Bylaw C-1371 Adopted December 17, 2018 - Grande Prairie · The MDP Bylaw C-1237 was adopted in 2010...

Bylaw C-1371 Adopted December 17, 2018

Planning and Development Department

CITY OF GRANDE PRAIRIE

BYLAW C-1371

A Bylaw to Adopt the

Northern Lights Area Structure Plan

THE MUNICIPAL COUNCIL OF THE CITY OF GRANDE PRAIRIE, IN THE

PROVINCE OF ALBERTA, DULY ASSEMBLED, ENACTS AS FOLLOWS:

1. This Bylaw shall be called the “Northern Lights Area Structure Plan” Bylaw.

2. The Northern Lights Area Structure Plan, attached as Appendix “A”, is hereby adopted

pursuant to Section 633 of the Municipal Government Act, RSA 2000, Chapter M-26.

3. This Bylaw shall take effect on the date it is passed.

READ a first time this 17th day of December , 2018.

READ a second time this 17th day of December , 2018.

READ a third time and finally passed this 17th day of December , 2018.

“B. Given” (signed)

Mayor

“M. Phillips” (signed)

Acting Corporate Services Director

TABLE OF CONTENTS

1.0 Introduction .................................................................................................................................. 1 1.1 Purpose ......................................................................................................................................... 1 1.2 Location ......................................................................................................................................... 1 1.3 Policy Context ............................................................................................................................... 3 1.4 Landowner and Community Engagement in the Planning Process .............................................. 4

2 Objectives and Guiding Principles ........................................................................................................ 6 2.1 Plan Objectives .............................................................................................................................. 6 2.2 Guiding Principles ......................................................................................................................... 6

3 Plan Area ............................................................................................................................................... 7 3.1 Topography and Natural Features ................................................................................................ 7 3.2 Existing Land Use .......................................................................................................................... 8 3.3 Listing of Historical Resources ...................................................................................................... 8

4 Oil and Gas Facilities ............................................................................................................................. 8 4.1 Introduction .................................................................................................................................. 8 4.2 Development Setbacks ................................................................................................................. 9

5 Future Land Use Concept...................................................................................................................... 9 5.1 Zoning.......................................................................................................................................... 10 5.2 Location ....................................................................................................................................... 10 5.3 Light Industrial ............................................................................................................................ 10 5.4 Medium - Heavy Industrial .......................................................................................................... 10 5.5 Highway Commercial - Industrial ................................................................................................ 10 5.6 Regional Commercial .................................................................................................................. 11 5.7 Buffering...................................................................................................................................... 11 5.8 Parks and Open Space ................................................................................................................. 12

6 Servicing Concept ............................................................................................................................... 13 6.1 Transportation Network ............................................................................................................. 13 6.2 Water Distribution ...................................................................................................................... 15 6.3 Wastewater Collection ................................................................................................................ 15 6.4 Stormwater Management .......................................................................................................... 16 6.5 Shallow / Franchise Utilities ........................................................................................................ 17 6.6 Telecommunications Towers ...................................................................................................... 17 6.7 Interim Servicing ......................................................................................................................... 17

7 Implementation .................................................................................................................................. 18 7.1 Outline Plans ............................................................................................................................... 18 7.2 Phasing ........................................................................................................................................ 18 7.3 Subdivision and Development .................................................................................................... 18 7.4 Plan Amendments ....................................................................................................................... 19

8 Development Impact .......................................................................................................................... 20 8.1 Land Use ...................................................................................................................................... 20 8.2 Employment Generation ............................................................................................................. 21


Maps 1. Plan Area 2. Topography 3. Natural Features 4. Oil and Gas 5. Future Land Use Concept 6. Open Space 7. Transportation 8. Water 9. Waste Water 10. Storm Drainage 11. Outline Plan Areas 12. Phasing


The City of Grande Prairie Page 1

1.0 Introduction

1.1 PURPOSE The Northern Lights Area Structure Plan (ASP) establishes a framework for the future development of lands in the northeast corner of the City of Grande Prairie (City). The subject area is part of the land that the City annexed from the County of Grande Prairie No. 1 (County) in 2016 (Order in Council 296/2015). The intent of this annexation was partially to accommodate the City’s future commercial and industrial growth needs. This ASP includes a generalized future land use concept, as well as overall servicing concepts. It will guide the subsequent preparation of Outline Plans (OP) by landowners for adoption by City Council. The primary intent of this ASP is to establish how development will integrate into the City’s existing urban fabric.

1.2 LOCATION 1.2.1 As illustrated on Map 1 - Plan Area, this ASP applies to 16 quarter-sections of land in the

northeast corner of the City. All of the subject lands were part of the City’s 2016 annexation from the County.

1.2.2 The western end of this ASP is partially bound by 84 Street. There are currently no

roads bounding the north, south, or eastern edges of the Plan area. This ASP is divided by 132 Avenue.

1.2.3 The total plan area is approximately 1,060 ha. The Plan area includes 29 parcels with an

approximate total area of 1,028 ha (2,540 acres), as indicated in Table 1.



Table 1 - Plan Area Composition Legal Description Land Use Net Area (ha)

P:0926760 B:1 L:1 Country Residential 3.94

P:9120243 L:1 Country Residential 8.09

P:0023266 L:1 Country Residential 1.94




P:1323649 B:1 L:1 Agriculture 5.17

P:1423942 B:1 L:2A Country Residential 2.51

QS:NE SC:32 TWP:71 RG:5 M:6 Agriculture 51.47



QS:NW SC:33 TWP:71 RG:5 M:6 Agriculture 58.12


QS:SE SC:5 TWP:72 RG:5 M:6 Agriculture 63.53

QS:SW SC:3 TWP:72 RG:5 M:6 Agriculture 64.20





P:0021535 L:1 Agriculture 1.95






P:1423942 B:3 L:2B Agriculture 1.53




Subtotal 1,027.96

Existing Road Allowances 32

TOTAL 1060



1.3 POLICY CONTEXT There are numerous City plans and policy documents currently in force that provide a broader policy context for ASP preparation. These plans, both statutory and non-statutory, and policies are outlined below. 1.3.1 Grande Prairie Intermunicipal Development Plan (IDP) The subject lands of this ASP were annexed into the City in 2016, in accordance and

conforms with the IDP Bylaw C-1248. The IDP indicates that the majority of these lands are intended for future industrial and commercial uses.

1.3.2 City of Grande Prairie Municipal Development Plan (MDP) The MDP Bylaw C-1237 was adopted in 2010 and was amended on May 16, 2016 to

include all the land annexed into the City on January 1, 2016. 1.3.3 Map 4 of the MDP shows the future land uses within the City. It designates the area

contained within this ASP as future Commercial/Industrial. 1.3.4 The MDP is the City’s primary land use policy document. As per the Municipal

Government Act, this ASP was prepared in accordance with the MDP. 1.3.5 Existing Area Structure Plans There are no existing ASPs within this Plan area. The Northeast ASP Bylaw C-1087,

adopted in 2003, applies to the adjacent area to the west of this ASP. This ASP will be compatible with the future land use concept in the Northeast ASP and will provide for a smooth transition between the two (2) areas in terms of land uses, transportation network, and servicing.

1.3.6 Rural Service Area The entirety of the Plan area, with the exception of one (1) parcel, is within the Rural

Service Area. The Rural Service Area is land within the City that is governed by the County’s Land Use Bylaw that they had in place at the time of annexation. This allows property owners in the annexed areas to maintain their current land uses and development options. The Plan area is mostly zoned Agricultural, but also includes Country Residential (CR-5), Rural Light Industrial (RM-1) and Rural Medium Industrial (RM-2).

1.3.7 City of Grande Prairie Land Use Bylaw (LUB) The majority of this ASP is within the Rural Service Area. The one (1) parcel that is

currently under the City’s LUB is zoned DC-15 Direct Control. This district is intended to accommodate development similar to what can occur in a CR-5 Country Residential District, under the County’s LUB. As this ASP identifies almost all of the land for future industrial and commercial uses, development in accordance with this ASP will require rezoning to a district under the City’s LUB, in most cases.



