The purpose of this Outline Plan is to provide a framework for subsequent subdivision and development of the Plan area. 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

In 1999 the Town made application to the Municipal Government Board for the annexation of lands from Lacombe County generally located to the north, northwest, and west of the Town’s then current boundary. Approval of the application was given by the Province effective January 1, 2000 and included approximately 110 parcels, totaling 820 acres and twenty-seven landowners. Included in the approved annexation was Area C which comprised the Hamlet of College Heights, the Canadian University College campus and major land holdings of the College.

As a consequence of the annexation, a new North Area Structure Plan (NASP) was adopted by Council on April 24, 2000 to provide planning direction and development control for the north areas of the Town including those newly incorporated lands in Area C.. The NASP established the location of major transportation corridors throughout the Town, and stressed the importance of a east-west collector, the extension of Woodland Drive. The NASP also identified, generally, the future road patterns and land uses within this Outline Plan area. C & E Trail to the north would serve as an arterial road, and College Avenue would become a collector road, serving the commercial traffic within the college business area, the existing residential subdivisions, as well as the future residential neighbourhoods that were envisioned in the NASP.

At the time of annexation there were only six (6) privately owned homes within College Heights. The long-term goal of the College Board of Directors is to continue to make existing and newly created parcels available to the general public for private ownership and development.

1.3 PLAN AREA & LAND OWNERSHIP

The lands comprising the College Heights Outline Plan are described as the lands contained within the N.E. ¼ Section 31; 40-26-4, the areas within the closed east-west county grid road allowance, the area covered by the south portion of Henner’s Pond. The Plan also includes part of the N.W ¼ Section 32; 40-26-4 which is situated to the west of the C. and E. Trail. Within the Plan area is the existing built-up college commercial area within the N.W. ¼ Section 31; 40-26-4. The Plan area is served by C. and E. Trail, which is defined as an arterial road in the Town’s Transportation Study, the Municipal Development Plan and the North Area Structure Plan.

The nearest existing residential areas are the Hearthstone and Country Ridge areas which were developed in the later part of 1978 through to 1997, and the area to the south, Elizabeth Park, which is currently under development with residential lots available from the subdivision of Phase One and Two.

The Plan area covers 159.28 acres (64.46 ha) in total. The Table below lists the affected legal descriptions and titled areas, and for all the properties listed, the owner is the Canadian University College (CUC). This Table denotes raw, developable land, in excess of two acres (0.81 ha) in area and does not list the individual property owners within the College Heights subdivided area. At the time of adoption of this Plan there were twenty-five (25) privately owned parcels. These landholdings consist of existing land uses and physical improvements, which are generally accepted and accommodated within this Plan.

PARCEL

LEGAL

DESCRIPTION

AREA in acres (ha)

C. of T. - Pt. NW 32-40-26-4

S Pt. NE 31-40-26-4

C. of T. – NE 31-40-26-4

Block Z, Plan 4046 BN

Lot 14, Plan 4046 BN

Lot 15A, Plan 6891 ET

Pt. of Lot 15, Plan 4046 BN

Block 2, Plan 6089 ET

Pt. of Lot 2, Plan 6089 ET

Lot 2A, Plan 6891 ET

Lot 3A, Plan 6891 ET

Pt. of SE 6-41-26-4

Lots 1-4, Plan 4046 BN

Lot C, Plan 4187 MC

32.92 (13.2)

40.00 (8.58)

3.81 (1.54)

7.71 (3.12)

4.82 (1.95)

21.87 (8.85)

0.21 (0.08)

3.28 (1.33)

2.0 (0.81)

2.72 (1.10)

1.37 (0.55)

2.9 (1.17)

1.0 (0.41)

17.59 (7.12)

2.65 (1.07)

TOTAL 144.85 (58.62)

1.4 PLAN INTERPRETATION

The policies contained in this Plan are written to provide some flexibility in response to potential changes that may occur in the subdivision and development of the Plan area.

In this Plan:

1. “Council” means the Council of the Town of Lacombe.

