended Master Servicing Plans
tdh v:\1165\administration\admin\thennan\2006\employee_miscellaneous\agar_catherine\sherring_outline_plan.doc
ii
OUTLINE PLAN
1.0
INTRODUCTION
The Sherring Business and Industrial Park was developed to address growth and demand in
the commercial, business and industrial sectors, consistent with the City of Lethbridge
economic development objectives. An inventory of serviced and serviceable land is kept by the
City, to accommodate the relocation of existing businesses or attraction of new commercial,
business or industrial facilities to the community. To facilitate the current and future demand,
Section 1.0 changed
from the Sherring
Business and
Industrial Park Outline
Plan adopted by
Municipal Planning
Commission
July 6, 2004.
the Sherring Business and Industrial Area Structure Plan allocates lands into a mix of
commercial and industrial (business, general and heavy) development. A transition of land
uses will minimize impacts on residential areas by ensuring adequate separation between
residential development and the heavy industrial area.
The Sherring Business and Industrial Park Outline Plan (hereinafter referred to as the
Sherring Outline Plan) was adopted by the Municipal Planning Commission on July 6, 2004.
Its purpose is to provide a detailed framework for development of the first three phases (1A,
1B, and 2) as designated by the Sherring Business and Industrial Area Structure Plan
(hereinafter referred to as the Sherring ASP).
1.1
INTENT
In January 2006, First Pro Shopping Center initiated amendments to the 2004 Sherring
Business and Industrial Park Outline Plan to allow the development of a 14.8-hectare
shopping center in the southwest corner of the Sherring Business and Industrial Park.
The amended Outline Plan was approved by the Municipal Planning Commission in April
2006.
The Sherring Business and Industrial Park Outline Plan Amendment applications respond
to the demands of current and future industrial and commercial requirements in the City of
Lethbridge.
1
Section 1.1 changed
from the Sherring
Business and
Plan adopted by
Municipal Planning
Commission
July 6, 2004.
OUTLINE PLAN
1.2
PLAN LOCATION AND LAND OWNERSHIP
The Sherring Outline Plan area is located in northeast Lethbridge, encompassing an area of
some 193.6 hectares (478.4 acres). The Sherring Outline Plan area includes:
the NW ¼ Sec. 16-9-21-W4M,
the majority (west of the irrigation canal) portion of the NE ¼ Sec. 16-9-21-W4M,
the SW ¼ Sec. 16-9-21-W4M, and
Lots 1 & 2, Block 1, Plan 811, 0727 and Lot 6, Block 1, Plan 041 0061, all within the
SE ¼ Sec. 16-9-21-W4M (excluding Pratt & Whitney).
The Sherring Outline Plan area is physically bounded by 26th Avenue North and existing
industrial development to the south, 28th Street North and the Uplands neighbourhood to the
west, the future 44th Avenue North and future industrial development to the north, a St. Mary
River Irrigation District canal and 43rd Street North to the northeast, and the existing Pratt &
Whitney property to the southeast. Figure 1 illustrates the Plan boundaries. The City of
Lethbridge owns all lands or has rights to all lands within the boundaries of the Sherring
Outline Plan. Ownership information is shown in Figure 2.
1.3
PLANNING CONTEXT
The Sherring Outline Plan has been prepared within the context of the City of Lethbridge’s
planning hierarchy. The Outline Plan complies with the City of Lethbridge Municipal
Development Plan, and the Sherring ASP, both of which designate this area of the city for
regional / highway commercial and industrial development.
The Sherring Outline Plan currently designates the plan area as I-B, Business Industrial;
I-G, General Industrial; I-H, Heavy Industrial; P-B, Public Buildings; and C-N,
Neighborhood Commercial. Lands within the Outline Plan area will be redistricted to the
appropriate land use districts, which are further discussed in Section 3.0.
2
OUTLINE PLAN
1.4
PUBLIC PARTICIPATION
Public participation has occurred throughout the preparation of the Sherring ASP and the
Sherring Outline Plan, through adherence to legislated notification and advertising
processes, as well as additional Open Houses and information sharing. Public input was
sought at an Open House for the ASP on December 10, 2003 and an Open House for the
Sherring Outline Plan was held on June 23, 2004.
The Land Use Plan Amendments were displayed to the Public at an Open House held at the
Park Meadows School on March 9, 2006.