1.3.8 It is the City’s intent to adopt land use districts that allow for commercial and industrial development utilizing private services and rural road cross-sections. The City’s LUB will be amended to include land use districts that contain minimum lot sizes and widths, and minimum setback standards that are appropriate for development without access to municipal water and sewer services.

1.3.9 Non-Statutory Plans The City and Aquatera Utilities Inc. (Aquatera) have master plans in place for all major

forms of infrastructure including transportation, parks, wastewater, stormwater management, and water distribution. These plans will guide the future development and servicing of this ASP. More detailed information regarding master plans, as applicable, is provided in Section 6 of this ASP.

1.3.10 As the City revises its master plans or adopts new ones, the annexed lands will be

incorporated into these documents. 1.3.11 Engineering Design Guidelines and Construction Manual Future development in this ASP will be required to comply with the City’s design

guidelines and the construction manual.

1.4 LANDOWNER AND COMMUNITY ENGAGEMENT IN THE PLANNING PROCESS 1.4.1 Landowner and public engagement occurred throughout the planning process. The

goals of the landowner engagement process were to gather the relevant local knowledge about this ASP from the owners and to identify their interests and priorities.

1.4.2 The process also engaged the broader community to identify any interests and concerns

about this ASP. 1.4.3 In addition to the landowners and community engagement process, a technical review

was also undertaken. Technical stakeholder in-person interviews were conducted from December 2017 through January 2018. The following technical stakeholders were interviewed: a) Alberta Energy Regulator; b) Alberta Environment and Parks; c) Alberta Transportation; d) Aquatera; e) County of Grande Prairie No. 1; f) Engineering Services; g) Fire Department; h) Grande Prairie Catholic School District; i) Grande Prairie Public School District; j) Parks Department; k) Recreation Department; and l) Transit Department.



The purpose of these interviews was to identify and understand any technical

requirements and limitations that could influence the preparation of this ASP, and reveal any unique opportunities that may be available to the City when planning the area.

1.4.4 Engagement Process Outline Phase 1 - Project Team Introduction October 25, 2017 Project introduction Open House Phase 2 - Issues Identification and Background Research November 21, 2017 Landowner Workshop November 23, 2017 Public Open House Phase 3 - Preparing Draft ASP July 24, 2018 Presentation of Draft ASP to Landowners and Public Phase 4 - Preparing Final ASP November 6, 2018 Presentation of final ASP to Landowners and Public Phase 5 - Public Hearing December 17, 2018 Public Hearing for this ASP Bylaw



2 OBJECTIVES AND GUIDING PRINCIPLES

The objectives and guiding principles for this ASP were developed through the engagement

process.

2.1 PLAN OBJECTIVES This ASP is intended to achieve the following objectives: 2.1.1 To provide an overall framework for future industrial and commercial development in

the northeast of the City; 2.1.2 To integrate future development with the existing urban fabric and approved plans for

adjacent lands; 2.1.3 To identify locations for community services such as recreation areas and essential

public services; 2.1.4 To establish a major road network and access management system for the Plan area; 2.1.5 To provide a conceptual servicing system based on the extension of municipal

infrastructure and utilities; and 2.1.6 To accommodate limited development within each quarter-section prior to detailed

design work and the extension of servicing.

2.2 GUIDING PRINCIPLES The following guiding principles were developed through engagement with landowners and community stakeholders. These principles were used to guide the development of this ASP and its policies. Land Use 2.2.1 Create a framework that will allow landowners to develop at their own pace; 2.2.2 Create a framework that will allow landowners to continue their existing uses without

negative impacts from new development; and 2.2.3 Encourage industrial and commercial development in the City.



Transportation 2.2.4 Create a transportation network that is well connected to other parts of the City and

regional highways; 2.2.5 Design the transportation network in a manner that prioritizes safety; and 2.2.6 Accommodate industrial traffic and allow easy access to businesses. Environment 2.2.7 Support development in an environmentally sustainable manner; 2.2.8 Preserve important natural features; and 2.2.9 Support opportunities for new, more sustainable forms of industrial development.

3 PLAN AREA

3.1 TOPOGRAPHY AND NATURAL FEATURES 3.1.1 Topography varies significantly throughout this ASP, as illustrated on Map 2 -

Topography shows. Generally, the land slopes from the west and north towards the southeast. The highest point in the Plan area is located along the western boundary of SW 6-72-5-6 and is at 685 m elevation. The lowest point of the Plan area is at 648m elevation and is located along the creek at the south boundary of NW 34-71-5-6. The west-to-east slope averages less than 0.7 percent.

3.1.2 There is a second high point in the northeast corner of the Plan area, at 683 m elevation.

It slopes down to the creek to the south at an average of 1.4 percent grade. 3.1.3 There are large areas within this ASP boundary that are forested or have wetlands, as

illustrated on Map 3 - Natural Features. The forested areas tend to be around wetlands. Map 3 - Natural Features is based on the City’s Mapping of Environmental Reserve (ER) and Science Based Setbacks for ER project, which utilized visual classification of aerial images.

3.1.4 There is a creek along the eastern edge of this ASP. This creek flows into the Plan area

from the northeast. In SW 3-72-5-6, the natural watercourse was modified by a man-made channel approximately 700 m long ending at 132 Avenue. The creek flows west through the ditch on the north side of 132 Avenue for approximately 380 m then south through a culvert under 132 Avenue. From there the creek returns to its natural channel, flowing southeast out of the Plan area and into the County.



3.1.5 The suitability of potentially environmentally sensitive areas for development shall be assessed through the submission of biophysical studies at the time of OP preparation. Potentially environmentally sensitive areas include, but are not limited to, wetlands, water courses, forested areas and lands adjacent to these types of natural features. Biophysical reports will also identify recommended ER setbacks. Development in these areas will require approval from Alberta Environment and Parks.

3.2 EXISTING LAND USE 3.2.1 The current land uses in this ASP are almost entirely agricultural. There has not been

any extensive development within the Plan area. Within the agricultural area, there are several houses, many of them with shops. There are also a few industrial businesses. A telecommunications tower is located on SW 5-72-5-6.

3.2.2 Nine (9) of the 16 quarter-sections in this ASP remain unsubdivided. The others

generally have one (1) or two (2) parcels subdivided out. Only the SW 4-71-7-6 has had three (3) lots subdivided out.

3.3 LISTING OF HISTORICAL RESOURCES 3.3.1 The listing of historical resources database maintained by the Alberta Culture and

Tourism Department was reviewed to identify any known historical resources within this ASP. The listing of historical resources is a tool to assist municipalities in determining if a proposed development might affect historic resources. The listing did not identify any known historical resources within this ASP.

4 OIL AND GAS FACILITIES

4.1 INTRODUCTION There is a range of oil and gas facilities within this ASP; including both operating and abandoned wells, pipelines, and a well battery. 4.1.1 As illustrated on Map 4 - Oil and Gas, an abandoned well is located in the NW 33-71-5-6. 4.1.2 In addition, the NW 3-72-5-6 contains the following:

a) A crude oil single well battery; b) A sour oil well suspended as of July 31, 2010; c) An operating fuel gas pipeline; and d) Two (2) discontinued oil-well effluent pipelines.

4.1.3 In addition to the oil and gas facilities that are located within this ASP, additional

facilities are located to the east and north of the Plan area. Although they are outside of the Plan area they are classified as Level 3 Sour by the Alberta Energy Regulator (AER) and they may affect future development within the northeast part of this ASP.



4.2 DEVELOPMENT SETBACKS 4.2.1 The AER has established minimum setbacks between development and oil and gas

facilities. These setbacks vary based on the type of development and whether they contain sour gas. For Level 3 sour gas facilities development must have the following minimum setbacks: a) Permanent dwelling 100 m b) Unrestricted Country Development 500 m c) Public Facility 1,500 m d) Urban Centre 1,500 m

4.2.2 These setbacks do not necessarily stay fixed over time. Setback distances can change if

the rate or volume of the energy facility changes, (e.g. reducing a facility to a Level 2). As a result, determining development setbacks needs to be an ongoing consideration in the subdivision and development approval process.

