INTRODUCTION

1.1 PLAN PURPOSE AND OBJECTIVES

The purpose of this Outline Plan is to provide a framework for subsequent subdivision and development of the Plan area as shown in Figure 1. The objectives of the Plan are as follows:

To ensure that the proposed land uses in the Plan area conform to the Municipal Development Plan.

To ensure that the future development conforms to the Goals and Objectives for Residential Housing as stated in the North Area Structure Plan.

To describe the proposed land uses for the Plan area while incorporating the existing development.

To show the general locations and standards of road required to serve the Plan area and links to other future growth areas as well as existing transportation networks.

To describe the sequence of development in the Plan area.

To describe the density of the development and the projected population of the Plan area.

1.2 BACKGROUND

As part of the annexation of agricultural land from Lacombe County, the Hamlet of College Heights, and the major land holdings of the Canadian University College, the Town made application to the Municipal Government Board for the annexation of approximately 111 parcels, totaling 820.29 acres and involved twenty-seven landowners. The annexation lands were generally located to the north, northwest, and west of the Town’s current boundary and was effective January 2000.

A part of Annexation Area "A" was forwarded to the Board in May of 1999, to facilitate a land development proposal for the south portion of the Plan area. This parcel was owned at the time by the Jacobson family was subsequently purchased by Laebon Developments Ltd. Effective July 1, 1999 this 51.24 acre parcel was annexed into the Town

The adoption of the North Area Structure Plan on April 24, 2000 established the location of major transportation corridors throughout the Town, and stressed the importance of an east-west collector. The extension of Woodland Drive would provide a critical link from 58^th Street east to the C & E Trail or Highway 2A, and serve the existing residential subdivisions north of 56 Avenue as well as the future residential neighbourhoods that were envisioned in the North Area Structure Plan.

A Land Use Concept Plan was prepared in 1999, by Parkland Community Planning Services, who under contract to the Town, provided a preliminary subdivision design which the major landowner; Laebon Developments Ltd. based their subdivision application. This plan of subdivision, which created 39 residential lots, was registered in August of 2000, and is the first component of the Outline Plan to be developed

^{The
Developer is responsible for any engineering report the Town of Lacombe deems is
necessary prior to any Tentative Plan of Subdivision approval.
The Developer shall stub all utility service lines for future connections
as they are required.}

^{The
engineering and servicing aspects for growth areas in the Town are detailed in a
major report entitled “Master Drainage Plan North Lacombe” which was
prepared by Komex International Ltd. in 1999.
This report has been used to develop the storm water drainage concepts
contained in this Plan.
For the most part, the storm water is moved overland where grades allow,
and where there is higher flow rates, the storm system, shown on Figure
5, will
consist of an underground piped system.
This system will accommodate a 1:5 year storm event.}

^{Weeping
tile shall be installed for each building where ground water conditions require
and either connected to storm water service line where installed or collected to
a sump and pumped to the surface. Storm water service connections shall be at an
elevation greater than the 1:100 year flood elevation.}

^{A
300mm diameter sanitary trunk main located within the Woodland Drive
right-of-way will service the Plan area.
The Woodland Drive trunk main will receive sanitary sewer effluent pumped
form the West Area Structure Plan development area.}

^{Areas
of the Plan area, particularly the northwest corner at the south boundary of
Block X, Plan 971 HW, that can not drain by gravity to Woodland Drive trunk main
will require a lift station and force main.
The sanitary sewer main and manhole layout is shown on Figure
6. The
lower portion of the Keller property, if developed, will require to be pumped up
to the higher lands and into the Woodland Drive main line or directly into the
main line in 58th Street.}

^{The
Plan area will be serviced by a 300 mm diameter water trunk line located in
Woodland Drive connecting to existing mains within 58th Street and to
new water trunk main is extended west in Woodland Drive from Cranna Lake Drive.
The Woodland Drive trunk main will provide water supply to the West Area
Structure Plan development area.}

^{A
300 mm diameter loop main is required to serve the northern part of the Plan
area and to connect to a future water trunk main to the north and east to serve
development in future areas to the north and east, outside the current Town
boundary areas.}

^{The
Plan area will be part of a future higher-pressure area, which will include
Fairway Heights and College Heights. Depending on whether the water main line is
routed through Rosedale Valley or follow the arterial road westerly there may be
a requirement for a 300mm main in the arterial road, otherwise the water
distribution system will be shown on Figure 7. Connection will also be required to be made
to the existing main in Garden Road.}

^{The
Proposed Staging Plan shown on Figure 8 outlines the phasing of
development for the Plan area.
The initial stage has begun with the development of McKinley
Crescent (Laebon Developments Ltd.) and will continue west on Woodland
Drive until it intersects with Garden Road extension.
The stages have been set out in an orderly fashion, but it may be
necessary to adjust these stages based on individual landowners who may
want to develop or market driven needs or economics.}

The purpose of the Outline Plan is to facilitate subdivision approvals and to give confidence to the Developers and existing and future residents that an overall plan for the logical and sequential development of the area will occur. This Plan will be passed by Resolution of Council, it is not considered a statutory plan, but will be an integral part of the subdivision approving process.

TABLE OF CONTENTS

Northwest Outline Plan

INTRODUCTION

1.2 BACKGROUND

1.4 PLAN INTERPRETATION

2.0 SITE ANALYSIS

2.1 NATURAL FEATURES

2.1.2 VIEWS

2.2 MAN-MADE CONSTRAINTS

2.2.1 RECLAIMED LANDFILL SITE

2.2.2 EXISTING DEVELOPMENT

2.2.3 EXISTING UTILITY SERVICING

2.2.4 EXISTING ROADWAYS

3.0 OUTLINE PLAN CONCEPT

4.0 PLAN POLICIES

4.1 GENERAL

4.2 DEVELOPMENT CONSTRAINTS

5.0 DEVELOPMENT STAGING

6.0 IMPLEMENTATION