3
OUTLINE PLAN
2.0
EXISTING CONDITIONS
2.1
SITE CHARACTERISTICS
Original site characteristics, as presented in the Approved Outline Plan are unchanged.
Currently, the site is under development with site grading of the Outline Plan Amendment
areas in Progress.
Deep / Shallow Utilities servicing has not been provided to the Amendment areas.
2.2
HISTORICAL RESOURCES
No changes to the Historical Resources requirements from the Approved Outline Plan are
required.
4
Section 2.1 changed
from the Sherring
Business and
Plan adopted by
Municipal Planning
Commission
July 6, 2004.
OUTLINE PLAN
3.0
LAND USE CONCEPT
3.1
OBJECTIVES
The objectives of the amended Sherring Outline Plan are:
To guide urban industrial development in an orderly and economical manner;
To provide a detailed description and illustration that guides subsequent rezoning,
subdivision, and development;
Section 3.1 changed
from the Sherring
Business and Industrial
Park Outline Plan
adopted by Municipal
Planning Commission
July 6, 2004.
To provide a regional commercial site to meet market demand;
To strategically locate a major Sports and Recreation Facility in order to best serve the
community;
To respect existing urban development and to facilitate a smooth transition from
residential to commercial and industrial use;
To
develop
unique
servicing
alternatives
that
are
both
economically
and
environmentally feasible.
The amended Land Uses to achieve these objectives are shown in Figure 3.
3.2
OVERVIEW
The form and character of the Sherring Business and Industrial Park are significantly
influenced by the existing Pratt & Whitney development, the St. Mary River Irrigation District
canal, the power line R.O.W. and the City’s desired location for the Major Sports and
Recreation Facility. Commercial development is strategically located along 26th Avenue North,
while the balance of the Outline Plan area will contain primarily industrial development, with a
clear transition from business, to general, to heavy industrial, as you move north and east. The
allocation of land use is shown in Appendix A.
The Sherring Outline Plan Amendment proposes the integration of commercial and industrial
development with existing and adjacent land uses to create a quality commercial, business
and industrial park.
5
Section 3.2 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
3.3
LAND USE DESIGNATIONS
3.3.1
Business Industrial
Business Industrial development will comprise approximately 32.8 ha (81.0 acres) or 16.9% of
the Gross Developable Area and will act as the key transition use between existing and
planned residential development to the west, and future general and heavy industrial
development to the east. Business Industrial development typically includes light industrial,
Section 3.3.1 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
warehousing and limited commercial uses. It is likely that the majority of the lots designated
for Business Industrial development will be in the range of 0.2 to 1.2 ha (0.5-3.0 acres) in size.
It is proposed that all lands designated for Business Industrial development in the amended
Outline Plan area shall be re-districted from the current designations of I-G, General
Industrial and I-H, Heavy Industrial to I-B, Business Industrial at an appropriate time prior
to subdivision. The proposed zoning is shown in Figure 3.
3.3.2
General Industrial
General Industrial development, comprising approximately 41.1 ha (101.6 acres), or 21.2% of
the Gross developable Area, may include a range of uses, including manufacturing,
processing, distribution and storage uses and related services. It is likely that the majority of
the lots designated for General Industrial development will be in the range of 0.4 to 2.0 ha
(1.0-5.0 acres) in size, but may be larger depending on user needs and demands.
It is proposed that all lands designated for General Industrial development in the amended
Outline Plan area shall be re-districted from the current designation of I-H, Heavy Industrial to
I-G, General Industrial. The proposed zoning is shown in Figure 3.
6
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
3.3.3
Heavy Industrial
Heavy Industrial development, comprising of approximately 54.7 ha (135.2 acres), or 28.3% of
the Gross Developable Area, is the predominant land use within the Outline Plan area, and
may include a range of intensive manufacturing uses. Heavy Industrial development is
typically seen as the least compatible with residential development, and therefore has the
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
greatest level of separation from residential development, with an appropriate scaling down of
industrial uses as you move towards the residential area. It is likely that the majority of the lots
designated for Heavy Industrial development will be in the range of 4.0 to 6.0 ha (10.0-15.0
acres) in size, however, the Land Use Concept has been designed to allow for the
development of a small number of 6.0 to 24.0 ha (15.0-16.0 acres) Heavy Industrial lots if
necessary.
All lands designated for Heavy Industrial development in the amended Outline Plan area are
currently designated I-H, Heavy Industrial therefore no re-districting is necessary.