2. “Development Authority” means the Development Authority established under Bylaw # 228.

3. “Environmental Open Space” means lands that consist of shoreline habitat, slopes, and natural treed areas that are significant features and shall not be considered for development other than for the development of trails.

4. “Land Use Bylaw” means the Town of Lacombe Land Use Bylaw No. 300, adopted by Council, pursuant to the Municipal Government Act, and any succeeding Land Use Bylaw.

5. “Municipal Development Plan” means the Town of Lacombe Municipal Development Plan, Bylaw No. 320, adopted by Council pursuant to the Municipal Government Act, and any succeeding Municipal Development Plan.

6. “Municipal Government Act” means the Municipal Government Act S.A. 1994, c. M-26.1 and amendments thereto.

7. “Open Space” means the areas of land developed for decorative, passive and active park areas and are connected by a series of trails and/or sidewalks.

8. “Neighbourhood” means the development areas as depicted on Map 6 of this Plan.

9. “North Area Structure Plan” means the Town of Lacombe North Area Structure Plan, Bylaw No.267, adopted by Council pursuant to the Municipal Government Act, and any succeeding Area Structure Plan incorporating the Plan area.

10. “Outline Plan” means an intermediate plan between an Area Structure Plan and a Tentative Plan and is a means for the Subdivision Approving Authority, Municipality and the Developer(s) to evaluate a proposed plan as to its suitability for subdivision.

11. “Plan” means the College Heights Outline Plan.

12. “Plan area” means the area shown in Map 1 of this Plan.

13. “Subdivision Approving Authority” means the Lacombe Municipal Planning Commission.

14. “Subdivision and Development Regulations” means Subdivision and Development Regulation A.R. 212/95 and amendments thereto.

15. “Tentative Plan” is a detailed proposal for development of a site and may form the basis for application for subdivision.

16. “Town” means the Town of Lacombe.

17. All other words and expressions have the meanings assigned to them in the Land Use Bylaw and the Municipal Government Act.

2.0 SITE ANALYSIS

2.1 NATURAL FEATURES

2.1.1 TOPOGRAPHY

The Plan area consists of cleared farmland, used as cropland and pasture until recently, and native treed areas comprised mainly of aspens and poplars. The south area generally drains to the low area at the intersection of College Avenue and C. and E. Trail, on the west side of the Plan. The area north of College Avenue is lower than the south, and generally drains towards the northwest to Henner’s Pond.

2.1.2 VIEWS

The southwesterly portion of the plan area is the highest area, and because of this area’s unique setting adjacent to Elizabeth Lake, there are views of this lake to the west. In the north area of the Plan are views of Henner’s Pond from the east and from the southwest.

2.1.3 TREED AREAS

There are existing trees along the escarpment area adjacent to Elizabeth Lake, the shoreline of Henner’s Pond and the low area on the west boundary of the Plan. The boulevard trees along College Avenue are also a significant feature.

2.2 MAN-MADE CONSTRAINTS

2.2.1 EXISTING SEWAGE LAGOON SITE

As part of the annexation terms, the Town has committed to decommission the separate sewer treatment lagoon for the College Heights sanitary sewer system by 2003 and reclaim the lands adjacent to Henner's Pond. Decommissioning could be accomplished earlier should the proposed sewer trunk mains be extended to the Plan in advance of 2003.

As part of the reclamation program for the lagoon, the cells, walls and liners will be removed and the area will revert into the water body of Henner’s Pond. The edge is proposed to consist of an open space area and will contain a portion of the 20 metre setback distance. The Town will have title to this environmental reserve parcel and may develop trails around this area as conceived in the Town of Lacombe Trails/Sidewalk Development Plan.

The Subdivision and Development Regulations, Section 12, requires a 300 m development setback distance from the “working area” of a wastewater treatment facility to any residence, school or food establishment. At the time of decommissioning and reclamation of the lagoon site, the Town will seek permission from the Deputy Minister of the Department of Environmental Protection to reduce the setback requirement to 20 m on all sides. This consent to vary the setback distance is pursuant to the Subdivision and Development Regulations, Section 12(5)& (6). This will allow the subdivision and development authorities to approve residential dwellings within the general area.

