8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
1/56
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
2/56
February, 2004
Dear Members of the Airdrie Community,
On behalf of Airdrie City Council, I am pleased to present the Airdrie City Plan. This plan is
designed to assist the City in implementing its Vision, as adopted by Council, which reads:
Airdrie shall be known as the safe, friendly and caring city. Our diverse
community shall be the 'best place to raise a family'. Residents shall be
even prouder of their vibrant community spirit and their ability to pulltogether to make things happen!
Foresight and effective development planning shall ensure quality housing,
parks and leisure amenities, and a growing range of local employment
opportunities. Airdrie shall be 'technology friendly' - capitalizing on the
opportunities of the information age.
With the Plans new focus on the Triple Bottom Line of Social Well-Being,
Environmental Responsibility and Fiscal Accountability, we believe that thisdocument sets the right direction for the development of our City as we move into the
21st Century.
I would like to take this opportunity to thank all those who helped prepare this Plan,
including the many members of City Boards and Commissions, and the Citys
administration.
Sincerely,
Dan OneilMayor
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
3/56
Publishing Information
Title: Airdrie City Plan
Author: The City of Airdrie
Status: Adopted by City Council
June 20, 2003 Bylaw B-07/2003
Amended February 17, 2004 Bylaw B-04/2004
Amended February 17, 2004 Bylaw B-05/2004
Amended March 7, 2005 Bylaw B-05/2005
Amended May 5, 2008 Bylaw B-19/2008
Amended July 20, 2009 Bylaw B-29/2009
Printing Date: July 30, 2009
Additional Copies:
The City of Airdrie
Planning Department
400 Main Street SE
Airdrie, AB T4B 3C3
Telephone: 403.948.8848
Fax: 403.948.6567
e-mail: [email protected]
website : www.airdrie.ca
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
4/56
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
5/56
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
6/56
TABLE OF CONTENTS
INTRODUCTION .......................................................................................................................................................5
PART 1 .........................................................................................................................................................................6
GROWTH MANAGEMENT .....................................................................................................................................6
1-1 SOCIALWELL-BEING ............................................................................................................................71A COMMUNITY SERVICES..........................................................................................................................71B HOUSING STRATEGY...............................................................................................................................7 1C EMERGENCY SERVICES..........................................................................................................................8
1-2 ENVIRONMENTALRESPONSIBILITY...............................................................................................101-3 FISCALACCOUNTABILITY ................................................................................................................141-4 SEQUENCEOFDEVELOPMENT.........................................................................................................16
PART 2 .......................................................................................................................................................................19
LAND USE.................................................................................................................................................................19
2-1 RESIDENTIALDEVELOPMENT..........................................................................................................192-2 COMMERCIAL.......................................................................................................................................24
2-2A CENTRAL BUSINESS DISTRICT........................................................................................................242-2B HIGHWAY COMMERCIAL.................................................................................................................25 2-2C NEIGHBOURHOOD COMMERCIAL ................................................................................................26 2-2D REGIONAL COMMERCIAL ...............................................................................................................27
2-2E MIXEDUSECOMMERCIAL.................................................................................................................282-3 INDUSTRIAL..........................................................................................................................................282-4 PARKS,SCHOOLSANDOPENSPACE................................................................................................31
2-4A SCHOOLS............................................................................................................................................342-4B COMMUNITY FACILITIES ................................................................................................................35
2-5 AGRICULTURALOPERATIONS..........................................................................................................37
PART 3 .......................................................................................................................................................................39
TRANSPORTATION AND UTILITIES.................................................................................................................39
3-1 UTILITIES,PUBLICANDPRIVATE....................................................................................................393-2 STORMWATERRETENTION,DRAINAGEANDFLOODMITIGATION........................................423-3 TRANSPORTATION ..............................................................................................................................43
3-3A NOISE..................................................................................................................................................463-3B PUBLIC TRANSIT...............................................................................................................................48
3-4 WASTEMANAGEMENT.......................................................................................................................49
PART 4 .......................................................................................................................................................................51
IMPLEMENTATION...............................................................................................................................................51
4-1 HIERARCHYOFPLANS........................................................................................................................514-2 THELANDUSEBYLAW.......................................................................................................................524-3 INTERMUNICIPALPLANNING...........................................................................................................52
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
7/56
INTRODUCTION
5
INTRODUCTION
The Airdrie City Plan contains broad policies that influence a widerange of municipal concerns. It is intended that these policies be
interpreted as guides in the Citys development management
decisions, providing a strategic perspective to such decisions.
This Plan fulfils the requirements of the Municipal Government
Act as the Citys Municipal Development Plan, and replaces the
previous Municipal Development Plan (Bylaw 16/98) as amended,through adoptionofBylaw B-07/2003 and Bylaw B-04/2004. It
provides policy direction for future land uses for all areas of the
City, parks, open space, community facilities and school sitededication, as well as the design and provision of municipal and
other services.
The theme of the Plan is set in Part I. The City intends to guide itsactivities with regard to Growth Management through
reference to the Triple Bottom Line of Social well-being,
Environmental responsibility, and Fiscal accountability.While these sub-headings contain policies unto themselves,
they also provide a theme for the rest of the policy sections
of the Plan.
Part 2 contains the Citys Growth Management policies as
related to the different general categories of land use, while Part 3
deals with major infrastructure issues. Finally, Part 4 describes the
means through which the Plan is to be implemented.
Every attempt has been made to create a Plan which is easy tounderstand and navigate. The grouping of policies in subject areas
is intended to simplify the readers search for information and
comprehension of the plans meaning.
The Plan contains reference to several other City of Airdrie policy
documents. Rather than attempt to re-state these policies, adetailed listing is included at the back of this Plan.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
8/56
PART 1GROWTH MANAGEMENT
6
PART 1
GROWTH MANAGEMENT
The Corporation of the City of Airdrie is committed to a growth
management approach that responds to the needs of todaysgeneration without compromising the ability of future generations
to meet their needs. As a leader in community building our successis achieved through a commitment to working towards the ""ttrriipplleebboottttoomm lliinnee oofftthhee 2211sstt CCeennttuurryy: social well-being, environmental
responsibility and fiscal accountability.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
9/56
PART 1GROWTH MANAGEMENT
7
1-1 SOCIAL WELL-BEING
1A COMMUNITY SERVICES
In the context of the Municipal Development Plan, the
term "Community Services" is used to refer to the soft
services the City provides which affect the quality of
life of its residents. These include matters relating toeducation, health, fire and police protection, libraries,
recreation services and other social needs. Delivery of
these services may be the direct responsibility of theCity or may be provided by various private groups,
public agencies or other levels of government. It is the
intention and responsibility of the City to ensure that
essential services are co-ordinated and continue to be madeavailable to the growing local population.
POLICIES
1-1A.1 The City shall continue to co-operate with public and
privately operated education, health, social and culturalagencies to ensure that a high standard of community
services are available to the residents of Airdrie and that the
services provided are responsive to changing needs andfunding sources.
1-1A.2 In partnership with provincially funded programs, the City
shall continue to support social initiatives, programs and
partnerships, which address social needs in accordance withits Social Well Being Strategy.
1B HOUSING STRATEGY
As an urban centre, one of the primary objectives of the City of
Airdrie is to ensure that an adequate supply of housing existswhich provides for a wide variety of density, style, size, tenure and
price. It is the City's intent to provide an aesthetically pleasing,convenient and safe physical environment for both residents and
visitors to the area. The needs of all residents must also beconsidered when reviewing new development and redevelopment
proposals. Future residential developments shall be evaluated and
reviewed with the goal of encouraging energy efficiency, resourceconservation and sustainability. New developments shall be
encouraged to provide access to technology and
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
10/56
PART 1GROWTH MANAGEMENT
8
telecommunication infrastructure necessary to serve home basedbusinesses.
POLICIES
1-1B.1 Working in co-operation with various governmentagencies, non-profit organisations and the private sector,the City shall endeavour to plan for a wide range of
housing which meets the needs of various socio-economic
groups, seniors and the handicapped.