3.3.4
Highway Commercial
A regional commercial site, comprising of approximately 14.8 ha (36.6 acres) or 7.6% of the
Outline Plan area, is to be located east of 28 Street North between 30 Avenue North and 26
Avenue North. This location will ensure high visibility and ease of access for residents of
Uplands and surrounding neighborhoods as well as for industrial park employees, businesses
and visitors to the Major Sports and Recreation Facility. Access to the commercial site can be
accommodated from 26th Avenue North, 28th Street North, and 30th Avenue North.
It is proposed that the Highway Commercial site be re-zoned from the current designations of
C-N Neighborhood Commercial, I-B Business Industrial, and I-G General Industrial to
C-H Highway Commercial. Notwithstanding the Discretionary Uses listed in the C-H District
of the Land Use Bylaw, there shall be no residential uses permitted in the Sherring Business
and Industrial Park. The proposed zoning is shown in Figure 3.
7
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
3.3.5
Direct Control
Although there are no areas currently designated for DC – Direct Control zoning, this type of
zoning is often used to establish unique or specific development standards or to deal with nontypical development proposals. DC zoning may be appropriate in some areas of the Plan in
order to accommodate specific uses, site standards, or development controls. Use of DC
Zoning would not necessarily require an amendment to this plan, if it was in keeping with the
intent of the existing designated land use.
3.3.6
Open Space System
The Open Space System in the Sherring Outline Plan is comprised of three key elements, as
shown in Figure 5, consisting of an integrated pathway network connecting local amenities
and the highway commercial site, a Major Sports and Recreation Facility, which will be
developed as a sports fields complex, and a landscape buffer along the east side of 28th Street
North. Cumulatively, these elements account for approximately 16.0 ha (39.5 acres) or
approximately 8.3% of the Plan area. Elements of the system are discussed below (Pathway
Network is discussed in Section 4.3):
28th Street North Landscape Buffer – In order to facilitate the transition from residential
development (Uplands) to commercial and industrial development, a 15.0 metre landscaped
buffer strip is designated along the eastern edge of 28th Street North. This green corridor will
provide visual amenity to the business and industrial park, and will include a 4-metre asphalt
trail (as per the Pathway Network) and tree plantings as per City standards. The buffer strip is
contained within the existing 75.0 metre R.O.W. for 28th Street North. The Major Sports and
Recreation Facility also serves to provide a buffer between residential and industrial
development.
8
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
4.0
CIRCULATION NETWORK
4.1
ROADWAYS AND ACCESS POINTS
The roadway circulation pattern for the Sherring Business and Industrial Park, comprising
approximately 15.0 ha (37.1 acres) or 8.0% of the plan area, is premised on a simple grid
pattern, which allows for the greatest level of internal circulation and flexibility in designing
industrial developments and catering to the range of not only industrial needs (i.e. business,
light and heavy industrial), but to commercial needs that are envisioned for the Sherring
Outline Plan.
A Transportation Impact Assessment (TIA) was completed for the original Sherring Outline
Plan. The Draft TIA update has been reviewed by the City of Lethbridge Transportation
Department, and will be finalized to meet Outline Plan amendments and development
approval requirements.
The primary all-directional access points for the Sherring Outline Plan area will be from the
adjacent arterial roadways which form the majority of the boundary for the Plan area. 26th
Avenue North, which runs along the southern boundary of the Plan area, is designated as an
urban arterial roadway and is currently developed to 2-lanes of the ultimate 4-lane urban
standard. Along the western boundary, 28th Street North is also designated an urban arterial
roadway and is also developed to 2-lanes of the ultimate 4-lane urban standard. 43rd Street
North, running along the eastern boundary of the Plan area, and also designated as an urban
arterial roadway, is currently developed to a 2-lane rural standard. The future 44th Avenue is
currently undeveloped, but is designated as an urban arterial roadway in the City's
Transportation Master Plan. This roadway as well as the other adjacent arterial roadways will
be upgraded by the City of Lethbridge as warranted by traffic volume.
9
Section 4.1 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
The Sherring Outline Plan circulation network, as shown in Figure 5, illustrates a total of
seven access points to the business and industrial park, namely:
36th Street North at 26th Avenue North (all-directional)
30th Avenue North at 28th Street North (all-directional)
35th Avenue North at 28th Street North (all-directional)
32nd Street North at 44th Avenue North (all-directional)
35th Avenue North at 43rd Street North (all-directional)
* Note: all collector road names are based on an extension of the existing grid system and are
tentative at this time - to be confirmed at subdivision stage by the City of Lethbridge.
