glenridding heights nsp consolidation

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Glenridding Heights NSP Office Consolidation i


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TABLEOFCONTENTS

1.0

ADMINISTRATION ...........................................................................................................1

1.1 PURPOSE........................................................................................................................................ 1

1.2 AUTHORITY.................................................................................................................................... 1

1.3 TIMEFRAME.................................................................................................................................... 1

1.4 INTERPRETATION .......................................................................................................................... 1

1.5 MONITORING................................................................................................................................. 2

1.6 AMENDMENTS............................................................................................................................... 2

1.7 ORIENTATION................................................................................................................................ 2

2.0 GLENRIDDINGHEIGHTSNSPCONTEXT............................................................................ 3

2.1 LOCATION...................................................................................................................................... 3

2.2 BACKGROUND ............................................................................................................................... 3

2.3 LANDOWNERSHIP ........................................................................................................................ 4

2.4 SITECONTEXT ............................................................................................................................... 8

2.4.1 Topography..................................................................................................................... 8

2.4.2 SoilandGroundwaterConditions.................................................................................... 8

2.4.3 NaturalAreasandEcologicalResources.......................................................................... 8

2.4.4 WetlandAssessment....................................................................................................... 8

2.4.5 NaturalSiteAssessment ................................................................................................. 9

2.4.6 ExistingLandUses ........................................................................................................ 12

2.4.7 EnvironmentalAssessment........................................................................................... 12

2.4.8 HistoricalResources ...................................................................................................... 14

2.4.9

Pipelinesand

Oil

Well

Sites ........................................................................................... 14

2.5 PUBLICINVOLVEMENT.................................................................................................................15

3.0 LANDUSE,TRANSPORTATION,ANDSERVICINGCONCEPT ............................................ 16

3.1 VISION .......................................................................................................................................... 16

3.2 GOALSANDOBJECTIVES ............................................................................................................ 16

3.2.1 GreenDevelopment...................................................................................................... 21

3.2.2 UrbanDesign ................................................................................................................ 22

3.2.3 Ecology ......................................................................................................................... 26

3.2.4 Environment ..................................................................................................................27

3.2.5 HistoricalResources ...................................................................................................... 29

3.2.6

Residential .................................................................................................................... 30

3.2.7 Commercial....................................................................................................................33

3.2.8 ParksandOpenSpaces ..................................................................................................35

3.2.9 Transportation .............................................................................................................. 38

3.2.10 Infrastructure,ServicingandStaging ............................................................................49

Glenridding Heights NSP Office Consolidation ii


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Glenridding Heights NSP Office Consolidation iii

APPENDIX1:PLANNINGPOLICYCONTEXT ........................................................................... 55

CAPITALREGION

GROWTH

PLAN,

GROWING

FORWARD .............................................................. 56

MUNICIPALDEVELOPMENTPLAN,THEWAYWEGROW............................................................... 58

TRANSPORTATIONMASTERPLAN,THEWAYWEMOVE............................................................... 61

WINDERMEREAREASTRUCTUREPLAN............................................................................................. 62

EDMONTONSUBURBANNEIGHBOURHOODDESIGNPRINCIPLES .................................................. 66

URBANPARKSMANAGEMENTPLAN ................................................................................................. 68

CITYOFEDMONTONHOUSINGMIXGUIDELINES ............................................................................. 69

RESOURCEWELLSITESANDPIPELINES .............................................................................................70

APPENDIX2:TECHNICALSTUDIES........................................................................................ 71

LISTOF

FIGURES

Figure1.0 Location ............................................................................................................................... 5Figure2.0 Context ................................................................................................................................ 6Figure3.0 LandOwnership ................................................................................................................... 7Figure4.0 SiteContours ..................................................................................................................... 10Figure5.0 SiteFeatures .......................................................................................................................11Figure6.0 EnvironmentalSiteAssessment..........................................................................................13 Figure7.0 LandUseConcept .............................................................................................................. 19Figure8.0 TransportationNetwork..................................................................................................... 47Figure9.0 PedestrianNetwork ........................................................................................................... 48

Figure10.0

Sanitary

Servicing..............................................................................................................51

Figure11.0 StormwaterServicing ....................................................................................................... 52Figure12.0 WaterServicing .................................................................................................................53Figure13.0 StagingConcept ............................................................................................................... 54

LISTOFTABLES

Table1 LandOwnership ....................................................................................................................... 4Table2 EnvironmentalSiteAssessments ........................................................................................... 12Table3 HistoricResourcesOverview .................................................................................................. 14

Table4

OilWell

and

Pipeline

Information

Summary............................................................................15

Table5 LandUse&PopulationStatistics............................................................................................ 20


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1.0

Administration

1.1 PURPOSE

ThepurposeoftheGlenriddingHeightsNeighbourhoodStructurePlan(NSP)istodepicttheland

useframeworkaswellasthedevelopmentandservicinggoalsforGlenriddingHeights. The

GlenriddingHeightsNSPspecifiesthefollowing:

Thelocation,configurationandareaofvariouslandusesincluding,residential,commercial,

parksandopenspaces,andpublicutilitylanduses;

Theanticipateddensityofresidentialdevelopment;

Thepatternandalignmentofthearterialandcollectorroadwayandpedestrianwalkway

systems;

Therequiredutilityinfrastructureconcept;and,

Theimplementationandphasingofdevelopment.

1.2 AUTHORITY

TheGlenriddingHeightsNSPwasadoptedbyEdmontonCityCouncilonJuly4,2011asBylaw

15803inaccordancewithSection633oftheMunicipalGovernmentAct.

1.3 TIMEFRAME

DevelopmentinGlenriddingHeightsisexpectedtocommencein2011andisestimated,atcurrent

absorptionrates,

to

be

complete

within

10

years.

1.4 INTERPRETATION

Allsymbols,locations,andboundariesshownintheNSPfiguresshallbeinterpretedasconceptual

unlessotherwisespecifiedinthedocument,orwheretheycoincidewithclearlyrecognizable

physicalorfixedfeatureswithintheplanarea.

ForeachsubsectionunderLandUseConcept,adescriptionofapplicablelandusestrategiesand

typesisprovidedfortheplanfollowedbyapplicableobjectives,policies,implementation,rationale,

andtechnicalsummary.

Apolicystatement(s)containingshallismandatoryandmustbeimplemented.Whereapolicy

provesimpractical

or

impossible,

an

applicant

may

apply

to

amend

the

plan.

A

policy

statement(s)

containingshouldisanadvisorystatementandindicatesthepreferredobjective,policyand/or

implementationstrategy.Iftheshouldstatementisnotfollowedbecauseitisimpracticalor

impossible,theintentofthepolicymaybemetthroughotheragreeduponmeans.

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1.5 MONITORING

Policies,

text,

and

mapping

information

contained

within

this

document

may

be

amended

from

timetotime,byCouncilapprovedBylaw,inordertorespondto,andremaincurrentwith,planning

anddevelopmentissuesandtrendsaffectingsuburbandevelopment.

1.6 AMENDMENTS

AmendmentstoGlenriddingHeightsNSPdocumentinvolvingpolicies,textormappingshallbe

completedinaccordancewiththeMunicipalGovernmentAct,WindermereASP(Bylaw13717,as

amended),andallotherapplicablebylaws,policiesandprocedures.

1.7 ORIENTATION

Thisdocumentcontainsthreesectionsandtwoappendices.

Section1providesadministrativeinformationandanorientationtotheplan.

Section2describesthelocationofGlenriddingHeights.

Section3describesthelanduse,transportation,andservicingconceptsforGlenriddingHeights.

Appendix1containsinformationonthebroaderpolicycontextwithwhichtheNSPcomplies.

Appendix2containsalistingoftechnicalstudiespreparedtosupportandguidethepreparationofthedevelopmentandservicingconcepts.


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2.0

GlenriddingHeightsNSPContext

2.1 LOCATION

GlenriddingHeightsiscomprisedofsixparcelslistedinTable1LandOwnership.Glenridding

HeightsdenotesoneoffiveneighbourhoodsintheWindermereAreaStructurePlan(ASP),andcovers

approximately160hectares(395ac)inthesouthwestportionofEdmonton.Figure1LocationPlan

illustratestheplanarearelativetothesouthwestportionofEdmonton.

TheNSPareaisdefinedbythefollowingboundaries(seeFigure2ContextPlan):

Northernboundary: EllerslieRoad(9thAvenueSW)

Eastern

Boundary:

Rabbit

Hill

Road

Southern Boundary: RabbitHillRoad

WestBoundary: 170thStreetS.W.

TheGlenriddingHeightsNSPisidentifiedasNeighbourhood4AintheWindermereASP.

TheAmblesideNeighbourhood(WindermereNeighbourhood1)islocatedimmediatelynorthof

EllerslieRoad(9thAvenueSW).TheAmblesideNSPwasadoptedbyCityCouncilinJuly2005,andis

currentlybeingdeveloped.TheKeswickNeighbourhood(WindermereNeighbourhood3)islocated

westof170thStreetS.W.TheKeswickNeighbourhoodwasadoptedbyCityCouncilinJuly2010,andis

currentlystartingtodevelop. TheGlenriddingHeightsNSPwasadoptedbyCityCouncilinJuly2011.

ThelandssouthandeastofRabbitHillRoadarewithintheGlenriddingRavineNeighbourhood

(WindermereNeighbourhood4B).Asof2010,preliminaryplanninghasbegunfortheGlenridding

RavineNSP.

2.2 BACKGROUND

TheGlenriddingHeightsNSPwaspreparedinresponsetothecurrentandanticipatedmarketdemands

intheEdmontonareaaswellastheaspirationsofthelandownersintheplanarea.Furtherinformation

regardinglandownership,implementationandsitecontextcanbefoundinSection2Glenridding

HeightsNSPContext(seeTable1LandOwnershipandFigure3 LandOwnership).

