Glenridding Heights NSP Consolidation

Glenridding Heights
Neighbourhood Structure Plan

Office Consolidation February 2013
Prepared by:
Current Planning Branch
Sustainable Development
City of Edmonton
Bylaw 15803 was adopted by Council in July 2011. In February 2013, this document was
consolidated by virtue of the incorporation of the following bylaws:
Bylaw 15803
Approved July 4, 2011 (to adopt the Glenridding Heights NSP)
Bylaw 16292
Approved November 13, 2012 (to reconfigure land designated for Stormwater
Management Facility (SWMF), Single/Semi-detached Residential, LowRise/Medium Density Housing, Greenway, and Neighbourhood Commercial
uses)
Editors Note:
This is an office consolidation edition of the Glenridding Heights Neighbourhood Structure Plan, Bylaw
15803, as approved by City Council on July 4, 2011. This edition contains all amendments and additions
to Bylaw 6401.
For the sake of clarity, new maps and a standardized format were utilized in this Plan. All names of City
departments have been standardized to reflect their present titles. Private owners names have been
removed in accordance with the Freedom of Information and Protection of Privacy Act. Furthermore, all
reasonable attempts were made to accurately reflect the original Bylaws. All text changes are noted in the
right margin and are italicized where applicable.
This office consolidation is intended for convenience only. In case of uncertainty, the reader is advised to
consult the original Bylaws, available at the office of the City Clerk.
City of Edmonton
Sustainable Development
Glenridding Heights NSP Office Consolidation
TABLEOFCONTENTS
1.0
1.1
1.2
1.3
1.4
1.5
1.6
1.7
ADMINISTRATION ........................................................................................................... 1
PURPOSE........................................................................................................................................ 1
AUTHORITY.................................................................................................................................... 1
TIMEFRAME.................................................................................................................................... 1
INTERPRETATION .......................................................................................................................... 1
MONITORING ................................................................................................................................. 2
AMENDMENTS............................................................................................................................... 2
ORIENTATION ................................................................................................................................ 2
GLENRIDDINGHEIGHTSNSPCONTEXT............................................................................ 3
LOCATION...................................................................................................................................... 3
BACKGROUND ............................................................................................................................... 3
LANDOWNERSHIP ........................................................................................................................ 4
SITECONTEXT ............................................................................................................................... 8
2.4.1
Topography..................................................................................................................... 8
2.4.2
SoilandGroundwaterConditions.................................................................................... 8
2.4.3
NaturalAreasandEcologicalResources.......................................................................... 8
2.4.4
WetlandAssessment....................................................................................................... 8
2.4.5
NaturalSiteAssessment ................................................................................................. 9
2.4.6
ExistingLandUses ........................................................................................................ 12
2.4.7
EnvironmentalAssessment ........................................................................................... 12
2.4.8
HistoricalResources ...................................................................................................... 14
2.4.9
PipelinesandOilWellSites ........................................................................................... 14
2.5 PUBLICINVOLVEMENT.................................................................................................................15
2.0
2.1
2.2
2.3
2.4
3.0 LANDUSE,TRANSPORTATION,ANDSERVICINGCONCEPT ............................................ 16

3.1 VISION .......................................................................................................................................... 16
3.2 GOALSANDOBJECTIVES ............................................................................................................ 16
3.2.1
GreenDevelopment ...................................................................................................... 21
3.2.2
UrbanDesign ................................................................................................................ 22
3.2.3
Ecology ......................................................................................................................... 26
3.2.4
Environment ..................................................................................................................27
3.2.5
HistoricalResources ...................................................................................................... 29
3.2.6
Residential .................................................................................................................... 30
3.2.7
Commercial....................................................................................................................33
3.2.8
ParksandOpenSpaces ..................................................................................................35
3.2.9
Transportation .............................................................................................................. 38
3.2.10 Infrastructure,ServicingandStaging ............................................................................ 49
ii
APPENDIX1:PLANNINGPOLICYCONTEXT ........................................................................... 55
CAPITALREGIONGROWTHPLAN,GROWINGFORWARD .............................................................. 56
MUNICIPALDEVELOPMENTPLAN,THEWAYWEGROW ............................................................... 58
TRANSPORTATIONMASTERPLAN,THEWAYWEMOVE............................................................... 61
WINDERMEREAREASTRUCTUREPLAN............................................................................................. 62
EDMONTONSUBURBANNEIGHBOURHOODDESIGNPRINCIPLES .................................................. 66
URBANPARKSMANAGEMENTPLAN ................................................................................................. 68
CITYOFEDMONTONHOUSINGMIXGUIDELINES ............................................................................. 69
RESOURCEWELLSITESANDPIPELINES .............................................................................................70
APPENDIX2:TECHNICALSTUDIES........................................................................................ 71
LISTOFFIGURES
Figure1.0Location ............................................................................................................................... 5
Figure2.0Context ................................................................................................................................ 6
Figure3.0LandOwnership ................................................................................................................... 7
Figure4.0SiteContours ..................................................................................................................... 10
Figure5.0SiteFeatures .......................................................................................................................11
Figure6.0EnvironmentalSiteAssessment..........................................................................................13
Figure7.0LandUseConcept .............................................................................................................. 19
Figure8.0TransportationNetwork..................................................................................................... 47
Figure9.0PedestrianNetwork ........................................................................................................... 48
Figure10.0SanitaryServicing..............................................................................................................51
Figure11.0StormwaterServicing ....................................................................................................... 52
Figure12.0WaterServicing .................................................................................................................53
Figure13.0StagingConcept ............................................................................................................... 54
LISTOFTABLES
Table1LandOwnership ....................................................................................................................... 4
Table2EnvironmentalSiteAssessments ........................................................................................... 12
Table3HistoricResourcesOverview .................................................................................................. 14
Table4OilWellandPipelineInformationSummary............................................................................15
Table5LandUse&PopulationStatistics............................................................................................ 20
iii
1.0
Administration
1.1
PURPOSE
ThepurposeoftheGlenriddingHeightsNeighbourhoodStructurePlan(NSP)istodepicttheland
useframeworkaswellasthedevelopmentandservicinggoalsforGlenriddingHeights.The
GlenriddingHeightsNSPspecifiesthefollowing:
1.2
Thelocation,configurationandareaofvariouslandusesincluding,residential,commercial,
parksandopenspaces,andpublicutilitylanduses;
Theanticipateddensityofresidentialdevelopment;
Thepatternandalignmentofthearterialandcollectorroadwayandpedestrianwalkway
systems;
Therequiredutilityinfrastructureconcept;and,
Theimplementationandphasingofdevelopment.
AUTHORITY
TheGlenriddingHeightsNSPwasadoptedbyEdmontonCityCouncilonJuly4,2011asBylaw
15803inaccordancewithSection633oftheMunicipalGovernmentAct.
1.3
TIMEFRAME
DevelopmentinGlenriddingHeightsisexpectedtocommencein2011andisestimated,atcurrent
absorptionrates,tobecompletewithin10years.
1.4
INTERPRETATION
Allsymbols,locations,andboundariesshownintheNSPfiguresshallbeinterpretedasconceptual
unlessotherwisespecifiedinthedocument,orwheretheycoincidewithclearlyrecognizable
physicalorfixedfeatureswithintheplanarea.
ForeachsubsectionunderLandUseConcept,adescriptionofapplicablelandusestrategiesand
typesisprovidedfortheplanfollowedbyapplicableobjectives,policies,implementation,rationale,
andtechnicalsummary.
Apolicystatement(s)containingshallismandatoryandmustbeimplemented.Whereapolicy
provesimpracticalorimpossible,anapplicantmayapplytoamendtheplan.Apolicystatement(s)
containingshouldisanadvisorystatementandindicatesthepreferredobjective,policyand/or
implementationstrategy.Iftheshouldstatementisnotfollowedbecauseitisimpracticalor
impossible,theintentofthepolicymaybemetthroughotheragreeduponmeans.
1.5
MONITORING
Policies,text,andmappinginformationcontainedwithinthisdocumentmaybeamendedfrom
timetotime,byCouncilapprovedBylaw,inordertorespondto,andremaincurrentwith,planning
anddevelopmentissuesandtrendsaffectingsuburbandevelopment.
1.6
AMENDMENTS
AmendmentstoGlenriddingHeightsNSPdocumentinvolvingpolicies,textormappingshallbe
completedinaccordancewiththeMunicipalGovernmentAct,WindermereASP(Bylaw13717,as
amended),andallotherapplicablebylaws,policiesandprocedures.
1.7
ORIENTATION
Thisdocumentcontainsthreesectionsandtwoappendices.
Section1providesadministrativeinformationandanorientationtotheplan.
Section2describesthelocationofGlenriddingHeights.
Section3describesthelanduse,transportation,andservicingconceptsfor
GlenriddingHeights.
Appendix1containsinformationonthebroaderpolicycontextwithwhichtheNSP
complies.
Appendix2containsalistingoftechnicalstudiespreparedtosupportandguidethe
preparationofthedevelopmentandservicingconcepts.