1-1B.2 The City shall monitor housing development to evaluate
whether housing policies and guidelines are being met andshall evaluate opportunities to address specific needs as
they arise.
1-1B.3 The City encourages developers to establish design
guidelines and architectural controls for housing
developments, which enhance interaction and
communication, provide a sense of community and arepedestrian friendly.
1C EMERGENCY SERVICES
The location and number of fire and paramedic facilities shall be
reviewed on a regular basis and shall be developed in consultationwith Emergency Services. The City of Airdrie Emergency Services
Master Plan provides goals and objectives for emergency services
which should be reviewed and updated on a regular basis.
Local police protection shall continue to be provided by contract
with the Royal Canadian Mounted Police (R.C.M.P.) and
Municipal Enforcement officers. The City shall continue toevaluate the need to create to a civic police department when
economically feasible or warranted.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
11/56
PART 1GROWTH MANAGEMENT
9
POLICIES
1-1C.1 Emergency Services shall endeavour to preserve and
enhance the quality of life in Airdrie by providing anenvironment that is secure and safe for its residents and to
provide fire suppression, fire prevention, advanced lifesupport and rescue services.
1-1C.2 Emergency Services shall endeavour to address public
concerns and enhance public awareness, to educate
residents with respect to the various roles andresponsibilities in provision of emergency services in
Airdrie.
1-1C.3 Emergency Services shall develop and maintain a
financially responsible and attainable plan.
1-1C.4 The City shall strive to incorporate new fire prevention
technologies into the community, which may include the
incorporation of sprinkler systems in new residential
developments and other initiatives to keep the cost of fireservices at a desirable level.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
12/56
PART 1GROWTH MANAGEMENT
10
1-2 ENVIRONMENTAL RESPONSIBILITY
Urban Communities can generate significant environmentalimpacts. High energy consumption, green house gas emissions,
land consumption and waste materials generated by households andbusinesses are factors that must be taken into account in thecommunity building process. It is essential to Airdrie and the
surrounding regions quality of life that the City move forward
with its environmental programs and take a leadership role inensuring that our community is an attractive and healthy place in
which to reside. Airdrie shall continue to take a leadership role and
be exemplary in the area of environmental management.
Within the City of Airdrie, certain areas exist that due to their
physiographic character or environmentally sensitive nature should
be retained in their natural state or protected from incompatibledevelopment. The City should take a lead role in ensuring local
amenities are identified and protected as required. Environmental
considerations form an integral part of the local planning process.Lands identified as having environmental significance or hazardous
properties should be identified and addressed in the preliminary
planning stages, protected or permitted to continue to perform theirnatural functions.
The City must also ensure resources of a cultural or historical
nature are preserved for the benefit of its residents and future
generations. The environmental impacts of development,redevelopment and City operations shall be carefully monitored in
terms of existing conditions as well as future and cumulative
impacts. Wherever feasible the City shall
endeavour to mitigate or eliminate activities which are detrimentalto the environment. Energy efficient design and construction in
new developments throughout the municipality is a means of
reducing costs to the developer, homeowner and the City.
POLICIES
1-2.1 The City shall encourage the provision of enhanced
communication and technological infrastructure to facilitate
home based offices.
1-2.2 Developers shall be required to demonstrate how proposed
construction projects and new developments contribute to
community health, utilise environmentally sound practicesand conserve resources.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
13/56
PART 1GROWTH MANAGEMENT
11
1-2.3 The City of Airdrie shall explore alternative waste
management and disposal options that reduce the volume of
waste generated by the community.
1-2.4 The City shall implement recycling initiatives and seekpartnerships with surrounding municipalities with respectto waste management.
1-2.5 The City shall promote waste reduction through public
education, recycling and composting programs, user payand by-law controls.
1-2.6 The City shall plan for adequate sites for recyclingcollection stations.
1-2.7 The City shall monitor need and encourage thedevelopment of storage and sorting areas for recyclable
materials in non-residential areas.
1-2.8 The City shall support private and public sector initiativesin the development of environmentally friendly solid waste
management projects or systems.
1-2.9 The City shall ensure facilities for liquid and hazardous
waste transfer are provided to meet the needs of localresidents.
1-2.10 The City shall actively pursue partnerships andinitiatives with surrounding municipalities in areas of
waste reduction, recycling and other environmental
initiatives.
1-2.11 The City shall strive to be a leader in areas of waste
reduction, recycling and other environmental initiatives.
1-2.12 Special setback requirements from high pressure pipelines
or substations shall be respected and incorporated into
subdivision design and new development is encouraged toincorporate existing facilities into the design rather than
requiring relocation of the facility.
1-2.13 All development shall respect and maintain the integrity of
the Nose Creek corridor and environment.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
14/56
PART 1GROWTH MANAGEMENT
12
1-2.14 New subdivision and development is encouraged tominimise the amount of road required to service a given
area.
1-2.15 Developers are encouraged to orient development sites to
take advantage of winter sun in order to reduce the cost ofheating.
1-2.16 Structures should be sighted so as not to restrict adjacent
sites' access to sunlight.
1-2.17 Energy efficient design and construction techniques are
encouraged in all structures including the incorporation of
water saving devices and fixtures.
1-2.18 Landscaping should be undertaken in a manner that
provides natural cooling during summer months andprotects development from prevailing winds.
1-2.19 Innovative housing design which reduces total energy
demand, material and land requirements is encouraged.
1-2.20 All Community Area Structure Plans and Neighbourhood
Structure Plan plans submitted for review shall beaccompanied by an Environmental Impact Assessment.
1-2.21 All Community Area Structure Plans and Neighbourhood
Structure Plans submitted for review shall be accompanied
by an Environmental Site Assessment (Phase 1) anddescribe what follow up measures are required including
determining whether a Phase 2 and/or Phase 3 assessment
is required.
1-2.22 All Community Area Structure Plans and Neighbourhood
Structure Plans submitted for review shall be subject to
provincial review for identification of historically orculturally significant sites.
1-2.23 Major drainage and water courses shall be protected fromdevelopment, dedicated as environmental reserve and
integrated into urban development in a manner which
minimises disruption of the natural drainage system.
1-2.24 No development other than parks shall be permitted to
occur within the floodway of Nose Creek.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
15/56
PART 1GROWTH MANAGEMENT
13
1-2.25 Development within the flood risk zone may be allowed inaccordance with the requirements ofThe Federal /Provincial Flood Damage Reduction Programmeand City
standards.
1-2.26 All new developments shall be required to regulate andcontrol surface runoff during and following constructionand shall include the incorporation of treatment for storm
water run off designed to improve the quality of the runoff
entering the receiving body.
1-2.27 The City shall endeavour to retain and improve the natural
functions and habitat as well as improve the recreational
and scenic qualities of watercourses.
1-2.28 Parks development and operations shall be carried out in a
manner which minimises the need for invasive action suchas pesticide and herbicide spraying, utilizing natural forms
of control wherever possible.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
16/56
PART 1GROWTH MANAGEMENT
14
1-3 FISCAL ACCOUNTABILITY
The ability of the City to provide services to its residents is directlylinked to its revenues and its management of municipal finances.
Day to day operations and funding for major capital projects mustbe generated from sources including the municipal tax base,government grants, development levies and user fees. It is the
intent of the City to maintain a balanced financial position so that
its citizens and businesses are not unduly taxed in the present andfuture for the provision of required municipal services. New
development should not result in long-term costs to the community
and must support itself in terms of initial capital expenditures. TheCity manages development to the extent that it is self-sustaining in
terms of capital and operating expenditures and provides a balance
between the residential and the non-residential tax base.
POLICIES
1-3.1 The City shall manage its debt servicing costs inaccordance with its debt management policy and the
Municipal Government Act.
1-3.2 The City of Airdrie shall prepare Fiscal Impact Analysis of
all Community Area Structure Plan and Neighbourhood
Structure Plan documents to ensure that the long term
fiscal implications to the City and taxpayer are evaluated.