ThepreparationofthisNSPhasbeenguidedbyexistingCityofEdmontonstatutoryplansandpolicies

includingTheWayWeGrow,TheWayWeMove,theWindermereASP(Bylaw13717,asamended),the

SuburbanNeighbourhood

Design

Principles

(SNDP),

the

Urban

Parks

Management

Plan

(UPMP),

and

theCityofEdmontonHousingMixGuidelinesaswellastheCapitalRegionGrowthPlan.Conformance

totheseplansandpoliciesisreferencedinAppendix1.

TheplanareaisasoundplanningunitthatissuitableforaNSPandrepresentsalogicalextensionof

infrastructureandservicesrelatedtocurrentlyplannedneighbourhoods.Itisdesignatedas

Developing,PlannedandFutureNeighbourhoodsbytheTheWayWeGrowandisadjacenttothe

developingneighbourhoodsofWindermere,AmblesideandKeswick.Proximityofotherservice


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infrastructurewillprovidethenecessarymeansofmeetingtherequiredmunicipalstandardsfor

developmentoftheneighbourhood.

TheGlenridding

Heights

plan

area

consists

of

undeveloped

agricultural

land

with

anumber

of

existing

farmsteadsandcountryresidential/estatedevelopment.

TheGlenriddingHeightsNSPisdesignedinaccordancewithCityofEdmontonservicingstandards.

Developmentstagingandextensionofinfrastructurewillbecontiguous,efficient,andeconomical

whilehavingregardforpotentialenvironmentalandecologicalimpacts.

2.3 LANDOWNERSHIP

TheGlenriddingHeightsNSPwaspreparedonbehalfofseveralprivatedeveloperswhoown

approximately97%ofthelandwithinthePlanareaatthetimeofplanpreparation.Oneparcelisheld

byanonparticipatinglandowner(s).Current(2011)landownershipisshowninFigure3 Land

Ownership,and

alisting

of

the

legal

parcels

is

described

in

Table

1below.

Table1 LandOwnership

TitledOwner LegalDescription TitledArea AreainNSP

1 PrivateCorporate NNW225125W4 32.4ha 9.77ha

2 PrivateCorporate NE225125W4 62.7ha 48.79ha

3 PrivateCorporate SNW225125W4 32.3ha 32.30ha

4 PrivateNonCorporateNP Lot1,Plan8322113NP 2.0haNP 2.00haNP

5 PrivateCorporate SW225125W4 62.7ha 59.70ha

6

Private

Non

Corporate

Block

D,

Plan

892

2649

38.2

ha

6.52

ha

EllerslieRoad(9thAvenueS.W.)&170StreetS.W.RoadRightsofWay 0.97ha

TotalArea 230.3 160.05haNP

Indicatesanonparticipatinglandowner


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Figure1.0 Location



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Figure2.0 Context



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Figure 3.0 Land Ownersh

Figure3.0 LandOwnership



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2.4 SITECONTEXT

2.4.1 Topography

ThetopographyofthelandswithinGlenriddingHeightsisgenerallyflatwithslightundulations(see

Figure4SiteContours). Elevationsthroughtheplanareavaryfromapproximately692minthe

southwesttoapproximately687minthenortheastoftheplanboundary.Surfacedrainagethroughout

theplanareagenerallyflowseastwardtowardstheWhitemudCreekRavine. Figure5SiteFeatures,

illustratesthemajorityofthePlanareahasbeenclearedofvegetation.

2.4.2 SoilandGroundwaterConditions

ThelandislocatedwithintheCentralParklandsubregionofAlberta.SoilswithinGlenriddingHeights

areidentifiedasprimarilyMalmoSiltLoam.TheMalmoSiltLoamconsistsofEluviatedBlack

Chernozemsdeveloped

on

lacustirne

material.

ThelocalsurficialgeologyoftheplanareaisclassifiedaslacustrinedepositofPleistoceneand

Holoceneage.Thelacustrinedepositsgenerallyconsistofsand,siltandclaywithlocalicedrafted

stoned,depositedasproglacialorrecentlakesediments.Thegeneralbedrockgeologyintheregionis

identifiedastheHorseshoeCanyonFormationoflateCretaceousage.TheHorseshoeCanyon

Formationgenerallycomprisedofgreyfeldspathicclayeysandstoneandbentoniticmudstone,with

scatteredcoalandbentonitebedsofvariousthickness.

Thegroundwaterflowdirectionisgenerallytothenortheast.Theestimatedelevationofthewater

tableisapproximately670metrebutvariesthroughouttheplanarea.

GeotechnicalInvestigationswereconductedfortheparticipatinglandowneroftheproperties

containedwithin

the

plan

area.

All

Geotechnical

Investigations

have

been

reviewed

by

the

City

of

EdmontonsGeotechnicalEngineer.

2.4.3 NaturalAreasandEcologicalResources

TheCityofEdmontonsInventoryofEnvironmentallySensitiveandSignificantNaturalAreas(Geowest,

1993)doesnotidentifyanyNatural,SensitiveorEnvironmentallySignificantAreaswithinthe

GlenriddingHeightsboundaries.

2.4.4 WetlandAssessment

AWetlandImpactAssessmentpreparedbyKlohnKrippenBergerwassubmittedtotheCityof

Edmontonin

May

2010.

The

Wetland

Impact

Assessment

was

conducted

for

all

lands

within

GlenriddingHeights(Neighbourhood4A)andGlenriddingRavine(Neighbourhood4B).

TheWetlandImpactAssessmentfortheGlenriddingHeightsNSPcontainsseveralwetlands(asshown

onFigure5SiteFeatures)observedthroughfieldreconnaissanceinAugustandOctober2009,and

assessedbaseduponaerialphotoreviewdatingbackto1950.

AlbertaSustainableResourcesDevelopment(ASRD)hasbeenconsultedtoverifywhetherthebedand

shoreofanywetlandwithintheplanareawillbeclaimedbytheProvincialgovernmentunderthePublic

LandsAct.Ifanyofthewetlandsaretobedisturbed,confirmationisrequiredtoensurethereareno


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claimsunderthePublicLandsAct.ShouldASRDclaimthebedandshoreofanywetlandintheNSP

area,theymaynotallowdisturbanceandmayrequirecompensationaseitherconstructedwetlandson

siteor

financial

compensation.

AlbertaEnvironmentadministerstheWaterActandhasbeencontactedregardinganywetlandsthat

aretobedisturbed.AlbertaEnvironmenthasapolicyofnonetlossinregardstowetlandsinAlberta,

andassuch,requirescompensationtobemadeifawetlandistobedisturbed.WithinGlenridding

Heights,thewetlandsidentifiedintheassociatedWetlandImpactAssessmentReportaretobe

disturbedasdevelopmentproceedsandmayrequirecompensationundertheWaterAct.

2.4.5 NaturalSiteAssessment

AcombinedStageINaturalSiteAssessmentReport(NSA)wascompletedforGlenriddingHeightsand

GlenriddingRavineandsubmittedtotheCityinMay2010. TheNSAindicatedthatthereareno

environmentally

sensitive

areas

and

no

identifiable

ecological

network

components

identified

within

theGlenriddingHeightsplanarea.Therearenowetlandsofsufficientecologicalvaluewhichcouldnot

bereplacedorimprovedupon(intermsofconnectivityandhabitatvalue)bythedevelopmentof

naturallyvegetatedstormwatermanagementfacilities.


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Figure4.0 SiteContours



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Figure5.0 SiteFeatures



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2.4.6 ExistingLandUses

Themajority

of

the

plan

area

is

currently

(2011)

used

for

agricultural

purposes

with

three

existing

farmsteadsandestateresidentialdevelopment.Noneoftheseusesposeanyparticularconstraintsto

futureurbandevelopment. However,futuredevelopmentofanyandallpropertieswithinthe

neighbourhoodisatthediscretionoftherespectivelandowners.

2.4.7 EnvironmentalAssessment

ThefollowinginformationpresentedinTable2EnvironmentalSiteAssessmentsandillustratedon

Figure6 EnvironmentalSiteOverviewisbasedonPhaseIEnvironmentalSiteAssessments(ESAs)

conductedfortheparticipatinglandownersofthepropertiescontainedwithintheplanarea.TheCityof

EdmontonrequiresthatindividuallandownersprovideESAsordisclosurestatementspriortorezoning

stage.ThePhaseIESAismeanttoevaluatethetypesandlocationofsurfaceand/orsubsurfaceimpacts

thatmaybepresentonthesubjectsiteandadjacentareas.

Table2summarizesthestatusofcompletedPhaseIESAandPhaseIESAUpdatereports.

Table2 EnvironmentalSiteAssessments

TitledOwner LegalDescription ESA

1 PrivateCorporateNNW225125W4

PhaseIESA

SignedOff

2 PrivateCorporate

NE225125W4

PhaseIESAand

PhaseIESA

Update Signed

Off

3 PrivateCorporate

SNW225125W4

PhaseIESAand

PhaseIESA

Update Signed

Off

4 PrivateNonCorporateNP Lot1,Plan8322113 Required

5 PrivateCorporate

SW225125W4

PhaseIESAand

PhaseIESA

UpdateSigned

Off

6 PrivateNonCorporateBlock

D,

Plan

892

2649

PhaseIESA

SignedOff

NPNonParticipatingLandowners



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Figure6.0 EnvironmentalSiteAssessment



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2.4.8 HistoricalResources

HistoricResource

Overviews

(HROs)

have

been

completed

for

participating

lands

and

submitted

to

AlbertaCultureandCommunitySpirit(ACCS)insupportoftheGlenriddingHeightsNSP. Table3

HistoricalResourcesOverviewpresentsasummaryofthelandsthathavereceivedclearancefrom

ACCSandoutlinespropertiesofnonparticipatinglandownersforwhichaHistoricResourcesOverview

willberequiredpriortodevelopment.