2.0
2.1
GlenriddingHeightsNSPContext
LOCATION
GlenriddingHeightsiscomprisedofsixparcelslistedinTable1LandOwnership.Glenridding
HeightsdenotesoneoffiveneighbourhoodsintheWindermereAreaStructurePlan(ASP),andcovers
approximately160hectares(395ac)inthesouthwestportionofEdmonton.Figure1LocationPlan
illustratestheplanarearelativetothesouthwestportionofEdmonton.
TheNSPareaisdefinedbythefollowingboundaries(seeFigure2ContextPlan):
Northernboundary:
EllerslieRoad(9thAvenueSW)
EasternBoundary:
RabbitHillRoad
SouthernBoundary:
RabbitHillRoad
WestBoundary:
170thStreetS.W.
TheGlenriddingHeightsNSPisidentifiedasNeighbourhood4AintheWindermereASP.
TheAmblesideNeighbourhood(WindermereNeighbourhood1)islocatedimmediatelynorthof
EllerslieRoad(9thAvenueSW).TheAmblesideNSPwasadoptedbyCityCouncilinJuly2005,andis
currentlybeingdeveloped.TheKeswickNeighbourhood(WindermereNeighbourhood3)islocated
westof170thStreetS.W.TheKeswickNeighbourhoodwasadoptedbyCityCouncilinJuly2010,andis
currentlystartingtodevelop.TheGlenriddingHeightsNSPwasadoptedbyCityCouncilinJuly2011.
ThelandssouthandeastofRabbitHillRoadarewithintheGlenriddingRavineNeighbourhood
(WindermereNeighbourhood4B).Asof2010,preliminaryplanninghasbegunfortheGlenridding
RavineNSP.
2.2
BACKGROUND
TheGlenriddingHeightsNSPwaspreparedinresponsetothecurrentandanticipatedmarketdemands
intheEdmontonareaaswellastheaspirationsofthelandownersintheplanarea.Furtherinformation
regardinglandownership,implementationandsitecontextcanbefoundinSection2Glenridding
HeightsNSPContext(seeTable1LandOwnershipandFigure3LandOwnership).
ThepreparationofthisNSPhasbeenguidedbyexistingCityofEdmontonstatutoryplansandpolicies
includingTheWayWeGrow,TheWayWeMove,theWindermereASP(Bylaw13717,asamended),the
SuburbanNeighbourhoodDesignPrinciples(SNDP),theUrbanParksManagementPlan(UPMP),and
theCityofEdmontonHousingMixGuidelinesaswellastheCapitalRegionGrowthPlan.Conformance
totheseplansandpoliciesisreferencedinAppendix1.
TheplanareaisasoundplanningunitthatissuitableforaNSPandrepresentsalogicalextensionof
infrastructureandservicesrelatedtocurrentlyplannedneighbourhoods.Itisdesignatedas
Developing,PlannedandFutureNeighbourhoodsbytheTheWayWeGrowandisadjacenttothe
developingneighbourhoodsofWindermere,AmblesideandKeswick.Proximityofotherservice
infrastructurewillprovidethenecessarymeansofmeetingtherequiredmunicipalstandardsfor
developmentoftheneighbourhood.
TheGlenriddingHeightsplanareaconsistsofundevelopedagriculturallandwithanumberofexisting
farmsteadsandcountryresidential/estatedevelopment.
TheGlenriddingHeightsNSPisdesignedinaccordancewithCityofEdmontonservicingstandards.
Developmentstagingandextensionofinfrastructurewillbecontiguous,efficient,andeconomical
whilehavingregardforpotentialenvironmentalandecologicalimpacts.
2.3
LANDOWNERSHIP
TheGlenriddingHeightsNSPwaspreparedonbehalfofseveralprivatedeveloperswhoown
approximately97%ofthelandwithinthePlanareaatthetimeofplanpreparation.Oneparcelisheld
byanonparticipatinglandowner(s).Current(2011)landownershipisshowninFigure3Land
Ownership,andalistingofthelegalparcelsisdescribedinTable1below.
Table1LandOwnership
TitledOwner
LegalDescription
TitledArea
1 PrivateCorporate
NNW225125W4
32.4ha
2 PrivateCorporate
NE225125W4
62.7ha
3 PrivateCorporate
SNW225125W4
32.3ha
NP
NP
4 PrivateNonCorporate
Lot1,Plan8322113
2.0haNP
5 PrivateCorporate
SW225125W4
62.7ha
6 PrivateNonCorporate
BlockD,Plan8922649
38.2ha
th
EllerslieRoad(9 AvenueS.W.)&170StreetS.W.RoadRightsofWay
TotalArea
230.3
NP
Indicatesanonparticipatinglandowner
AreainNSP
9.77ha
48.79ha
32.30ha
2.00haNP
59.70ha
6.52ha
0.97ha
160.05ha
Figure1.0Location
Figure2.0Context
Figure 3.0 Land Ownership

Figure3.0LandOwnership
2.4
2.4.1
SITECONTEXT
Topography
ThetopographyofthelandswithinGlenriddingHeightsisgenerallyflatwithslightundulations(see
Figure4SiteContours).Elevationsthroughtheplanareavaryfromapproximately692minthe
southwesttoapproximately687minthenortheastoftheplanboundary.Surfacedrainagethroughout
theplanareagenerallyflowseastwardtowardstheWhitemudCreekRavine.Figure5SiteFeatures,
illustratesthemajorityofthePlanareahasbeenclearedofvegetation.
2.4.2
SoilandGroundwaterConditions
ThelandislocatedwithintheCentralParklandsubregionofAlberta.SoilswithinGlenriddingHeights
areidentifiedasprimarilyMalmoSiltLoam.TheMalmoSiltLoamconsistsofEluviatedBlack
Chernozemsdevelopedonlacustirnematerial.
ThelocalsurficialgeologyoftheplanareaisclassifiedaslacustrinedepositofPleistoceneand
Holoceneage.Thelacustrinedepositsgenerallyconsistofsand,siltandclaywithlocalicedrafted
stoned,depositedasproglacialorrecentlakesediments.Thegeneralbedrockgeologyintheregionis
identifiedastheHorseshoeCanyonFormationoflateCretaceousage.TheHorseshoeCanyon
Formationgenerallycomprisedofgreyfeldspathicclayeysandstoneandbentoniticmudstone,with
scatteredcoalandbentonitebedsofvariousthickness.
Thegroundwaterflowdirectionisgenerallytothenortheast.Theestimatedelevationofthewater
tableisapproximately670metrebutvariesthroughouttheplanarea.
GeotechnicalInvestigationswereconductedfortheparticipatinglandowneroftheproperties
containedwithintheplanarea.AllGeotechnicalInvestigationshavebeenreviewedbytheCityof
EdmontonsGeotechnicalEngineer.
2.4.3
NaturalAreasandEcologicalResources
TheCityofEdmontonsInventoryofEnvironmentallySensitiveandSignificantNaturalAreas(Geowest,
1993)doesnotidentifyanyNatural,SensitiveorEnvironmentallySignificantAreaswithinthe
GlenriddingHeightsboundaries.
2.4.4
WetlandAssessment
AWetlandImpactAssessmentpreparedbyKlohnKrippenBergerwassubmittedtotheCityof
EdmontoninMay2010.TheWetlandImpactAssessmentwasconductedforalllandswithin
GlenriddingHeights(Neighbourhood4A)andGlenriddingRavine(Neighbourhood4B).
TheWetlandImpactAssessmentfortheGlenriddingHeightsNSPcontainsseveralwetlands(asshown
onFigure5SiteFeatures)observedthroughfieldreconnaissanceinAugustandOctober2009,and
assessedbaseduponaerialphotoreviewdatingbackto1950.
AlbertaSustainableResourcesDevelopment(ASRD)hasbeenconsultedtoverifywhetherthebedand
shoreofanywetlandwithintheplanareawillbeclaimedbytheProvincialgovernmentunderthePublic
LandsAct.Ifanyofthewetlandsaretobedisturbed,confirmationisrequiredtoensurethereareno
claimsunderthePublicLandsAct.ShouldASRDclaimthebedandshoreofanywetlandintheNSP
area,theymaynotallowdisturbanceandmayrequirecompensationaseitherconstructedwetlandson
siteorfinancialcompensation.
AlbertaEnvironmentadministerstheWaterActandhasbeencontactedregardinganywetlandsthat
aretobedisturbed.AlbertaEnvironmenthasapolicyofnonetlossinregardstowetlandsinAlberta,
andassuch,requirescompensationtobemadeifawetlandistobedisturbed.WithinGlenridding
Heights,thewetlandsidentifiedintheassociatedWetlandImpactAssessmentReportaretobe
disturbedasdevelopmentproceedsandmayrequirecompensationundertheWaterAct.
2.4.5
NaturalSiteAssessment
AcombinedStageINaturalSiteAssessmentReport(NSA)wascompletedforGlenriddingHeightsand
GlenriddingRavineandsubmittedtotheCityinMay2010.TheNSAindicatedthatthereareno
environmentallysensitiveareasandnoidentifiableecologicalnetworkcomponentsidentifiedwithin
theGlenriddingHeightsplanarea.Therearenowetlandsofsufficientecologicalvaluewhichcouldnot
bereplacedorimprovedupon(intermsofconnectivityandhabitatvalue)bythedevelopmentof
naturallyvegetatedstormwatermanagementfacilities.