2.2.2 EXISTING GAS LINE

One of the constraints for future development in the Plan area is the existing main distribution gas line, described in right-of-way plan 8169 ET, and is located immediately north of College Avenue. All developments must be placed a minimum of 20 feet (6 m) from the centerline of the pipeline.

There is also an intermediate service line adjacent to the east boundary of the north-south grid road that bisects College Avenue. This line provides service to the existing subdivided residential parcels as well as the commercial parcels along Highway 2, which are both outside the Plan boundary to the north. The future development of this area must take into consideration the protection of this right-of-way or the cost to relocate this line would be the responsibility of the developer.

2.2.3 UTILITY SERVICING

The existing sanitary sewage system serves the residential area, campus area and commercial businesses. It consists of a gravity flow sewage collection system that directs the raw sewage to a two cell sewage lagoon located at the southeastern edge of Henner’s Pond. All parcels are connected to this system with the exception of one residential parcel at the west end of Johnson Avenue, which has a septic tile field. It should be noted that the existing CUC sanitary sewer system can be connected to the Town by means of gravity flow mains.

Water services to the undeveloped areas will be assisted by the provision of extending a feeder main through the area to the east (Terrace Heights – area north of Hearthstone subdivision) to the northwest intersection of C. and E. Trail and College Avenue, where the Town will construct a distribution pumphouse and reservoir, and drill a groundwater water supply well in the general vicinity.

Discussion with Alberta Environment has indicated that stormwater can be directed to Henner’s Pond without unduly impacting the water level in the lake. The area south of College Avenue will consist of an overland drainage plan that will direct storm water to the low area south of College Avenue. The 1:5 year flood waters may be piped northwards to Henner’s Pond or to the east into the storm water detention pond within the Terrace Heights Outline Plan area. The stormwater management plan for this Plan area and Terrace Heights Plan area are being discussed with Alberta Environment and between the two locations, these two ponds will facilitate the storage of storm water up to the 1:100 year flood scenario. The requirements for discharging storm water into the Wolf Creek floodway system has not yet been engineered or approved.

2.2.4 ROADWAYS

The Plan area is bordered by C. and E. Trail, which is designated an arterial road in the Municipal Development Plan and the North Area Structure Plan. College Avenue and the extension and relocation of Burman Street are both designated collector roads and all other streets within the Plan area are considered local roads.

As part of the annexation planning process and subsequent subdivision application and approval processes, the Town and Canadian University College determined that a number of lanes and roads were not required, and therefore initiated the process of applying for permission from the Minister of Transportation, to close to public travel a number of undeveloped and built roads and lanes within the Plan area. Road Closure Bylaw No. 277 was given third and final readings on April 9, 2001, which allowed the registration of two subdivision applications.

3.0 OUTLINE PLAN CONCEPT

3.1 LAND USE

3.1.1 GENERAL

The Outline Plan shown in Map 2 is based upon the area’s natural or physical features, the made-made constraints and opportunities and represents consultation with the principal landowner, Canadian University College and Council’s vision of how the area will be developed. The majority of the land within the Outline Plan is intended for residential use, business commercial use and open space. A mix of low density (single-family detached housing) and medium density (semi-detached and rowhousing) are the dominant land use proposed. As well, a number of high density (apartments/condominiums) sites are proposed and will be further refined based on market conditions and the preferences of the future individual land developers.