4.2.3 Suspended or abandoned oil and gas facilities shall not be located on land that will be

dedicated to the City as Municipal Reserve (MR) but may be located on public utility lots. OP’s that are submitted for this ASP will be required to identify the locations of any oil and gas facilities, identify AER sour gas setbacks if applicable, identify the status of oil and gas facilities (active, suspended, abandoned, etc.), and plan for accessible minimum maintenance buffer areas in accordance with AER requirements.

4.2.4 Over time it is possible that additional oil and gas facilities may be developed within this

ASP. Approvals for such development rests with the Province and are largely beyond municipal authority.

5 FUTURE LAND USE CONCEPT

The Future Land Use Concept for this ASP as illustrated on Map 5 - Future Land Use Concept. It contains five (5) generalized land uses:

a) Light Industrial; b) Medium - Heavy Industrial; c) Highway Commercial - Industrial; d) Regional Commercial; and e) Parks and Open Space



5.1 ZONING Zoning will be refined at the OP stage of development consistently with the intent of the future land use categories in this ASP. The City encourages innovative forms of industrial development, such as eco-industrial business parks, that follow the intent of the land use concept.

5.2 LOCATION The location and area of each land use as illustrated on Map 5 - Future Land Use Concept are generalized. The areas provided in Table 8-1 - Overall Land Use Summary are approximate. The exact extent and location of each land use will be determined in detail through OP preparation.

5.3 LIGHT INDUSTRIAL The areas designated for Light Industrial development are intended to accommodate business park development and industrial users that do not require outdoor storage or laydown yards. The typical built-form would be one-storey and two-storey buildings with accessory parking and landscaping.

5.4 MEDIUM - HEAVY INDUSTRIAL 5.4.1 Development within this ASP designated Medium - Heavy Industrial are intended to

accommodate uses such as manufacturing, laydown yards, transshipment, oil and gas service companies and other similar uses. Industrial zoning for this ASP will be determined at the OP stage but will generally consist of medium industrial and heavy industrial districts that have large minimum lot sizes and large minimum side and rear yard setbacks.

5.4.2 The roads in this ASP designated Medium - Heavy Industrial may have either an urban

(curb and gutter) or rural (ditches) cross-section in accordance with the City’s engineering design guidelines.

5.4.3 The City has established its fire flow requirements for industrial development based in

part on urban lot sizes and development setbacks. The City will work with Aquatera to explore establishing industrial districts with larger minimum lot sizes and larger minimum setbacks that would support the reduction in fire flow requirements.

5.5 HIGHWAY COMMERCIAL - INDUSTRIAL 5.5.1 132 Avenue is the primary east-west arterial road through this ASP. The areas directly

north and south of the 132 Avenue corridor are designated Highway Commercial - Industrial as illustrated on Map 5 - Future Land Use Concept. The intent of this



designation is to allow development flexibility by accommodating either Highway Commercial development or Light Industrial development based on future market demand.

5.5.2 The Highway Commercial - Industrial corridor will be a high visibility corridor as the east

end of the City develops, particularly when the area is connected to Highway 43 at 84 Street and the northeast section of the proposed ring road.

5.5.3 Because this ASP is located along the 132 Avenue arterial road, vehicle oriented

commercial development is anticipated. Commercial uses include hotels, auto oriented services such as gas stations, car washes, drive-through oil-change services, and fast food restaurants. Other businesses requiring or benefiting from high visibility locations are also expected to locate here.

5.5.4 This ASP will be designated as part of the high visibility corridor in the LUB to ensure

that new development maintains a high standard of appearance for buildings and landscaping.

5.6 REGIONAL COMMERCIAL 5.6.1 The Future Land Use Concept identifies two (2) large regional commercial nodes at high

visibility locations along the major entryways into the City from the north and the east. Their locations at the intersections of major roads are intended to allow commercial development to take advantage of both high visibility and high traffic volumes. These commercial areas will provide for a diversity of retail and shopping centre commercial uses to the residents in the northeast corner of the City, as well as meeting community and regional commercial business demands. These sites will benefit from convenient access to the arterial and collector road network, close proximity to Highway 43, and access to the proposed future Northeast Ring Road.

5.6.2 One Regional Commercial node will be approximately 16 ha in area and located at the

northeast corner of the intersection of the 84 Street and 132 Avenue arterial roads. The second will be approximately 20 ha in area and located at the intersection of 132 Avenue and the eastern Plan boundary. These commercial sites are intended to serve the major shopping centre needs of the adjacent residential areas and also serve as regional shopping destinations. Due to the high visibility of the site from the adjacent arterial roads and convenient road access, this commercial area may also serve the needs of the travelling public through the development of hotels, gas stations, restaurants, and other similar uses.

5.7 BUFFERING Commercial and industrial development adjacent to residential districts, including residential areas in the County, shall incorporate buffering to minimize any nuisances to the adjacent residential properties. Buffering is to be designed at the OP stage through the incorporation of MR, stormwater management facilities, berms or other forms of separation.



5.8 PARKS AND OPEN SPACE MR and ER’s will be dedicated in accordance with the Municipal Government Act. Reserve lands will be collected to protect environmentally significant areas and to provide recreation amenities. 5.8.1 Environmental Reserve Significant portions of this ASP may be environmentally sensitive, and subject to

dedication as ER in accordance with the Municipal Government Act, as illustrated on Map 6 - Open Space. The City’s wetland inventory is based on aerial imagery analysis undertaken by O2, Aquality and Cows & Fish in 2013. The inventory identified a number of potential wetlands, water courses and other areas that may be unsuitable for development.

5.8.2 The actual ER boundaries of water courses, wetlands, and other areas not suitable for

development, as well as recommendations on appropriate ER dedication and development setbacks, shall be determined by a Wetland Qualified Environmental specialist during OP preparation.

5.8.3 In addition, developers will also be required to submit Geotechnical Reports prepared in

accordance with the City’s geotechnical report standards as part of the OP application and approval process. These geotechnical reports must, among other things, identify any land that is unstable and recommend ER boundaries.

5.8.4 Where subdivision or development is allowed to proceed before an OP has been

adopted, and before all the corresponding biophysical and engineering studies have been submitted and approved, the City may require the submission of any such studies that it deems necessary in order to make an informed decision on such applications.

5.8.5 The proposed recreation areas and trails were delineated to compliment Environmental

Reserve areas and to promote connectivity. Opportunities for active transportation are discussed more fully in Section 6.1.11.

5.8.6 Municipal Reserve The large size of this ASP provides the City with the opportunity to create substantial

recreation areas utilizing MR lands. Section 666 of the Municipal Government Act allows a municipality to require up to ten (10%) percent of a developable area to be dedicated as MR. This allows for up to 104 ha of MR to be dedicated in this ASP; though the area may be smaller once ER is taken into account.

5.8.7 The Future Land Use Concept consolidates the majority of the MR into two large

recreation areas. The first is an area of approximately 32 ha in the S ½ 32-71-5-6, south of 132 Avenue. This area is intended for a large outdoor recreation area similar to South Bear Creek. This area may accommodate a range of outdoor facilities for activities such



as soccer, baseball, tennis, and camping. This site may also accommodate a high school, if required.

5.8.8 The second recreation site is approximately 12 ha and is located in the W ½ 4-72-5-6,

north of 132 Avenue. This area is intended to accommodate an indoor recreation facility, such as an arena, as well as some outdoor sport fields.

5.8.9 Additional MR will be utilized to create a trail network and smaller amenity areas. This

reserve will likely be provided adjacent to storm ponds, ER land and drainage courses to accommodate a trail network that connects the open spaces and nearby residential areas.