BasedonACCSsreviewoftheHROs,aHistoricalResourcesImpactAssessment(HRIAs)isrequiredfor

oneofthetitledareas;howeverthemajorityofthistitledareaiswithintheGlenriddingRavine

Neighbourhood.TheHRIAthatisrequiredfortheonetitledareaspecificallyappliestolandadjacentto

theWhitemudCreekRavinewithintheGlenriddingRavineNSPandnottolandwithintheGlenridding

HeightsNSParea;therefore,submissionoftherequiredHRIAwillbeprovidedwiththesubmissionof

the

Glenridding

Ravine

NSP.

PursuanttoSection31oftheHistoricalResourcesAct(HRA),developmentproponentsand/ortheir

representative(s)arerequiredtoreportthediscoveryofanyarchaeological,historicperiodor

paleontologicalresources,whichmaybeencounteredduringconstruction. Preservation,conservation

andintegrationofcultural,historical,and/orarchaeologicalresourceswiththeGlenriddingHeights

NSPisimportanttoretaininglocalhistoryandcharacterthatmayalsobeofregionalorprovincial

significance.

Table3 HistoricResourcesOverview

TitledOwner LegalDescription HRO HRIA

1 PrivateCorporate NNW225125W4 Clearance n/a2

PrivateCorporate

NE

22

51

25

W4

Clearance

n/a

3 PrivateCorporate SNW225125W4 Clearance n/a

4 PrivateNonCorporateNP Lot1,Plan8322113 Required

5 PrivateCorporate SW225125W4 Clearance n/a

6 PrivateNonCorporate BlockD,Plan8922649 Completed Requiredforlands

withinGlenridding

RavineNSP

adjacenttoravine

NPNonParticipatingLandowners

2.4.9 Pipelinesand

Oil

Well

Sites

AreviewoftheinformationobtainedfromtheAlbertaEnergyResourcesConservationBoard(ERCB)

showsthreeregisteredpipelineswithintheNSParea(seeFigure5SiteFeatures).Twooftheseactive

(operating)pipelinestravelparalleltoEllerslieRoad(9Ave.SW.)alongthelengthofthenorthern

boundary),whilethethirdisproposedandwillrunparallelto170St.SW. Allpipelinescarrynaturalgas.

Allpipelinerightsofwaywillbeaccommodatedinthedevelopmentconcept.


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Inaddition,apreliminarysearchidentifiedoneabandonedoilwellwithintheNSParea. APhaseIESA

hasbeencompletedforthesubjectlandsandaPhaseIIESAwillberequiredinordertoconfirmwell

location,status

and

potential

impact

on

future

development

prior

to

rezoning

the

subject

lands

within

theGlenriddingHeightsNSP.Futuredevelopmentsurroundingtheabandonedoilwellsiteswilladhere

tothepoliciesandrequirementsestablishedbytheERCBandtheCityofEdmonton.

Table4 OilWellandPipelineInformationSummary

WellLicense# Licensee LicenceDateAbandoned

00/142205125W4/0 D.L.P.DrillingCo.Ltd. Jul1951Aug1951

PipelineLicense# Licensee Substance Status

1544014 ATCOGasandPipelines NaturalGas Active

378442 ATCOGasandPipelines NaturalGas Active

3784410

ATCO

Gas

and

Pipelines

Natural

Gas

Proposed

2.5 PUBLICINVOLVEMENT

ConsistentwithPolicyC513(CityofEdmontonPublicInvolvementPolicy),advancenotificationwas

senttosurroundingpropertyownersandaffectedCommunityLeaguesonSeptember4,2008,advising

themofanapplicationtocreatetheGlenriddingNSPandencouragingthemtocontacteither

SustainableDevelopmentortheapplicant(aprivateConsultant)tocommunicateanypossible

concerns.

OnMarch24,2011surroundingpropertyownersandaffectedCommunityLeagueswereadvisedofthe

revisedapplicationtocreatetheGlenriddingHeightsNSP(WindermereNeighbourhood4A)through

mailednotification

of

aPublic

Meeting

invitation.

ApublicmeetingwashostedbytheCityofEdmontononApril13,2011atEllerslieRugbyClub.Atthe

meetinglandownershadanopportunitytoreviewandcommentontheproposedGlenriddingHeights

NSP.AllfeedbackreceivedatthePublicMeetingwassummarizedinSustainableDevelopmentsreport

toCityCouncil.

LandownershavealsobenotifiedofthePublicHearingandrequestedtoprovideeitherwrittenor

verbalcommentstoCouncil.


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3.0

LandUse,Transportation,andServicingConcept

3.1 VISION

GlenriddingHeightsisavibrant,healthyandcompletecommunityinsouthwestEdmonton.The

neighbourhoodpromotesprinciplesofliveability,connectivityandwalkabilitybyofferinganintegrated

systemofparks,stormwatermanagementfacilitiesandopenspaces,providingapedestrianfriendly

environment.Theneighbourhoodisdesignedtoprovideamixofhousingtypesforavarietyofageand

incomegroups.

3.2 GoalsandObjectives

TheGlenridding

Heights

NSP

was

prepared

in

accordance

with

the

policies

and

principles

in

The

WayWeGrow,theWindermereASPandotherrelevantmunicipalpolicyandstatutorydocuments

(seeAppendix1). TheoverallgoalsoftheGlenriddingHeightsPlanaretoestablisha

neighbourhoodthat:

Enablespeoplefromawiderangeofeconomiclevelsandagegroupstolivewithinthe

communitybyestablishingavarietyofhousingtypesandresidentialdensities;

Combineslandusedecisionswithsustainabledevelopmentandurbandesignprinciples;

Emphasizesaccesstopublicopenspacethatprovidesactiveandpassiverecreational

opportunities;

Promotesconnectivity

within

the

community

and

encourages

pedestrian

oriented

environments;

Encouragesthedevelopmentofcommunityplaceswhicharesafeandutilizedtopromote

communityinteraction;

Providesabalancedtransportationsystemthatconnectsmajorinter andintra

neighbourhoodfocalpointsandmaximizestransitaccess;and,

Providesefficient,contiguousandstagedinfrastructureandurbandevelopment.

Thefollowingplanobjectivesweredevelopedtoassistinachievingtheabovenotedgoals:

GreenDevelopment

1. Considersustainabledevelopmentprinciplesintheplanninganddesignoftheneighbourhood.

2. Ensureacompact,integratedurbanformthatusesthelandresourcesresponsiblyandefficiently.

3. Ensuresustainableandcosteffectivelandscapingofopenspacewiththeuseofnativeplantspecies.



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UrbanDesign

4. Promoteresidentialstreetswhicharepedestrianfriendly,safeandformanintegralandattractive

component

of

the

public

realm

within

the

neighbourhood.

5. Providesignagecomplementarytothethemeoftheneighbourhood.

6. DevelopLowRise/MediumDensityHousingsitestoahighurbandesignstandard.

7. Sitebuildingstooptimizeviewsandprovideaccesstoneighbourhoodamenitiesandfeatures.

8. Developparkspacesandstormwatermanagementfacilitieswhicharevisuallyandphysicallyaccessibleandaestheticallypleasing.

9. Createidentifiablefocalpointswhichwillbedirectlylinkedandincorporatedintotheopenspacesystem.

Ecology

10.StrengthenEdmontonsecologicalnetwork.

Environment

11.EnsuretheenvironmentalstatusofthelandswithintheGlenriddingHeightsNSPissuitablefordevelopmentandthatEnvironmentalSiteAssessments(ESAs)arecompleteanduptodateat

thetimeofrezoning.

12.EnsureurbandevelopmentaroundabandonedwellsitesadherestotherequirementsoftheERCBandCityofEdmontonPolicyandminimizespotentialenvironmentalhazardsand

disruptionoffutureresidentialareasthroughcarefulneighbourhooddesign.

13.

Establishappropriate

horizontal

separation

distance

between

residential

uses

and

pipeline

corridors.

HistoricalResources

icance,suchasbuildingsandareasofcultural

significance,intheGlenriddingHeightsNSP.

ietyofphysicalformstomeettheneedsofdifferent

usingMix

Plan.

itateaccess

9.Provideatransitionbetweenresidentialusesofsignificantlydifferentdensities.

14.Identifyandprotectitemswithhistoricalsignif

Residential

15.Providearangeofhousingchoicesinavarhouseholdtypes,incomelevelsandages.

16.EstablishanoverallresidentialdensitythatmeetsorexceedstheSuburbanHo

Guidelinesand

the

density

targets

set

out

by

the

Capital

Region

Growth

17. ProvideaffordablehousingopportunitiesinGlenriddingHeights.

18.LocateRowHousingandLowRise/MediumDensityHousingdevelopmenttofaciltoarterialand/orcollectorroadways,commercialusesandpublictransitservice.

1


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Commercial

20.Provideaneighbourhoodconveniencecommercialshoppingnodetomeettheneedsof

arterialorcollectorroadwaysto

Provideconvenientpedestrianaccesstocommercialdevelopmentsothatresidentshave

tocommercialservices.

kspace,inaccordancewiththeDesignGuideforaSaferCity,CrimePrevention

DesignandtheUrbanParksManagementPlan.

ethat170StreetS.W.isahighwayconnectorandisdesignatedasanurbanfreeway

l,collectorand

local

roadway

network.

circulationsystem.

reas.

alsettingsdonotcompromiseCity

sidentialusesbackontomajortransportationcorridors(i.e.

andStaging

7. htsisservicedtoafullurban ard,inanefficient,contiguous

residentsand

provide

local

employment

opportunities

within

the

neighbourhood.

21.Locatetheneighbourhoodconveniencecommercialsitealong

ensurehighvisibilityandconvenientaccessopportunities.