The major components of the Plan include:

· An effective road pattern that provides for the safe movement of vehicle and pedestrian traffic

· Provision for adequate and meaningful public open space

· Provision for a trail system

· Conservation of the natural areas and/or escarpment for passive recreation use only

· A range of Land Uses as follows:

Land Use District	Land Use Description	Area (net)	Density (Units/ha)	Units
R1b/R1c	Single Family Residential	60.96 Ac. (24.67ha)	10	247
R2	Semi-Detached Residential	9.04 Ac. (3.66 ha)	15	55
R4	Mixed Housing - Rowhousing	2.22 Ac. (0.8 ha)	30	27
R5/R6*	Multi-Family Residential	12.80 Ac. (5.18 ha)	50 (80)*	260 (415)*
	*provides for 2 sites with R6 zoning		TOTAL =	589 (744)*
CBP	Commercial Business Park Uses	13.54 Ac. (5.48ha)
	Public Utility Uses	9.5 Ac. (3.85 ha)
	Open Space	9.11 Ac. (3.68 ha)
	Environmental Open Space	10.45 Ac. (4.23 ha)
	Roads and Lanes	33.28 Ac. (13.47 ha)
	Total Plan Area	169.06 Ac. (68.42 ha)

NOTE: Residential Densities are calculated on gross area, and therefore include roads, lanes, and open space areas. Omitted from the gross area is the Commercial Business Park and areas of permanent water bodies.

· The percentage breakdown of units is as follows:

Single Family Detached Housing (R1b/R1c) = 247 units 42%

Multi-Family Housing (R2, R4, R5, R6) = 342 (497)* units 58%

· Based upon the diversity of Land Uses above, the density of the Plan area is:

589 units/68.42 ha, which would result in a density of 8.6 residential units/ha.
744 units/68.42 ha, which would result in a density of 10.9 residential units/ha.

This density exceeds the typical range provided for in the North Area Structure Plan, which states that “the residential design density should be between 10 residential units per gross developable hectare (4 per gross developable acre) and 12.5 residential units per gross developable hectare (5 per gross developable acre).”

However, Council may approve a development outline plan having a housing density outside this range, if it is demonstrated that there is adequate provision of open space and that the increased densities do not compromise the functionality and livability of the residential neighbourhood. In Council’s decision to accept higher densities, the impact on existing and future roads and services were considered. The densities proposed for the Plan area relate to the existence of the Canadian University College, and their desire to provide student accommodation. The Plan area allocates areas for off-campus housing that consists of standard student housing, typically dormitory or apartments, as well as townhouse and condominium styled housing for mature students with families and/or faculty members. The majority of the higher density housing earmarked for this need, is located along Beardsley Avenue and adjacent to the College Business Park area, which may provide employment opportunities within walking distance. Other multi-family sites are to be marketed at the seniors and perhaps assisted living housing for seniors.

4.0 PLAN POLICIES

4.1 GENERAL

4.1.1 OBJECTIVE

To ensure that the Outline Plan and any future amendments conform to the statutory plans of the Town, namely the Municipal Development Plan and the North Area Structure Plan.

4.1.2 POLICIES

1) All subdivision and development shall conform to the following statutory documents adopted by Council:

(i) The Municipal Development Plan

(ii) The North Area Structure Plan

(iii) The Land Use Bylaw

2) Subdivision and Development of lands within the Plan area should conform with the following plans, standards or guidelines:

(i) The Town of Lacombe’s Standard Construction Specifications, Subdivision Design Guidelines, Field Service Guidelines

(ii) Recreation Master Plan and Parks and Open Space Plan

(iii) The Town of Lacombe’s Trail/Sidewalk Development Plan

(iv) Master Drainage Plan North Lacombe (prepared by Komex International Inc.)

(v) Natural Spaces Management Plan

4.2 DEVELOPMENT CONSTRAINTS

4.2.1 OBJECTIVE

To control subdivision and development in the vicinity of escarpment areas and the reclaimed lagoon site.

4.2.2 POLICIES

1) Development of any escarpment area or its associated features shall be discouraged.

2) The developer shall survey the “top of the slope” as it relates to any slope or bank when seeking approval for a Tentative Plan of subdivision.

3) An encroachment onto or beyond the designated rear property line of residential lots by private development is prohibited, however the development of Town trails may be considered in consultation with an engineer.

4) Development of the areas adjacent to the reclaimed lagoon shall be subject to the following:

(i) All residential buildings proposed in the vicinity of the reclaimed lagoon shall be set back a minimum distance of 66 feet (20m) from the lagoon’s property boundary.

