Report for City Council September 29, 2009 meeting.



Bylaw 15291

A Bylaw to amend Bylaw 7464, as amended, being The Palisades Area Structure Plan,

to incorporate the Albany Neighbourhood Structure Plan

WHEREAS pursuant to the authority granted to it by the Planning Act, on April 24, 1984, the Municipal Council of the City of Edmonton passed Bylaw 7464, being The Palisades Area Structure Plan; and

WHEREAS Council found it desirable from time to time to amend Bylaw 7464, being The Palisades Area Structure Plan by adding new neighbourhoods; and

WHEREAS an application was received by the Planning and Development Department to amend Bylaw 7464, as amended, The Palisades Area Structure Plan, to incorporate the Albany Neighbourhood Structure Plan;

NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act RSA 2000, ch. M-26, as amended, the Municipal Council of the City of Edmonton duly assembled enacts as follows:

1. Bylaw 7464, as amended, The Palisades Area Structure Plan, is hereby further amended by adding as Appendix “E” the Albany Neighbourhood Structure Plan being:

a) the Map entitled “Bylaw 15291 Albany Neighbourhood Structure Plan” attached hereto as Schedule “A”;

b) the “Albany Neighbourhood Structure Plan Land Use and Population Statistics – Bylaw 15291” attached hereto as Schedule “B”; and

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c) the Consultant’s report entitled “Albany Neighbourhood Structure Plan” attached hereto as Schedule “C”.

READ a first time this day of , A. D. 2009;

READ a second time this day of , A. D. 2009;

READ a third time this day of , A. D. 2009;

SIGNED and PASSED this day of , A. D. 2009.

THE CITY OF EDMONTON

____________________________________

MAYOR

____________________________________

CITY CLERK

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SCHEDULE “A”

15291_SchA.pdf

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SCHEDULE “B”

ALBANY NEIGHBOURHOOD STRUCTURE PLAN

LAND USE AND POPULATION STATISTICS

BYLAW 15291

| |Area (ha) |% GA |% GDA |

|Gross Area |81.17 |100.0 | |

|Natural Area (Environmental Reserve) |10.87 |13.4 | |

|Pipeline and Utility Right of Way |2.46 |3.0 | |

|Transportation and Utility Corridor |27.93 |34.4 | |

|Arterial Road Widening |2.10 |2.6 | |

| | | | |

|Gross Developable Area |37.81 | |100.0 |

|Parkland, Recreation (Municipal Reserve) – Park* |3.01 | |8.0 |

|Transportation – Circulation |2.56 | |6.8 |

|Infrastructure/Servicing – Stormwater Management Facility |3.35 | |8.9 |

|Commercial (CSC) |14.39 | |38.1 |

| | | | |

|Total Non-Residential Area |23.31 | |61.7 |

|Net Residential Area (NRA) |14.50 | |38.3 |

|Residential Land Use, Dwelling Unit Count and |Area (ha) |Units/ha |Units |% of Total |People/ |Population |% of NRA |

|Population | | | | |Unit | | |

|Ground Oriented – Low Density Residential |9.35 |20 |187 |31.2 |3.45 |645 |64.5 |

|Non-Ground Oriented ** - Medium Density |5.15 |80 |412 |68.8 |2.87 |1,182 |35.5 |

|Residential | | | | | | | |

| | | | | | | | |

|Total Residential |14.50 | |599 |100.0 | |1,828 |100.0 |

|Sustainability Measures | |

|Population Density (ppnra) |126.0 |

|Unit Density (upnra) |41.3 |

|Ground Oriented / Non-Ground Oriented Units |31.2 / 68.8 |

|Population (%) within 500 m of Parkland |95 |

|Population (%) within 400 m of Transit Service |100 |

|Population (%) within 600 m of Commercial Service |86 |

|Presence / Loss of Natural Area Features |Wetland |

|Protected as Environmental Reserve (ha) |10.9 |

|Student Generation | |

|Public School Board |152 |

|Elementary |76 |

|Junior / Senior High |76 |

| | |

|Catholic School Board |60 |

|Elementary |30 |

|Junior High |15 |

|Senior High |15 |

| | |

|Total Student Population |212 |

* Remainder of MR owing to be dedicated as cash-in-lieu at time of subdivision

** The MDR designation allows the development of ground-oriented units such as row houses, townhouses, and stacked row house