Figure4.0SiteContours
10
Figure5.0SiteFeatures
11
2.4.6
ExistingLandUses
Themajorityoftheplanareaiscurrently(2011)usedforagriculturalpurposeswiththreeexisting
farmsteadsandestateresidentialdevelopment.Noneoftheseusesposeanyparticularconstraintsto
futureurbandevelopment.However,futuredevelopmentofanyandallpropertieswithinthe
neighbourhoodisatthediscretionoftherespectivelandowners.
2.4.7
EnvironmentalAssessment
ThefollowinginformationpresentedinTable2EnvironmentalSiteAssessmentsandillustratedon
Figure6EnvironmentalSiteOverviewisbasedonPhaseIEnvironmentalSiteAssessments(ESAs)
conductedfortheparticipatinglandownersofthepropertiescontainedwithintheplanarea.TheCityof
EdmontonrequiresthatindividuallandownersprovideESAsordisclosurestatementspriortorezoning
stage.ThePhaseIESAismeanttoevaluatethetypesandlocationofsurfaceand/orsubsurfaceimpacts
thatmaybepresentonthesubjectsiteandadjacentareas.
Table2summarizesthestatusofcompletedPhaseIESAandPhaseIESAUpdatereports.
Table2EnvironmentalSiteAssessments
TitledOwner
PrivateCorporate
PrivateCorporate
LegalDescription
NNW225125W4
NE225125W4
3
PrivateCorporate
SNW225125W4
4
5
PrivateNonCorporateNP
PrivateCorporate
Lot1,Plan8322113
SW225125W4
PrivateNonCorporate
BlockD,Plan8922649
ESA
PhaseIESA
SignedOff
PhaseIESAand
PhaseIESA
UpdateSigned
Off
PhaseIESAand
PhaseIESA
UpdateSigned
Off
Required
PhaseIESAand
PhaseIESA
UpdateSigned
Off
PhaseIESA
SignedOff
NPNonParticipatingLandowners
12
Figure6.0EnvironmentalSiteAssessment
13
2.4.8
HistoricalResources
HistoricResourceOverviews(HROs)havebeencompletedforparticipatinglandsandsubmittedto
AlbertaCultureandCommunitySpirit(ACCS)insupportoftheGlenriddingHeightsNSP.Table3
HistoricalResourcesOverviewpresentsasummaryofthelandsthathavereceivedclearancefrom
ACCSandoutlinespropertiesofnonparticipatinglandownersforwhichaHistoricResourcesOverview
willberequiredpriortodevelopment.
BasedonACCSsreviewoftheHROs,aHistoricalResourcesImpactAssessment(HRIAs)isrequiredfor
oneofthetitledareas;howeverthemajorityofthistitledareaiswithintheGlenriddingRavine
Neighbourhood.TheHRIAthatisrequiredfortheonetitledareaspecificallyappliestolandadjacentto
theWhitemudCreekRavinewithintheGlenriddingRavineNSPandnottolandwithintheGlenridding
HeightsNSParea;therefore,submissionoftherequiredHRIAwillbeprovidedwiththesubmissionof
theGlenriddingRavineNSP.
PursuanttoSection31oftheHistoricalResourcesAct(HRA),developmentproponentsand/ortheir
representative(s)arerequiredtoreportthediscoveryofanyarchaeological,historicperiodor
paleontologicalresources,whichmaybeencounteredduringconstruction.Preservation,conservation
andintegrationofcultural,historical,and/orarchaeologicalresourceswiththeGlenriddingHeights
NSPisimportanttoretaininglocalhistoryandcharacterthatmayalsobeofregionalorprovincial
significance.
Table3HistoricResourcesOverview
TitledOwner
LegalDescription
HRO
HRIA
1
2
3
4
5
6
PrivateCorporate
PrivateCorporate
PrivateCorporate
PrivateNonCorporateNP
PrivateCorporate
PrivateNonCorporate
NNW225125W4
NE225125W4
SNW225125W4
Lot1,Plan8322113
SW225125W4
BlockD,Plan8922649
Clearance
Clearance
Clearance
Required
Clearance
Completed
n/a
n/a
n/a
n/a
Requiredforlands
withinGlenridding
RavineNSP
adjacenttoravine
NPNonParticipatingLandowners
2.4.9
PipelinesandOilWellSites
AreviewoftheinformationobtainedfromtheAlbertaEnergyResourcesConservationBoard(ERCB)
showsthreeregisteredpipelineswithintheNSParea(seeFigure5SiteFeatures).Twooftheseactive
(operating)pipelinestravelparalleltoEllerslieRoad(9Ave.SW.)alongthelengthofthenorthern
boundary),whilethethirdisproposedandwillrunparallelto170St.SW.Allpipelinescarrynaturalgas.
Allpipelinerightsofwaywillbeaccommodatedinthedevelopmentconcept.
14
Inaddition,apreliminarysearchidentifiedoneabandonedoilwellwithintheNSParea.APhaseIESA
hasbeencompletedforthesubjectlandsandaPhaseIIESAwillberequiredinordertoconfirmwell
location,statusandpotentialimpactonfuturedevelopmentpriortorezoningthesubjectlandswithin
theGlenriddingHeightsNSP.Futuredevelopmentsurroundingtheabandonedoilwellsiteswilladhere
tothepoliciesandrequirementsestablishedbytheERCBandtheCityofEdmonton.
Table4OilWellandPipelineInformationSummary
WellLicense#
Licensee
LicenceDateAbandoned
00/142205125W4/0
PipelineLicense#
D.L.P.DrillingCo.Ltd.
Jul1951Aug1951
Licensee
Substance
Status
1544014
ATCOGasandPipelines
NaturalGas
Active
378442
ATCOGasandPipelines
NaturalGas
Active
3784410
ATCOGasandPipelines
NaturalGas
Proposed
2.5
PUBLICINVOLVEMENT
ConsistentwithPolicyC513(CityofEdmontonPublicInvolvementPolicy),advancenotificationwas
senttosurroundingpropertyownersandaffectedCommunityLeaguesonSeptember4,2008,advising
themofanapplicationtocreatetheGlenriddingNSPandencouragingthemtocontacteither
SustainableDevelopmentortheapplicant(aprivateConsultant)tocommunicateanypossible
concerns.
OnMarch24,2011surroundingpropertyownersandaffectedCommunityLeagueswereadvisedofthe
revisedapplicationtocreatetheGlenriddingHeightsNSP(WindermereNeighbourhood4A)through
mailednotificationofaPublicMeetinginvitation.
ApublicmeetingwashostedbytheCityofEdmontononApril13,2011atEllerslieRugbyClub.Atthe
meetinglandownershadanopportunitytoreviewandcommentontheproposedGlenriddingHeights
NSP.AllfeedbackreceivedatthePublicMeetingwassummarizedinSustainableDevelopmentsreport
toCityCouncil.
LandownershavealsobenotifiedofthePublicHearingandrequestedtoprovideeitherwrittenor
verbalcommentstoCouncil.
15
3.0
LandUse,Transportation,andServicingConcept
3.1
VISION
GlenriddingHeightsisavibrant,healthyandcompletecommunityinsouthwestEdmonton.The
neighbourhoodpromotesprinciplesofliveability,connectivityandwalkabilitybyofferinganintegrated
systemofparks,stormwatermanagementfacilitiesandopenspaces,providingapedestrianfriendly
environment.Theneighbourhoodisdesignedtoprovideamixofhousingtypesforavarietyofageand
incomegroups.
3.2
GoalsandObjectives
TheGlenriddingHeightsNSPwaspreparedinaccordancewiththepoliciesandprinciplesinThe
WayWeGrow,theWindermereASPandotherrelevantmunicipalpolicyandstatutorydocuments
(seeAppendix1).TheoverallgoalsoftheGlenriddingHeightsPlanaretoestablisha
neighbourhoodthat:
Enablespeoplefromawiderangeofeconomiclevelsandagegroupstolivewithinthe
communitybyestablishingavarietyofhousingtypesandresidentialdensities;
Combineslandusedecisionswithsustainabledevelopmentandurbandesignprinciples;
Emphasizesaccesstopublicopenspacethatprovidesactiveandpassiverecreational
opportunities;
Promotesconnectivitywithinthecommunityandencouragespedestrianoriented
environments;
Encouragesthedevelopmentofcommunityplaceswhicharesafeandutilizedtopromote
communityinteraction;
Providesabalancedtransportationsystemthatconnectsmajorinterandintra
neighbourhoodfocalpointsandmaximizestransitaccess;and,
Providesefficient,contiguousandstagedinfrastructureandurbandevelopment.
Thefollowingplanobjectivesweredevelopedtoassistinachievingtheabovenotedgoals:
GreenDevelopment
1. Considersustainabledevelopmentprinciplesintheplanninganddesignoftheneighbourhood.
2. Ensureacompact,integratedurbanformthatusesthelandresourcesresponsiblyand
efficiently.
3. Ensuresustainableandcosteffectivelandscapingofopenspacewiththeuseofnativeplant
species.
16
UrbanDesign
4. Promoteresidentialstreetswhicharepedestrianfriendly,safeandformanintegraland
attractivecomponentofthepublicrealmwithintheneighbourhood.