(ii) This set back distance can be contained within a municipal reserve, a road, and/or a yard requirement as defined in the Land Use Bylaw.

4.3 RESIDENTIAL

To purpose of this section is to guide residential development in the Plan area, to assist in determining the essential components or features of each neighbourhood.

4.3.1 OBJECTIVE

To ensure that residential development in the Plan area is attractive, orderly and efficiently developed.

4.3.2 GENERAL POLICIES

1) The Plan area should contain a variety of housing types catering to different lifestyles and income groups.

2) The design of residential areas shall provide for pedestrian walkways, and public open space in the form of municipal reserve dedication.

3) New residential development should be contiguous with existing residential areas.

4) Residential development shall normally be fully serviced with municipal water, sanitary sewer and storm water drainage systems. Council may, at its discretion, permit interim development where services are not readily available due to the timing/phasing of adjacent properties, if the Developer installs all service connections beyond property lines in accordance with the Town’s servicing standards. There will be a mechanism in place whereby all properties will then be required to connect to Town systems once the services are available or feasible.

5) All residential development abutting C. and E. Trail must provide for a widening of that road to a maximum of 98.43 feet (30m) right-of-way, as stated in the Land Use Bylaw. This widening is to be provided equally on both sides, and for the lands within the Plan area this represents a dedication of 16.21 feet (4.94m) width of roadway.

6) All parcels abutting C. and E. Trail shall provide for a municipal reserve strip or a similar landscaped area that aids in the reduction of the road noise and should consist of boulevard tree planting or densely planted landscaped beds.

7) If the area referred to above in subsection (6), consists of a titled lot, this buffer area will not be considered by the Town as part of the 10% reserve dedication.

8) A landscaping and tree planting program shall be provided to the satisfaction of Council.

9) Where residential subdivision and/or development has direct access onto College Avenue, the developer shall provide off-street parking at the rear of the lot. Front attached garages are prohibited where there is insufficient room to provide a vehicle turn-around area on the residential parcel.

10) Notwithstanding 9) above, laned residential subdivisions are discouraged where they are adjacent to a municipal reserve, however Council may allow lanes in these locations if it can be demonstrated that the safety of the fronting street is improved, or where the type of housing proposed is best served by a lane.

11) Where a residential development consists of rowhouses or semi-detached dwellings occurring on a cul-du-sac, there shall be no radial property lines created.

12) Medium and higher density developments are to be located adjacent to a major collector road or a local road that provides for direct access to the major collector road.

13) Architectural design guidelines may be established in consultation with the Town, and implemented by the developer, to encourage compatibility of housing style, colour, and any other theme or design feature that the developer identifies.

14) Each neighbourhood will have an identified feature, and shall incorporate views and/or vistas of that feature, and it shall all form part of a connected trail system and the public Open Space system.

4.4 PUBLIC OPEN SPACES

The purpose of this section is to protect Environmental Open Space and guide the development of other public Open Spaces in the Plan area, and to ensure that the creation of parks, natural areas, and the system of trails assist in defining the “neighbourhoods” and connecting them internally, and to the Town Trail System as a whole.

4.4.1 OBJECTIVE

To provide for Environmental Open Spaces and connecting trails in the Plan area.

4.4.2 POLICIES

1) To ensure that significant natural areas consisting of slopes greater than 15% or slopes considered unstable, be retained in their natural state.

2) To ensure that a minimum 15 m wide environmental reserve strip around the shoreline of the Elizabeth Lake is provided.

3) To ensure that a minimum 6 m wide environmental reserve strip around Henner’s Pond is provided.

4) Environmental Open Space shall be allocated along the escarpment areas of Elizabeth Lake and Henner’s Pond, and registered at Land Title Office with the designation Environmental Reserve (ER) parcel. These escarpment areas are shown conceptually on Map 2.

5) To preserve to the greatest extent possible mature tree stands.

6) To provide opportunities for walking trails to link these natural areas with developed parks.