1-3.3 Non-residential and residential lands in The City of Airdrieshall be developed in a fashion that leads to an assessment
split of 40 percent non-residential and 60 percent
residential at build out.
1-3.4 The City shall liaise with other levels of government to
fully capitalise on available funding programs and grantswhile seeking to achieve financial independence in terms of
capital expenditures.
1-3.5 Local groups and organizations shall be encouraged to take
an active role in raising funds and supporting the operation
of community facilities.
1-3.6 The initial cost of roads, sidewalks, water, sewer, sanitary
and shallow utility requirements in new development areas
shall be borne by the proponent of such development.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
17/56
PART 1GROWTH MANAGEMENT
15
1-3.7 The City shall promote the growth of its industrial,downtown commercial, regional commercial and public
sectors of the City's economy.
1-3.8 The rate and location of future growth shall maintain a
balance between public demand for services and overallfiscal capacity.
1-3.9 Calculations for off-site levies, fees and charges shall be
reviewed on a regular basis and amended accordingly to
reflect current costs and the rate of inflation.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
18/56
PART 1GROWTH MANAGEMENT
16
1-4 SEQUENCE OF DEVELOPMENT
The City of Airdrie intends to ensure that growth andexpansion in all growth areas occurs in an efficient,
orderly and economic fashion. Ideally, this would meandevelopment would occur in a contiguous manner in closeproximity to existing development and major services.
POLICIES
1-4.1 All lands proposed for development shall be
required to follow the Hierarchy of Plans processoutlined in Part IV of this Plan before subdivision
or development may occur. Such plans shall be
developed in accordance with The City of Airdrie
Guidelines for the Preparation of Area StructurePlans.
1-4.2 Future development shall be permitted only inlocations that can be accommodated by logical
extensions of the municipal infrastructure, and that
follow a logical sequencing of development.
1-4.3 Future development areas shall be subject to Community
Area Structure Plans, undertaken by the City or its
delegates, when deemed appropriate to ensure the
continued supply of land in accordance with Councilpriorities.
1.4.4 The City shall facilitate the provision of a 5 year supply of
serviced land in each major land use category toaccommodate short-term growth.
1.4.5 The City shall ensure the provision of a 10 to 20- yearplanned (CASP) land supply in each major land use
category to accommodate medium-term growth.
1.4.6 The City shall endeavour to maintain a 30 year supply of
developable land within its municipal boundaries.
1.4.7 In unusual circumstances, and where a clear benefit to theCity may be demonstrated, the City may consider
development "out of sequence" (as in 1.4.2 above)provided
the developer agrees to front end the full costs of extendingservices to a particular area.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
19/56
PART 1GROWTH MANAGEMENT
17
1.4.8 In the event the City agrees to allow out of sequence
development and front ending of main services, the City
shall undertake to obtain reimbursement to the developerby way of an Endeavour to Assist Agreement, subject to
the limitations imposed by provincial legislation andreasonable time constraints.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
20/56
PART 2
LAND USE
18
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
21/56
PART 2LAND USE
19
PART 2
LAND USE
2-1 RESIDENTIAL DEVELOPMENT
Residential development occupies the greatest proportion of land
within Airdries boundaries. The type of development, both in
terms of density and form has a direct bearing on the level ofsatisfaction of existing residents and the ability of the
community to attract new residents. Residential development
also has a major impact on the finances of the City and itsability to maintain a reasonable level of services in an efficient
manner. It is the Citys responsibility to ensure that future
residential development occurs in accordance with financial,
environmental and social policy goals established elsewhere inthis Plan. The Land Use Concept illustrates areas suitable for
residential land uses. The areas are identified as General
Urban Use.
Demand for residential redevelopment is expected to occur in the
older areas of Airdrie, including Old Town and the CentralBusiness District. This redevelopment is encouraged within the
framework of the Downtown Area Redevelopment Plan and
revised structure plan policies for Old Town. The City shallendeavour to facilitate a policy framework for this area allowing
for sensitive redevelopment and densification which enhances theeconomic viability and the architectural character of the area.
Regardless of the type or location of residential development, it isthe intent of the City of Airdrie to ensure that it occurs in an
attractive and efficient manner so that it remains a fiscal and social
asset to the community.
The changing nature of work and an ageing population shall also
have impacts on the styles and types of residential development
that is in demand. The opportunity exists for Airdrie to provide
housing options which provide identity for and enhance thedesirability of the community. Options for innovative residential
development which accommodate secondary suites and otherhousing alternatives for an ageing population should be
accommodated in new housing stock. Future residential
development should incorporate the infrastructure that facilitateshome-work arrangements. Further to this, a wide range of housing
opportunities shall act to insulate the City during periods of
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
22/56
PART 2LAND USE
20
economic downturn in which certain segments of the housingmarket are less desirable.
Providing a range of housing opportunities is necessary for abalanced community, both socially and economically. Affordable
housing opportunities shall serve to make Airdrie a more attractivechoice for business and industry that require lower wagemanpower. Socially, it is important that every segment of the
community has access to liveable housing options. This increases
the likelihood that all income strata can remain in Airdrie within an
established social and familial network or relocate to Airdrie forlifestyle or employment options.
POLICIES
2-1.1 In keeping with the Citys fiscal, environmental and
land use goals, the City shall ensure throughCommunity Area Structure Plans (CASPs) and
Neighbourhood Structure Plans (NSPs) that new
communities and neighbourhoods become more
sustainable by adhering to the following principles:
Residential land uses shall achieve a minimumdensity of 7.0 units per net developable acrewithin all new Neighbourhood Structure Plan
areas.
Providing liveable and healthy communitiesthat include a mixture of single and multi-unitdwelling types, densities and land uses.
Ensuring a more compact urban form thatmore efficiently utilizes land and infrastructure.
Creating areas of higher residential density totake advantage ofalternate modes of
transportation (i.e. walking, cycling, transit,
etc.) and thus reducing the reliance on the
private automobile.
Ensuring through sound community andneighbourhood design, the development of
pedestrian friendly communities and
neighbourhoods (providing for and encouraging
alternative modes of transport), reducing thereliance on the private automobile.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
23/56
PART 2LAND USE
21
Providing attractive public spaces and
commerce/business areas (where appropriate) that
successfully integrate and support adjacent residential landuses and encourage walking and a vibrant community life.
2-1.2 In co-operation with developers, the City shall endeavour
to ensure that a minimum five to ten year supply of
serviceable residential land is available in a variety of
locations and by a variety of developers.
2-1.3 A high standard of visual amenity shall be incorporated
into all new development areas by capitalising on variedvisual impressions produced by such features as road
configuration, integrated open space, sensitive use of
building materials, or colours, landscaping and architecturalstyles.
2-1.4 Housing developments that provide a range of lifestyle and
work alternatives are encouraged.
2-1.5 The City shall seek to provide a flexible mixed housing
stock which accommodates all ages (e.g. seniors co-ophousing).
2-1.6 All developments are encouraged to incorporate high
quality and durable materials in exterior finish which
minimise long term maintenance.
2-1.7 Designs which incorporate dead-end or hammerhead lanes
are not permitted.
2-1.8 Suitable sound attenuation devices shall be required in
areas where residential development is located adjacent to
major arterial roadways or railway lines and creativesolutions to sound attenuation which complement the
aesthetics of an area are encouraged.
2-1.9 Community Area Structure Plans and Neighbourhood
Structure Plans shall demonstrate sensitivity to established
residential edges with regard to style and density.
2-1.10The range, style and type of single dwelling developmentshall be approved in Neighbourhood Structure Plans and
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
24/56
PART 2LAND USE
22
may be dependent on the inclusion of design features suchas, but not limited to:
paved lanes, parking pads and driveways; architectural controls; varied front yard setbacks; uniform perimeter fencing including rear garbage
enclosures;
separated sidewalks and landscaped boulevards; entrance treatments; open space; rear attached/detached garages landscape plan
2-1.11 Small lot detached housing may be allowed provided that
such lots form part of an approved comprehensively
designed development area, taking into account location,clustering, servicing capacity and the development of a
socially cohesive community.