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SCHEDULE “C”

15291_SchC.pdf

DESCRIPTION: AMENDMENT TO THE PALISADES AREA STRUCTURE PLAN

ADOPTION OF THE ALBANY NEIGHBOURHOOD STRUCTURE PLAN; ALBANY

ZONING BYLAW AMENDMENT from (AG) Agricultural Zone to (CSC) Shopping Centre Zone; ALBANY

LOCATION: Located north of 167 Avenue, east and south of the Transportation and Utility Corridor, and west of 127 Street.

LEGAL

DESCRIPTION: SE Sec. 1-54-25-W4M

SW Sec. 1-54-25-W4M

Lot 6, Block 1, Plan 0323075

Lot 7, Block 1, Plan 0323075

Lot 8, Block 1, Plan 0323075

Lot 2, Plan 6398 MC

Lot 3, Plan 611 NY

Lot 4, Plan 5848 NY

OWNERS: 167th Pallisades Property Inc.

#502, 9707 - 110 Street

Edmonton AB T5K 2L9

Albany Square Ltd.

10180 - 111 Street

Edmonton AB T5K 1K6

Her Majesty the Queen in Right of Alberta

c/o Minister of Infrastructure, Infrastructure Building

Third Floor, 6950-113 Street, Neil Crawford Provincial Centre

Edmonton AB T6H 5V7

Her Majesty the Queen in Right of Alberta

c/o Public Lands and Forest Division

Second Floor, 9915 - 108 Street

Edmonton AB T5K 2G8

Tru-West Properties Inc.

c/o 502- 9707 - 110 Street

Edmonton AB T5K 2L9

APPLICANT: Stantec Consulting Ltd.

10160 - 112 Street

Edmonton AB T5K 2L6

ACCEPTANCE OF

APPLICATION: July 23, 2003

EXISTING

DEVELOPMENT: Predominantly undeveloped land with residential and agricultural related buildings (farmhouses).

PLANNING AND

DEVELOPMENT

DEPARTMENT’S

RECOMMENDATION: That Bylaw 15290 to amend the Palisades Area Structure Plan be APPROVED.

That Bylaw 15291 to adopt the Albany Neighbourhood Structure Plan be APPROVED.

That Bylaw 15292 to amend the Zoning Bylaw from (AG) Agricultural Zone to (CSC) Shopping Centre Zone be APPROVED.

DISCUSSION

1. The Application

There are three associated Bylaws in this report.

The first Bylaw (15290) proposes to amend the Palisades Area Structure Plan (ASP) to:

• Create a 14.4 hectare commercial parcel;

• Remove a school site;

• Reconfigure and expand the stormwater management facilities and the natural area;

• Revise the neighbourhood collector roadway network; and

• Add two neighbourhood parks.

The second Bylaw (15291) proposes to adopt a new plan entitled the Albany Neighbourhood Structure Plan (NSP). The proposed NSP will establish the general land use, transportation and utility servicing principles, and design approach for the development of a neighbourhood encompassing 81.17 hectares with approximately 599 residential units and 1,828 residents. In accordance with the Palisades ASP, the Albany NSP will accommodate a mix of residential, commercial, park, natural area, and stormwater management facility uses.

The third Bylaw (15292) concerns an application to rezone a site west of 127 Street and north of 167 Avenue from (AG) Agricultural Zone to (CSC) Shopping Centre Zone. The intent of the application is to allow for the development of a 14.4 hectare commercial site.

2. Site and Surrounding Area

The Albany neighbourhood is located at the northernmost section of the Palisades ASP area. It is located north of 167 Avenue, east and south of the Transportation and Utility Corridor, and west of 127 Street. A 10.87 hectare wetland exists in the south-central area of the neighbourhood and has been identified as a part of the NW 7024 natural area in the 1993 City of Edmonton Inventory of Environmentally Sensitive and Significant Natural Areas (Geowest 1993). The remainder of the plan area is primarily undeveloped with a few residential and agricultural buildings located near 127 Street, to the southeast area of the neighbourhood, and west of the wetland.