4.4.3 OBJECTIVE

To provide for Open Spaces, consisting of developed parks and connecting trails for the Plan area.

4.4.4 POLICIES

1) Total Municipal Reserve, shall be provided by land dedication, which may not exceed 10% of the area of land to be subdivided, less the land required to be provided as Environmental Reserve (ER).

2) Lands identified for buffer between residential uses and arterial roadways will not, as a general principle, be considered as part of the total 10% municipal reserve dedication.

3) The Open Space areas are identified within the Plan area and shown on Map 2. The parks and natural areas and the function they serve within the Plan area are as follows:

(a) Park A - contains 8.08 acres (3.3 ha) and is located on the west boundary of the Plan area, and is accessed by natural trails that meander through the trees and water’s edge. This park consists of steep slopes, and will be dedicated as environmental reserve and will, for the most part, be kept in its natural state. Consideration should be given to the inclusion of a lookout or viewpoint area in the development of trails for this park. Council will require these lands to be zoned Environmental Open Space (EOS) District, as defined in the Land Use Bylaw, as part of any redesignation application. The Town will limit and/or restrict stripping and grading beyond the back of private lots that abut this area. If requested, the Town may allow alteration if accompanied by a re-vegetation planting scheme for all lands proposed to be disturbed/graded, using ingenious species as listed within The Natural Spaces Management Plan.

(b) Park B - is a centrally located park, which contains 1.73 acres (0.71 ha) and is accessed by local roads, trails and sidewalks. The park is visible and accessible from all directions and is partially enclosed by a number of residential lots that back onto the reserve. The function of this site is to provide areas for some active play and passive uses, both formal and informal spaces. The recreation facilities contained within this major park shall be determined in consultation with the Parks and Recreation Department, but may include open areas, benches and trails. This park would see implemented a formal tree planting program, which would provide for boulevard trees such as elms along the north and south boundary of the park as well as along the parallel east-west local roads. As this area will attempt to recreate a neo-traditional neighbourhood, the atmosphere and elements contained within the park will encourage developers/landowners to implement a comprehensive approach to tree planting on private land to complement the park landscape.

(c) Park C - is considered to be a decorative park. It is viewed from all the residential lots within the crescent and has an area of 0.06 acres (0.024 ha) within the Plan area, however continuation of this park is in the adjoining Elizabeth Park Outline Plan.

(d) Park D – consists of the treed area adjacent to the storm water detention pond on the east edge of the Plan, and will be dedicated as municipal reserve and will, for the most part, be kept in its natural state. The park improvements will consist of the retention of the natural vegetation on the south and east boundaries of the storm pond, tree planting, and trail development north to the marked crosswalk at C. & E. Trail and College Avenue as well to the south to align with a planned school crossing at C. & E. Trail and the sidewalk on the south side of Telford Crescent.

(e) Park E - is the municipal reserve parcel at the intersection of College Avenue and C. & E. Trail. This municipal reserve parcel also includes the boulevard trees along the south boundary of College Avenue, which will be retained. Where there is an apparent lack of trees, the developer shall endeavor to plant additional trees to create a continuous and complimentary buffer of trees. This municipal reserve parcel can be utilized for a “community identification” sign to be designed in accordance with the Land Use Bylaw and approved by the Development Authority.

(f) Park F – is the municipal reserve parcel on the north side of College Avenue. This main entrance to the Plan area is enhanced by the retention of the large mature trees and the design of the residential areas abutting these reserve strips are setback to an adequate distance to ensure minimal root damage at the time of construction. The Town paved trail will be constructed on the north side of College Avenue, within the road right-of-way.

(g) Park G - is proposed to be developed as a tot-lot. The recreation facilities contained within this major park shall be determined in consultation with the Parks and Recreation Department. It is viewed from all the residential lots within the crescent and within a short walking distance to the proposed semi-detached dwellings. This park has an area of 0.74 acres (0.30 ha).