The majority of the roads within the plan area will be developed to an urban industrial collector
standard, with a R.O.W. requirement of 20.0 metres, and a carriageway of 15.0 metres. Roads
in the northeast or heavy industrial areas and pertinent general industrial areas of the Plan will
be developed to an urban industrial-ditch standard, and will have a 20.0 metre R.O.W., with a
3.5 metre easement on both sides, and a 9.0 metre carriageway.
30th Avenue North adjacent to the Regional Commercial Site, will be developed to an urban
‘Super Collector’ standard with a 30.0 metre (or as approved by the City) R.O.W.
Additional accesses to the arterial road network not identified in the Transportation Impact
Assessment will be reviewed at the time of development permit and will only be allowed with
the City of Lethbridge Transportation Department approval.
The internal roadway network has been designed to respond to anticipated commercial and
industrial land development needs. Those roads which are deemed to be necessary, and are
fixed in terms of location and access points, are shown in dashed lines with no shading, as
illustrated in Figure 5.
10
OUTLINE PLAN
4.2
RAIL LINE EXTENSION
An existing rail line currently terminates just south of 26th Avenue North between 36th Street
North and 39th Street North. It is proposed that the rail line may be extended north into the
Sherring Business and Industrial Park, if demand from industrial users warrants. The
proposed rail line would be designed and constructed to CP Rail standards, and would extend
Section 4.2 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
north across 26th Avenue North, traveling north along the western boundary of Pratt & Whitney
for approximately 400 metres, before heading west for approximately 400 metres, again
heading north and traveling parallel to the east side of the existing power line R.O.W. to the
northern boundary of the Plan area (just south of 44th Avenue North). This alignment allows for
the greatest flexibility and opportunity to access the rail line for both general and heavy
industrial users. The rail line alignment is shown in Figure 5.
4.3
PATHWAY NETWORK
An integrated internal pathway network will link local amenities including the Major Sports and
th
Recreation Facility, 28 Street North buffer strip, and the Regional Commercial Site, and allow
for pedestrian and non-motorized transportation and recreational opportunities along key
corridors through the business and industrial park. The primary east-west connections will be
developed along the southern edge of 35th Avenue North, and along 26th Avenue North and
30th Avenue North to provide access to the Regional Commercial Site. In addition, the pathway
network will connect with the City’s regional trail system along 28th Street North. Regional trails
within an arterial R.O.W. will be 4.0 metres in width and designed to current City Of Lethbridge
standards. The pathway network is shown in Figure 5.
11
Section 4.3 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
4.4
INDUSTRIAL PARK ENTRANCE FEATURES
Industrial Park entrance features help to provide residents, as well as visitors, a means of wayfinding, help to define and establish the character and sense of pride in an area, and
contribute to the development of attractive industrial parks and the goals of initiatives such as
Communities in Bloom. It is possible that entrance features may be developed at any of the
access points discussed in Section 4.1, however, it is anticipated that entrance features are
most likely to be developed at any or all of the following 4 key locations, as outlined below:
30th Avenue North and 28th Street North – this access will have the Major Sports and
Recreation Facility at the northeast corner of the intersection and the commercial site
at the southeast corner of the intersection, with access to the Uplands neighbourhood
to the west. This is an ideal location for an entry feature as it will likely be a high
volume intersection and access point to the business and industrial park.
Northeast corner of the intersection of 26th Avenue North and 28th Street North. Much
of the traffic destined for the Sherring Business and Industrial Park will be coming from
the west and from the south, and a feature at this location will help to direct traffic to
the key access points.
26th Avenue North and 36th Street North.
35th Avenue North and 43rd Street North.
The entrance features may include any, or all, of the following elements: vegetation, fencing,
and permanent signage, etc. All entrance feature vegetation shall be required to incorporate
irrigation in order to be self-sustaining. In addition, the entrance features may be located either
in the boulevard, on private property, or a combination thereof. Entrance features should be
designed to be attractive and informative, yet should also be low maintenance and nonintrusive, ensuring that sight lines and access are not impeded. The detailed form and
character of the entrance features will be determined at the subdivision stage through detailed
design.