The four neighbourhoods adjacent to Albany are in various stages of development. To the east of Albany is the Rapperswill neighbourhood, which is currently in the planning

stages. The Carlton and Oxford neighbourhoods exist to the south of Albany and are currently in the developing stages.

ANALYSIS

1. Compliance with Approved Plans and Land Use Compatibility

All three of the plan amendments comply with the Municipal Development Plan (MDP) and the intent of the Palisades ASP.

The subject area is designated as ‘Suburban Area’ in the MDP. Suburban Areas are defined as lands approved for development and lands suitable for future residential development. The proposed amendments meet several of the City’s Planned Growth Priorities identified in the MDP including:

Land Development Philosophy

1.1.2 Address compatibility of land use in the development and review of land use plans and development proposals.

1.1.3a Incorporate the protection of natural areas systems in planning for communities, for the ecological, recreational, educational, economic and health benefits they provide.

1.1.14 Maintain the integrity of pipelines and utility corridors while planning for growth and development.

Utilization of Existing Infrastructure

1.3.3 Support contiguous development that is adjacent to existing development in order to accommodate growth in an orderly and economical fashion.

Preservation and Enhancement of the Natural Environment and Open Spaces

1.6.1 Develop a comprehensive, integrated plan for open space lands that:

o Integrates and connects natural areas within the urban fabric to provide access;

o Develops access and recreational use opportunities while protecting the natural environment; and

o Encourages the conservation and integration of natural areas that are sustainable and feasible.

1.6.2 Implement policies for the conservation of natural sites in Edmonton’s table lands through the planning process.

1.6.3 Work pro-actively with the Provincial Government to ensure that Crown interests in water bodies are addressed prior to development.

1.6.4 Acquire and restore natural areas of ecological value as well as critical natural linkages and buffers to ensure they remain sustainable in an urban context.

Managing Suburban Growth

1.7.1 Accommodate growth in an orderly, serviced and cost-effective manner.

1.7.2 Provide for a range of housing types and densities in each residential neighbourhood.

1.7.3 Encourage flexibility in creating attractive and functional residential neighbourhoods and business areas.

1.7.4 Ensure availability and access to recreational opportunities and open spaces.

The Palisades ASP designates the subject area as Neighbourhood One and allocates it for residential, stormwater management facility, permanent wetland/natural area, and neighbourhood park uses. The proposed amendment to the ASP makes changes to the land use concept and policies related to Neighbourhood 1, including but not limited to the addition of a commercial site, removal of a school site, and addition of two parks, but maintains the general intent of the ASP in providing for a mixture of housing types, neighbourhood parks, and a connection to a community pedestrian system.

2. Land Use Analysis

The section of this report pertains to the Albany NSP development concept and its associated statistics.

a) Residential Land Uses

The Albany NSP proposes to allocate 38.3% of the neighbourhood’s gross developable area for residential land uses.

Housing types will predominantly take the form of Medium Density Residential (MDR) uses at 68.8% of the proposed dwelling units. Low Density Residential (LDR) uses will make up the remainder at 31.2% of the proposed dwelling units. This ratio of MDR to LDR exceeds Council’s 65% to 35% guidelines for suburban neighbourhoods but is acceptable given that:

• Developable land in the neighbourhood is limited considering 34% of the gross area consists of the Transportation and Utility Corridor;

• Approximately 13.9 hectares (26%) of the neighbourhood’s developable area (minus the Transportation and Utility Corridor lands) is dedicated to preservation of the Natural Area (NW 7024) and provision of parkland; and

• The neighbourhood is very accessible in that it is bordered by the Transportation and Utility Corridor and two arterial roadways, namely 127 Street and 167 Avenue.

The Palisades Area Structure Plan (Policy V – The Development Concept: 3 Residential Land Use) anticipates higher density in the area: “…it is expected that higher density residential development would be located to take advantage of transit routes, access to neighbourhood facilities and amenities such as the commercial areas, lakes, public open space or adjacent to the non-residential land uses west and south in the Plan area” (Palisades Area Structure Plan). Higher densities will also contribute to creating a more compact, efficient, and transit-supportive neighbourhood.