2-1.12 Medium density attached housing developments areencouraged to develop as part of the overall low density
development in a manner which blends with, and enhances
surrounding land uses.
2-1.13 In addition to small lot and semi-detached dwellings,
affordable housing developments are encouraged to take
the form of multi-unit complexes, attached housing orsuites so as to capitalise on energy efficiencies and reduce
land consumption. Such housing shall be designed to blend
into the overall streetscape.
2-1.15 The City shall encourage multi unit high density
development to locate in proximity to shopping facilities,institutions, parks or open space and have good access to
arterial roadways and public transit service.
2-1.16 The City shall investigate the appropriateness of
contributing to the supply of rental accommodations byallowing the development of basement suites in existing
areas and by promoting an appropriate zoning which allows
basement suites in new development areas.
2-1.17 The City shall evaluate the need to establish a social
housing stock. If it is demonstrated that a need exists, the
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
25/56
PART 2LAND USE
23
City shall consider its options in encouraging suchdevelopment.
2-1.18An Area Redevelopment Plan shall be completed for OldTown and Big Springs, and shall address the following:
Densification strategies Design guidelines for infill development Framework for re-subdivision of existing lots Community vision for sensitive redevelopment Guidelines for commercial development adjacent to
existing commercial districts
Protection of the current character of the area
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
26/56
PART 2LAND USE
24
2-2 COMMERCIAL
Within the City of Airdrie, commercial land uses fit into four basicgroups:
The Central Business District Highway Commercial Regional Commercial Neighbourhood Commercial Mixed Use Commercial
Each group has its own particular development characteristics and
location criteria which differentiate the uses.
2-2A CENTRAL BUSINESS DISTRICT
It is the intent of the City to ensure that the Central BusinessDistrict serves as the focus for urban life, and remains the primary
location for retail, office, civic or community activities, contained
in a clearly defined area. As such, the limits of the existingdowntown and future expansion areas have been identified in
Figure 3. Floor space to ground area ratios are generally higher in
this area however the importance of open space and a well-developed circulation system is recognized. As a central area,
pedestrian movements, good traffic circulation, adequate parking
and proper connections to transportation systems and corridors
outside the Central Business District must be accommodated.
POLICIES
2-2A.1 The area shown in Figure 3 as Central Business Districtshall function as the primary commercial and business
sector in the City. Main uses encouraged in this area are
retail trades; offices; personal services; entertainmentcultural, and restaurant facilities; public and government
operations; major business activities intended to serve the
local resident trade area requirements; and residences assecondary uses to the primary commercial activities.
2-2A.2 All development in the Central Business District shall
conform to the policies and design guidelines in theDowntown Area Redevelopment Plan.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
27/56
PART 2LAND USE
25
2-2A.3 The City shall ensure that an adequate traffic circulationpattern for vehicles and pedestrians is maintained within
the Central Business District, including additional crossings
of the railway, and the provision for public transit access.
2-2A.4 New developments in the Central Business District shallmake provisions for access to public transit.
2-2A.5 Rear service lanes should be incorporated to provide access
to parking, delivery and loading areas.
2-2A.6 Residential land uses are encouraged on the periphery of
the Central Business District that incorporate amenity
spaces for the use of the residential component and that arefunctionally separated from public areas associated with
commercial activities.
2-2A.7 New developments in the Central Business District shall be
encouraged to incorporate residential space as a secondary
use on second and third floors.
2-2A.8 As part of the Central Business District development, use
of existing housing stock in the Central Business District
area for suitable commercial uses should be considered asan appropriate transitional use.
2-2A.9 The City shall investigate the provision of strategically
located sites for the development of public parking lots.
2-2A.10The City shall consider appropriate transition from
residential to commercial use at the periphery of the
Central Business District through the adoption of AreaRedevelopment Plans.
2-2B HIGHWAY COMMERCIAL
Highway Commercial provides a limited range of commercial andretail services to the travelling public. In Airdrie, these areas are
located along the Highway No. 2 corridor and are accessed by
service roads paralleling the highway. Future development shall
occur at the locations shown in Figure 3.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
28/56
PART 2LAND USE
26
POLICIES
2-2B.1 Highway Commercial land uses (directly related to or
dependent upon the travelling public) shall be limited tothose areas adjacent to Highway No. 2 as shown in Figure
3.
2-2B.2 Access to all sites shall be via existing or approved service
roads intended to service the Highway Commercial area.
2-2B.3 The architecture, landscaping, signage and lighting ofHighway Commercial developments shall be strictly
controlled to enhance the appearance of the Highway 2
corridor.
2-2B.4 Buffering shall be provided between Highway Commercial
and residential land uses to prevent possible conflict due tonoise, hours of operation, or detrimental visual impact.
2-2C NEIGHBOURHOOD COMMERCIAL
Neighbourhood Commercial land uses form part of residentialdevelopment in subdivisions further removed from the CBD and
larger commercial areas. They are included under the heading
General Urban Use on the Land Use Concept Map (Figure 3). Uses
are normally restricted to those which serve the convenience needs
of the local residents.
POLICIES
2-2C.1 Neighbourhood Commercial sites should be separated by asignificant distance from one another in order to ensure
the viability of each site.
2-2C.2 At the Community Area Structure Plan stage, the number
of Neighbourhood Commercial sites shall be reviewed and
the applicant shall provide a market study that shall:
i. Address the sustainability of any commercial sites; andii. Establish that the size of the site shall not be
detrimental to the economic viability of the Downtown.
2-2C.3 Access to Neighbourhood Commercial sites shall belimited to arterial and major collector standard roadways.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
29/56
PART 2LAND USE
27
2-2C.4 Neighbourhood Commercial sites are encouraged inresidential areas to service the convenience retail and
service needs of the immediate catchment area.
2-2C.5 The architecture, landscaping, signage and lighting of all
developments in this district shall be strictly controlled toensure compatibility with adjacent uses.
2-2C.6 Orientation of structures shall maximize accessibility for
pedestrians and bicycle racks shall be provided on site.
2-2C.7 Site layout shall take into account traffic circulation
patterns, parking requirements and building orientation so
as to reduce the impact on adjacent land uses.
2-2D REGIONAL COMMERCIAL
Regional Commercial sites are intended to provide a range of
commercial goods and services and function as an employmentnode for Airdrie and the surrounding trade area. It is the intent of
this Plan that the number of Regional Commercial sites in the Plan
area be strictly limited and controlled in order to protect the vitalityand viability of the Downtown. Regional Commercial sites shall
not be considered without meeting the requirements of this
Section.
POLICIES
2-2D.1 Prospective Regional Commercial sites shall be evaluatedbased on the following criteria:
i. Forecasted changes in the total population of theanticipated market area (i.e. timing and scale of new
residential areas being developed).
ii. Compatibility with proposed or adopted policies.iii. The impact of the development on the street system
and its capacity to handle the increase in traffic.
iv. Demand for an employment base for a significantsector of the City.
v. Distance and physical separation from otherCommercial sites in the City.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
30/56
PART 2LAND USE
28
2-2E MIXED USE COMMERCIAL
This Plan identifies areas of the City where the location of
Commercial development is appropriate, but where such locationwill conflict with existing residential land uses, and where otherstrategic municipal interests such as employment centres or other
municipal priorities can be accommodated.
In order to promote the best combination of development proposals
in accordance with the Citys goals, developers are challenged to
create innovative hybrid land use schemes which capture viablecommercial markets, but create acceptable interfaces with
residential cells. Scale and architecture of buildings, specific
ranges of commercial uses, and blending of residential and
commercial uses within such sites shall be investigated within theCommunity Area Structure Plans for such sites.