5. Providesignagecomplementarytothethemeoftheneighbourhood.
6. DevelopLowRise/MediumDensityHousingsitestoahighurbandesignstandard.
7. Sitebuildingstooptimizeviewsandprovideaccesstoneighbourhoodamenitiesandfeatures.
8. Developparkspacesandstormwatermanagementfacilitieswhicharevisuallyandphysically
accessibleandaestheticallypleasing.
9. Createidentifiablefocalpointswhichwillbedirectlylinkedandincorporatedintotheopen
spacesystem.
Ecology
10. StrengthenEdmontonsecologicalnetwork.
Environment
11. EnsuretheenvironmentalstatusofthelandswithintheGlenriddingHeightsNSPissuitablefor
developmentandthatEnvironmentalSiteAssessments(ESAs)arecompleteanduptodateat
thetimeofrezoning.
12. Ensureurbandevelopmentaroundabandonedwellsitesadherestotherequirementsofthe
ERCBandCityofEdmontonPolicyandminimizespotentialenvironmentalhazardsand
disruptionoffutureresidentialareasthroughcarefulneighbourhooddesign.
13. Establishappropriatehorizontalseparationdistancebetweenresidentialusesandpipeline
corridors.
HistoricalResources
14. Identifyandprotectitemswithhistoricalsignificance,suchasbuildingsandareasofcultural
significance,intheGlenriddingHeightsNSP.
Residential
15. Providearangeofhousingchoicesinavarietyofphysicalformstomeettheneedsofdifferent
householdtypes,incomelevelsandages.
16. EstablishanoverallresidentialdensitythatmeetsorexceedstheSuburbanHousingMix
GuidelinesandthedensitytargetssetoutbytheCapitalRegionGrowthPlan.
17. ProvideaffordablehousingopportunitiesinGlenriddingHeights.
18. LocateRowHousingandLowRise/MediumDensityHousingdevelopmenttofacilitateaccess
toarterialand/orcollectorroadways,commercialusesandpublictransitservice.
19. Provideatransitionbetweenresidentialusesofsignificantlydifferentdensities.
17
Commercial
20. Provideaneighbourhoodconveniencecommercialshoppingnodetomeettheneedsof
residentsandprovidelocalemploymentopportunitieswithintheneighbourhood.
21. Locatetheneighbourhoodconveniencecommercialsitealongarterialorcollectorroadwaysto
ensurehighvisibilityandconvenientaccessopportunities.
22. Provideconvenientpedestrianaccesstocommercialdevelopmentsothatresidentshave
opportunitytowalktocommercialservices.
ParksandOpenSpace
23. AccommodateCityrequirementsforschool/parksiteswithintheneighbourhood.
24. Provideavarietyofopportunitiesforpassiveandactiverecreationexperiences.
25. Designaconnectedandintegratedopenspacesystemthatencouragesallmodesofmovement
(e.g.pedestrians,bicycles,wheelchairs,inlineskates,etc).
26. Designsafeparkspace,inaccordancewiththeDesignGuideforaSaferCity,CrimePrevention
ThroughEnvironmentalDesignandtheUrbanParksManagementPlan.
Transportation
27. Recognizethat170StreetS.W.isahighwayconnectorandisdesignatedasanurbanfreeway
connectingAnthonyHendayDrivetothepotentialOuterRingRoadandthesurrounding
region.
28. ImplementtheCityofEdmontonroadhierarchysystemofanintegratedarterial,collectorand
localroadwaynetwork.
29. Minimizetrafficcongestionandenhancesafetyoninternalcollectorroadways.
30. Promoteconnectivityandpedestrianaccesstoamenityareassuchasparks,openspaces,
commercialusesandtransitfacilitiesbyprovidinganalternativecirculationsystem.
31. MitigatetheimpactofvehiculartrafficassociatedwithCommercialandLowRise/Medium
DensityHousingdevelopmentonSingle/SemiDetachedareas.
32. EnsurethemaximumlengthofculdesacsinresidentialsettingsdonotcompromiseCity
emergencyresponseplans,operationsandmaintenance.
33. Createadequatelocationsforneighbourhoodaccess.
34. Integratelanduseandcirculationpatternsconsideringsafety.
35. Provideaccessiblepublictransittoresidentsandschools.
36. Providenoiseattenuationwhereresidentialusesbackontomajortransportationcorridors(i.e.
170Street)whichhavebeendesignatedorwillbedesignatedastruckroutes.
Infrastructure,ServicingandStaging
37. EnsurethatGlenriddingHeightsisservicedtoafullurbanstandard,inanefficient,contiguous
andstagedmanner.
18

Figure7.0LandUseConcept(Bylaw16292,November13,2013)
19

Table5LandUseandPopulationStatistics(AsamendedbyBylaw16292,November13,2013.)
20
3.2.1
GreenDevelopment
Oneofthegoalsofthisplanistoconsidergreeninitiativesandinnovations.
Objective(1)
NSPPolicy
Implementation
Considersustainable
developmentprinciplesinthe
planninganddesignofthe
neighbourhood.
Whereappropriatethe
Neighbourhoodshould
incorporatealternative
developmentstandardssuch
asenergyefficientlightingand
alternativeroadconstruction
standards.
Allowforflexibilitybetween
developers,homebuildersand
theCityAdministrationin
regulatingtheintroduction
andimplementationof
alternativedesignsand
technologiesthatsupport
ecologicalsustainability,cost
effectivenessand
environmentalstewardshipin
thedevelopmentofthe
neighbourhood.Allalternative
developmentstandardsshall
bereviewedandpotentially
approvedbytheCityof
Edmonton.
Rationale
Severalaspectsofsustainabilitycanbeaddressedwithinthedesignoftheneighbourhoodandat
thesitespecificbuildinglevel.ThisplanencouragesconsultationswiththeCityandaffected
agenciestoexploretheuseofalternativedevelopmentstandards(i.e.considerationofalternative
designandservicingtechniques,roadwaycrosssectionsorinfrastructureprovisionthatdiffers
fromCityofEdmontonstandards)asonewayofachievingsustainability.
Objective(2)
NSPPolicy
Implementation
Ensureacompact,integrated
urbanformthatusestheland
resourcesresponsiblyand
efficiently.
Theneighbourhoodshall
supportincreaseddensitiesto
makemoreefficientuseof
land.
Figure7LandUseConcept
andTable5LandUse&
PopulationStatisticsillustrate
increaseddensitiesatwhich
theNSPhasbeenplanned,
whichexceedtheCouncil
approvedSuburbanHousing
MixGuidelines.
Rationale
Compactdevelopmentincreasesresidentialdensities,promotesalternativeformsof
transportation(cycling,walking)andcontributestoincreasedefficiencyintheprovisionof
municipalservices,publictransit,schoolsanduseofnearbycommercialdevelopmentsand
neighbourhoodamenities.
21
Objective(3)
NSPPolicy
Implementation
Ensuresustainableandcost
effectivelandscapingofopen
spacewiththeuseofnative
plantspecies.
Landscapingwithintheplan
areashouldincorporatethe
useofnativeplantspecies
withinallopenspacesand
stormwatermanagement
facilities.
Developopenspaceareas
usingnativeplantspecies.
Specificspeciesfor
landscapingshouldbe
determinedbetweenthe
developerandCity
Administrationatthetimeof
reviewoflandscapingplans
andaspartofEngineering
DrawingorDevelopment
Permitreview.
Rationale
Usingnativeplantmaterialspromotesahealthiernaturalecosystemthatovertimewillintegrate
withthesurroundinglandscape.Specificspeciesforlandscapingshouldbedeterminedbythe
developerandCity.
TechnicalSummary
Nospecifictechnicalrequirementswerefurtheridentified.
3.2.2
UrbanDesign
TheGlenriddingHeightsNSPincorporatesrelevantprinciplesofurbandesigntoestablishan
attractive,pedestrianfriendlycommunityinsupportoftheNSPVision.
Objective(4)
NSPPolicy
Implementation
Promoteresidentialstreets
whicharepedestrianfriendly,
safeandformanintegraland
attractivecomponentofthe
publicrealmwithinthe
neighbourhood.
Detailsshallbedeterminedat
Streetsthatarepartofthe
therezoningandsubdivision
primarypedestrianlinkage
system(i.e.arterialorcollector applicationstage.
roads)shouldhavetreed
boulevardsandsidewalksthat
arenotinterruptedby
frequentfrontdriveaccess.
Rationale
Designingattractiveresidentialstreetscapesbyusingcompatiblehousingformsandzoning
designationsprovidesacomfortableenvironment.Atthedetaileddesignstage,thefunctionof
theroadwaywilldictatetheappropriatecrosssectionstobeused.Toensurecomfortable
pedestrianmovementandsafety,sidewalksshouldbeseparatedfromcarriagewaysbytreed
boulevardsandfrontdriveaccessshouldbeminimizedtoreducepedestrianvehicleconflict.