Upon build out, the neighbourhood population is projected to be 1,828 residents occupying 599 housing units at an overall density of 20 units per hectare for LDR and 80 units per hectare for MDR. LDR is located around the northern half of the stormwater management facility and to the east of the natural area. MDR will be located at the southern edge of the neighbourhood and adjacent to collector roadways and will accommodate a variety of housing types such as rowhouses, stacked row houses, and low-rise apartments.

b) Commercial Land Uses

One 14.4 hectare commercial site is proposed in the southeast portion of the Albany neighbourhood and is located with access to and from Anthony Henday Drive, 127 Street, and 167 Avenue. The site will accommodate a variety of retail uses with the potential to include grocery stores, home improvement retailers, restaurants, and medical and professional offices. The strategic location, large size, and mix of retail of this site is intended to allow the site to serve as a neighbourhood commercial center to meet the needs of Albany neighbourhood residents and potentially residents of northwest Edmonton and beyond. The site is also connected to the rest of the neighbourhood and adjacent neighbourhoods through an interconnected multi-use trail and pedestrian linkages with close access to transit.

c) Schools, Parks and Public Open Space

One public elementary school site was originally proposed for the Albany neighbourhood in the Palisades ASP. The Public School Board has since advised that this site will be eliminated and that the public junior high school in the Oxford

neighbourhood, south of Albany, will be expanded to become a K-9 facility to serve both the Albany and Oxford neighbourhoods.

The parks and open space system in Albany has been designed to provide a linked network of:

• A neighbourhood park in the northwest portion of the neighbourhood;

• A natural area located in the south-central area of the neighbourhood, which includes a wetland with four viewpoints to allow for resident access, education, and recreation;

• Two smaller parks located south and east of the wetland;

• A stormwater management facility located in the western portion of the neighbourhood;

• A multi-use trail located along the southern boundary of the wetland, within a portion of the pipeline corridor, and on one side of 167 Avenue; and

• Walkways with pedestrian connections located throughout the neighbourhood and connecting to adjacent neighbourhoods.

There is also a 16 hectare stormwater management facility located in the northern portion of Albany. This will exclusively serve drainage demands from the Transportation and Utility Corridor. Drainage from Albany and other adjacent neighbourhoods will not be permitted.

3. Smart Choices Assessment

The proposed amendments advance the Smart Choices initiatives of Walkability and Urban Design, as follows:

a) Walkability

The Albany NSP features a high level of connectivity: pedestrian linkages link together a multi-use trail and several sidewalk connections to facilitate easy access to major destination points in the neighbourhood. Walkability in the neighbourhood will also be enhanced with a mix of residential, commercial, and recreational land uses located in close proximity to each other. In addition, all residential land uses will be located within 400 meters of planned transit routes.

b) Urban Design

The Albany NSP’s development objective to orient commercial sites along public streets in order to ensure high visibility, appropriate frontage, and convenient access opportunities will enhance urban design in the neighbourhood.

4. Transportation

The Transportation Department reviewed a Traffic Impact Assessment that was conducted for the subject area. The Transportation Department has no objections to any of the proposed amendments and rezoning and advises that:

• The City of Edmonton has approved funding to construct four lanes of 127 Street as part of the Anthony Henday Drive connector roads construction. 127 Street construction is anticipated to be completed prior to Anthony Henday Drive opening, which is currently scheduled for October 2011. The City will recover construction costs through the ARA Bylaw. The City of Edmonton is constructing upgrades to the 167 Avenue – 127 Street intersection in the 2009 construction year;

• The owner will be required to pay the proportionate share of the Arterial Roadway Assessment for the construction of arterial roadways in the catchment area;

• Should a granular multi-use trail be allowed to be developed within the Transportation and Utility Corridor, the trail is to be built by the developer with development of the adjacent subdivisions;

• All-directional access to the commercial centre, located on the northwest corner of 127 Street and 167 Avenue, will be limited;

• Accesses to the commercial and multi-family residential development will be reviewed and finalized at the subdivision or development applications stage;