6 SERVICING CONCEPT

6.1 TRANSPORTATION NETWORK 6.1.1 The long-term future transportation network planned for this ASP as illustrated on Map

7 - Transportation. The City’s Transportation Master Plan (2009) did not include growth assumptions for the area, as such future master plans revisions will require considerations for this area. The proposed transportation concept is consistent with City design practices.

6.1.2 Road alignments, rights-of-way widths, and other similar matters will be addressed in

greater detail in the Transportation Design Reports required to be submitted with individual OP’s, in accordance with the design standards and the Transportation Master Plan in effect when the OP applications are submitted.

6.1.3 The City will consider the use of rural road cross sections in this ASP on a case-by-case

basis. Unless otherwise approved, development must use the current urban cross-sections, as required.

6.1.4 Provincial Highways The primary road through this ASP is Highway 670, which is an extension of 132 Avenue

from 84 Street to the eastern City boundary. Highway 670 is currently within the jurisdiction of Alberta Transportation. However, over time the Province will transfer ownership and control to the City.

6.1.5 Both the IDP and the MDP identify a future southeast ring road linking Highway 40 to

Highway 43. The conceptual alignment of the future ring road abuts the eastern boundary of this ASP and then curves to the northeast and connects to Highway 43 at Range Road 51. The location and alignment of the ring road may change at the detailed design stage.



6.1.6 Major Roads As illustrated on Map 7 - Transportation shows the network of major roads planned for

this ASP. The designation of these roads as either arterial or collector will be determined through the refinement of Transportation Master Plans and at the OP stage of development.

6.1.7 Direct site access from arterial roads will be discouraged. The road networks proposed

in individual OP’s should limit direct site access to collector and local roads only. Where direct site access is proposed from an arterial road, it must be supported by the submission of a transportation impact analysis accepted by the City, either as part of the OP adoption process or as a stand-alone Traffic Impact Assessment (TIA) as part of a development permit application.

6.1.8 Local Roads The locations of future local roads are not shown in this ASP. Design of the local road

network within each individual OP area is the responsibility of the developer of that quarter-section, and shall be consistent with the transportation policies and standards in place when the OP in being adopted. The road network proposed in any OP shall be supported with the submission and approval of a Transportation Design Report.

6.1.9 Connections to County Roads The design of the arterial and collector road network is intended to provide seamless

transition between City and County roads to the north and south of this ASP. At the OP stage the local road network in the NW 2-72-5-6 will be designed to include two (2) local road connections to the County local roads to the west and north.

6.1.10 Transit This ASP is not currently serviced by transit. As the area develops, service will become

available based on demand. More detailed consideration of transit routes will be contained within individual OP’s.

6.1.11 Active Transportation In order to encourage active transportation, this ASP envisions the development of a

network of trails. There are opportunities to develop a trail network that would cover much of the Plan area and connect to the future trail system to be developed in the adjacent residential areas to the west and south. The proposed future trail network is illustrated on the Map 6 - Open Space.

6.1.12 This ASP proposes that trails be developed along the major roads as illustrated on Map 7

- Transportation. Because the roads within this ASP can be developed to a rural cross-section standard, these trails would generally be located behind the ditches in the road allowance.

6.1.13 These trails will be supplemented with a network of trails adjacent to significant

wetlands, water courses, and ponds that form part of the stormwater management



system. The trail network will be further refined at the OP stage when more details are known about the locations and boundaries of stormwater management facilities, ER and MR.

6.2 WATER DISTRIBUTION 6.2.1 At present, there are no municipal water services in this ASP. Existing development is

currently serviced by private wells or cisterns. The proposed water supply and distribution network for this ASP is illustrated on Map 8 - Water. Aquatera’s draft 2013 Water Distribution and Wastewater Collection Master Plan indicates that water servicing will be from adjacent undeveloped lands to the west and south.

6.2.2. According to Aquatera’s draft 2013 Water Distribution and Wastewater Collection

Master Plan this ASP is situated within two (2) future water pressure zones. Approximately three and a half (3 ½) quarter-sections in the northwest corner of this ASP are located within Zone G-3. Water services have been extended into this ASP at the NW 6-72-5-6 from both the west and north in the County. As a result, municipal water service appears to be available to this area.

6.2.3 The remainder of the Plan area (approximately twelve and a half (12 ½) quarter-

sections) is located within water distribution Zone G-2. 6.2.4 Interim municipal water service may involve the extension of new water lines from the

existing NE reservoir through undeveloped land and into the Plan area.

6.3 WASTEWATER COLLECTION 6.3.1 Existing development within this ASP is currently serviced with on-site wastewater

disposal systems. Municipal wastewater services have not been extended into this ASP. Wastewater services will be provided by Aquatera in accordance with their Waste Water Master Plan, as illustrated on Map 9 - Waste Water.

6.3.2 According to the Waste Water Master Plan the NW 6-72-5-6 and NE 6-72-5-6, are the

two (2) most westerly quarter-sections, are within Aquatera’s Regional Lift Station Service Area. A future sewer trunk will run through these quarter-sections from the west and connect to Lift Station LS-17 to the north in the County. Currently, wastewater services are located in the County within 100 m of the City boundary but are not accessible to the City.

6.3.3 The remainder of the Plan area is within the East Trunk Service Area (ETSA). The ETSA

covers a very large area on the east side of the City and within the County. The total area covered by the ETSA is approximately 3,500 ha. Due to the size of the ETSA and topographical constraints, it will be serviced with a combination of gravity trunks and forcemains with lift stations to the sewage treatment plant at the south end of the City.



Most of this ASP will be serviced from the west by a gravity sewer trunk running eastward into the Plan area at 84 Street (Range Road 55) and 132 Avenue. The sewer trunk will be located along the 132 Avenue alignment and run eastward to a future lift station (LS-16) near 68 Street and 132 Avenue.

6.3.4 Lift Station LS-16 will pump waste water through a force trunk from 68 Street west to 78

Street then south from 132 Avenue to 116 Avenue, then west again from 78 Street to 80 Street. The force main will terminate at this location and waste water will enter a gravity system. From this point waste water will flow westward through the gravity sewer trunk to 84 Street then south to a lift station LS-15. LS-15 will then pump the waste water to the sewage treatment plant at the south end of the City through another force trunk.

6.3.5 It is envisioned that a network of wastewater mains will direct discharge from the entire

ASP into the 132 Avenue trunk main. 6.3.6 The future wastewater trunk and lift station system will be built in stages and will not

extend into this ASP for many years. As a result, the City supports development using alternative servicing methods, such as on-site servicing or the use of temporary lift stations, off-peak discharge, or other systems, until the trunk system is complete.

6.4 STORMWATER MANAGEMENT 6.4.1 The stormwater management system as illustrated on Map 10 - Storm Drainage for this

ASP will be in accordance with the City’s Storm Drainage Master Plan. Stormwater will be directed to approved stormwater management facilities that will discharge into the stormwater system at predevelopment flow rates in accordance with Alberta Environment requirements.

6.4.2 The topography of the Plan area naturally directs water from the north and west

towards the south and east. Because the area is largely undeveloped the stormwater system of natural drainage channels and wetlands is largely intact. These natural systems should be disturbed as little as possible and incorporated into the engineered stormwater management system.

6.4.3 Stormwater management system design shall include consideration for the following:

a) Ponds and channels should be designed to filter and clean surface runoff before it is discharged back into the natural environment;

b) Where practical, trails should be developed adjacent to storm ponds and integrated into the trail network as illustrated on Map 6 - Open Space. MR may be dedicated around storm ponds when they provide additional amenities for the public, such as trails, benches and enhanced landscaping; and

c) Stormwater management systems should integrate with existing wetlands and drainage courses and be engineered wetlands.



6.5 SHALLOW / FRANCHISE UTILITIES 6.5.1 All shallow utilities (natural gas, power, telephone, and cable) will be extended

throughout this ASP by the individual franchise utility companies as required to service new development. Rights-of-way required to accommodate utilities are to be secured at the time of subdivision.