22
Objective(5)
NSPPolicy
Implementation
Providesignagecomplementary a)Wayfindingsignageshallbe a)b)c)Detailsshallbe

tothethemeofthe
providedalongpedestrianand determinedattheengineering
drawingstage.The
neighbourhood.
cyclingroutestoencourage
safeandefficientmovement. DevelopmentOfficershall
b)Signsshouldbedesignedin ensurethattheDevelopment
Permitapplicationisin
anaestheticallypleasing
conformancewiththeSign
mannerandinharmonywith
thearchitecturethemeofthe RegulationsoftheEdmonton
ZoningBylaw.
respectivebuilding.
c)Directionalsignageis
encouragedtoprovide
informationatcritical
locationsrelatingtoprimary
tenants,parkinglots,loading
zonesandpickupareas,
entrances,exitsandamenity
areas.
Rationale
Signageplaysanimportantroleinwayfindingandcreatinganidentitywithinaneighbourhood.
Ensuringsignageiscomplementarytothethemeoftheneighbourhoodwillcomplementthe
overalldesignoftheneighbourhoodwhileaidingresidents.Whenappropriatelydesignedand
located,signagecanimprovethenavigabilityoftheneighbourhoodwithoutcreatingvisual
clutter.
Objective(6)
NSPPolicy
Implementation
DevelopLowRise/Medium
DensityHousingsitestoahigh
urbandesignstandard.
LowRise/MediumDensity
Housingdevelopmentsshould
bedesignedtohaveastrong
streetpresence,withparking
areaslocatedundergroundor
awayfromthestreet.
TheDevelopmentOfficer
shouldhaveregardforsite
design,parkingareasand
buildingarticulation.
Rationale
WhileparcelsofLowRise/MediumDensityHousingarelikelytobedevelopedonaselfcontained
basis,opportunityexiststodevelopstreetorientedRowHousingalongsideSingle/SemiDetached
housingthroughsensitiveurbanstreetscapedesign,attentiontotransitioningandlandscaping.
GroundorientedRowHousingcanbeprovidedasatransitionbetweenLowRise/MediumDensity
HousingandSingle/SemiDetachedhousing.
23
Objective(7)
NSPPolicy
Implementation
Sitebuildingstooptimizeviews
andprovideaccessto
neighbourhoodamenitiesand
features.
Maximizeviewsandvistasof
parkspacesandstormwater
managementfacilities.
TheDeveloperandCity
Administrationshallhave
regardfortheorientationof
buildingstoensurepublic
accessandviewpotential.
Rationale
Theorientationofbuildingstowardspublicareassuchasstreets,parksandstormwater
managementfacilitiesshouldbedesignedtoenablepublicaccessandviewpotentialthereby
increasingvisibilityandsurveillance.
Objective(8)
NSPPolicy
Implementation
Developparkspacesand
facilitieswhicharevisually
andphysicallyaccessibleand
aestheticallypleasing.
a)Thelocationandconfiguration
ofSWMFsandparksare
conceptuallyillustratedinFigure
7LandUseConceptandmay
berefinedpriortorezoning.
b)TheSubdivisionAuthorityshall
haveregardfortheprovisionof
adequatestreetfrontage
abuttingparksandSWMFsto
maintainandenhanceviewand
b)Streetfrontagealong
surveillanceopportunities.
roadwaysthatabutSWMFs
andparksshallbeprovidedin c)SWMFlandscapingshallbe
ordertomaximizepublic
determinedbetweenthe
accessandprovideclear
DeveloperandCity
sightlinesandviews.
Administrationatthetimeof
reviewoflandscapingplansand
c)SWMFsshouldbe
aspartofengineeringdrawing
designedtoinclude
reviewaspartofthesubdivision
naturalizedshoreline
process.
plantingsintendedtoprovide
d)Thelocationoftheemergency
habitatopportunitiesfor
accesstoSWMFsshallbe
wildlifeandimprovewater
determinedatthesubdivision
quality.
approvalstage.
d)Emergencyaccessto
SWMFsshallbeprovided.
a)Thestormwater
managementfacilities
(SWMFs)shallbedesigned
usingCrimePrevention
ThroughEnvironmental
Designprinciples,accessible
throughpubliclands,andnot
landlockedbyprivate
development.
24
Rationale
Thelocation,configurationanddesignoftheSWMFsandparksintegratetheseusesintothe
pedestriannetworkandprovidevistasfromtheabuttingroadways,therebyheighteningresident
awarenessofthesefacilities.Thiswillpromotethemaswalkingdestinations,andenhancetheir
surveillancetopreventcrime.Stormwatermanagementfacilitiesandparkswillbedesignedto
serveasadestinationforpedestriansandcyclistsandtoprovidepassiverecreationopportunities.
Objective(9)
NSPPolicy
Implementation
Createidentifiablefocalpoints
whichwillbedirectlylinked
andincorporatedintotheopen
spacesystem.
a)Focalpointsshallfunction
asamenityspacefor
residentsandshouldbe
comprisedofoneora
combinationofthefollowing
elements:publicart,seating
areaplaza,streetfurniture,
fountain/waterfeatureor
otherarchitecturalelements.
a)Focalpointsshallincludethe
DistrictParkSite,UrbanVillage
Park,Neighbourhood
CommercialsiteandStormwater
ManagementFacilities(SWMFs).
b)Figure9Pedestrian
Networkconceptuallyillustrates
thelocationofpedestrian
connections,whichshallbe
determinedatrezoningand
subdivisionapprovalstage.
b)Convenient,safeand
efficientpedestrian
connectionsfromthe
neighbourhoodintoand
throughopenspaces/focal
pointsshallbeprovided.
Detailsregardingtheprovision
andplacementsofarchitectural
elementswithinfocalpointsshall
bedeterminedatthedetailed
designstageofdevelopment.
Rationale
Neighbourhoodfocalpointsaredevelopedtocreatecommunitydestinationswithinthe
neighbourhood.Throughcarefuldesignandsiteplanning,thedevelopmentofthesefocalpoints
createsactiveneighbourhoodplaceswhicharealiveandutilizedandpromotecommunity
interaction.NeighbourhoodfocalpointswithinGlenriddingHeightsincludetheDistrictParkSite,
UrbanVillagePark,SWMFsandCommercialArea.Theseprovidekeyamenityspacesforlocal
residentsandthelargercommunityandaddtotheneighbourhoodsattractivenessandcharacter.
Theperceptionandidentityofcommunityfocalpointsdiffer,dependingontheuser.
TechnicalSummary
25
3.2.3
Ecology
TheGlenriddingHeightsNSPensuresthatnaturalsystemsareprotectedorenhanced,where
applicable.
Objective(10)
NSPPolicy
StrengthenEdmontons
ecologicalnetwork.
a)Integratecomponents(e.g.
facilities,parks)toprovide
habitatandencourage
ecologicalconnectivity.
Implementation
a)Figure7LandUse
Conceptguidesthe
developmentoftheNSP.
b)RelevantCityofEdmonton
conservationplanningand
policyshallbeadheredto(e.g.
b)Plantingsofnativespecies
PolicyC531).
shouldbeutilizedtoaddtothe
habitatvalueofthegreen
Therecommendationsand
networkwithinthe
regulationsoftheCityand
neighbourhood.
Provincialenvironmental
agenciesshallbefollowed.
Rationale
ThefunctionandtheintegrityoftheecologicalnetworkintheGlenriddingHeightsNSPareaare
extremelylimited.Theplanareaisprimarilyagriculturallandandtheonlyecologicalnetwork
componentsidentifiedbytheCityofEdmontonEcologicalNetworkmapareoutsidetheplanarea
boundariesandincludetheWhitemudCreekRavinetotheeastandtheSW40NaturalAreatothe
north.Asidefromdevelopinganewnetwork,littlecanbedonetorestoreconnectivity.
Developinganewnetworkwithplantingsofnativespeciesisapreferableapproachtocreate
connectivityandhabitatvaluewithintheNSPareaandbetweennetworkcomponentslocated
withinandoutsidetheplanboundaries.Fromanecologicalperspective,theNSPconceptincludes
thefollowingcomponents:acentral,lineargreenwaycorridor,twoSWMFs,parksandopen
spaces.
TechnicalSummary
AStageINaturalSiteAssessment(NSA)wascompletedbyKlohnCrippenBergerLtd.for
GlenriddingHeightsandGlenriddingRavine.Thereportwasbasedonfieldreconnaissance,
historicalairphotoreviewandrecordsreview,includingtheAlbertaHeritageInformationCentre,
theFishandWildlifeManagementInformationSystem,theFederalSpeciesatRiskActand
ProvincialSpeciesatRiskProgram.TheNSAstatesthattherearenoenvironmentallysensitive
areasandnoidentifiableecologicalnetworkcomponentsidentifiedwithinGlenriddingHeights.
26
3.2.4
Environment
InordertoensurethatthelandswithintheNSPareaaresuitablefordevelopment,the
environmentalstatusofthelandmustbeevaluated.TheCityrequiresthatPhaseIEnvironmental
SiteAssessments(ESA)besubmitted,reviewed,andendorsedpriortotherezoningstageof
development.