• The owner may be required to provide additional traffic analysis for the commercial site at the subdivision or development application stage to confirm access, intersection, roadway, and signalization requirements; and

• The owner may be required to dedicate road right-of-way for 167 Avenue and 127 Street based on an approved Concept Plan with subdivision/development of the adjacent lands; and

5. Asset Management and Public Works: Drainage Services and Corporate Properties

Corporate Properties has advised that they have no objections to the proposed plan amendments and rezoning. Drainage Services has advised that they have no objections to the application either and advise:

• Permanent storm and sanitary servicing of the proposed rezoning area shall be in general accordance with the servicing schemes presented in the latest edition of the Palisades Neighbourhood Design Report;

• Servicing of the proposed zoning areas requires construction of permanent sanitary and storm sewer infrastructure through lands to the south that are not owned by the applicant and as such, suitable easements will have to be obtained from the current land owner to implement the required servicing schemes;

• Prior to Drainage Services support of any further subdivision or development permit applications within the Albany Neighbourhood, the issues regarding the provincial claim on the bed and shore of the North Oxford wetland and associated wetland exchange and compensation proposal by the current land owner must be resolved and accepted by Alberta Environment and Alberta Sustainable Resource and Development;

• As a condition of any future subdivision or development permit approval on the proposed rezoning property the owner must enter into a servicing agreement with the City of Edmonton to pay required assessments and for the construction of public sanitary and storm sewer infrastructure required to service the proposed development;

• Storm and sanitary sewer PACs and Expansion Assessment will be payable through Servicing Agreements required as a condition of subdivision approvals or development permits; and

• The requirement to pay the Sanitary Sewer Trunk Charge (SSTC) will be reviewed when applications are made for Development Permits or sanitary service connections.

6. Utilities

TELUS Communications, EPCOR Water, EPCOR Distribution and Transmission, ATCO Gas, and ATCO Pipelines have all advised that they have no objections to the proposed plan amendments and rezoning.

7. Parks and School Boards

The Parks Branch of Asset Management and Public Works have advised that they have no objections to the proposed plan amendments and rezoning provided that the following requirements were met:

• The addition of a park to the eastern side of the neighbourhood;

• The provision of an appropriate buffer of 30 m adjacent to the Albany Wetland;

• Improved trail circulation in the neighbourhood; and

• Sufficient frontage of the neighbourhood park parcel onto a collector roadway.

These requirements have all been addressed in the NSP.

Both the Edmonton Catholic School Board and the Edmonton Public School Board advised that they have no objections to the proposed plan amendments and rezoning.

8. Albany Wetland Management Plan

The Albany Wetland Management Plan was prepared in 2005 to present appropriate information for the sustainable management of the 6.55 ha wetland (to which the Province has laid claim to), located in the NW 7024 natural area of the Albany neighbourhood, and its associated 30 metre buffer. It also serves to provide recommendations for the management of the natural wetland for conservation and surface water management objectives. The plan was reviewed and approved by the Office of Natural Areas, and the Parks and Drainage Services Branches of the Asset Management and Public Works Department.

9. Department of National Defence

The Albany neighbourhood is located within the Edmonton Garrison Heliport Zoning Regulation area. Land uses, particularly in regards to height, size, and type of stormwater management facilities and retention of wetlands, may be limited under these regulations and is subject to review by the Department of National Defence. On March 5, 2009, the Department of Natural Defence stated that they have no objection to the proposed plan amendments and rezoning.

10. Environmental Review

Phase I and Phase II Environmental Site Assessments were conducted for the subject area with the exception of the Transportation and Utility Corridor lands. On July 3, 2009, the Environmental Planning Unit of the Planning and Development Department provided environmental clearance and stated that the land is suitable for development.

11. Surrounding Property Owners’ Concerns

On June 21, 2007, advanced notices were sent out to surrounding property owners and to the Baturyn Community League, Caernarvon Community League, Lorelei Beaumaris Community League, Cumberland/Oxford Community League, Dunluce Community League, and Castle Downs Recreation Society Area Council. There were no outstanding issues from the advanced notice.