6.5.2 Power to existing development in this ASP is largely provided by overhead power lines.

This ASP supports the continued use of overhead power in the areas designated for future industrial development. However, along 132 Avenue and in the commercial areas at the east and west ends of 132 Avenue new power lines required to service new development should be installed underground. The purpose is to enhance the visual character of the 132 Avenue corridor and the commercial sites.

6.5.3 High voltage electrical transmission lines run along the eastern side of Range Road 55

(84 Street).

6.6 TELECOMMUNICATIONS TOWERS 6.6.1 One (1) telecommunication tower is currently located in the SW 5-72-5-6, just east of 84

Street and north of 132 Avenue within this ASP. 6.6.2 Telecommunication towers are considered compatible with the future commercial and

industrial land uses contemplated within this ASP. Additional towers will be considered on a case-by-case basis in accordance with Industry Canada’s engagement and review process, and any applicable City Bylaws and Policies regarding the locations of new telecommunication towers.

6.7 INTERIM SERVICING

6.7.1 Sanitary Because the final East Trunk wastewater system will not be complete for many years,

the City will allow limited development on private sanitary systems. The City will also explore opportunities to establish interim municipal services through the development of temporary lift stations that direct wastewater to existing wastewater trunks located to the west, or to the Regional Lift Station Service Area to the north, until the East Trunk is completed.

6.7.2 Water The existing development within this ASP is serviced with private water service, typically

water wells. The City intends to allow new development to use private services until such time as municipal water service is available. Once piped water is available, new development will be required to connect to it. Existing development will not be required to connect to the piped water system, although they are encouraged to do so.



7 IMPLEMENTATION

7.1 OUTLINE PLANS 7.1.1 Future development within this ASP at the quarter-section level will be required to

adhere to the City’s Planning and Development process, which includes the submission and approval of OP’s before rezoning and subdivision can be considered. OP’s are adopted as a second level of statutory plan generally for one quarter-section of land, and provide a higher level of planning detail than this ASP. As part of the OP submission and approval process developers will be required to submit for approval the required design reports for water, wastewater, stormwater, transportation, and parks where applicable. In addition, the submission of geotechnical and biophysical reports will also be required before an OP will be considered for approval by City Council.

7.1.2 As illustrated on Map 11 - Outline Plan Areas shows the proposed boundaries of future

OP’s. 7.1.3 The MDP allows for some subdivision for commercial, industrial and institutional uses

prior to the approval of an OP. Where the City allows subdivision approval before an OP has been adopted for that land, the developer will be required to register a Deferred Reserve Caveat on the title of the remnant parcel; or dedicate land as MR if this ASP establishes parks and open space as the future use of that land. Depending on the location of the subdivision the City may require that the developer pay the City money-in-lieu of MR land dedication.

7.2 PHASING 7.2.1 Phasing of future development will generally occur in a west to east direction following

logical servicing extensions from existing built-up areas, as illustrated on Map 12 - Phasing. However, the City will allow limited development that is not in accordance with the Phasing map provided satisfactory arrangements are made for servicing.

7.3 SUBDIVISION AND DEVELOPMENT 7.3.1 OP’s are to be prepared by individual landowners in advance of quarter-section rezoning

and subdivision approval. The preparation and submission of OP’s, and the supporting design reports and technical studies, shall be in accordance with the requirements of the MDP and any other land development policies in effect.

7.3.2 The City may consider allowing limited rezoning and subdivision of individual parcels

prior to OP’s being adopted in accordance with Section 7.1.



7.4 PLAN AMENDMENTS 7.4.1 An amendment to this ASP is required if, in the opinion of the City, a proposed OP would

result in any of the following changes: a) A change in the future land use concept for an area or site, except as provided for in

this ASP; b) A change in the location or size of either regional recreation area; c) The elimination, reclassification or significant realignment of any of the proposed

major roads, including the Northeast Ring Road, arterial roads and collector roads; and includes the relocation of major intersections;

d) Significant changes to the location or alignment of major utilities; or e) Significant changes to stormwater management facilities.



8 DEVELOPMENT IMPACT

8.1 LAND USE Table 8-1 provides an overview of this ASP by land use type.

TABLE 8-1 - Overall Land Use Summary Area (Ha) Percentage

Major Recreation Areas 44 4

Commercial 115 11

Regional Commercial 28 3

Highway Commercial/Industrial 87 8

Industrial 662 62

Light Industrial 206 19

Medium/Heavy Industrial 456 43

Major Roadwaysᴬ 131 12

Wetlands and Drainage Parkwaysᴮ 108 10

Gross Area 1,060 100

A. The major roadway area was determined based on an average estimated right-of-way

width of 41 m. Actual right-of-way widths will be determined by more detailed work

done through Transportation Master Plan or OP preparation.

B. In the draft Stormwater Master Plan (2018), wetlands are incorporated into the

stormwater management system. The designation of ER and Public Utility Lots will be

done through the OP process.



8.2 EMPLOYMENT GENERATION Table 8-2 provides an overview of the potential employment generation within this ASP. The amount of employment generated with this ASP can be estimated for each of the proposed land uses.

TABLE 8-2 - Employment Generation

Development Type

Net Developable Area (Ha)

Low Jobs/Ha

Low Number of Jobs

High Jobs/Ha

High Number of Jobs

Average Jobs/Ha

Average Number of Jobs

Medium/Heavy Industrial

456 20 9,120 30 13,680 25 11,400

Light Industrial 206 30 6,180 40 8,240 35 7,210

Highway Commercial / Industrial

87 35 3,045 45 3,915 40 3,480

Regional Commercial

28 60 1,680 80 2,240 70 1,960

Total 777 20,025 28,075 24,050

Source: Applications Management Consulting Ltd.

76 S

T.

76

S

T.

68

S

T.

68 S

T.

92

S

T.

132 AVE.132 AVE.

TWP RD 714

TWP RD 715

HWY 43

TWP RD 720

TWP RD 722

RG

E R

D 5

3

RG

E R

D 5

4

RG

E R

D 5

5

RG

E R

D 6

0

HW

Y 2

RG

E R

D 6

1

100 AVE

116 AVE

92

S

T

132 AVE

84

S

T

76

S

T

68

S

T

10

0 S

T

1-72-6-6

24-71-6-6

25-71-6-6 30-71-5-6

36-71-6-6

6-72-5-6

19-71-5-6

5-72-5-6

32-71-5-6

29-71-5-6

20-71-5-6

28-71-5-6

21-71-5-6

33-71-5-6

27-71-5-6

22-71-5-6

34-71-5-6

26-71-5-6

23-71-5-6

35-71-5-6

24-71-5-6

4-72-5-63-72-5-6

2-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

11-72-5-6

18-72-5-6

17-72-5-616-72-5-6

15-72-5-6

14-72-5-6

11-72-6-612-72-6-6

14-72-6-613-72-6-6

31-71-5-6

1-72-6-6

24-71-6-6

25-71-6-6 30-71-5-6

36-71-6-6

6-72-5-6

19-71-5-6

5-72-5-6

32-71-5-6

29-71-5-6

20-71-5-6

28-71-5-6

21-71-5-6

33-71-5-6

27-71-5-6

22-71-5-6

34-71-5-6

26-71-5-6

23-71-5-6

35-71-5-6

24-71-5-6

4-72-5-63-72-5-6

2-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

11-72-5-6

18-72-5-6

17-72-5-616-72-5-6

15-72-5-6

14-72-5-6

11-72-6-612-72-6-6

14-72-6-613-72-6-6

31-71-5-6

1-72-6-6

24-71-6-6

25-71-6-6 30-71-5-6

36-71-6-6

6-72-5-6

19-71-5-6

5-72-5-6

32-71-5-6

29-71-5-6

20-71-5-6

28-71-5-6

21-71-5-6

33-71-5-6

27-71-5-6

22-71-5-6

34-71-5-6

26-71-5-6

23-71-5-6

35-71-5-6

24-71-5-6

4-72-5-63-72-5-6

2-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

11-72-5-6

18-72-5-6

17-72-5-616-72-5-6

15-72-5-6

14-72-5-6

11-72-6-612-72-6-6

14-72-6-613-72-6-6

Crystal Lake

Pond

Pond

Ivy Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 1Plan Area

N

Plan Area

City Boundary

Township and Section4-72-5-6

December 17, 2018

Bylaw C-1371

TWP RD 720

RG

E R

D 5

3

RG

E R

D 5

4

RG

E R

D 5

5

RG

E R

D 6

0

92

S

T

132 AVE

84

S

T

76

S

T

68

S

T

6

6

0

m

6

6

0

m

6

7

0

m

6

7

0

m

6

7

0

m

6

8

0

m

6

8

0

m

6

7

0

m

6

5

0

m

76

S

T.