POLICIES
2-2E.1 Developers of lands shown as Mixed Use Commercial in
this Plan shall provide for design and specific uses whichenhance the interface between conventional residential and
commercial cells.
2-3 INDUSTRIAL
The economic well being of the City of Airdrie islargely dependent on its ability to retain existing
industries and encourage new industrial growth to
locate in the community. The City is well positioned tomaintain a strong industrial base due to its access to
major road and rail transportation routes, as well as its
proximity to the Calgary International Airport. Thesefacilities provide easy, economical access to local,
regional and international markets making the City anattractive place for industry to locate. For Airdrie to
remain competitive, it is important that a supply ofindustrial land, serviced and unserviced, is continually
made available and appropriately marketed to the
business community.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
31/56
PART 2LAND USE
29
It is also important that the industrial activities that operate locallydo not adversely affect the lifestyle and enjoyment of the
residential sectors of the City. Direct access to major
transportation routes, adequate buffering and directing heavierindustrial uses away from residential areas shall ensure all land use
components of the community shall operate in relative harmony.
As a general rule the City shall promote the development of cleanlight industrial, light manufacturing, processing, warehouse,
distribution, office and high tech facilities, business parks and
warehouse retail developments. Heavier industrial proposals shallonly be contemplated where the proposed location ensures minimal
offsite effects to surrounding uses and traffic corridors.
POLICIES
2-3.1 Industrial land uses shall be directed to the lands in oradjacent to the existing industrial park in Northeast Airdrieand as lands become available, to the future south industrial
park adjacent to Highway No. 2. (see Figure 3).
2-3.2 At the Community Area Structure Plan stage, where
different categories of Industrial uses are contemplated,
these shall be clustered in distinct cells, rather than as
homogeneous industrial tracts.
2-3.3 Industrial areas shall be provided with direct linkages to
major transportation routes and mixing of industrial andresidential traffic shall be discouraged.
2-3.4 The City shall ensure the adequate provision of transit
routes linking residential areas with industrial development.
2-3.5 Industrial development should incorporate open space and
amenity areas for the benefit of the employees, and
sidewalks or pathways should be included to allow accessto all sites from future transit routes.
2-3.6 Industries which may be considered offensive by virtue ofnoxious emissions, noise, vibration or outside storage maybe restricted and may be required to incorporate certain
measures to ensure the integrity of surrounding areas are
not jeopardised.
2-3.7 Industrial development adjacent to existing or future
residential areas shall be subject to special controls,
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
32/56
PART 2LAND USE
30
including screening, buffering, fencing, or other mitigatingmeasures, to ensure compatibility.
2-3.8 Industrial buildings visible from major transportation routesshall incorporate high standards of landscaping, lighting,
signage, exterior finish and architectural interest.
2-3.9 Existing industrial land uses located in areas other than
designated industrial parks shall be discouraged from
expanding and encouraged to relocate to more suitable
locations.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
33/56
PART 2LAND USE
31
2-4 PARKS, SCHOOLS AND OPEN SPACE
The provision of an attractive, multi-functional open space systemis a high priority for Airdrie residents. In order to meet the needs of
our community, the system must provide structured parkscontaining facilities for formal, high intensity recreationalactivities, unstructured parkland for spontaneous low
intensity recreational activities and natural areas for the
maintenance and protection of natural processes andobservation and interpretation of the natural landscape and
wildlife.
Further, as Airdrie is not provided with many natural
features which augment the supply of open space with
Environmental Reserves, the majority of the system must be
dedicated as either credit Municipal Reserves or PublicUtility Lots. Therefore, the available supply of open space in
Airdrie is limited. In order that the open space systems in the city
meet as many of our citizens needs as possible, the City mustencourage these systems to fulfil many functions within the urban
fabric:
Active Play Space Passive Recreation Space Natural Ecosystem Buffer Space and Ornamentation Schools and other Institutions Public Utility Functions
To maximize the benefit of its investment in open space, it is the
desire of the City of Airdrie to enhance all aspects of the open
space system to meet a variety of needs. Careful allocation ofreserves, efficiency in design, and the possibility of multiple
benefits from each square foot of land wherever feasible, allowingfor both activity and solitude, shall ensure that our open spaces are
at the same time functional, safe, attractive, and easy to maintain.
The Citys predominant natural feature, Nose Creek, holds centrestage in the Citys open space plans. In addition to providing for
many of the above needs, it is the Citys only significant wildlife
corridor. Respect for the natural environment as it appears in NoseCreek is of major interest to the public, as well as to our municipal
neighbours.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
34/56
PART 2LAND USE
32
POLICIES
2-4.1 The City of Airdrie shall update and maintainThe Urban Parks Master Plan detailing
development programs, timing and standardsfor the development of open space, parks andpathways.
2-4.2 Priority shall be given to the maintenance
and enhancement of Nose Creek and EastLake Park as Airdries principal natural
environments.
2-4.3 As development occurs, the Nose Creek open
space corridor shall be expanded so that it
forms a continuous parkway system betweenthe north and south limits of the City.
2-4.4 Environmental Reserve shall be provided as
required adjacent to and including majorwatercourses and drainage areas, and land
may be augmented with Municipal Reserve to
ensure the open space is functional andcontinuous pathway systems can be
constructed.
2-4.5 The City supports development of pathways
linking Airdrie with the M.D. of Rocky View and City ofCalgary via a continuous Nose Creek Park system.
2-4.6 New development areas shall provide linear parkwaysystems, where possible linking school sites, recreation
facilities and major open space areas such as Nose Creek to
the rest of the community.
2-4.7 The provision of regional and local pathways and local tot
lots or playgrounds shall be detailed in a park concept plan
approved by the Airdrie Regional Recreation Board at theNeighbourhood Area Structure Plan stage.
2-4.8 All open space areas and facilities shall be designed toenhance the safety and security for the individual and the
neighbourhood using generally accepted principles of
Crime Prevention Through Environmental Design.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
35/56
PART 2LAND USE
33
2-4.9 Emphasis shall be placed on the provision of useable openspace when dedicating credit Municipal Reserve.
Walkways which solely provide connections between
streets and facilities shall be provided as part of the roadsystem or as Public Utility Lots.
2-4.10 Private open space and recreational facilities shall beencouraged to complement and augment the recreational
facilities and open space areas provided by the City of
Airdrie.
2-4.11 Major entry points into the City including the Highway 2
corridor should incorporate a higher level of landscaping
and serve as attractive entries into the community.
2-4.12 The City supports the preservation and enhancement of
publicly and privately owned trees and their contribution tothe Citys health and appearance.
2-4.13 Where storm water retention facilities are provided, they
shall be dedicated as public utility lots, designed to enhanceopen space and its usage as well as to avoid water
stagnation problems.
2-4.14 Portions of dry pond areas lying above the 1:5 year flood
elevation may be eligible for Municipal Reservecredit provided the location, design and
development coincide with the Citys open space
needs and concerns.
2-4.15 Where dry ponds are being considered in
conjunction with school sites, priority shall beafforded to school and recreational needs.
2-4.16 Dry pond areas may be eligible for partial reserve
dedication provided the location, design anddevelopment coincide with local needs and
concerns.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
36/56
PART 2LAND USE
34
2-4A SCHOOLS
The provision of a high-quality school system is anothercomponent of life style which has been identified as a high priority
for Airdries citizens. The City shall continue to provide its shareof this vital community need by ensuring a suitable supply of landfor schools is made available through the planning process.
The primary responsibility for the provision of schools andeducation to the residents of the City lies with the Rocky View
School Division No. 41 and the Calgary Roman Catholic Separate
School District No. 1. However, it is also recognized that there is alimited amount of public land available and that consideration to
public open space and parks must be given in addition to school
needs.
Communication between the Boards and between the Boards and
the City is essential to insure that the needs of the boards and the
community are met in an efficient manner. Facilities should bedeveloped with the goal of meeting community needs. Community
schools, where the need for bussing can be kept to a minimum, are
desirable.