Objective(11)
NSPPolicy
Implementation
Ensuretheenvironmental
statusofthelandswithinthe
GlenriddingHeightsNSPis
suitablefordevelopmentand
thatEnvironmentalSite
Assessments(ESAs)are
completeanduptodateatthe
timeofrezoning.
a)Determinethelikelihood,
types,andlocationof
environmentalconcernsthat
maybepresentonthelands
priortorezoning.
a)b)ESAsandanyfollowup
shallreceivesignoffbyCity
administrationpriortothe
rezoningstageof
development.
b)PhaseIESAreportsolder
than1yearfromthedateof
rezoningapplicationshallbe
updated,andanyPhaseIESA
reportolderthan5yearsfrom
thedateofrezoning
applicationshallberedone.
c)Siteremediation,where
necessary,shallbeconducted
priortorezoning.An
environmentalsiteassessment
reportverifyingthe
remediationshallbesubmitted
forapprovalbyCity
administrationpriorto
rezoningofthesubjectlands.
c)Wherenecessary,
contaminatedmaterialshallbe
removedanddisposedofinan
environmentallysensitive
manner,inaccordancewith
Federal,Provincial,and
Municipalregulations.
Rationale
LandswithintheGlenriddingHeightsNSPboundarywillbesuitablefordevelopmentandtheir
environmentalstatusconfirmedpriortorezoning.Thoselandsidentifiedascontaminatedmust
undergoremediationaccordingtoFederal,Provincial,andMunicipalstandards.
Objective(12)
NSPPolicy
Implementation
Ensureurbandevelopment
aroundabandonedwellsites
adherestotherequirementsof
theERCBandCityofEdmonton
Policyandminimizespotential
environmentalhazardsand
disruptionoffutureresidential
areasthroughcareful
a)Wheredevelopmentis
proposedaroundan
abandonedwellsite,
adherencetotherequirements
oftheERCBandCityPolicy
shalloccur.
b)Abandonedwellareas
shouldonlyassumelanduses
a)Setbackrequirementswill
beconfirmedattimeof
subdivisionapproval.
b)Figure5SiteFeatures
illustratesthelocationof
abandonedthewellsite.
illustrateslanddesignations.
27
neighbourhooddesign.
thatwillallowforimmediate
maintenanceshouldthewell
everrequireservicing.
c)Atemporaryidentification
markershouldbeplacedas
preciselyaspossibleonthe
abandonedwellsitetoprevent
damagebothtothewellsite
andtotheconstructionor
excavationequipment.
d)Shouldthestatusofawell
sitechange,anassessmentof
riskfactorsshallbe
undertaken.
Considerationforappropriate
landusesshallbedetermined
attimeofrezoning.
c)Appropriatetemporary
identificationmarkersshallbe
placedonsitepriortorezoning
approval.
d)ARiskAssessment,orother
requirementsbytheCity,shall
beconductedattherezoning
stage.
Rationale
Policiesrelatingtoexistingandabandonedoilandgasuseswillensureconscientiousresidential
developmentaroundoilandgaswellsitesandpipelinesatallstagesoftheplanimplementation
andconstructionprocesswhileminimizingpotentialdisturbancestotheareasfutureresidents.
Urbandevelopmentinthevicinityofallresourcewellsiteswillbeplannedinaccordancewiththe
CitypolicyandprocedureCityprocedures.Developmentoflandsinvolvingabandonedwellsshall
complywithERCBguidelinesfordevelopmentaroundabandonedwells.Anassessmentofrisk
andnuisancewillbeconductedonoperatingorsuspendedoilandgaswells,asdirectedby
existingorfutureCitypolicyfortheintegrationofoilandgasfacilitiespriortoanyrezoningofthe
parcelwherethefacilityislocated.
Objective(13)
NSPPolicy
Implementation
Establishappropriatehorizontal
separationdistancebetween
residentialusesandpipeline
corridors.
Residentialusesshallcomply
withtheCityspolicies
regardingdevelopment
adjacenttopipelinecorridors.
TheSubdivisionAuthorityshall
haveregardforlotandsite
designensuringthe
appropriatesetbackdistance
betweenpipelinecorridorsand
residentialuses.
Rationale
Figure5SiteFeaturesillustratesthelocationofexistingandfuturerightofways.Development
abuttingthepipelinecorridorshallbeimplementedaccordingtotheZoningBylawwithrespectto
setbacksfromdevelopmenttoensurethesafeandongoingoperationsofthesefacilities.
28
TechnicalSummary
PhaseIESAsandPhaseIESAUpdateshavebeenapprovedbytheCityofEdmontonconfirmingthe
majorityofthePlanareaisfreeofcontaminationandthereforesuitablefordevelopment(see
Table2:PhaseIEnvironmentalSiteAssessmentsandFigure6EnvironmentalSiteAssessment
Overview).ESAFlaggingMapsforGlenriddingHeightsandGlenriddingRavinewasprovidedtothe
CityofEdmonton.FollowupitemsidentifiedwithintherespectiveESAandFlaggingMapsshallbe
addressedpriortotherezoningofthesubjectareas,aspertheimplementationstrategy.
3.2.5
HistoricalResources
PursuanttoSection31oftheHistoricalResourcesAct,developmentproponentsand/ortheir
representativesarerequiredtoreportthediscoveryofanyarchaeological,historicperiodor
paleontologicalresources,whichmaybeencounteredduringconstruction.
Objective(14)
NSPPolicy
Implementation
Identifyandprotectitemswith
historicalsignificance,suchas
buildingsandareasofcultural
significance,intheGlenridding
HeightsNSP.
Pastandcurrentactivities
withintheGlenriddingHeights
NSPshallbereviewedto
identifyitemsofhistorical
significance.
Table3HistoricalResources
Overview,confirmsthat
HistoricalResourceOverview
(HRO)studiesforfive(5)ofthe
six(6)parcelswithintheplan
areahavebeenapprovedby
AlbertaCultureand
CommunitySpirit(ACCS).
AHistoricalResourcesImpact
Assessment(HRIA)forone(1)
parcelhasbeenidentifiedas
requiringreportsubmissionto
ACCSpriortorezoningand
development.
Thoselandswhichhavenot
receivedclearanceonHRO
studieswillberequiredto
submitandreceivesignoff
priortorezoning.
Rationale
BasedonACCSsreviewoftheHRO,aHistoricalResourcesImpactAssessment(HRIA)isrequired
foroneofthetitledareas,asoutlinedonTable3HistoricalResourcesOverview;howeverthe
majorityofthistitledareaiswithintheGlenriddingRavineNeighbourhood.TheHRIAthatis
requiredfortheonetitledareawillbeprovidedwiththesubmissionoftheGlenriddingRavine
NSP.
ThoselandswhichhavenotcompletedHROreportsmustsubmitdocumentationtoACCSpriorto
initiatingdevelopment.
29
TechnicalSummary
HistoricalResourceOverviewshavebeenapprovedbyACCSforfive(5)ofthesix(6)parcelswithin
theplanarea.AHistoricalResourcesImpactAssessmentfor(1)parcelisrequired.TheHRIAwillbe
addressedatthetimeofsubmissionoftheGlenriddingRavineNSP,asthemajorityofthelandis
withinthisneighbourhood.
3.2.6
Residential
Approximately60hectares(ha)oftheplanareaisdesignatedforresidentiallanduses.Thespecific
landuseswillbedeterminedonthebasisofmarketconditionsandconsumerpreferencesatthe
timeofzoningapprovalandareidentifiedonFigure7LandUseConcept.
Single/Semidetachedhousingwillbedevelopedatamaximumdensityof25units/ha.Residential
usesanticipatedwouldbeconsistentwiththeRSL,RPLorRF4zoningdesignationsunderthe
ZoningBylaw.
RowHousingwillbedevelopedwithalleyaccess,atamaximumheightof3storeysanddensityof
45units/ha.ResidentialusesanticipatedwouldbeconsistentwiththeRF5andUCRHzoning
designationsundertheZoningBylaw.
LowRise/MediumDensityHousingsiteswillbedevelopedatamaximumheightof4storeysandan
averagedensityof90unitsperha.Residentialusesanticipatedwouldbestackedrowhousingor
lowriseapartmentsconsistentwiththeRF6andRA7zoningdesignationundertheZoningBylaw.
TheGlenriddingHeightsNSPproposesanoverallresidentialdensityofapproximately83persons
pernetresidentialhectareand33netresidentialunitsperhectare.Thearea,numberofdwelling
units,andpopulationattributedtoeachformofresidentialdevelopmentisshowninTable5Land
UseandPopulationStatistics.
Objective(15)
NSPPolicy
Implementation
Providearangeofhousing
choicesinavarietyofphysical
formstomeettheneedsof
differenthouseholdtypes,
incomelevelsandages.
Amixtureofresidential
dwellingtypesincluding
single/semidetached,row
housingandlowrise/medium
densityhousingshallbe
provided,allowingconsumer
choice,andarangeof
affordabilityoptions.
illustratesthegenerallocation
ofresidentiallanduse
designations.
TheCityofEdmontonZoning
Bylawprovidesforarangeof
densitiesandhousingforms
thatshallbeappliedatthe
rezoningstage.
Rationale
Providingavarietyofhousingtypes,choicesanddensitiesencouragesthecreationofawell
balancedneighbourhood,accommodatinganarrayofincomegroupsandmarketsegments,aswell
asvarioustypesandsizesoffamilies.