76

S

T.

68

S

T.

68

S

T.

92

S

T.

132 AVE.132 AVE.

Crystal Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 2Topography

N

660m

Plan Area

City Boundary

1m Contour

Elevations

December 17, 2018

Bylaw C-1371

TWP RD 720

RG

E R

D 5

3

RG

E R

D 5

4

RG

E R

D 5

5

RG

E R

D 6

0

92

S

T

132 AVE

84

S

T

76

S

T

68

S

T

88C

S

T.

91 S

T.

8

6

A

S

T

.

89B

S

T.

89B

S

T.

1

1

9

A

V

E

.

1

2

9

A

V

129 AV

129 AVE.

1

3

0

A

1

1

8

B

A

V

117 AVE.

117 AVE.

117 AVE. 117 AVE.

1

1

8

A

V

118 AVE.

LA

KE

SH

O

R

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R

.

1

2

0

A

V

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.

1

2

0

A

V

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.

8

7

S

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.

9

3

A

S

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9

3

A

S

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.

114 AVE.

89A

S

T.

8

9

A

8

9

A

125 A

V

E

.

115 AVE.

115 AVE.

115 AVE.

131 AVE.

131 AVE.

90 S

T.

9

0

S

T

.

9

0

S

T

.

A

V

E

.

1

2

7

A

V

E

.

1

2

1

A

V

119A

1

2

4

A

V

L

K

.

S

H

.

C

O

U

R

T

1

2

8

A

V

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. 128 AV

1

2

8

A

V

90A

S

T

9

0

A

S

T

.

9

3

S

T

.

122 AVE.

8

9

S

T

.

89 S

T.

89 S

T.

8

8

A

S

T

.

88A

S

T.

88A

S

T.

88A

S

T.

88A

128A

A

VE

.

1

1

8

A

A

V

C

Y

G

N

E

T

88

S

T.

76

S

T.

76

S

T.

LAKELAND

C

O

P

P

E

R

W

O

O

D

R

D

.

1

2

2

A

V

E

.

68

S

T.

68

S

T.

LAKE

92 S

T.

92 S

T.

84 S

T.

116 AVE.

132 AVE.132 AVE.132 AVE.

DRIVE

1

2

6

C

R

Y

S

T

A

L

D

R

B

L

V

D

76

S

T.

Crystal Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 3

Natural Features

N

Plan Area

City Boundary

Open Water

River or Stream Corridor

Upland Vegetation

Wetland

December 17, 2018

Bylaw C-1371

76

S

T.

76

S

T.

68

S

T.

68

S

T.

92

S

T.

132 AVE.132 AVE.

TWP RD 720

RG

E R

D 53

RG

E R

D 54

RG

E R

D 55

RG

E R

D 60

92 S

T

132 AVE

84 S

T

76 S

T

68 S

T

6-72-5-6

5-72-5-6

32-71-5-6 33-71-5-6 34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

31-71-5-6

6-72-5-6

5-72-5-6

32-71-5-6 33-71-5-6 34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

31-71-5-6

6-72-5-6

5-72-5-6

32-71-5-6 33-71-5-6 34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

Crystal Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 4Oil and Gas

Plan Area

City Boundary

Operating Pipeline (Fuel Gas)

Operating Pipeline (Natural Gas)

Abandoned Pipeline (Oil Well Effluent)

Operating Low Pressure Pipeline

Abandoned Low Pressure Pipeline

Well Site (Surface Location)

Well Site (Bottom Location)

Directional Drill Path

Facilities

1500m buffer from Level 3 Sour Gas Facility

N

December 17, 2018

Bylaw C-1371

DC-15

68 S

T

76 S

T

84 S

T

92 S

T

132 AVE

RG

E R

D 60

RG

E R

D 55

RG

E R

D 54

RG

E R

D 53

TWP RD 720

RR

R

88 S

T.

88 S

T.

76 S

T.

76 S

T.

LAKELAND

D

R

.

C

O

P

P

E

R

W

O

O

D

R

D

.

1

2

2

A

V

E

.

68 S

T.

68 S

T.

LAKE

92

S

T.

92

S

T.

84

S

T.

116 AVE.

132 AVE.132 AVE.132 AVE.

DRIVE

C

R

Y

S

T

A

L

D

R

76 S

T.

Crystal Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 5

Future Land Use Concept

Plan Area

City Boundary

Northeast Ring Road

Major Road

Regional Commercial

Highway Commercial - Industrial

Light Industrial

Medium/Heavy Industrial

Recreation

Wetland/Drainage Parkway and SWMF

N

R

December 17, 2018

Bylaw C-1371

TWP RD 720

RG

E R

D 53

RG

E R

D 55

RG

E R

D 60

92 S

T

132 AVE

84 S

T

76 S

T

68 S

T

RG

E R

D 54

R

RR

9

4

S

T

.

88C

S

T.

91 S

T.

8

6

A

S

T

.

89B

S

T.

89B

S

T.

1

1

9

A

V

E

.

1

3

0

A

V

E

.

1

2

9

A

V

129 AV

129 AVE.

114A

1

3

0

A

1

1

8

B

A

V

117 AVE.

117 AVE.

117 AVE. 117 AVE.

1

1

8

A

V

118 AVE.

LA

KE

SH

O

R

E D

R

.

1

2

0

A

V

E

.

1

2

0

A

V

E

.

8

7

S

T

.

91A

91A

S

T.

9

3

A

S

T

.

9

3

A

S

T

.

1

1

4

A

V

114 AVE.

89A

S

T.

8

9

A

8

9

A

89A

S

T

125 A

V

E

.

115 AVE.

115 AVE.

115 AVE.

131 AVE. AVE.

131 AVE.

90 S

T.

9

0

S

T

.

9

0

S

T

.

A

V

E

.

1

2

7

A

V

E

.

1

2

1

A

V

119A

1

2

4

A

V

L

K

.

S

H

.

C

O

U

R

T

9

1

B

S

T

.

1

2

8

A

V

E

. 128 AV

1

2

8

A

V

90A

S

T

9

0

A

S

T

.

9

3

S

T

.

122 AVE.

8

9

S

T

.

8

9

S

T

89 S

T.

89 S

T.

92B

S

T.

8

8

A

S

T

.

88A

S

T.

88A

S

T.

88A

S

T.

88A

128A

A

VE

.

1

1

8

A

A

V

C

Y

G

N

E

T

88

S

T.

88

S

T.

76

S

T.

76

S

T.

LAKELAND

D

R

IV

E

C

O

P

P

E

R

W

O

O

D

R

D

.

1

2

2

A

V

E

.

68

S

T.

68

S

T.

LAKE

92 S

T.

92 S

T.

92 S

T.

84 S

T.

84 S

T.

116 AVE.

132 AVE.132 AVE.132 AVE.

DRIVE

1

2

6

C

R

Y

S

T

A

L

D

R

B

L

V

D

76

S

T.