(h) Park H - is a passive recreation area, located between the residential lots and Henner’s Pond. This area will be used for passive recreation uses, and may contain trails, benches and open play areas. The long-term goals for the area, according to the Town’s Trail/Sidewalk Development Plan is to construct trails that will encompass Henner’s Pond and link to a major Trailhead to the north of the Plan area.

(i) Park I – consists of the Environmental Reserve parcels that will protect the shoreline of Henner’s Pond, and will be used to provide access to the trails that will encompass Henner’s Pond.

(j) Park J – consists of the areas acquired with the subdivision approval of the area north of Beardsley Avenue. These Environmental Reserve parcels are adjacent to the shore of Henner’s Pond, and contain slopes that will be left in their natural state.

4.5 SOCIAL (PUBLIC) FACILITIES

There are no new schools anticipated within the Plan area, however the existing school in the general area, the Parkview Adventist Academy is located just west of Burman Street. Within the Terrace Heights development area, immediately adjacent to C. & E. Trail, there is a public middle school facility, which is scheduled for completion for the fall of 2003 –2004 school year.

4.6 COLLEGE BUSINESS PAR

The purpose of this section is to provide guidelines for the development of a commercial use area within the Plan area. The Commercial Business Park consists of approximately 13.54 acres (5.48 ha) and is located in the northwest, north of College Avenue.

4.6.1 OBJECTIVE

To provide for an attractive Commercial Business Park, which includes offices, retail stores, warehousing, and light industrial and manufacturing businesses, which may or may not be related to the operation of the Canadian University College.

4.6.2 POLICIES

1) That any new buildings in this area be constructed to a high standard, and that any storage yard associated with any use, shall not be visible from the collector road (Burman Street) and the residential area to the east.

2) All new buildings should be designed so as to be flexible in meeting a variety of lease space needs.

3) The exterior treatment of existing buildings may require upgrades as redevelopment or additions are proposed.

4) All parking areas adjacent to the collector road (Burman Street) should be paved and have a higher standard for landscaping than parcels located on the park local road.

5) All access (driveways) to public roads or front parking areas shall be paved, while any storage, rear parking or loading areas may be an all-season surface. (washed gravel)

6) All development shall be fully serviced with municipal water, sanitary sewer and storm drainage systems, and conform to Town’s standards for roads, and other servicing.

4.7 TRANSPORTATION NETWORK

The objectives and policies of this section are intended to identify the hierarchy of roads and pathways for the Outline Plan area. To ensure that the road system proposed provides for a convenient, safe, and efficient access for residents travelling to, from and within the Plan area. The road networks designed for the purpose of moving vehicles must intercept and enhance the network of trails, and together form the transportation network, and connect the Plan area to the rest of the Town.

4.7.1 OBJECTIVE

To provide for a safe, and effective system of roads and trails for the Plan area.

4.7.2 POLICIES

1) Any costs associated with the widening, surface paving improvement, or lighting for the improvement of College Avenue will be assumed by the Town.

2) College Avenue has a right-of-way of 65.6 feet (20.0 m), which varies by .5 of a meter throughout the entire length. It shall be allowed to remain at rural standards up to the intersection of Cobb Street, at which point the carriage (pavement width) shall be 41 feet (12.5m) reflecting the Town’s standards for residential collector roads. Curb and gutter standards throughout on the south side and monolith sidewalk on the north side. College Avenue reverts to local standard west of the relocated Burman through to Maple Drive intersection.

3) The new relocated Burman Street is considered a collector road, and as such has a right-of-way width of 72 feet (22.0 m) and a carriageway of 41 feet (12.5 m). Curb and gutter standards throughout on the west side and monolith sidewalk on the east side.

4) The local road system provides access to the individual lots and shall discourage shortcutting through the neighbourhoods. All local roads have been designed to meet the Town’s standards with a right-of-way width of 60 feet (18.0m).

5) The Plan area is generally designed with rear lanes, with the exception of lots backing onto the Elizabeth Lake and Henner’s Pond escarpment areas and any lot backing onto a municipal reserve parcel that, because of existing trees or the desire to leave the area in an undeveloped state, shall be laneless. All lanes are designed to Town standards and have a width of 20 feet (6.0m).