30
Single/SemiDetached
OpportunitiestoprovidevariousformsofSingle/SemiDetachedhousingareprovidedwithinthe
neighbourhoodandincludesingledetachedhousingwithandwithoutrearlanes(e.g.useofzones
suchas(RSL)ResidentialSmallLotZone,(RPL)PlannedLotResidentialZone,(RF1)Single
DetachedResidentialZone)andsemidetachedhousing(e.g.useof(RF4)SemiDetached
ResidentialZone).
Specialattentionwillbegiventothedevelopmentofhighqualitydesign,massing,andbuilding
treatmentthatarehumanscale.
RowHousing
RowHousingareaswillemploylandusezonessuchas(RF5)RowHousingZoneand(UCRH)Urban
CharacterRowHousing.
LowRise/MediumDensityHousing
LowRise/MediumDensityHousingareaswillemploylandusezones(RF6)MediumDensity
MultipleFamilyZone,or(RA7)LowRiseApartmentZone.
Objective(16)
NSPPolicy
Implementation
Establishanoverallresidential
densitythatmeetsorexceeds
theSuburbanHousingMix
Guidelinesandthedensity
targetssetoutbytheCapital
RegionGrowthPlan.
a)TheGlenriddingHeights
NSPshallmeetorexceedthe
approvedSuburbanHousing
Mixratiofornew
neighbourhoods.
a)Figure7LandUse
ConceptandTable5Land
UseConceptandPopulation
Statisticsshallguide
intensifiedsuburban
development.
b)TheGlenriddingHeights
NSPshallmeetorexceedthe
approveddensitytargetasset
outbytheCapitalRegion
GrowthPlan.
b)TheGlenriddingHeights
NSPneighbourhooddensityis
approximately33unitspernet
residentialhectare.
Rationale
TheapprovedSuburbanHousingMixratiofornewneighbourhoodsintheCityofEdmonton
recommendstheprovisionof65%to85%LowDensityResidential(Single/SemiDetached)
developmentand15%to35%MediumDensityResidential(RowHousingandLowRise/Medium
DensityHousing).TheGlenriddingHeightsNSPexceedsthisratio.Establishinghigherresidential
resultsinabetteruseofmunicipalinfrastructureandfacilities.Italsosupportstheuseoftransit,
innovativedesignandhelpsmeetthedemandforhousingintheCitysgrowingsuburban
neighbourhoods.
TheGlenriddingHeightsneighbourhoodislocatedintheCapitalRegionGrowthPlansPriority
GrowthAreaCwwhichsetsaminimumdensitytargetof30unitspernetresidentialhectare.The
GlenriddingHeightsNSPexceedsthistarget.
31
Objective(17)
NSPPolicy
Implementation
Provideaffordablehousing
opportunitiesinGlenridding
Heights.
a)Developmentsshallcomply
withtheCityofEdmontons
affordablehousingpoliciesand
guidelines.
a)CityofEdmontons
affordablehousingpoliciesand
guidelinesshallbeappliedprior
torezoning.
b)TheNSPshallallowfora
widevarietyofhousingtypes,
withawiderangeofprice
points,tocreateamore
inclusiveneighbourhood.
b)Figure7LandUse
Conceptindicatesthelocation
ofvariousresidentiallanduses.
c)Secondarysuites,garage
suitesorgardensuitesshallbe
c)Opportunitiessuchas
implementedthroughSection
secondarysuites,garagesuites 100and200oftheEdmonton
ZoningBylaw.
orgardensuitesshouldbe
encouragedamongbuilders.
Rationale
Providingavarietyofhousingtypescreatesaffordablehousingoptionsforavarietyofhouseholds.
Secondarysuitescanfurtherprovideanimportantpotentialsourceofaffordablehousingfor
singlesandothersmallhouseholds,andcreatemortgagehelpersfortheowneroftheprinciple
dwelling.
Objective(18)
NSPPolicy
Implementation
LocateRowHousingandLow
Rise/MediumDensityHousing
developmenttofacilitateaccess
toarterialand/orcollector
roadways,commercialusesand
publictransitservice.
RowHousingandLow
developmentshouldbelocated
abuttingcollectorand/or
arterialroadways,near
commercialuseandalong
transitroutes.
conceptuallyillustratesthe
locationofRowHousingand
LowRise/MediumDensity
Housingdevelopmentalong
collectorandarterialroadways
(possiblebusroutes)
Rationale
LocationofLowRise/MediumDensityHousingalongtransitroutesandwithinwalkingdistanceof
commercialuses,createsamorecompact,walkableandliveableneighbourhood.
32
Objective(19)
NSPPolicy
Implementation
Provideatransitionbetween
residentialusesofsignificantly
differentdensities.
Encourageappropriate
transitionsbetweenLow
andSingle/SemiDetached
Residential.
illustratesthegenerallocation
oflanduses.Proposed
residentialuseswillbe
designedwithattentionto
compatibilitywithadjacent
planneduses.
Rationale
ProvisionofSemiDetachedhousingorRowHousingasatransitionallandusewillserveto
moderatethedifferencesbetweenSingleDetachedandhigherdensitydevelopmentssuchasLow
Rise/MediumDensityHousingorcommercialdevelopment.
TechnicalSummary
3.2.7
Commercial
TheGlenriddingHeightsNSPincludesoneneighbourhoodconveniencecommercialsitewhichis
envisionedtobeadestinationpointwithintheNSP.TheareaattributedtoCommercial
developmentisshowninTable5LandUse&PopulationsStatistics.
Objective(20)
NSPPolicy
Implementation
Provideaneighbourhood
conveniencecommercial
shoppingnodetomeetthe
needsofresidentsandprovide
localemploymentopportunities
withintheneighbourhood.
NeighbourhoodConvenience
Commercialdevelopment
opportunitiesshallbeprovided
toservethesmallscaleneeds
ofresidentslocatedwithinthe
GlenriddingHeightsNSParea.
illustratesthelocationand
generalconfigurationofthe
neighbourhoodconvenience
commercialarea,whichshall
beconfirmedpriortorezoning
approval.Neighbourhood
ConvenienceCommercialshall
beimplementedthroughthe
CNCZoneoftheEdmonton
ZoningBylaw.
Rationale
TheGlenriddingHeightsNSPidentifiesoneneighbourhoodconveniencecommercialsitewithin
theneighbourhood.Commercialusesprovidelocalemploymentopportunitiesforresidentstolive
andworkinthesameneighbourhood,reducingthedependencyoncommutingoutsideofthe
communityandofferingtheappealofbeingclosertohome.CommunityCommercialneedsshall
bemetinadjacentneighbourhoods.
33
Objective(21)
NSPPolicy
Implementation
Locatetheneighbourhood
conveniencecommercialsite
alongarterialorcollector
roadwaystoensurehigh
visibilityandconvenientaccess
opportunities.
Neighbourhoodconvenience
commercialsitesshallbe
placedalongarterialand/or
collectorroadways,transit
routesandalongmajor
pedestriancorridorstoensure
highvisibilityandaccessibility.
illustratesthelocationand
conceptualconfigurationof
theneighbourhood
conveniencecommercialarea,
whichwillbeconfirmedprior
torezoningapproval.
Rationale
TheneighbourhoodconveniencecommercialsiteislocatedattheintersectionofRabbitHillRoad
andacollectorroadwayinthecentralportionoftheneighbourhoodallowingforconvenient
accesstocommercialactivities.Thelocationofthecommercialsiteservesthesmallformatretail
needsofGlenriddingHeightsandGlenriddingRavineresidents.
Objective(22)
NSPPolicy
Implementation
Provideconvenientpedestrian
accesstocommercial
developmentsothatresidents
haveopportunitytowalkto
commercialservices.
Neighbourhoodconvenience
commercialdevelopment
shouldbedesignedwith
pathwaysthatinterconnect
buildingentrances,parking,
transitstops,publicsidewalks
andcrossings,adjacent
properties,adjoiningoffstreet
pathsorpedestrianwalkways
andotherkeydestinationson
oradjacenttothesite.
TheDevelopmentOfficer
shouldhaveregardforbuilding
placement,pedestrian
accessibilityandactivityareas
inassessingandconditioning
developmentapplicationsfor
neighbourhoodconvenience
commercialdevelopment
undertheapplicablezone.
Rationale
Safeandattractivepedestrianlinkagesshouldbeprovidedbetweenvarioususeswithin
commercialsites,intotheneighbourhoodandtonearbytransitrouting.Theinternalpedestrian
systemandlinkagesshouldfosterconnectivityfromvariouspartsofthesiteandsurroundingarea.
Pedestrianroutesshouldbedirectandshouldminimizepotentialconflictswithvehicles.
TechnicalSummary
34
3.2.8
ParksandOpenSpaces
TheNSPproposesoneDistrictActivityParksite,oneUrbanVillageParkandagreenwaynetwork.
Accordingly,anintegratedopenspacesystemisproposedforGlenriddingHeights,asshownin
Figure9PedestrianNetwork.TheareaattributedtoParkandOpenSpaceisshowninTable5
LandUse&PopulationStatistics.