New school sites and facilities should be designed and located in a
manner which maximises the opportunity for joint use of land and
buildings between both the community and the respective school
boards.
It is recognized that the complexities of capital funding for schools
create a special challenge for the two School Boards. The needs of
the student population are ever changing, often more rapidly thanthe ability to build new schools, or significantly modify existing
ones. Flexibility in all aspects of the planning of schools is vital if
these needs are to be addressed to the maximum benefit of theCitys student population without detrimental impact on the rest of
the community.
Where feasible, the City and the two School Boards are
encouraged to work in conjunction with the Municipal District of
Rocky View to insure that contributions are made toward the
acquisition and development of school sites in proportion to thenumber of Municipal District students who attend school in
Airdrie.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
37/56
PART 2LAND USE
35
Sites suitable for school use shall be shown in Community AreaStructure Plans to facilitate long term school planning needs as
well as to support good community design. School locations
shown in Community Area Structure Plans are encouraged toallow for joint use of sites by more than one school, sharing
facilities where appropriate.
The City shall maintain its reciprocal development, maintenance
and use agreements with the School Divisions to optimize the
benefits to the Boards and the community.
POLICIES
2-4A.1 All new developments or subdivisions shall consider theland requirements of the affected School Boards in the
development of their plans.
2-4A.2 The City and the two School Boards should develop a joint
school site planning committee to assist the City in locating
and allocating potential school sites.
2-4A.3 The City and the two School Boards should work together
to design school sites to maximize their benefit to all users,
while providing for efficiencies in operation andmaintenance.
2-4B COMMUNITY FACILITIES
The population of Airdrie and the surrounding area is well served
by a wide variety of quality recreation, leisure and cultural
amenities. These amenities enhance and contribute tothe quality of life that Airdrie residents enjoy. In terms
of our communitys image and identity, it is clear that
our recreation, leisure and cultural opportunities areoften cited as the drawing card for new residents. The
existing inventory of facilities and amenities (swimming
pool, arenas, performing arts theatre, splash park,soccer pitches, base-ball diamonds, paved pathways,
community hall, curling club, tennis courts and
museums) are meeting the community needs; however,
as growth occurs these facilities shall need of additions in the wayof complimentary and expanded services. This shall require
creative partnering and in-depth consultation with community to
plan and build for the future. As new residential developmentoccurs to the west, land shall be made available to accommodate
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
38/56
PART 2LAND USE
36
the long term needs of the community and to ensure a balance offacilities and amenities to meet the varying needs. Municipally run
community facilities are expected to incorporate the concept of
user pay to cover ongoing maintenance and operating costs, andlook at unique partnerships to raise capital and/or provide new or
upgraded services in the future.
Currently the development and operation of facilities has been
made possible by partnerships/co-operation between the City and
community groups and organizations. The Citys history and
tradition of community participation and partnership in facilitydevelopment should be celebrated and fostered. It is essential that
long range planning take place which identifies and makes
provision for future needs. The quality, character and desirabilityof a community is demonstrated through the quality of and
commitment to community facilities. The City shall provide these
services itself or in partnership with the private sector or otherparties.
Institutional land uses include activities related to recreation,
health, welfare, educational, religious and government or relateduses and activities. These may appear within the General Urban
Use sectors of the City, as well as in the downtown commercial
core. Others may have much higher or specialized landrequirements and, therefore, must be identified separately.
POLICIES
2-4B.1 The City shall develop and maintain a 10 Year Capital Plan
to provide for the assessment of community needs andprioritize facility construction in accordance with the Citys
financial resources.
2-4B.2Wherever possible, major community facilities should belocated on municipally owned land other than dedicated
reserves thereby maximising the amount of open space and
green area available for use by the citizens of Airdrie.
2-4B.3 Facilities such as baseball diamonds and soccer pitchesshould be provided as need and support is demonstratedand may form part of the overall open space plan and
municipal reserve dedication.
2-4B.4 The City shall proactively pursue community and corporateparticipation and support in the development of new and
expanded community facilities.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
39/56
PART 2LAND USE
37
2-4B.5 The City shall promote and support development of cultural
facilities to coincide with population growth.
2-4B.6 The City shall continue to support a centrally located
library facility and provide for expansion in response topopulation growth.
2-4B.7 Sites for religious assemblies shall be located so as to
reduce traffic and parking impacts on adjacent development
while still providing community access and support. Wherethese facilities are developed in General Urban Use lands,
they shall incorporate a high standard of landscaping and
design.
2-4B.8 Institutional uses shall be of a scale and character that
complements the established or proposed use of thesurrounding area.
2-4B.9 At the Community Area Structure Plan level, the City shall
make provision for Emergency Services facilities asidentified in theEmergency Services Master Plan.
2-4B.10The City shall work in conjunction with all agencies tofacilitate and/or develop programs and facilities for
informal youth oriented activities.
2-5 AGRICULTURAL OPERATIONS
Effective April 30, 2002, section 632(3)(f) of the Municipal
Government Act required that all Municipal Development Planscontain policies respecting the protection of agricultural operations
as defined by the Agricultural Operations Practices Act. As an
urban municipality, the City of Airdries Land Use Bylaw does notdesignate specifically an Agriculture land use category. However,
there are various agricultural uses occurring on lands annexed and
reserved by the City for long term urban growth purposes. Suchuses are both permitted (extensive agriculture) and discretionary
(intensive agricultural) in nature and it is the intent of the City to
allow such lands to be retained for agricultural production for as
long as possible.
In addition, it is important to note that the City of Airdrie /
Municipal District of Rocky View Intermunicipal DevelopmentPlan provides the mechanism through which planning issues on
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
40/56
PART 2LAND USE
38
lands bordering both municipalities are addressed. Throughpolices contained in the City of Airdrie / Municipal District ofRocky View Intermunicipal Development Plan, additional policies
with respect to the subdivision and development of agriculturalland both within and adjacent to the City is provided. Such
policies provide additional protection to existing agriculturaloperations in and around the city.
POLICES
2-5.1 The City of Airdrie shall respect existing agriculturaloperations until such time that those lands are required for
urban growth purposes.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
41/56
PART 3TRANSPORTATION AND UTILITIES
39
PART 3
TRANSPORTATION AND UTILITIES
3-1 UTILITIES, PUBLIC AND PRIVATE
Utility services within the City of Airdrie fall under two categories.
Public utilities include those services provided by the City and
operated in a self-sustaining fashion, such as the water supplysystem, as well as the sanitary sewerage system and municipal
waste. Other utilities are provided by private companies under
agreement with the City. These private companies often work witheach other in the sharing of line assignments and rights-of-way.
The private utility services are all capable of extending existing
services to accommodateanticipated growth within the City. Allutility companies co-operate with the City in reviewing subdivision
and development plans in the early planning stages to ensure
sufficient capacity can be made available and that locations fortheir facilities can be established.
POLICIES
3-1.1 All new development areas shall be required to be serviced
by all utilities including municipal services and privateutilities. The location of these utilities is to be identified at
the earliest possible time in the planning process. The Cityshall strive to insure that utility easements and rights of
way are located in a manner which maximises utilisation,
respects the natural environment and enhances theopportunity for the rights of way to complement the open
space system.
3-1.2 Developers shall be solely responsible for the installation ofservices to municipal standards necessary to service their
development. Oversizing of utilities with cost recovery may
be required to facilitate future development. Contributions
to trunk services through off-site levies are reviewedperiodically and shall be determined through the
development agreement process for a specific area.
3-1.3 The sizing of sanitary sewer and water facilities shall be
based on the ultimate patterns of development within thevarious catchment and pressure zone areas. Consideration
for continuous development shall be designed for.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
42/56
PART 3TRANSPORTATION AND UTILITIES
40
3-1.4 No new development shall be permitted until such time as
utilities and transportation facilities can be provided in an
adequate and cost effective manner or unless all costsassociated with the provision of such services are borne by
the landowner.