On July 5, 2007, the Planning and Development Department held a public meeting at the Lago Lindo Community League, which was attended by twenty-one (21) people. Following a brief presentation, the following questions and concerns were responded to by both the applicant and Planning and Development Department staff:

• A question was raised regarding the size of the commercial site and the proposed retail uses for the site. The response to the question was that the site would be

approximately 15 hectares in size and would be zoned as Shopping Centre Zone (CSC) with possible retail uses including: grocery stores, banks, restaurants, and home improvement retailers;

• Concerns were raised over frequent vehicular shortcutting on 167 Avenue in order to access St. Albert Trail. Citizens in attendance were informed that when the Anthony Henday Drive ring road opens in the area, it is anticipated that there will be a significant reduction in some of these traffic movements currently causing concern;

• A question was asked on whether the twinning of 167 Avenue would be in the north or south direction. The response was that it would be in the south direction;

• A question was raised regarding the possibility of a sound barrier being built south of 167 Avenue for residents of the Dunluce neighbourhood. Attendees were informed that an eight foot fence backing onto 167 Avenue would be constructed; and

• General questions regarding the retention of the wetland in the Albany neighbourhood as well as parking and staging requirements were raised. Citizens in attendance were informed of the Albany Wetland Management Plan and of the components of the plan which addressed their concerns.

Other issues raised by a citizen who could not attend the public meeting (but sent his concerns in writing) included the need for greater provision of neighbourhood amenities such as commuter bike paths and walking paths situated away from roads. The proposed Albany NSP addresses these concerns.

JUSTIFICATION

The Planning and Development Department recommends that Bylaw 15290, Bylaw 15291, and Bylaw 15292 be APPROVED on the basis that the applications comply with the Municipal Development Plan and the intent of the Palisades Area Structure Plan, meet the technical requirements of the relevant Civic Departments and utility agencies, provide for a range of housing, recreational, and commercial opportunities in the Albany neighbourhood, and promote

preservation of a significant Natural Area within the fabric of the neighbourhood and a high level of pedestrian connectivity to major destination points within and outside of the neighbourhood for future residents.

ATTACHMENTS

2a. Approved Palisades Area Structure Plan Land Use and Population Statistics – Bylaw 14850

2b. Proposed Palisades Area Structure Plan Land Use and Population Statistics – Bylaw 15290

2c. Proposed Albany Neighbourhood Structure Plan Land Use and Population Statistics – Bylaw 15291