12
OUTLINE PLAN
4.5
TRANSIT
Lethbridge Transit has indicated that they have no plans to extend any of their routes through
or adjacent to the Sherring Business and Industrial Park at this time. The closest existing
transit stops are located approximately at 23rd Street North and 26th Avenue North. LA Transit
has indicated that they will be extending service through the Uplands neighbourhood, along
Kodiak Boulevard. There could be an opportunity to extend transit service to 28th Street North
and the new commercial development in consultation with Lethbridge Transit, should the
market demand be identified.
Lethbridge Transit has recently initiated the Lethbridge Transit and Paratransit Service
Standards Study which will be completed in July, 2006. The study will consider servicing
criteria for the City, including the potential for transit service to new development areas. The
potential for transit service to the proposed commercial area in the Sherring Business and
Industrial Park will be considered in conjunction with specific commercial development
proposals.
4.6
COMMUNITY MAILBOXES
The delivery of mail to new areas is achieved through the installation of community mailboxes.
Installed by Canada Post at strategic locations throughout the industrial park, these facilities
are intended to provide a convenient, accessible location for all property and business owners
to retrieve their mail. In coordination with Canada Post, a number of tentative locations have
been established for community mailboxes in the Outline Plan area, as shown in Figure 5.
13
Section 4.5 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
5.0
UTILITY SERVICING
5.1
WATER SUPPLY AND DISTRIBUTION
The water distribution system for the Sherring Outline Plan area will be connected to the
existing City of Lethbridge water distribution system from 26 Avenue North and 28 Street
North.
The amended water network in the Sherring Business and Industrial Park adheres to the level
of service objectives stated in the City of Lethbridge Design Standards 2004, including:
•
Section 5.1 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
Under peak hour demand (PHD) conditions pressures in the system shall not be less
than 310 kPa.
•
Under maximum day demand (MDD) conditions pressures in the system shall not be
less than 345 kPa.
•
Maximum Pressures in the system are not to exceed 620 kPa.
Specific details of proposed water distribution pipe sizes and alignments for the Sherring
Outline Plan Amendment are shown in Appendix B Drawing 1: Water Distribution System.
Detailed hydraulic modeling of the Water Distribution Network for the amended areas was
used to optimize the sizes of the proposed water mains in the system. The network was
analyzed for the projected peak water demand and required fire flows in the system. The
resulting system is composed largely of nominal 300 mm diameter pipe with a 400 mm /
500mm large diameter trunk system. Changes from the original approved Master Servicing
Drawings reflect changes in demand due to land use, and roadway layout.
5.2
WATER SUPPLY FOR FIRE PROTECTION
The Sherring Business and Industrial Park has been designed to meet standards and
guidelines for development of this nature. The water distribution system has been sized to
meet applicable fire flow requirements. The proposed design for the Sherring Outline Plan
Amendment will provide a minimum flow of 300 l/s (available at the main) for fire protection
purposes.
14
Section 5.2 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
5.3
SANITARY SEWER COLLECTION SYSTEM
A single lift station adjacent to Stormwater Pond C will service the Sanitary Sewer Collection
System for the entire Sherring Outline Plan area. The lift station will pump sewage west
through a 2,100 m long force main to the Uplands Boulevard gravity trunk sewer. The lift
station is sized for an ultimate sewage flow of 200 l/s. The proposed sewer system is sized to
Section 5.3 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
service the land use arrangement proposed in this outline plan.
In the original Outline Plan, certain sanitary flows within the development were directed south
across 26th Avenue North into the existing system. At the request of the City of Lethbridge, the
servicing concept was refined to reflect a more cost effective solution of having the entire
industrial park serviced by a single lift station within the development. This change removed
the requirement to service 25 hectares of the Sherring development with the existing lift station
located at 24 Ave N and 39 St N.
In the initial stages of development, low flows will be expected in the system. In order to
mitigate some of the effects of the interim flow conditions, the lift station will be staged to
ensure that lower flows remain manageable. Structural measures will be installed at the
discharge of the proposed force main to mitigate potential odour issues that may arise before
full build-out of the system.
Further details regarding the Sanitary Sewer and Collection System are shown in Appendix B
Drawing 2: Sanitary Sewer System.
5.4
STORM WATER MANAGEMENT SYSTEM
The stormwater management system will consist of three catchment areas, each contributing
to dedicated storm ponds. Catchment A will be dedicated to the existing storm pond (Pond A)
located at the southwest corner of 36 Street North and 26 Avenue North. Proposed Pond B is
located on the future 32 Street North of 35 Avenue North and proposed Pond C is located at
the eastern edge of the Outline Plan area on the future 35 Avenue North.