3-1.5 New development shall not be allowed on lands that are not
contiguous to existing development or within 300 metres
(as measured along the length of the facilities in question)
of existing municipal servicing capacity, as determined bythe City, and subject to Part I, Section D of this Plan.
3-1.6 Generally, all new development shall incorporateunderground services into the design.
3-1.7 Utility rights-of-way and public utility lots shall beprovided at the time of subdivision.
3-1.8 Special setback requirements from high pressure pipelines
or substations shall be respected and incorporated intosubdivision design, and new development is encouraged to
incorporate existing facilities into the subdivision design.
3-1.9 Utility companies are encouraged to maximise utilisation of
rights of way and service trenches. Facilities shall becreatively designed and located to provide linear open
space connections and be as inconspicuous as possible.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
43/56
PART 3TRANSPORTATION AND UTILITIES
41
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
44/56
PART 3TRANSPORTATION AND UTILITIES
42
3-2 STORM WATER RETENTION, DRAINAGE AND
FLOOD MITIGATION
The urbanization and development of land results in changes to
natural drainage systems, thereby increasing the amount ofoverland flow during rainstorms. The situation has impacts on thenatural water courses in the area in terms of wildlife habitat,
flooding and pollution. The City recognises that adequate
mitigation measures must be instituted to reduce the negativeimpacts on the natural and built environment.
Runoff within the City is currently discharged either directly intoNose Creek or through variousstorm retention systems. The
capacity of these systems is limited and alternatives must be
incorporated to improve the environment of these ecologically
sensitive areas and prevent the need for costly remedialimprovements. It is mandatory that the City of Airdrie regulate the
rate and quality of flow from new development areas to preserve
the existing systems and limit municipal liability. Additional issuesand objectives relating to storm water retention and drainage
are contained in the City of Airdrie Environmental
Management System Manual, and the City of Airdrie Master
Drainage Study.
The Nose Creek drainage basin incorporates an area of
approximately 100 square kilometres. In 1993 Environment
Canada carried out a Hydraulic Study of Nose Creek in theCity of Airdrie to delineate the floodway and flood fringe
within the Cities Boundaries. This study was augmented by
the Federal/Provincial Flood Damage Reduction Programme
in 1997 which updated the flood risk maps pertaining to theCity. Together, these documents shall be used as tools to evaluate
and make recommendations regarding developments proposed
within the Nose Creek corridor. In addition, the citys obligationsunder the Intermunicipal Development Plan shall be considered.
POLICIES
3-2.1 Direct runoff into Nose Creek from new developments
shall not be permitted.
3-2.2 All developments shall be required to institute measures to
restrict flow and siltation in a manner suitable to the City
and Alberta Environment.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
45/56
PART 3TRANSPORTATION AND UTILITIES
43
3-2.3 New developments shall install storm water retentionfacilities as a means of preventing direct drainage to
existing watercourses. Stormwater lakes shall be dedicated
as public utility lots.
3-2.4 Stormwater retention sites shall be designed to enhanceopen space and its usage as well as to avoid waterstagnation problems.
3-2.5 The location and need for snow storage facilities should be
addressed through a storm water management plan andareas should be provided through the planning process.
3-2.6 The city shall explore and,where deemed appropriate,encourage the use of naturalised wetland and wet pond
areas as treatment for storm water in new development
areas.
3-2.7 Commercial and Industrial developments shall treat all
storm water originating on site by installing oil and grit
separators as prescribed in the City of Airdrie Sewer Bylawand relevant servicing standards.
3-3 TRANSPORTATION
An efficient transportation system in Airdrie is crucial to
the desirability of the community as a place to live andwork, both in terms of intra-urban movements and in
Airdrie's case, commuter movements to other centres.
The City has little control over local roads in the M.D. of
Rocky View or for highways outside of its boundaries andmust rely on co-operation with other authorities to ensure
that everyone benefits from the regional road system. The
Intermunicipal Development Plan provides forcooperation with the MD of Rocky view in the planning
of the road system, where intermunicipal interests are
identified.
Internally, it is incumbent upon Council to insure that safe, well
maintained traffic flow is provided within the City and to
connections with the regional road system. To this end, Airdriehas developed theAirdrie Transportation Study to guide long term
growth and transportation requirements.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
46/56
PART 3TRANSPORTATION AND UTILITIES
44
In addition to road systems, parking control and pedestrian orbicycle pathway systems must form part of the overall
transportation plan. Increasing public awareness in the
environment as well as increased emphasis on leisure activitysuggest that pathway systems be incorporated into transportation
corridors where reserve and open space is not available for thatpurpose. An efficient road system is of no value if parking areasare not available when a destination is reached. As such, parking
standards developed in relation to anticipated traffic flows and
alternative modes of transport form an important component of the
overall transportation system. In all developed transportationsystems, handicapped accessibility shall always be a design
consideration.
In considering options for meeting future transportation needs
serious consideration should be given to developing a commuter
rail link to the City of Calgary. The City of Airdrie is ideallylocated in terms of the location of the Canadian Pacific rail line
and the potential to establish a link with the City of Calgary light
rail transit system. The development of a transit terminus station
could serve as the catalyst for the development of a newcommercial/residential node. Long range planning initiatives must
address the need to incorporate higher density developments in
association with future commuter rail stations.
POLICIES
3-3.1 The Airdrie Transportation Study and updates shall be the
primary document used in determining the overalltransportation network within the City of Airdrie.
3-3.2 The Airdrie Transportation Study shall be reviewed on aregular basis and updated as required to ensure its policy
and direction remain current with the needs and financial
capabilities of the municipality.
3-3.3 The City shall ensure that the development of
transportation facilities is co-ordinated with the
development of new areas and address the location, typeand intensity of the land uses and density or distribution of
the population.
3-3.4 The planning, design and construction of all major
roadways shall be undertaken in a manner to minimise the
effects of noise, fumes and traffic hazards on existing andfuture residential development. Emphasis on community
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
47/56
PART 3TRANSPORTATION AND UTILITIES
45
well being and aesthetics is encouraged in addition tostandard engineering requirements.
3-3.5 School Boards are encouraged to consider the movementsof school buses adjacent to residential areas and within
individual school sites when making requests for new sitesat CASP and subdivision review stages.
3-3.6 The City shall maintain a standard of roadways appropriate
to the intended use. Variation of City standards may be
approved in circumstances provided supportingdocumentation is submitted to justify the proposed changes
and where the changes complement the development of a
unique community.
3-3.7 Land requirements for major arterial roadways, highways
and required interchanges, shall be protected. (See Figure5)
3-3.8 The City shall work with the M.D. of Rocky View and the
City of Calgary to protect road allowances within theIntermunicipal Plan Area for use as potential major urban
roadways.
3-3.9 The City shall continue to foster and promote transportation
strategies which make more efficient use of existingfacilities and reduce environmental impact (e.g. commuter
rail link, public transit, car pooling, pathways).
3-3.10 Establishment of a municipal parking authority should be
considered to expand control over the supply and use of
parking facilities in the main commercial areas.
3-3.11 All new developments are expected to provide adequate
off-street parking. Cash-in-lieu of parking requirements
may be allowed in consideration of the development'saccess to public transit or municipal parking facilities.
3-3.12 The City shall consider the establishment of a long rangeplan for non -motorised transportation to be incorporated
into the over all transportation plan, to identify future
connections and required rights of way and infrastructure.
3-3.13 Road rights-of-way should make provision for landscaping,
tree planting and walkway or pathway systems. Pathwaysform part of the overall transportation system and therefore
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
48/56
PART 3TRANSPORTATION AND UTILITIES
46
shall be dedicated as part of the road rights-of-way. Roadsand pathways should be constructed simultaneously.
3-3.14 The City shall develop and maintain a sign Bylaw whichco-ordinates and controls the development of commercial
advertising signs and structures on lands borderingprovincial highways and arterial roads. Any advertisingwhich is approved should be in keeping with a co-ordinated
theme which enhances the Citys image.
3-3.15 Where appropriate the City shall review and incorporatetraffic calming techniques and design standards which
slow traffic and enhance safety.