2d. Approved Palisades Area Structure Plan – Bylaw 14850

2e. Proposed Palisades Area Structure Plan – Bylaw 15290

2f. Proposed Albany Neighbourhood Structure Plan – Bylaw 15291

2g. Surrounding Land Use Map

2h. Proposed Rezoning – Bylaw 15292

Written by: I. Li

Approved by: W. Hughes

Planning and Development Department

August 24, 2009

TABLE 1

THE PALISADES AREA STRUCTURE PLAN

APPROVED LAND USE AND POPULATION STATISTICS

BYLAW 14850

| | | | | |

| |Area (ha) |% GDA |Units |Population |

| | | | | |

|Gross Area |590.00 | | | |

| | | | | |

|Natural Area |13.53 | | | |

|TransAlta Utilities right of way |6.28 | | | |

|167 Avenue |3.52 | | | |

|153 Avenue |6.56 | | | |

|Northwestern Utilities ROW |4.81 | | | |

| | | | | |

|Gross Developable Area |555.30 |100.00 | | |

| | | | | |

|Municipal Reserves – Parks and Schools |48.14 |8.16 | | |

| | | | | |

|Net Developable Area |507.16 |91.30 | | |

| | | | | |

|Business Commercial |30.33 |5.46 | | |

|Business Industrial |5.47 |0.98 | | |

|Neighbourhood Commercial |4.05 |0.74 | | |

|Residential* |457.05 |82.31 |6,825 |22,682 |

|Institutional |10.26 |1.85 | | |

| | | | | |

|Total |590.00 |100.00 |6,825 |22,682 |

Density: 40.6 persons per gross developable hectare

* Includes stormwater management facilities, collector, and local road

TABLE 2

THE PALISADES AREA STRUCTURE PLAN

PROPOSED LAND USE AND POPULATION STATISTICS

BYLAW 15290

| | | | | |

|LAND USE |Area (ha) |% GDA | | |

| | | | | |

|Gross Area |590.00 | | | |

| | | | | |

|Natural Area (NW 7024) |10.87 | | | |

|A Private Corporation’s Utility Right of Way |6.28 | | | |

|A Private Corporation’s Pipeline Right of Way |4.81 | | | |

|167 Avenue |3.52 | | | |

|153 Avenue |6.56 | | | |

| | | | | |

|Gross Developable Area |557.96 |100.00 |Units |Population |

| | | | | |

|Municipal Reserves – Parks and Schools |45.27 |8.11 | | |

| | | | | |

|Net Developable Area |512.69 | | | |

| | | | | |

|Business Commercial |44.72 |8.01 | | |

|Business Industrial |5.47 |0.98 | | |

|Neighbourhood Commercial |4.05 |0.73 | | |

|Residential* |448.19 |80.33 |6,692 |22,241 |

|Institutional |10.26 |1.84 | | |

| | | | | |

|Total |512.69 |100.00 | | |

Density: 41.1 persons per gross developable hectare

*Includes stormwater management facilities, collector and local roads

TABLE 3

ALBANY NEIGHBOURHOOD STRUCTURE PLAN

PROPOSED LAND USE AND POPULATION STATISTICS

BYLAW 15291

| |Area (ha) |% GA |% GDA |

|Gross Area |81.17 |100.0 | |

|Natural Area (Environmental Reserve) |10.87 |13.4 | |

|Pipeline and Utility Right of Way |2.46 |3.0 | |

|Transportation and Utility Corridor |27.93 |34.4 | |

|Arterial Road Widening |2.10 |2.6 | |

| | | | |

|Gross Developable Area |37.81 | |100.0 |

|Parkland, Recreation (Municipal Reserve) – Park* |3.01 | |8.0 |

|Transportation – Circulation |2.56 | |6.8 |

|Infrastructure/Servicing – Stormwater Management Facility |3.35 | |8.9 |

|Commercial (CSC) |14.39 | |38.1 |

| | | | |

|Total Non-Residential Area |23.31 | |61.7 |

|Net Residential Area (NRA) |14.50 | |38.3 |

|Residential Land Use, Dwelling Unit Count and |Area (ha) |Units/ha |Units |% of Total |People/ |Population |% of NRA |

|Population | | | | |Unit | | |

|Ground Oriented – Low Density Residential |9.35 |20 |187 |31.2 |3.45 |645 |64.5 |

|Non-Ground Oriented ** - Medium Density |5.15 |80 |412 |68.8 |2.87 |1,182 |35.5 |

|Residential | | | | | | | |

| | | | | | | | |

|Total Residential |14.50 | |599 |100.0 | |1,828 |100.0 |

|Sustainability Measures | |

|Population Density (ppnra) |126.0 |

|Unit Density (upnra) |41.3 |

|Ground Oriented / Non-Ground Oriented Units |31.2 / 68.8 |

|Population (%) within 500 m of Parkland |95 |

|Population (%) within 400 m of Transit Service |100 |

|Population (%) within 600 m of Commercial Service |86 |

|Presence / Loss of Natural Area Features |Wetland |

|Protected as Environmental Reserve (ha) |10.9 |

|Student Generation | |

|Public School Board |152 |

|Elementary |76 |

|Junior / Senior High |76 |

| | |

|Catholic School Board |60 |

|Elementary |30 |

|Junior High |15 |

|Senior High |15 |

| | |

|Total Student Population |212 |

* Remainder of MR owing to be dedicated as cash-in-lieu at time of subdivision

** The MDR designation allows the development of ground-oriented units such as row houses, townhouses, and stacked row house

ATTACHMENT 2d

15291_Att_2d.pdf

ATTACHMENT 2e

15291_Att_2e.pdf

ATTACHMENT 2f

15291_Att_2f.pdf

ATTACHMENT 2g

15291_Att_2g.pdf

ATTACHMENT 2h

15291_Att_2h.pdf

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