Crystal Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 6Open Space

Plan Area

City Boundary

Major Road

Active Transportation Connection

Recreation Area

Trails

Wetland/Drainage Parkway and SWMF

N

R

December 17, 2018

Bylaw C-1371

TWP RD 714

TWP RD 715

HWY 43

TWP RD 720

TWP RD 722

RG

E R

D 53

RG

E R

D 54

RG

E R

D 55

RG

E R

D 60

HW

Y 43

RG

E R

D 61

100 AVE

116 AVE

92 S

T

132 AVE

84 S

T

76 S

T

68 S

T

100 S

T

Crystal Lake

Pond

Pond

Ivy Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 7Transportation

Plan Area

City Boundary

Northeast Ring Road

Highway

Major Road

County Road

Local Road Connection

Flyover

Interchange

Access to Be Closed

N

December 17, 2018

Bylaw C-1371

TWP RD 715

TWP RD 720

RG

E R

D 5

3

RG

E R

D 5

4

RG

E R

D 5

5

RG

E R

D 6

0

116 AVE

92

S

T

132 AVE

84

S

T

76

S

T

68

S

T

ZONE G-2

ZONE G-3

Connect to

Zone G-1

Connect to

Zone G-1

9

4

S

T

.

88C

S

T.

91 S

T.

91 S

T.

8

6

A

S

T

.

8

9

B

S

T

.

89B

S

T.

89B

S

T.

1

1

9

A

V

E

.

1

2

9

A

V

129 AV

129 AVE.

114A

92A

S

T.

92A

S

T.

92A

S

T.

1

3

0

A

1

1

8

B

A

V

112 AVE.

1

1

2

A

V

E

.

117 AVE.

117 AVE.

117 AVE. 117 AVE.

1

1

8

A

V

118 AVE.

LA

KE

SH

O

R

E D

R

.

110A

110A

1

2

0

A

V

E

.

1

2

0

A

V

E

.

8

7

S

T

.

9

3

A

S

T

.

9

3

A

S

T

.

114 AVE.

1

1

4

A

V

114 AVE.

89A

S

T.

8

9

A

8

9

A

125 A

V

E

.

113A

113A AVE.

115 AVE.

115 AVE.

115 AVE.

131 AVE.

131 AVE.

90 S

T.

9

0

S

T

.

9

0

S

T

.

9

0

S

T

.

A

V

E

.

112A AVE.

1

2

7

A

V

E

.

1

2

1

A

V

119A

1

2

4

A

V

L

K

.

S

H

.

C

O

U

R

T

1

2

8

A

V

E

. 128 AV

1

2

8

A

V

90A

S

T

9

0

A

S

T

.

9

3

S

T

.

122 AVE.

8

9

S

T

.

89 S

T.

89 S

T.

110 AVE.

110 AVE.

88A

S

T.

8

8

A

S

T

.

88A

S

T.

88A

S

T.

88A

S

T.

88A

S

T.

88A

128A

A

VE

.

1

1

8

A

A

V

C

Y

G

N

E

T

88

S

T.

88

S

T.

1

1

1

A

V

E

.

76

S

T.

76

S

T.

112 AVE.

LAKELAND

D

R

.

C

O

P

P

E

R

W

O

O

D

R

D

.

CA

RR

IA

GE

L

AN

E D

R.

1

2

2

A

V

E

.

A

V

E

.

68

S

T.

68

S

T.

LAKE

92 S

T.

92 S

T.

92 S

T.

84 S

T.

116 AVE.

132 AVE.132 AVE.132 AVE.

DRIVE

1

2

6

C

R

Y

S

T

A

L

D

R

B

L

V

D

1

1

3

76

S

T.

6-72-5-6

5-72-5-6

32-71-5-6 33-71-5-6 34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

31-71-5-6

6-72-5-6

5-72-5-6

32-71-5-6 33-71-5-6 34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

31-71-5-6

6-72-5-6

5-72-5-6

32-71-5-6 33-71-5-6 34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

Crystal Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 8

Water

N

Plan Area

City Boundary

Proposed Water Lines

Future Pressure Zone G-2

Future Pressure Zone G-3

December 17, 2018

Bylaw C-1371

TWP RD 715

TWP RD 720

RG

E R

D 53

RG

E R

D 54

RG

E R

D 55

RG

E R

D 60

116 AVE

92 S

T

132 AVE

84 S

T

76 S

T

68 S

T

9

4

S

T

.

8

8

C

S

T

.

88C

S

T.

91 S

T.

91 S

T.

8

6

A

S

T

.

8

9

B

S

T

.

89B

S

T.

89B

S

T.

1

1

9

A

V

E

.

1

3

0

A

V

E

.

1

2

9

A

V

129 AV

129 AV

E.

114A

92A

S

T.

9

2

A

S

T

.

92A

S

T.

92A

S

T.

107A AVE.

1

3

0

A

1

1

8

B

A

V

112 AVE.

1

1

2

A

V

E

.

117 AVE.

117 AVE.

117 AVE. 117 AVE.

1

1

8

A

V

118 AVE.

LA

KE

SH

O

R

E D

R

.

110A

110A

1

2

0

A

V

E

.

1

2

0

A

V

E

.

8

7

S

T

.

91A

91A

S

T.

91A

S

T.

91A

S

T.

9

3

A

S

T

.

9

3

A

S

T

.

103 AVE.

114 AVE.

1

1

4

A

V

114 AVE.

89A

S

T.

8

9

A

8

9

A

S

T

.

8

9

A

8

9

A

S

T

89A

S

T

G

H

T

S

125 A

V

E

.

113A

113A AVE.

115 AVE.

115 AVE.

115 AVE.

131 AVE. AVE.

131 AVE.

88 S

T.

90 S

T.

9

0

S

T

.

9

0

S

T

.

9

0

S

T

.

A

V

E

.

92C

S

T.

108 AVE.

112A AVE.

1

0

5

A

V

E

.

1

2

7

A

V

E

.

1

2

1

A

V

119A

1

2

4

A

V

L

K

.

S

H

.

C

O

U

R

T

9

1

B

S

T

.

94A

S

T.

88B

1

2

8

A

V

E

. 128 AV

1

2

8

A

V

90A

S

T

90A

S

T.

9

0

A

S

T

.

9

3

S

T

.

122 AVE.

8

9

S

T

.

8

9

S

T

89 S

T.

89 S

T.

110 AVE.

1

1

0

A

V

110 AVE.

92B

S

T.

9

2

B

S

T

.

9

2

B

S

T

.

9

2

B

92B

8

8

A

S

T

88A

S

T.

8

8

A

S

T

.

88A

88A

S

T.

88A

S

T.

88A

S

T.

88A

S

T.

88A

128A

A

VE

.

1

1

8

A

A

V

107 AVE.

1

0

7

A

V

E

.

107 AVE.

1

0

6

A

V

E

.

1

0

6

A

V

E

.

C

Y

G

N

E

T

109 AVE.

109

1

0

9

A

V

E

.

108 AVE.

1

0

8

A

V

E

.

88

S

T.

88

S

T.

88

S

T.

1

1

1

A

V

E

.

76

S

T.

76

S

T.

76

S

T.

76

S

T.

112 AVE.

L

A

K

E

L

A

N

D

LAKELAND

D

R

IV

E

C

O

P

P

E

R

W

O

O

D

R

D

.

CA

RR

IA

GE

L

AN

E D

R.

1

2

2

A

V

E

.

90

S

T.

A

V

E

.

93

S

T.

8

8

C

S

T

.

9

2

B

S

T

.

1

1

0

A

V

68

S

T.

68

S

T.

68

S

T.

68

S

T.

LAKE

92

S

T.

92 S

T.

92 S

T.

92 S

T.

84 S

T.

84 S

T.

116 AVE.116 AVE.

132 AVE.132 AVE.132 AVE.132 AVE.132 AVE

L

A

K

E

L

A

N

D

D

R

I

V

E

DRIVE

DRIVE

131

1

2

9

A

V

E

91 S

T

CR

YS

TA

L

LA

KE

D

R

1

2

6

CR

YS

TA

LL

AK

E

D

R

88A

S

T

C

R

Y

S

T

A

L

D

R

C

Y

G

N

E

T

B

L

V

D

B

L

V

D

1

0

7

106

105 AVE

90

S

T

111 AVE

C

R

Y

S

T

A

L

L

A

N

E

1

1

3

8

8

C

S

T

H

E

I

A

V

93

S

T

132 AVE132 AVE

132 AVE

84 S

T84 S

T84 S

T84 S

T84 S

T

76

S

T.