22.opportunitytowalk

ParksandOpenSpace

23.AccommodateCityrequirementsforschool/parksiteswithintheneighbourhood.

24.Provideavarietyofopportunitiesforpassiveandactiverecreationexperiences.

25.

Designaconnected

and

integrated

open

space

system

that

encourages

all

modes

of

movement

(e.g.pedestrians,bicycles,wheelchairs,inlineskates,etc).

26.DesignsafeparThroughEnvironmental

Transportation

27.RecognizconnectingAnthonyHendayDrivetothepotentialOuterRingRoadandthesurrounding

region.

28.ImplementtheCityofEdmontonroadhierarchysystemofanintegratedarteria

29.Minimizetrafficcongestionandenhancesafetyoninternalcollectorroadways.

30.Promoteconnectivityandpedestrianaccesstoamenityareassuchasparks,openspaces,commercialusesandtransitfacilitiesbyprovidinganalternative

31.MitigatetheimpactofvehiculartrafficassociatedwithCommercialandLowRise/Medium

DensityHousingdevelopmentonSingle/SemiDetacheda

32.Ensurethemaximumlengthofculdesacsinresidenti

emergencyresponseplans,operationsandmaintenance.

33.Createadequatelocationsforneighbourhoodaccess.

34.

Integrateland

use

and

circulation

patterns

considering

safety.

35. Provideaccessiblepublictransittoresidentsandschools.

36.Providenoiseattenuationwherere170Street)whichhavebeendesignatedorwillbedesignatedastruckroutes.

Infrastructure,Servicing

3EnsurethatGlenriddingHeig stand

andstagedmanner.


25/77


Figure7.0 LandUseConcept(Bylaw16292,November13,2013)


26/77

Table5 LandUseandPopulationStatistics(AsamendedbyBylaw16292,November13,2013.)



27/77

3.2.1 GreenDevelopment

One

of

the

goals

of

this

plan

is

to

consider

green

initiatives

and

innovations.

Objective(1) NSPPolicy Implementation

Considersustainable

developmentprinciplesinthe

planninganddesignofthe

neighbourhood.

Whereappropriatethe

Neighbourhoodshould

incorporatealternative

developmentstandardssuch

asenergyefficientlightingand

alternativeroadconstruction

standards.

Allowforflexibilitybetween

developers,homebuildersand

theCityAdministrationin

regulatingtheintroduction

andimplementationof

alternativedesignsand

technologiesthatsupport

ecologicalsustainability,cost

effectiveness

and

environmentalstewardshipin

thedevelopmentofthe

neighbourhood. Allalternative

developmentstandardsshall

bereviewedandpotentially

approvedbytheCityof

Edmonton.

Rationale

Severalaspectsofsustainabilitycanbeaddressedwithinthedesignoftheneighbourhoodandat

thesitespecificbuildinglevel.ThisplanencouragesconsultationswiththeCityandaffected

agenciesto

explore

the

use

of

alternative

development

standards

(i.e.

consideration

of

alternative

designandservicingtechniques,roadwaycrosssectionsorinfrastructureprovisionthatdiffers

fromCityofEdmontonstandards)asonewayofachievingsustainability.


Ensureacompact,integrated

urbanformthatusestheland

resourcesresponsiblyand

efficiently.

Theneighbourhoodshall

supportincreaseddensitiesto

makemoreefficientuseof

land.

Figure7LandUseConcept

andTable5 LandUse&

PopulationStatisticsillustrate

increaseddensitiesatwhich

theNSPhasbeenplanned,

whichexceed

the

Council

approvedSuburbanHousing

MixGuidelines.

Rationale

Compactdevelopmentincreasesresidentialdensities,promotesalternativeformsof

transportation(cycling,walking)andcontributestoincreasedefficiencyintheprovisionof

municipalservices,publictransit,schoolsanduseofnearbycommercialdevelopmentsand

neighbourhoodamenities.



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Ensure

sustainable

and

cost

effectivelandscapingofopen

spacewiththeuseofnative

plantspecies.

Landscaping

within

the

plan

areashouldincorporatethe

useofnativeplantspecies

withinallopenspacesand

stormwatermanagement

facilities.

Develop

open

space

areas

usingnativeplantspecies.

Specificspeciesfor

landscapingshouldbe

determinedbetweenthe

developerandCity

Administrationatthetimeof

reviewoflandscapingplans

andaspartofEngineering

DrawingorDevelopment

Permitreview.

Rationale

Usingnativeplantmaterialspromotesahealthiernaturalecosystemthatovertimewillintegrate

withthesurroundinglandscape.Specificspeciesforlandscapingshouldbedeterminedbythe

developerandCity.

TechnicalSummary

Nospecifictechnicalrequirementswerefurtheridentified.

3.2.2 UrbanDesign

TheGlenriddingHeightsNSPincorporatesrelevantprinciplesofurbandesigntoestablishan

attractive,pedestrian

friendly

community

in

support

of

the

NSP

Vision.


Promoteresidentialstreets

whicharepedestrianfriendly,

safeandformanintegraland

attractivecomponentofthe

publicrealmwithinthe

neighbourhood.

Streetsthatarepartofthe

primarypedestrianlinkage

system(i.e.arterialorcollector

roads)shouldhavetreed

boulevardsandsidewalksthat

arenotinterruptedby

frequentfrontdriveaccess.

Detailsshallbedeterminedat

therezoningandsubdivision

applicationstage.

Rationale

Designingattractiveresidentialstreetscapesbyusingcompatiblehousingformsandzoning

designationsprovidesacomfortableenvironment.Atthedetaileddesignstage,thefunctionof

theroadwaywilldictatetheappropriatecrosssectionstobeused.Toensurecomfortable

pedestrianmovementandsafety,sidewalksshouldbeseparatedfromcarriagewaysbytreed

boulevardsandfrontdriveaccessshouldbeminimizedtoreducepedestrianvehicleconflict.



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Provide

signage

complementary

tothethemeofthe

neighbourhood.

a)

Way

finding

signage

shall

be

providedalongpedestrianand

cyclingroutestoencourage

safeandefficientmovement.

b)Signsshouldbedesignedin

anaestheticallypleasing

mannerandinharmonywith

thearchitecturethemeofthe

respectivebuilding.

c)Directionalsignageis

encouragedtoprovide

information

at

critical

locationsrelatingtoprimary

tenants,parkinglots,loading

zonesandpickupareas,

entrances,exitsandamenity

areas.

a)

b)

c)

Details

shall

be

determinedattheengineering

drawingstage.The

DevelopmentOfficershall

ensurethattheDevelopment

Permitapplicationisin

conformancewiththeSign

RegulationsoftheEdmonton

ZoningBylaw.

Rationale

Signageplaysanimportantroleinwayfindingandcreatinganidentitywithinaneighbourhood.

Ensuringsignageiscomplementarytothethemeoftheneighbourhoodwillcomplementthe

overalldesignoftheneighbourhoodwhileaidingresidents.Whenappropriatelydesignedand

located,signagecanimprovethenavigabilityoftheneighbourhoodwithoutcreatingvisual

clutter.


DevelopLowRise/Medium

DensityHousingsitestoahigh

urbandesignstandard.

LowRise/MediumDensity

Housingdevelopmentsshould

bedesignedtohaveastrong

streetpresence,withparking

areaslocatedundergroundor

awayfromthestreet.

TheDevelopmentOfficer

shouldhaveregardforsite

design,parkingareasand

buildingarticulation.

Rationale

WhileparcelsofLowRise/MediumDensityHousingarelikelytobedevelopedonaselfcontained

basis,opportunityexiststodevelopstreetorientedRowHousingalongsideSingle/SemiDetached

housingthroughsensitiveurbanstreetscapedesign,attentiontotransitioningandlandscaping.

GroundorientedRowHousingcanbeprovidedasatransitionbetweenLowRise/MediumDensity

HousingandSingle/SemiDetachedhousing.



30/77


Site

buildings

to

optimize

views

andprovideaccessto

neighbourhoodamenitiesand

features.

Maximize

views

and

vistas

of

parkspacesandstormwater

managementfacilities.

The

Developer

and

City

Administrationshallhave

regardfortheorientationof

buildingstoensurepublic

accessandviewpotential.

Rationale

Theorientationofbuildingstowardspublicareassuchasstreets,parksandstormwater

managementfacilitiesshouldbedesignedtoenablepublicaccessandviewpotentialthereby

increasingvisibilityandsurveillance.

Objective(8)

NSP

Policy

Implementation

Developparkspacesand


facilitieswhicharevisually

andphysicallyaccessibleand

aestheticallypleasing.

a)Thestormwater

managementfacilities

(SWMFs)shallbedesigned

usingCrimePrevention

ThroughEnvironmental

Designprinciples,accessible

throughpubliclands,andnot

landlockedbyprivate

development.

b)

Street

frontage

along

roadwaysthatabutSWMFs

andparksshallbeprovidedin

ordertomaximizepublic

accessandprovideclear

sightlinesandviews.

c)SWMFsshouldbe

designedtoinclude

naturalizedshoreline

plantingsintendedtoprovide

habitatopportunitiesfor

wildlife

and

improve

water

quality.

d)Emergencyaccessto

SWMFsshallbeprovided.

a)Thelocationandconfiguration

ofSWMFsandparksare

conceptuallyillustratedinFigure

7LandUseConceptandmay

berefinedpriortorezoning.

b)TheSubdivisionAuthorityshall

haveregardfortheprovisionof

adequatestreetfrontage

abuttingparksandSWMFsto

maintainandenhanceviewand

surveillanceopportunities.

c)SWMFlandscapingshallbe

determinedbetweenthe

DeveloperandCity

Administrationatthetimeof

reviewoflandscapingplansand

aspartofengineeringdrawing

reviewaspartofthesubdivision

process.

d)Thelocationoftheemergency

accesstoSWMFsshallbe

determinedat

the

subdivision

approvalstage.