6) Internal trails are provided to accommodate pedestrian movements between the open spaces and parks, as conceptually shown on Map 2. Wherever possible the roadways and sidewalks fulfill this function, however to provide opportunities for recreation and leisure pursuits, such as cycling and roller-skating, hard surface trails are provided. The trail adjacent to College Avenue is an example of this type of link, as this portion of the trail in this development area will connect to the existing and planned Town paved trail system along the C. & E. Trail.

4.8 UTILITY SERVICING

The developer is responsible for the preparation of any engineering report the Town deems necessary prior to any Outline Plan approval. The developer shall be responsible for the extensions of all utility service lines as they are required.

4.8.1 WATER DISTRIBUTION

The Plan area will be serviced by a system of existing mains, those lines comprising of a minimum standard of a 6” diameter (152m) PVC pipe, and looping them to new 12” (300m) diameter water mains. A new water main is proposed within Beardsley Avenue right-of-way and will tie into existing lines to the west (College Business Park area) and will serve the residential development on the north side of Beardsley Avenue and new developments to the east. The central development area will be serviced by two new mains and looped to existing line within the lane of Block 3. The existing residential development on Johnson Avenue will be disconnected from the existing water line, located at the front of the parcels, and all these lots will be serviced from the new line, located in the rear lane. All water mains within the south development area will tie to the main line in Cobb Street. The PUL site, north of College Avenue, contains the Town’s new groundwater well, pumphouse and reservoir facilities. The water distribution system is shown on Map 3.

4.8.2 SANITARY SEWER

The Plan area will be serviced by a system of existing mains and will tie-into new 12” (300m) diameter sanitary mains. A new sewer main is proposed within Beardsley Avenue right-of-way and will tie into existing lines to the west (College Business Park area) and will serve the residential development on the north side of Beardsley Avenue and developments to the east. The development areas south of College Avenue will tie-in to the main in Cobb Street. All areas within the College Heights Outline Plan can drain by gravity to the Town’s sanitary sewer trunk, which will be extended from the Hearthstone subdivision to the PUL site north of College Avenue. The sanitary sewer mains are shown on Map 4.

4.8.3 STORM WATER DRAINAGE

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 storm water within the Plan area is moved overland where grades allow, and are stored in the detention pond to the south of College Avenue. This system will accommodate a 1:5 year storm event, and where there are higher flow rates, the storm system, shown on Map 5, will consist of an underground piped system from the detention pond to Henner’s Pond, where the storage of the storm water up to the 1:100 year flood scenario occurs.

4.8.4 OTHER UTILITIES

All shallow utilities, including electric power, natural gas, telephone and cable television services are the responsibility of the developer. Shallow utilitiies will be extensions of systems currently in place, and will be located within lanes wherever possible.The existing natural gas distribution line has been accommodated within laneways and municipal reserve parcels within the subdivision design.

Electrical power service and street lights shall be by underground wiring except in the Central and North development areas.

5.0 DEVELOPMENT STAGING

The boundaries for Development Areas are depicted on Map 6. As the existing built area of College Heights is expanding to join with development in the Elizabeth Park area to the south, or to Terrace Heights to the east, it is difficult to predict the staging or phasing of the Plan. Phasing is typically associated with the expansion of services and roads, and while not a constraint to development within the Plan area, as the area had most utilities and infrastructure in place, however tie-in to the Town’s water and sanitary sewer systems will be complete by the fall of 2001. These service mains are to be extended throughout the North and Central Development Areas, as shown on Map 6, so it is assumed that development will occur here first.

The initial stage has begun with the approvals of two subdivision applications and the demolition and subsequent residential development proposals on Beardsley Avenue. The Development Areas are not intended to identify the presumed order of development, but instead to identify areas where development agreements are in place or need to be negotiated at a future date.

6.0 implementation

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 was passed by a Resolution of Council, on April 9, 2001. It is not considered a statutory plan, but it will be an integral part of the subdivision approving and redesignation (rezoning) application processes.