30-71-5-6

6-72-5-6

5-72-5-6

32-71-5-6

29-71-5-6 28-71-5-6

33-71-5-6

27-71-5-6

34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

31-71-5-6

30-71-5-6

6-72-5-6

5-72-5-6

32-71-5-6

29-71-5-6 28-71-5-6

33-71-5-6

27-71-5-6

34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

31-71-5-6

30-71-5-6

6-72-5-6

5-72-5-6

32-71-5-6

29-71-5-6 28-71-5-6

33-71-5-6

27-71-5-6

34-71-5-6

4-72-5-63-72-5-6

7-72-5-6

8-72-5-69-72-5-6

10-72-5-6

LS-16

To LS-15

To LS-17

Crystal Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 9

Waste Water

N

Plan Area

City Boundary

Future Forcemains

Future Mains

Future Trunks

Regional Lift Station Service Area

East Trunk Service Area

Lift Station

December 17, 2018

Bylaw C-1371

68 S

T

76 S

T

84 S

T

92 S

T

132 AVE

116 AVE

RG

E R

D 60

RG

E R

D 55

RG

E R

D 54

RG

E R

D 53

TWP RD 720

TWP RD 715

76

S

T.

76

S

T.

68

S

T.

68

S

T.

92

S

T.

132 AVE.132 AVE.

DC-15

31

6

5

32 33 34

4

3

Crystal Lake

NO

RT

HE

RN

L

IG

HT

S A

SP

Map 10

Storm Drainage

Plan Area

City Boundary

Major Road

Sub Basin Boundary

Basin Boundary

Major Overland Flow Direction

Proposed Wetland/Drainage Parkway

Proposed SWMF

Proposed ForebayN

December 17, 2018

Bylaw C-1371

DC-15

TWP RD 720

RG

E R

D 5

3

RG

E R

D 5

4

RG

E R

D 5

5

RG

E R

D 6

0

92

S

T

132 AVE

84

S

T

76

S

T

68

S

T

NW6-72-5-6 NE6-72-5-6 NW5-72-5-6 NE5-72-5-6

SW5-72-5-6 SE5-72-5-6

NW4-72-5-6 NE4-72-5-6

SW4-72-5-6 SE4-72-5-6

NW3-72-5-6

SW3-72-5-6

NE33-71-5-6 NW33-71-5-6 NE33-71-5-6NW34-71-5-6

9

4

S

T

.

88C

S

T.

91 S

T.

8

6

A

S

T

.

89B

S

T.

89B

S

T.

1

1

9

A

V

E

.

1

3

0

A

V

E

.

1

2

9

A

V

129 AV

129 AVE.

114A

1

3

0

A

1

1

8

B

A

V

117 AVE.

117 AVE.

117 AVE. 117 AVE.

1

1

8

A

V

118 AVE.

LA

KE

SH

O

R

E D

R

.

1

2

0

A

V

E

.

1

2

0

A

V

E

.

8

7

S

T

.

91A

91A

S

T.

9

3

A

S

T

.

9

3

A

S

T

.

1

1

4

A

V

114 AVE.

89A

S

T.

8

9

A

8

9

A

89A

S

T

125 A

V

E

.

115 AVE.

115 AVE.

115 AVE.

131 AVE. AVE.

131 AVE.

90 S

T.

9

0

S

T

.

9

0

S

T

.

A

V

E

.

1

2

7

A

V

E

.

1

2

1

A

V

119A

1

2

4

A

V

L

K

.

S

H

.

C

O

U

R

T

9

1

B

S

T

.

1

2

8

A

V

E

. 128 AV

1

2

8

A

V

90A

S

T

9

0

A

S

T

.

9

3

S

T

.

122 AVE.

8

9

S

T

.

8

9

S

T

89 S

T.

89 S

T.

92B

S

T.

8

8

A

S

T

.

88A

S

T.

88A

S

T.

88A

S

T.

88A

128A

A

VE

.

1

1

8

A

A

V

C

Y

G

N

E

T

88

S

T.

88

S

T.

76

S

T.

76

S

T.

LAKELAND

D

R

IV

E

C

O

P

P

E

R

W

O

O

D

R

D

.

1

2

2

A

V

E

.

68

S

T.

68

S

T.

LAKE

92

S

T.

92 S

T.

92 S

T.

84 S

T.

84 S

T.

116 AVE.

132 AVE.132 AVE.132 AVE.

DRIVE

1

2

6

C

R

Y

S

T

A

L

D

R

B

L

V

D

76

S

T.

Crystal Lake

Map 11

Outline Plan Areas

Plan Area

City Boundary

Outline Plan Boundary

Outline Plan Number

SW5-72-5-6

NO

RT

HE

RN

L

IG

HT

S A

SP

N

December 17, 2018

Bylaw C-1371

DC-15

TWP RD 720

RG

E R

D 5

3

RG

E R

D 5

4

RG

E R

D 5

5

RG

E R

D 6

0

92

S

T

132 AVE

84

S

T

76

S

T

68

S

T

1

2

3

4

6

7

85

9

4

S

T

.

88C

S

T.

91 S

T.

8

6

A

S

T

.

89B

S

T.

89B

S

T.

1

1

9

A

V

E

.

1

3

0

A

V

E

.

1

2

9

A

V

129 AV

129 AVE.

114A

1

3

0

A

1

1

8

B

A

V

117 AVE.

117 AVE.

117 AVE. 117 AVE.

1

1

8

A

V

118 AVE.

LA

KE

SH

O

R

E D

R

.

1

2

0

A

V

E

.

1

2

0

A

V

E

.

8

7

S

T

.

91A

91A

S

T.

9

3

A

S

T

.

9

3

A

S

T

.

1

1

4

A

V

114 AVE.

89A

S

T.

8

9

A

8

9

A

89A

S

T

125 A

V

E

.

115 AVE.

115 AVE.

115 AVE.

131 AVE. AVE.

131 AVE.

90 S

T.

9

0

S

T

.

9

0

S

T

.

A

V

E

.

1

2

7

A

V

E

.

1

2

1

A

V

119A

1

2

4

A

V

L

K

.

S

H

.

C

O

U

R

T

9

1

B

S

T

.

1

2

8

A

V

E

. 128 AV

1

2

8

A

V

90A

S

T

9

0

A

S

T

.

9

3

S

T

.

122 AVE.

8

9

S

T

.

8

9

S

T

89 S

T.

89 S

T.

92B

S

T.

8

8

A

S

T

.

88A

S

T.

88A

S

T.

88A

S

T.

88A

128A

A

VE

.

1

1

8

A

A

V

C

Y

G

N

E

T

88

S

T.

88

S

T.

76

S

T.

76

S

T.

LAKELAND

D

R

IV

E

C

O

P

P

E

R

W

O

O

D

R

D

.

1

2

2

A

V

E

.

68

S

T.

68

S

T.

LAKE

92

S

T.

92 S

T.

92 S

T.

84 S

T.

84 S

T.

116 AVE.

132 AVE.132 AVE.132 AVE.

DRIVE

1

2

6

C

R

Y

S

T

A

L

D

R

B

L

V

D

76

S

T.

Crystal Lake

Map 12Phasing

Plan Area

City Boundary

Phase Boundary

Phase Number

3

NO

RT

HE

RN

L

IG

HT

S A

SP

N

December 17, 2018

Bylaw C-1371

Bylaw C-1371 Adopted December 17, 2018 - Grande Prairie · The MDP Bylaw C-1237 was adopted in 2010...

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Transcript of Bylaw C-1371 Adopted December 17, 2018 - Grande Prairie · The MDP Bylaw C-1237 was adopted in 2010...