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Rationale

Thelocation,configurationanddesignoftheSWMFsandparksintegratetheseusesintothe

pedestriannetwork

and

provide

vistas

from

the

abutting

roadways,

thereby

heightening

resident

awarenessofthesefacilities.Thiswillpromotethemaswalkingdestinations,andenhancetheir

surveillancetopreventcrime.Stormwatermanagementfacilitiesandparkswillbedesignedto

serveasadestinationforpedestriansandcyclistsandtoprovidepassiverecreationopportunities.


Createidentifiablefocalpoints

whichwillbedirectlylinked

andincorporatedintotheopen

spacesystem.

a)Focalpointsshallfunction

asamenityspacefor

residentsandshouldbe

comprisedofoneora

combinationofthefollowingelements:publicart,seating

areaplaza,streetfurniture,

fountain/waterfeatureor

otherarchitecturalelements.

b)Convenient,safeand

efficientpedestrian

connectionsfromthe

neighbourhoodintoand

throughopenspaces/focal

points

shall

be

provided.

a)Focalpointsshallincludethe

DistrictParkSite,UrbanVillage

Park,Neighbourhood

CommercialsiteandStormwater

ManagementFacilities(SWMFs).

b)Figure9Pedestrian

Networkconceptuallyillustrates

thelocationofpedestrian

connections,whichshallbe

determinedatrezoningand

subdivisionapprovalstage.

Detailsregardingtheprovision

andplacementsofarchitectural

elementswithinfocalpointsshall

bedetermined

at

the

detailed

designstageofdevelopment.

Rationale

Neighbourhoodfocalpointsaredevelopedtocreatecommunitydestinationswithinthe

neighbourhood. Throughcarefuldesignandsiteplanning,thedevelopmentofthesefocalpoints

createsactiveneighbourhoodplaceswhicharealiveandutilizedandpromotecommunity

interaction. NeighbourhoodfocalpointswithinGlenriddingHeightsincludetheDistrictParkSite,

UrbanVillagePark,SWMFsandCommercialArea. Theseprovidekeyamenityspacesforlocal

residentsandthelargercommunityandaddtotheneighbourhoodsattractivenessandcharacter.

Theperceptionandidentityofcommunityfocalpointsdiffer,dependingontheuser.

TechnicalSummary




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3.2.3 Ecology

TheGlenriddingHeightsNSPensuresthatnaturalsystemsareprotectedorenhanced,where

applicable.


StrengthenEdmontons

ecologicalnetwork.

a)Integratecomponents(e.g.


facilities,parks)toprovide

habitatandencourage

ecologicalconnectivity.

b)Plantingsofnativespecies

shouldbe

utilized

to

add

to

the

habitatvalueofthegreen

networkwithinthe

neighbourhood.

a)Figure7 LandUse

Conceptguidesthe

developmentoftheNSP.

b)RelevantCityofEdmonton

conservationplanningand

policyshallbeadheredto(e.g.

PolicyC531).

Therecommendationsand

regulationsoftheCityand

Provincialenvironmental

agenciesshallbefollowed.

Rationale

ThefunctionandtheintegrityoftheecologicalnetworkintheGlenriddingHeightsNSPareaare

extremelylimited.Theplanareaisprimarilyagriculturallandandtheonlyecologicalnetwork

componentsidentifiedbytheCityofEdmontonEcologicalNetworkmapareoutsidetheplanarea

boundariesandincludetheWhitemudCreekRavinetotheeastandtheSW40NaturalAreatothe

north.

Aside

from

developing

a

new

network,

little

can

be

done

to

restore

connectivity.

Developinganewnetworkwithplantingsofnativespeciesisapreferableapproachtocreate

connectivityandhabitatvaluewithintheNSPareaandbetweennetworkcomponentslocated

withinandoutsidetheplanboundaries.Fromanecologicalperspective,theNSPconceptincludes

thefollowingcomponents:acentral,lineargreenwaycorridor,twoSWMFs,parksandopen

spaces.

TechnicalSummary

AStageINaturalSiteAssessment(NSA)wascompletedbyKlohnCrippenBergerLtd.for

GlenriddingHeightsandGlenriddingRavine.Thereportwasbasedonfieldreconnaissance,

historicalairphotoreviewandrecordsreview,includingtheAlbertaHeritageInformationCentre,

theFishandWildlifeManagementInformationSystem,theFederalSpeciesatRiskActand

ProvincialSpeciesatRiskProgram.TheNSAstatesthattherearenoenvironmentallysensitive

areasandnoidentifiableecologicalnetworkcomponentsidentifiedwithinGlenriddingHeights.



33/77

3.2.4 Environment

In

order

to

ensure

that

the

lands

within

the

NSP

area

are

suitable

for

development,

the

environmentalstatusofthelandmustbeevaluated. TheCityrequiresthatPhaseIEnvironmental

SiteAssessments(ESA)besubmitted,reviewed,andendorsedpriortotherezoningstageof

development.


Ensuretheenvironmental

statusofthelandswithinthe

GlenriddingHeightsNSPis

suitablefordevelopmentand

thatEnvironmentalSite

Assessments

(ESAs)

are

completeanduptodateatthe

timeofrezoning.

a)Determinethelikelihood,

types,andlocationof

environmentalconcernsthat

maybepresentonthelands

priortorezoning.

b)Phase

IESA

reports

older

than1yearfromthedateof

rezoningapplicationshallbe

updated,andanyPhaseIESA

reportolderthan5yearsfrom

thedateofrezoning

applicationshallberedone.

c)Wherenecessary,

contaminatedmaterialshallbe

removedanddisposedofinan

environmentallysensitive

manner,in

accordance

with

Federal,Provincial,and

Municipalregulations.

a)b)ESAsandanyfollowup

shallreceivesignoffbyCity

administrationpriortothe

rezoningstageof

development.

c)Site

remediation,

where

necessary,shallbeconducted

priortorezoning.An

environmentalsiteassessment

reportverifyingthe

remediationshallbesubmitted

forapprovalbyCity

administrationpriorto

rezoningofthesubjectlands.

Rationale

LandswithintheGlenriddingHeightsNSPboundarywillbesuitablefordevelopmentandtheir

environmentalstatusconfirmedpriortorezoning.Thoselandsidentifiedascontaminatedmust

undergoremediationaccordingtoFederal,Provincial,andMunicipalstandards.


Ensureurban

development

aroundabandonedwellsites

adherestotherequirementsof

theERCBandCityofEdmonton

Policyandminimizespotential

environmentalhazardsand

disruptionoffutureresidential

areasthroughcareful

a)Where

development

is

proposedaroundan

abandonedwellsite,

adherencetotherequirements

oftheERCBandCityPolicy

shalloccur.

b)Abandonedwellareas

shouldonlyassumelanduses

a)Setback

requirements

will

beconfirmedattimeof

subdivisionapproval.

b)Figure5SiteFeatures

illustratesthelocationof

abandonedthewellsite.


illustrateslanddesignations.



34/77

neighbourhooddesign. thatwillallowforimmediatemaintenanceshouldthewell

everrequire

servicing.

c)Atemporaryidentification

markershouldbeplacedas

preciselyaspossibleonthe

abandonedwellsitetoprevent

damagebothtothewellsite

andtotheconstructionor

excavationequipment.

d)Shouldthestatusofawell

sitechange,anassessmentof

riskfactorsshallbe

undertaken.

Considerationforappropriate

landusesshallbedetermined

attime

of

rezoning.

c)Appropriatetemporary

identificationmarkersshallbe

placedonsitepriortorezoning

approval.

d)ARiskAssessment,orother

requirementsbytheCity,shall

beconductedattherezoning

stage.

Rationale

Policiesrelatingtoexistingandabandonedoilandgasuseswillensureconscientiousresidential

developmentaroundoilandgaswellsitesandpipelinesatallstagesoftheplanimplementation

andconstructionprocesswhileminimizingpotentialdisturbancestotheareasfutureresidents.

Urbandevelopmentinthevicinityofallresourcewellsiteswillbeplannedinaccordancewiththe

CitypolicyandprocedureCityprocedures.Developmentoflandsinvolvingabandonedwellsshall

complywithERCBguidelinesfordevelopmentaroundabandonedwells.Anassessmentofrisk

andnuisancewillbeconductedonoperatingorsuspendedoilandgaswells,asdirectedby

existingorfutureCitypolicyfortheintegrationofoilandgasfacilitiespriortoanyrezoningofthe

parcel

where

the

facility

is

located.


Establishappropriatehorizontal

separationdistancebetween

residentialusesandpipeline

corridors.

Residentialusesshallcomply

withtheCityspolicies

regardingdevelopment

adjacenttopipelinecorridors.

TheSubdivisionAuthorityshall

haveregardforlotandsite

designensuringthe

appropriatesetbackdistance

betweenpipelinecorridorsand

residentialuses.

Rationale

Figure5SiteFeaturesillustratesthelocationofexistingandfuturerightofways.DevelopmentabuttingthepipelinecorridorshallbeimplementedaccordingtotheZoningBylawwithrespectto

setbacksfromdevelopmenttoensurethesafeandongoingoperationsofthesefacilities.



35/77

TechnicalSummary

PhaseIESAsandPhaseIESAUpdateshavebeenapprovedbytheCityofEdmontonconfirmingthe

majorityof

the

Plan

area

is

free

of

contamination

and

therefore

suitable

for

development

(see

Table2:PhaseIEnvironmentalSiteAssessmentsandFigure6EnvironmentalSiteAssessment

Overview).ESAFlaggingMapsforGlenriddingHeightsandGlenriddingRavinewasprovidedtothe

CityofEdmonton.FollowupitemsidentifiedwithintherespectiveESAandFlaggingMapsshallbe

addressedpriortotherezoningofthesubjectareas,aspertheimplementationstrategy.