3-3.16 The City shall review measures to restrict or eliminate on
street parking in appropriate areas as part of an
investigation of revised road standards.
3-3.17 The Highway 2 Corridor through Airdrie should be
evaluated with the goal of enhancing the appearance of this
corridor. Provisions for information pull outs, directionalsigns landscaping and entrance features should be
evaluated and implemented in conjunction with the
Province.
3-3.18 Future transportation planning initiatives shall address theneed to improve east-west pedestrian and traffic circulation.
Emphasis shall be placed on improving movements across
Highway 2 and the railway tracks
3-3.19 All new developments shall incorporate wheel chair and
stroller access.
3-3A NOISE
The urban development pattern results in a number of situations
and activities that produce ambient noise levels above what isnormally acceptable to human comfort. Excessive noise levels
reduce the quality of life and attraction of people to certain areas if
exposure is not controlled.
In the City of Airdrie, three major noise pollutants must be
factored into construction practices and land use design. Major
road systems, particularly Highway No. 2, produce high noiselevels 24 hours a day. In addition, rail traffic may produce
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
49/56
PART 3TRANSPORTATION AND UTILITIES
47
unacceptable noise levels intermittently throughout the day andnight.
Most of Airdrie is outside the Airport Vicinity Protection Area ofthe Calgary International Airport but may still be affected at
certain times or under certain atmospheric conditions. In additionthe Airdrie Airport has noise generation potential. Future growthareas and development must be cognisant of flight patterns from
both airports. It is the intention of the City of Airdrie to ensure its
residents are protected from the effects of these noise sources as
well as other noise generators consistent with an urban lifestyle.
POLICIES
3-3A.1 New residential developments should be concentrated away
from existing and proposed major transportation routes.
3-3A.2 Where necessary, new developments shall incorporate
berms, fencing, landscaping or a combination of all three in
order to mitigate excessive noise levels. The aesthetics of
the area shall be taken into consideration when determiningappropriate measures.
3-3A.3 Developers are encouraged to incorporate design featuresinto neighbourhoods and individual buildings which reduce
the impact and broadcast of excessive noise levels.
3-3A.4 The City shall maintain a liaison with other authorities with
regard to expansion plans or usage changes of theInternational Airport and Airdrie aerodrome to ensure such
changes do not have a negative impact on the lifestyles of
Airdrie residents.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
50/56
PART 3TRANSPORTATION AND UTILITIES
48
3-3B PUBLIC TRANSIT
Since 1992, when the City disposed of its full transit system,transit service has been provided in the form of a Dial-a-bus
service. Nevertheless, in the future, the City may need to considerthe return of a full transit system. Provision should be made in theplanning of roadways and pedestrian connections to accommodate
future transit options.
In light of the significant amount of commuter traffic which takes
place between Airdrie and the City of Calgary, opportunities for
developing a commuter rail link with the City of Calgary should beevaluated. Future planning should incorporate adequate land and
right of way so that the development of such a link is not unduly
encumbered land adjacent to the future corridor should be zoned to
accommodate complementary uses and adequate parking.
POLICIES
3-3B.1 Transit routes within the City shall be maintained and
updated as required to ensure continued public access
between neighbourhoods and major destinations.
3-3B.2 Walkways from and through residential areas to bus routes
should be incorporated into the design of the areas to
maintain distances to transit stops or stations within
acceptable limits.
3-3B.3 The location of major trip generators and attractions should
be such that it optimises transit routes and their extensions.
3-3B.4 Land shall be identified in the central core for the future
development of an inter-urban transit facility. The site
should be capable of handling buses in the short term andultimately be capable of facilitating rail or light rail
commuter services. The City shall endeavour to secure land
adjacent to the tracks for this purpose.
3-3B.5 Transit facilities and services should make provision for
handicapped or special needs access.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
51/56
PART 3TRANSPORTATION AND UTILITIES
49
3-4 WASTE MANAGEMENT
Urban communities tend to generate more waste material than the
immediate environment is capable of handling and as such,disposal facilities must be created to handle the volume of
material. The City of Airdrie views waste disposal as a challengeand is intent on reducingtheamount of waste going for disposal in
municipal landfills to 500 kilograms per capita per year by the year2010, for the benefit of its residents' quality of life, surrounding
communities and the natural environment as a whole. Airdrie shall
continue to take a leadership role and be exemplary in the area ofwaste management. The City of Airdrie Environmental
Management System Manual provides objectives and direction in
the area of waste management. The City shall continue itscommitment to recycling and seek partnerships with surrounding
municipalities.
POLICIES
3-4.1 The City of Airdrie shall continue to transfer solid wastes
to landfill facilities. Options for reducing the volume ofwaste and alternative waste management and disposal
options shall be investigated and where feasible pursued.
3-4.2 The City shall actively promote waste reduction through
public education, recycling and composting programs, userpay and, if required, by-law controls.
3-4.3 The City shall ensure that adequate sites are provided forrecycling collection stations through its ongoing
subdivision and development reviews.
3-4.4 The City shall monitor need and encourage thedevelopment of storage and sorting areas in industrial
districts for recyclable materials.
3-4.5 The City shall support and work with private enterprise and
local authorities in the development of environmentally
friendly and less land intensive solid waste managementprojects or systems.
3-4.6 Where feasible, the City shall ensure facilities for liquid
and hazardous waste transfer are provided to meet theneeds of local residents.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
52/56
PART 3TRANSPORTATION AND UTILITIES
50
3-4.7 The City shall actively pursue partnerships and initiativeswith surrounding municipalities in areas of waste reduction,
recycling and other environmental initiatives.
3-4.8 The City through its business activities and operations shall
strive to be a leader in areas of waste reduction, recyclingand other environmental initiatives.
3-4.9 The City shall promote and encourage backyardcomposting by residents. In addition efforts shall be made
to establish and operate a centralized composting facility tohandle compostable materials generated through city
operations and to provide for composting of larger volumes
of compostable materials generated by residents.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
53/56
PART 4IMPLEMENTATION
51
PART 4
IMPLEMENTATION
4-1 HIERARCHY OF PLANS
POLICIES
4-1.1 When annexation of new lands occurs, The City of Airdrieshall prepare a Growth Area Management Plans for the
annexed lands as a prelude to the acceptance of Community
Area Structure Plans and/or Neighbourhood Structure Planssubmitted on behalf or by Landowners and developers.
4-1.2 Growth Area Management Plans refer to large blocks of
land, and shall address, among other things:
Community Vision and Priorities Topographic considerations Access and Servicing considerations General Land Use Categorization (land split
between Urban Residential and Urban Non-
residential( Open Space, Industrial, Commercialand Public)
4-1.3 Community Area Structure Plans and NeighbourhoodStructure Plans shall be prepared by the City or its
designate in accordance with The City of AirdrieGuidelines
for the Preparation of Area Structure Plans, available fromthe Citys Planning Department.
4.1.4 Community Area Structure Plans shall be considered by theCity where they are deemed by City Council to meet the
Citys strategic priorities, long range plans and policies,
and where they promote the orderly and economic
development of the City.
4.1.5 Outline Plans are renamed Neighbourhood Structure Plansand may be the subject of a bylaw approved by CityCouncil.
4-1.6 Outline Plans in existence prior to the adoption of theAirdrie City Plan shall continue to be in effect.
8/4/2019 Appendix 8: Airdrie City Plan (Part 2)
54/56
PART 4IMPLEMENTATION
52
4-2 THE LAND USE BYLAW
The Land Use Bylaw and the associated Land Use Map are
important tools used in the implementation of the policies andstandards in the Airdrie City Plan. Some revisions to the Bylaw
may be required to fully enact and enforce the policies adopted inthis Plan. In general, any proposed resolution considered by
Council, application for subdivision or development must beconsistent with the land use policies and design guidelines set out
in the Airdrie City Plan.
4-3 INTERMUNICIPAL PLANNING
In
Top Related