Lands in Catchment C will be serviced by an overland ditch / swale system that will drain to
Pond C with no minor system. Catchments A and B will be serviced by conventional dual
drainage systems consisting of pipes and overland conveyance routes. The total allowable
release rate from Ponds B and C will be 324 l/s. The flow will be pumped via force main and
discharged to the Uplands Blvd Storm Trunk. Further detail of the stormwater management
system is shown on Drawing 3: Stormwater Sewer System, Drawing 4: Storm Major
Catchment Areas and Drawing 5: Stormwater Management System Overland Flow Routes in
Appendix B.
15
Section 5.4 changed
from the Sherring
Park Outline Plan
Planning Commission
July 6, 2004.
OUTLINE PLAN
The original Stormwater Management Plan (UMA Engineering Ltd., 2004) directed 21.5
hectares of catchment to Pond A. With the Outline Plan amendments, only 0.18 hectares of
roadway along the future 36th Street North will drain south to 26th Avenue, overland to the
existing 26th Avenue North Storm Pond.
A detailed summary of the stormwater management system is provided in the amended
Stormwater Management Plan.
16
OUTLINE PLAN
6.0
DEVELOPMENT STAGING AND IMPLEMENTATION
The objectives of the staging and implementation programs are to ensure that the
implementation of this Outline Plan Amendment proceeds in a coordinated and cost-effective
manner, and that this Outline Plan remains current through active monitoring and review. This
will help to ensure that future growth and land use decisions will reflect the needs and
aspirations of the local business and industrial community.
6.1
TENTATIVE PHASING
Generally, development will occur from south to north, and west to east, in line with the orderly
and economical provision of municipal services, and in response to market demand. The
current Phasing Plan is shown in Figure 4. Phase 1 – Recreation/ Playfield Facility was
constructed in 2004/2005. Phase 2 is currently under construction.
6.2
REZONING AND SUBDIVISION
The next step in the planning process will be to apply for appropriate re-districting, consistent
with the land use designations and descriptions provided within the Sherring Outline Plan
and the Sherring ASP, and as per the process outlined in the City of Lethbridge Land Use
Bylaw (Bylaw No. 4100). Rezoning and subdivision applications will be advanced for specific
stages in response to market demand. Applications may be made concurrently or separately,
depending upon timing and need. Proposed zoning is shown in Figure 5.
6.3
AMENDING THE PLAN
The Sherring Outline Plan is intended to provide a detailed description and illustration of
development issues such as land use, circulation, and open space development. However,
the plan may be updated to reflect future market conditions. Accordingly, it is important to
create a flexible plan that gives a level of certainty to landowners and the community, yet also
allows for appropriate change as necessary. As Outline Plans are not a statutory plan under
the Municipal Government Act, determining the regulations and requirements for adopting and
amending an Outline Plan are the responsibility of the municipality. The City of Lethbridge
Municipal Planning Commission currently approves Outline Plan Amendments.
17
PROPOSED OUTLINE PLAN
APPENDIX A
Land Use Allocation Statistics
Sherring Business and Industrial Area
Revised Land Use Allocation Statistics – February 28, 2006
Use
Gross Area
Undevelopable Lands
Gross Developable Lands
Hectares
193.6
/
193.6
%
100%
/
100%
Subtotal Highway Commercial
14.8
7.6%
Industrial
Business Industrial
General Industrial
Heavy Industrial
Subtotal Industrial
32.8
41.1
54.7
128.6
16.9%
21.2%
28.3%
66.4%
Open Space
Major Sports and Recreation Facility/
Sports Fields Complex
E-W Irrigation line ROW
Subtotal Open Space
16
0.8
16.8
8.3%
0.4%
8.7%
Other Uses
Storm Pond B (west)
Storm Pond C (east)
Rail Line ROW
Power Sub-station
Circulation
N-S Power Line ROW
E-W Power Line ROW
28th St. North Road Widening (18m)
Subtotal Other Uses
2.0
3.3
3.0
0.8
15
3.2
0.8
5.3
33.4
1.0%
1.7%
1.5%
0.4%
8.0%
1.6%
0.4%
2.7%
17.3%
TOTAL
193.6
100%
*All numbers are approximate and are subject to refinement and minor revision.
PROPOSED OUTLINE PLAN
APPENDIX B
Amended Master Servicing

Table of Contents - City of Lethbridge

Transcription

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