3.2.5 HistoricalResources

PursuanttoSection31oftheHistoricalResourcesAct,developmentproponentsand/ortheir

representativesarerequiredtoreportthediscoveryofanyarchaeological,historicperiodor

paleontologicalresources,whichmaybeencounteredduringconstruction.

Objective(14)

NSP

Policy

Implementation

Identifyandprotectitemswith

historicalsignificance,suchas

buildingsandareasofcultural

significance,intheGlenridding

HeightsNSP.

Pastandcurrentactivities

withintheGlenriddingHeights

NSPshallbereviewedto

identifyitemsofhistorical

significance.

Table3HistoricalResources

Overview,confirmsthat

HistoricalResourceOverview

(HRO)studiesforfive(5)ofthe

six(6)parcelswithintheplan

areahavebeenapprovedby

AlbertaCultureand

CommunitySpirit(ACCS).

AHistoricalResourcesImpact

Assessment(HRIA)

for

one

(1)

parcelhasbeenidentifiedas

requiringreportsubmissionto

ACCSpriortorezoningand

development.

Thoselandswhichhavenot

receivedclearanceonHRO

studieswillberequiredto

submitandreceivesignoff

priortorezoning.

Rationale

BasedonACCSsreviewoftheHRO,aHistoricalResourcesImpactAssessment(HRIA)isrequired

foroneofthetitledareas,asoutlinedonTable3HistoricalResourcesOverview;howeverthe

majorityofthistitledareaiswithintheGlenriddingRavineNeighbourhood.TheHRIAthatis

requiredfortheonetitledareawillbeprovidedwiththesubmissionoftheGlenriddingRavine

NSP.

ThoselandswhichhavenotcompletedHROreportsmustsubmitdocumentationtoACCSpriorto

initiatingdevelopment.



36/77

TechnicalSummary

HistoricalResourceOverviewshavebeenapprovedbyACCSforfive(5)ofthesix(6)parcelswithin

theplan

area.

A

Historical

Resources

Impact

Assessment

for

(1)

parcel

is

required.

The

HRIA

will

be

addressedatthetimeofsubmissionoftheGlenriddingRavineNSP,asthemajorityofthelandis

withinthisneighbourhood.

3.2.6 Residential

Approximately60hectares(ha)oftheplanareaisdesignatedforresidentiallanduses. Thespecific

landuseswillbedeterminedonthebasisofmarketconditionsandconsumerpreferencesatthe

timeofzoningapprovalandareidentifiedonFigure7LandUseConcept.

Single/Semidetachedhousingwillbedevelopedatamaximumdensityof25units/ha. Residential

usesanticipatedwouldbeconsistentwiththeRSL,RPLorRF4zoningdesignationsunderthe

ZoningBylaw.

RowHousingwillbedevelopedwithalleyaccess,atamaximumheightof3storeysanddensityof

45units/ha.ResidentialusesanticipatedwouldbeconsistentwiththeRF5andUCRHzoning

designationsundertheZoningBylaw.

LowRise/MediumDensityHousingsiteswillbedevelopedatamaximumheightof4storeysandan

averagedensityof90unitsperha.Residentialusesanticipatedwouldbestackedrowhousingor

lowriseapartmentsconsistentwiththeRF6andRA7zoningdesignationundertheZoningBylaw.

TheGlenriddingHeightsNSPproposesanoverallresidentialdensityofapproximately83persons

pernetresidentialhectareand33netresidentialunitsperhectare.Thearea,numberofdwelling

units,andpopulationattributedtoeachformofresidentialdevelopmentisshowninTable5Land

UseandPopulationStatistics.


Providearangeofhousing

choicesinavarietyofphysical

formstomeettheneedsof

differenthouseholdtypes,

incomelevelsandages.

Amixtureofresidential

dwellingtypesincluding

single/semidetached,row

housingandlowrise/medium

densityhousingshallbe

provided,allowingconsumer

choice,andarangeof

affordabilityoptions.


illustratesthegenerallocation

ofresidentiallanduse

designations.

TheCityofEdmontonZoning

Bylawprovidesforarangeof

densitiesand

housing

forms

thatshallbeappliedatthe

rezoningstage.

Rationale

Providingavarietyofhousingtypes,choicesanddensitiesencouragesthecreationofawell

balancedneighbourhood,accommodatinganarrayofincomegroupsandmarketsegments,aswell

asvarioustypesandsizesoffamilies.



37/77

Single/SemiDetached

OpportunitiestoprovidevariousformsofSingle/SemiDetachedhousingareprovidedwithinthe

neighbourhoodand

include

single

detached

housing

with

and

without

rear

lanes

(e.g.

use

of

zones

suchas(RSL)ResidentialSmallLotZone,(RPL)PlannedLotResidentialZone,(RF1)Single

DetachedResidentialZone)andsemidetachedhousing(e.g.useof(RF4)SemiDetached

ResidentialZone).

Specialattentionwillbegiventothedevelopmentofhighqualitydesign,massing,andbuilding

treatmentthatarehumanscale.

RowHousing

RowHousingareaswillemploylandusezonessuchas(RF5)RowHousingZoneand(UCRH)Urban

CharacterRowHousing.

LowRise/MediumDensityHousing

LowRise/MediumDensityHousingareaswillemploylandusezones(RF6)MediumDensity

MultipleFamilyZone,or(RA7)LowRiseApartmentZone.


Establishanoverallresidential

densitythatmeetsorexceeds

theSuburbanHousingMix

Guidelinesandthedensity

targetssetoutbytheCapital

RegionGrowthPlan.

a)TheGlenriddingHeights

NSPshallmeetorexceedthe

approvedSuburbanHousing

Mixratiofornew

neighbourhoods.

b)TheGlenriddingHeights

NSPshallmeetorexceedthe

approveddensitytargetasset

outbytheCapitalRegion

GrowthPlan.

a)Figure7LandUse

ConceptandTable5Land

UseConceptandPopulation

Statisticsshallguide

intensifiedsuburban

development.

b)TheGlenriddingHeights

NSPneighbourhooddensityis

approximately33unitspernet

residentialhectare.

Rationale

TheapprovedSuburbanHousingMixratiofornewneighbourhoodsintheCityofEdmonton

recommendstheprovisionof65%to85%LowDensityResidential(Single/SemiDetached)

developmentand15%to35%MediumDensityResidential(RowHousingandLowRise/Medium

Density

Housing).

The

Glenridding

Heights

NSP

exceeds

this

ratio.

Establishing

higher

residential

resultsinabetteruseofmunicipalinfrastructureandfacilities.Italsosupportstheuseoftransit,

innovativedesignandhelpsmeetthedemandforhousingintheCitysgrowingsuburban

neighbourhoods.

TheGlenriddingHeightsneighbourhoodislocatedintheCapitalRegionGrowthPlansPriority

GrowthAreaCwwhichsetsaminimumdensitytargetof30unitspernetresidentialhectare.The

GlenriddingHeightsNSPexceedsthistarget.



38/77


ProvideaffordablehousingopportunitiesinGlenridding

Heights.

a)DevelopmentsshallcomplywiththeCityofEdmontons

affordablehousingpoliciesand

guidelines.

b)TheNSPshallallowfora

widevarietyofhousingtypes,

withawiderangeofprice

points,tocreateamore

inclusiveneighbourhood.

c)Opportunitiessuchas

secondarysuites,

garage

suites

orgardensuitesshouldbe

encouragedamongbuilders.

a)CityofEdmontonsaffordablehousingpoliciesand

guidelinesshallbeappliedprior

torezoning.

b)Figure7LandUse

Conceptindicatesthelocation

ofvariousresidentiallanduses.

c)Secondarysuites,garage

suitesorgardensuitesshallbe

implementedthroughSection

100and

200

of

the

Edmonton

ZoningBylaw.

Rationale

Providingavarietyofhousingtypescreatesaffordablehousingoptionsforavarietyofhouseholds.

Secondarysuitescanfurtherprovideanimportantpotentialsourceofaffordablehousingfor

singlesandothersmallhouseholds,andcreatemortgagehelpersfortheowneroftheprinciple

dwelling.

Objective(18)

NSP

Policy

Implementation

LocateRowHousingandLow

Rise/MediumDensityHousing

developmenttofacilitateaccess

toarterialand/orcollector

roadways,commercialusesand

publictransitservice.

RowHousingandLow


developmentshouldbelocated

abuttingcollectorand/or

arterialroadways,near

commercialuseandalong

transitroutes.


conceptuallyillustratesthe

locationofRowHousingand

LowRise/MediumDensity

Housingdevelopmentalong

collectorandarterialroadways

(possiblebusroutes)

Rationale

Locationof

Low

Rise/Medium

Density

Housing

along

transit

routes

and

within

walking

distance

of

commercialuses,createsamorecompact,walkableandliveableneighbourhood.



39/77


Provideatransitionbetweenresidentialusesofsignificantly

differentdensities.

EncourageappropriatetransitionsbetweenLow


andSingle/SemiDetached

Residential.

Figure7LandUseConceptillustratesthegenerallocation

oflanduses.Proposed

residentialuseswillbe

designedwithattentionto

compatibilitywithadjacent

planneduses.

Rationale

ProvisionofSemiDetachedhousingorRowHousingasatransitionallandusewillserveto

moderatethedifferencesbetweenSingleDetachedandhigherdensitydevelopmentssuchasLow

Rise/MediumDensity

Housing

or

commercial

development.

TechnicalSummary


3.2.7 Commercial

TheGlenriddingHeightsNSPincludesoneneighbourhoodconveniencecommercialsitewhichis

envisionedtobeadestinationpointwithintheNSP.TheareaattributedtoCommercial

developmentisshowninTable5LandUse&PopulationsStatistics.


Provideaneighbourhood

conveniencecommercial

shoppingnodetomeetthe

needsofresidentsandprovide

localemploymentopportunities

withintheneighbourhood.

NeighbourhoodConvenience

Commercialdevelopment

opportunitiesshallbeprovided

toservethesmallscaleneeds

ofresidentslocatedwithinthe

GlenriddingHeightsNSParea.


illustratesthelocationand

generalconfigurationofthe

neighbourhoodconvenience

commercialarea,whichshall

beconfirmedpriortorezoning

approval.Neighbourhood

ConvenienceCommercialshall

beimplementedthroughthe

CNCZoneoftheEdmonton

ZoningBylaw.

Rationale

TheGlenriddingHeightsNSPidentifiesoneneighbourhoodconveniencecommercialsitewithin

theneighbourhood.Commercialusesprovidelocalemploymentopportunitiesforresidentstolive

andworkinthesameneighbourhood,reducingthedependencyoncommutingoutsideofthe

communityandofferingtheappealofbeingclosertohome.CommunityCommercialneedsshall

bemetinadjacentneighbourhoods.



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Locate

the

neighbourhood

conveniencecommercialsite

alongarterialorcollector

roadwaystoensurehigh

visibilityandconvenientaccess

opportunities.

Neighbourhood

convenience

commercialsitesshallbe

placedalongarterialand/or

collectorroadways,transit

routesandalongmajor

pedestriancorridorstoensure

highvisibilityandaccessibility.

Figure

7

Land

Use

Concept

illustratesthelocationand

conceptualconfigurationof

theneighbourhood

conveniencecommercialarea,

whichwillbeconfirmedprior

torezoningapproval.

Rationale

TheneighbourhoodconveniencecommercialsiteislocatedattheintersectionofRabbitHillRoad

andacollectorroadwayinthecentralportionoftheneighbourhoodallowingforconvenient

accesstocommercialactivities. Thelocationofthecommercialsiteservesthesmallformatretail

needsof

Glenridding

Heights

and

Glenridding

Ravine

residents.


Provideconvenientpedestrian

accesstocommercial

developmentsothatresidents

haveopportunitytowalkto

commercialservices.

Neighbourhoodconvenience

commercialdevelopment

shouldbedesignedwith

pathwaysthatinterconnect

buildingentrances,parking,

transitstops,publicsidewalks

andcrossings,adjacent

properties,adjoining

off

street

pathsorpedestrianwalkways

andotherkeydestinationson

oradjacenttothesite.

TheDevelopmentOfficer

shouldhaveregardforbuilding

placement,pedestrian

accessibilityandactivityareas

inassessingandconditioning

developmentapplicationsfor

neighbourhoodconvenience

commercialdevelopment

undertheapplicablezone.

Rationale

Safeandattractivepedestrianlinkagesshouldbeprovidedbetweenvarioususeswithin

commercialsites,intotheneighbourhoodandtonearbytransitrouting.Theinternalpedestrian

systemandlinkagesshouldfosterconnectivityfromvariouspartsofthesiteandsurroundingarea.

Pedestrianroutesshouldbedirectandshouldminimizepotentialconflictswithvehicles.

TechnicalSummary




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3.2.8 ParksandOpenSpaces

The

NSP

proposes

one

District

Activity

Park

site,

one

Urban

Village

Park

and

a

greenway

network.

Accordingly,anintegratedopenspacesystemisproposedforGlenriddingHeights,asshownin

Figure9 PedestrianNetwork.TheareaattributedtoParkandOpenSpaceisshowninTable5

LandUse&PopulationStatistics.


AccommodateCityrequirements

forschool/parksiteswithinthe

neighbourhood.

a)TheNSPshallfollowthe

guidelinesforthehierarchyand

distributionofparkspacesas

prescribedintheUrbanParks

ManagementPlan.TheNSP

shall

include

the

District

ActivityParkforthe

WindermereASParea.

b)MunicipalReserveowingfor

GlenriddingHeightsshallbe

dedicatedinfullasland,cash

inlieuoflandoranacceptable

combinationthereof.The

valuesforcashinplaceofland

shallbeagreeduponpriorto

subdivision.

c)Servicing

shall

be

provided

withinroadwaysfrontingonto

theDistrictActivityParkand

UrbanVillageParkinorderto

accommodateanyandall

facilitieswhichmaybe

developedonsite.

a)TheDistrictActivityPark,

UrbanVillagePark,greenways,

andopenspacesare

conceptuallyillustratedin

Figure7LandUseConcept.

b)The

Subdivision

Authority

shalldeterminetheMRowing

fortheGlenriddingHeights

NSPandtheareasdedicatedas

MRShallbeconfirmedbylegal

surveyatthetimeof

subdivision.

c)Theneighbourhoodservicing

schemeshallensurethatthe

typeandamountofservicing

providedwithinroadways

adjacentto

parkland

adequatelymeetstheneedsof

parklandfacilitiesintothe

future.Anyproposalthatseeks

toprovidelessthanfullservices

alongtheentireroadway

adjacenttoparklandwillneed

tobenegotiatedwiththeCity

ofEdmonton.Thefarmstead

buildingslocatedwithinthe

futureDistrictParksiteshallbe

removedand

the

area

environmentallycleanpriorto

acceptanceintoCityinventory.

Rationale

TheUrbanParksManagementPlan(UPMP)providesstrategicdirectionfortheacquisition,design,

development,andmanagementofEdmontonsparklanduntiltheyear2016.TheNSPusesthe

hierarchyofparksitesandlandassemblyguidelinessetoutinUPMP.



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TheDistrictActivityParkSiteislocatedinthesouthportionoftheneighbourhood,adjacentto170

Street,RabbitHillRoadandacollectorroadachieving100%roadwayfrontage.Thesiteisintended

toprovide

regional

life

long

educational

and

recreational

opportunities

including,

sports

fields,

seniorhighschool(s)andmajorrecreationcentres(e.g.arena,pool,fitnesscentrecomplex).The

DistrictActivityParksitewillprovideopportunitiesforpassiveandactiverecreationopportunities

andensuressufficientaccessbypedestrians,cyclists,transitusersandautomobiles.

TheUrbanVillageParkislocatedinthenorthcentralportionoftheplanareaandprovides

approximately30%ofroadwayfrontagealongtheabuttingcollectorroadway.Thisparkisintended

toserveasagatheringplacefortheneighbourhoodandaccommodateapotentialCommunity

Leaguefacilityandmayalsoprovidetheopportunityforbothpassiveandactiverecreation.

TheareaandpercentageofGrossDevelopableAreaattributedtoeachformofparkandopenspace

developmentisshowninTable5LandUse&PopulationStatistics.


Provideavarietyof

opportunitiesforpassiveand

activerecreationexperience.

a)Parkspaceshallbedesigned

toaccommodateactiveand

passiverecreationactivities.

b)Allparkspacewithinthe

neighbourhoodshouldbe

universallyaccessible.

c)Anintegratedpedestrian

system

shall

link

the

major

park

components.

a)b)Designanddevelopment

offutureparksandopenspaces

shallconsiderprogramming

needsofthecommunityandbe

implementedbasedon

requirementsofInfrastructure

Services,ParksDesignand

Construction.

c)Greenways

shall

be

dedicatedasoutlinedin

Objective30,atthetimeof

subdivision.

Rationale

TheGlenriddingHeightsNSPprovidesarangeofparks,stormwatermanagementfacilities,and

openspacesforresidentsinordertomeettheirpassiveandactiverecreationneeds.

TheUrbanVillageParkislocatedinthenorthcentralportionoftheplanadjacenttoacollector

roadwayandprovidesopportunitiesformoreformalizedactiverecreationduetoitslargerarea.

TheDistrict

Activity

Park

Site

is

located

adjacent

to

170

Street,

Rabbit

Hill

Road

and

acollector

road.

Thesiteisreadilyaccessibletovehicular,transitorpedestriantrafficfrommostpartsofthe

neighbourhood.

ThreeGreenwaysarecentrallylocatedwithintheplanarea.Thegreenwaycorridorsystemprovides

alinear,multimodalconnectionfromthe(north)UrbanVillageParktothe(west)stormwater

managementfacilitytothe(south)DistrictActivityParkandtothe(east)GlenriddingRavine

Neighbourhood.

Twostormwatermanagementfacilities(SWMFs)areproposedinGlenriddingHeights.These



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facilitiesprovideanamenityareaandarepartoftheopenspacesystemwithintheplanarea.All

SWMFsarelinkedwiththeneighbourhoodtrailnetwork(includingsidewalks)andprovide

additionalareas

for

recreation.

The

extent

of

public

open

space

around

the

facilities

will

depend

on

Citypoliciesatthetimeofdevelopment.

AllparksandSWMFsareconnectedtothetrailnetwork(includingsidewalks)withinGlenridding

Heightstoensurethatallresidentshaveconvenientaccesstoopenspaceforeverydayactivities.


Designaconnectedand

integratedopenspacesystem

thatencouragesallmodesof

movement(e.g.pedestrians,

bicycles,wheelchairs,

in

line

skates,etc).

a)TheNSPshallincorporatean

arrayofpedestrianlinkages

alongsidewalks,walkwaysand

multiusetrailcorridorsthat

connectall

park

spaces,


facilitiesandvariousotherfocal

points.

a)Figure7LandUse

ConceptandFigure9

PedestrianNetwork

conceptuallyguidethelocation

ofneighbourhood

parks,

open

spaces,pedestrianconnections

andSWMFswhichshould

connectresidentstothefocal

points.

Rationale

GlenriddingHeightsprovidesaninternalpedestriannetworkthatishighlyconnected,directand

convenientvialinkagesalongsidewalks,walkways,greenwaysandmultiusecorridor.Allparksand

openspaceareconnectedtothepedestriannetworkwithinGlenriddingHeightstoensurethatthey

areaccessibletotheresidentiallandusesintheplanareaandthesurroundingdeveloping

neighbourhoods.The

park

locations

are

linked

with

linear

corridors,

enabling

additional

recreational

optionsandincreasingactivetransportation(i.e.walking,bicycling,inlineskating)possibilities

withintheneighbourhood.Theseconnectionswillbeprovidedbyacombinationofgreenwaysand

minorpedestrianconnections.


Designsafeparkspace,in

accordancewiththeDesign

GuideforaSaferCity,Crime

PreventionThrough

EnvironmentalDesign

and

the

UrbanParksManagementPlan.

Parkspaceshouldhave

frontagealongpublicroadways

toensuresightlines,natural

surveillance,andadequate

lighting.

Landscapingand

designofparkspacesshalltake

intoconsiderationbasicCPTED

principlesanddesignprinciples

includedintheDesignGuide

foraSaferCityandUPMP.

Designanddevelopmentof

futureparksandopenspaces

shallconsidersafetyneedsof

thecommunityandbe

implementedbased

on

the

requirementsofInfrastructure

Services,ParksDesignand

Construction.

Rationale

Awelldesignedparkspacecancontributetothesenseofsafetyandsecurityofitsusers.



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TechnicalSummary

AParklandImpactAssessment(PIA)wascompletedconfirmingthat90%ofGlenriddingHeights

residentsare

within

500

metres

(approximately

6minute

walk)

of

the

District

Activity

Park,

Urban

VillageParkortoneighbouringparksandopenspacesinAmbleside,Windermereand/orKeswick.

ACommunityKnowledgeCampusNeedsAssessment(CKCNA)wascompletedtodeterminethe

bestlocation,size,configurationandorientationforafuturepotentialCKCsiteandtofacilitate

communicationandconsultationintheplanninganddevelopmentoffutureschoolsites.

3.2.9 Transportation

TheoveralltransportationnetworkwithintheGlenriddingHeightsNSPisbasedontheprovisionof

efficientvehicular,transitandpedestriancirculation. ThisisconceptuallyillustratedinFigure8

TransportationNetworkandFigure9PedestrianNetworkwhichidentifiestheroadway

networkandalternativecirculationsystemthataccommodatesthemovementofautomobiles,

transit,bicyclesandpedestrianswithintheneighbourhoodandtheconnectionstoadjacent

communities.


Recognizethat170StreetS.W.

isahighwayconnectorandis

designatedasanurbanfreeway

connectingAnthonyHenday

DrivetothepotentialOuter

RingRoadandthesurrounding

region.

a)170StreetS.W.isahighway

connectorandshallbe

designedasanurbanfreeway

withdirectaccessfrom

GlenriddingHeightsonlyat

interchangesidentifiedat

RabbitHillRoad/25AvenueS.W.andrealignedEllerslie

Road.

b)Afrontageroadparallelto

170StreetS.W.shallprovide

forlimitedaccessintotheplan

area.

c)The170StreetConceptual

PlanningStudyshallguide

developmentoflandwithin

theArea

of

Influence.

a)Figure8Transportation

Networkconceptually

illustratestheinterchange

locationsandthefrontage

roadalong170StreetS.W.

b)Final

location

and

access

to

thefrontageroadwillbe

determinedpriorto

subdivisionapprovaland

development.

c)TheAreaofInfluenceis

identifiedonFigure8

TransportationNetwork.

Subdivisionoflandswithinthis

areashallnotoccurpriortothe

completionofthe170Street

ConceptualPlanning

Study.

Rationale

170StreetS.W.isahighwayconnectorandhasbeendesignatedasanurbanfreeway,withgrade

separatedinterchangesattherealignedEllerslieRoadandatRabbitHillRoad/25AvenueS.W. A

frontageroadalongtheeastsideof170StreetS.W.willprovideadirectconnectionbetween

EllerslieRoadtoRabbitHillRoadandwillprovideaccesstothecollectorroadwayinthewestern

partoftheplanarea.



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The170StreetS.W.ConceptualPlanningStudyiscurrentlyunderwayfortheCityandtheconcept

wasapprovedbyCityCouncilinMay2011. TheAreaofInfluenceidentifiesthelandsadjacentto

the170

Street

S.W.

corridor

and

future

interchanges

where

road

right

of

way

requirements

have

notyetbeenidentified.Subdivisionoflandswithinthisareashallnotproceeduntilcompletionof

thisstudy.


ImplementtheCityof

Edmontonroadhierarchy

systemofanintegrated

arterial,collectorandlocal

roadwaynetwork.

Awellintegratedsystemof

arterial,collectorandlocal

roadwaysshallbeestablished

forvehicularandpedestrian

circulationwithintheNSP

boundariesand

the

adjacent

neighbourhoods.

Roadrightofwayandarterial

roadwideningshallbe

dedicatedtotheCityof

Edmontoninaccordancewith

theNSPatthesubdivision

stageof

development.

Rationale

Thetransportationnetworkhasbeendesignedtomeetboththeinternalandexternaltrafficflow

requirementsgeneratedbytheneighbourhoodinaccordancewithCityofEdmontonsguidelines

andstandards.Ahierarchyofroadsareintendedtofacilitatetheefficientmovementofvehicular

traffic(seeFigure8 TransportationNetwork).Vehicularaccesstothesurroundingarterial

roadwayswillbeprovidedviasevenneighbourhoodentrance/exits.

RegionalRoadwayNetwork

TheGlenridding

Heights

NSP

will

benefit

from

ahigh

level

of

accessibility

to

the

metropolitan

Edmontonareaasaresultofitscloseproximitytothefollowingexistingregionalroadways(see

Figure8 TransportationNetwork).Theseroadwaysinclude:

AnthonyHendayDrive

TerwillegarDrive/170Street

WhitemudDrive

CalgaryTrail/GatewayBoulevard

ArterialRoadways

Arterialroadwaysfacilitatethemovementofintramunicipaltrafficandgenerallymaintainlimited

directaccesstoadjacentlanduses.WithintheGlenriddingHeightsNSParea,170Street,re

alignedEllerslieRoad(9AvenueSW)andRabbitHillRoadaredesignatedasarterialroadways.

Appropriatespacingofintersectionsandaccessegressrequirementsarerespectedalongthese

arterialroadways.The41AvenueS.W.corridorisanticipatedtobeupgradedtoalimitedaccess

majorarterialstatustoensureprovisionofamajoreastwestcorridor.Thisfacilitywill

accommodatelongerdistanceregionalandprovincialtrips,inadditiontoprovidingtransportation

benefitstothedevelopmentareainthefuture.



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LandswithintheNSPwillbesubjecttoanArterialRoadAssessment(ARA)tocostsharethe

constructionofarterialroadwayfacilitiesneededtoservicethearea.Ingeneralterms,theARA

outlinesthe

developers

responsibility

for

roadway

construction

within

acatchment

area

and

is

basedontheestimatedcostsofconstructingarterialroadsinacatchmentarea.

DeveloperswithintheWindermereAreaarecommittedtoprovidingqualitytransportation

servicestoresidentsandpatrons,whileensuringtheappropriateness,sustainabilityandcost

effectivenessoftheoveralltransportationsystem. Astrategicandfiscallysoundtrafficplanwill

provideafoundationuponwhichtoassessandevaluatetheneedforroadway

(upgrading/twinning)andintersectionimprovementsthatwillallowappropriatelevelsoftraffic

servicetobemaintainedwhileenhancingtheareasabilitytocontinuetogrowandexpand.

TrafficgrowthanddevelopmentpatternsintheWindermereASPareawillbemonitoredona

yearlybasisbytheDeveloperswithintheWindermereAreainconjunctionwiththeCityof

Edmonton.The

monitoring

program

will

aid

in

identifying

and

prioritizing

arterial

roadway

prioritiesandconstructionrequirements,trafficsignalizationrequirements,anticipatedCity

fundingneeds,andingeneralassessingtheoverallimpactofnewdevelopmentactivityonthe

roadwaysystem. TheprojectsidentifiedthatareincludedintheArterialRoadwayAssessment

Bylawwillbethedevelopersresponsibilityandarequirementoffuturedevelopment. Thetraffic

monitoringplanwillalsoassistinidentifyingandprioritizingarterialroadwayconstructiontobe

includedintheCity'sCapitalPriorityPlanforCouncil'sconsideration.

CollectorRoadways

Collectorroadways,whichprovideinternal/externalaccesses,arespacedatappropriateintervals

tofacilitatetrafficprogressionandtoensurethatsufficientdistanceisavailabletoallowforright

andleft

turn

bay

development.

The

collector

roadway

network

provides

efficient

and

convenient

accesstoresidentialareas,preventscutthroughtraffic,andenhancesoverallsafetyinthe

neighbourhood.

LocalRoadways

Localroadwaysprovideaccesstoadjacentlandusesandmaintainalimitedroleintheoverall

movementoftrafficwithintheGlenriddingHeightsNSP.

Parking

Parkingforvehicleswillgenerallybeprovidedoffstreetinconjunctionwithresidential

developmentapplications.


Minimizetrafficcongestionand

enhancesafetyoninternal

collectorroadways.

a)Thenumberofresidential

lotsfrontingontoandhaving

directaccesstoacollector

roadshouldbeinaccordance

withtheapplicableCity

a)TheSubdivisionAuthority,

inconsultationwith

TransportationServicesshall

haveregardforthenumberof

lotshavingdirectaccessontoa



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Policies.

b)Trafficcalmingshouldbe

employedto

reduce

automobilespeeds,increase

pedestriansafetyandimprove

thestreetscape.

collectorroadway.

Thenumberoflotshaving

directaccess

onto

acollector

roadwayshallbedetermined

atthesubdivisionstageand

shallnotexceed30%.

b)Trafficcalmi

glenridding heights nsp consolidation

Documents