Objective(23)
NSPPolicy
AccommodateCityrequirements a)TheNSPshallfollowthe
forschool/parksiteswithinthe guidelinesforthehierarchyand
neighbourhood.
distributionofparkspacesas
prescribedintheUrbanParks
ManagementPlan.TheNSP
shallincludetheDistrict
ActivityParkforthe
WindermereASParea.
b)MunicipalReserveowingfor
GlenriddingHeightsshallbe
dedicatedinfullasland,cash
inlieuoflandoranacceptable
combinationthereof.The
valuesforcashinplaceofland
shallbeagreeduponpriorto
subdivision.
c)Servicingshallbeprovided
withinroadwaysfrontingonto
theDistrictActivityParkand
UrbanVillageParkinorderto
accommodateanyandall
facilitieswhichmaybe
developedonsite.
Implementation
a)TheDistrictActivityPark,
UrbanVillagePark,greenways,
andopenspacesare
conceptuallyillustratedin
Figure7LandUseConcept.
b)TheSubdivisionAuthority
shalldeterminetheMRowing
fortheGlenriddingHeights
NSPandtheareasdedicatedas
MRShallbeconfirmedbylegal
surveyatthetimeof
subdivision.
c)Theneighbourhoodservicing
schemeshallensurethatthe
typeandamountofservicing
providedwithinroadways
adjacenttoparkland
adequatelymeetstheneedsof
parklandfacilitiesintothe
future.Anyproposalthatseeks
toprovidelessthanfullservices
alongtheentireroadway
adjacenttoparklandwillneed
tobenegotiatedwiththeCity
ofEdmonton.Thefarmstead
buildingslocatedwithinthe
futureDistrictParksiteshallbe
removedandthearea
environmentallycleanpriorto
acceptanceintoCityinventory.
Rationale
TheUrbanParksManagementPlan(UPMP)providesstrategicdirectionfortheacquisition,design,
development,andmanagementofEdmontonsparklanduntiltheyear2016.TheNSPusesthe
hierarchyofparksitesandlandassemblyguidelinessetoutinUPMP.
35
TheDistrictActivityParkSiteislocatedinthesouthportionoftheneighbourhood,adjacentto170
Street,RabbitHillRoadandacollectorroadachieving100%roadwayfrontage.Thesiteisintended
toprovideregionallifelongeducationalandrecreationalopportunitiesincluding,sportsfields,
seniorhighschool(s)andmajorrecreationcentres(e.g.arena,pool,fitnesscentrecomplex).The
DistrictActivityParksitewillprovideopportunitiesforpassiveandactiverecreationopportunities
andensuressufficientaccessbypedestrians,cyclists,transitusersandautomobiles.
TheUrbanVillageParkislocatedinthenorthcentralportionoftheplanareaandprovides
approximately30%ofroadwayfrontagealongtheabuttingcollectorroadway.Thisparkisintended
toserveasagatheringplacefortheneighbourhoodandaccommodateapotentialCommunity
Leaguefacilityandmayalsoprovidetheopportunityforbothpassiveandactiverecreation.
TheareaandpercentageofGrossDevelopableAreaattributedtoeachformofparkandopenspace
developmentisshowninTable5LandUse&PopulationStatistics.
Objective(24)
NSPPolicy
Implementation
Provideavarietyof
opportunitiesforpassiveand
activerecreationexperience.
a)Parkspaceshallbedesigned
toaccommodateactiveand
passiverecreationactivities.
a)b)Designanddevelopment
offutureparksandopenspaces
shallconsiderprogramming
needsofthecommunityandbe
implementedbasedon
requirementsofInfrastructure
Services,ParksDesignand
Construction.
b)Allparkspacewithinthe
neighbourhoodshouldbe
universallyaccessible.
c)Anintegratedpedestrian
systemshalllinkthemajorpark
c)Greenwaysshallbe
components.
dedicatedasoutlinedin
Objective30,atthetimeof
subdivision.
Rationale
TheGlenriddingHeightsNSPprovidesarangeofparks,stormwatermanagementfacilities,and
openspacesforresidentsinordertomeettheirpassiveandactiverecreationneeds.
TheUrbanVillageParkislocatedinthenorthcentralportionoftheplanadjacenttoacollector
roadwayandprovidesopportunitiesformoreformalizedactiverecreationduetoitslargerarea.
TheDistrictActivityParkSiteislocatedadjacentto170Street,RabbitHillRoadandacollectorroad.
Thesiteisreadilyaccessibletovehicular,transitorpedestriantrafficfrommostpartsofthe
neighbourhood.
ThreeGreenwaysarecentrallylocatedwithintheplanarea.Thegreenwaycorridorsystemprovides
alinear,multimodalconnectionfromthe(north)UrbanVillageParktothe(west)stormwater
managementfacilitytothe(south)DistrictActivityParkandtothe(east)GlenriddingRavine
Neighbourhood.
Twostormwatermanagementfacilities(SWMFs)areproposedinGlenriddingHeights.These
36
facilitiesprovideanamenityareaandarepartoftheopenspacesystemwithintheplanarea.All
SWMFsarelinkedwiththeneighbourhoodtrailnetwork(includingsidewalks)andprovide
additionalareasforrecreation.Theextentofpublicopenspacearoundthefacilitieswilldependon
Citypoliciesatthetimeofdevelopment.
AllparksandSWMFsareconnectedtothetrailnetwork(includingsidewalks)withinGlenridding
Heightstoensurethatallresidentshaveconvenientaccesstoopenspaceforeverydayactivities.
Objective(25)
NSPPolicy
Implementation
Designaconnectedand
integratedopenspacesystem
thatencouragesallmodesof
movement(e.g.pedestrians,
bicycles,wheelchairs,inline
skates,etc).
a)TheNSPshallincorporatean
arrayofpedestrianlinkages
alongsidewalks,walkwaysand
multiusetrailcorridorsthat
connectallparkspaces,
facilitiesandvariousotherfocal
points.
a)Figure7LandUse
ConceptandFigure9
PedestrianNetwork
conceptuallyguidethelocation
ofneighbourhoodparks,open
spaces,pedestrianconnections
andSWMFswhichshould
connectresidentstothefocal
points.
Rationale
GlenriddingHeightsprovidesaninternalpedestriannetworkthatishighlyconnected,directand
convenientvialinkagesalongsidewalks,walkways,greenwaysandmultiusecorridor.Allparksand
openspaceareconnectedtothepedestriannetworkwithinGlenriddingHeightstoensurethatthey
areaccessibletotheresidentiallandusesintheplanareaandthesurroundingdeveloping
neighbourhoods.Theparklocationsarelinkedwithlinearcorridors,enablingadditionalrecreational
optionsandincreasingactivetransportation(i.e.walking,bicycling,inlineskating)possibilities
withintheneighbourhood.Theseconnectionswillbeprovidedbyacombinationofgreenwaysand
minorpedestrianconnections.
Objective(26)
NSPPolicy
Implementation
Designsafeparkspace,in
accordancewiththeDesign
GuideforaSaferCity,Crime
PreventionThrough
EnvironmentalDesignandthe
UrbanParksManagementPlan.
Parkspaceshouldhave
frontagealongpublicroadways
toensuresightlines,natural
surveillance,andadequate
lighting.Landscapingand
designofparkspacesshalltake
intoconsiderationbasicCPTED
principlesanddesignprinciples
includedintheDesignGuide
foraSaferCityandUPMP.
Designanddevelopmentof
futureparksandopenspaces
shallconsidersafetyneedsof
thecommunityandbe
implementedbasedonthe
requirementsofInfrastructure
Services,ParksDesignand
Construction.
Rationale
Awelldesignedparkspacecancontributetothesenseofsafetyandsecurityofitsusers.
37
TechnicalSummary
AParklandImpactAssessment(PIA)wascompletedconfirmingthat90%ofGlenriddingHeights
residentsarewithin500metres(approximately6minutewalk)oftheDistrictActivityPark,Urban
VillageParkortoneighbouringparksandopenspacesinAmbleside,Windermereand/orKeswick.
ACommunityKnowledgeCampusNeedsAssessment(CKCNA)wascompletedtodeterminethe
bestlocation,size,configurationandorientationforafuturepotentialCKCsiteandtofacilitate
communicationandconsultationintheplanninganddevelopmentoffutureschoolsites.
3.2.9
Transportation
TheoveralltransportationnetworkwithintheGlenriddingHeightsNSPisbasedontheprovisionof
efficientvehicular,transitandpedestriancirculation.ThisisconceptuallyillustratedinFigure8
TransportationNetworkandFigure9PedestrianNetworkwhichidentifiestheroadway
networkandalternativecirculationsystemthataccommodatesthemovementofautomobiles,
transit,bicyclesandpedestrianswithintheneighbourhoodandtheconnectionstoadjacent
communities.
Objective(27)
NSPPolicy
Implementation
Recognizethat170StreetS.W.
isahighwayconnectorandis
designatedasanurbanfreeway
connectingAnthonyHenday
DrivetothepotentialOuter
RingRoadandthesurrounding
region.
a)170StreetS.W.isahighway
connectorandshallbe
designedasanurbanfreeway
withdirectaccessfrom
GlenriddingHeightsonlyat
interchangesidentifiedat
RabbitHillRoad/25Avenue
S.W.andrealignedEllerslie
Road.
a)Figure8Transportation
Networkconceptually
illustratestheinterchange
locationsandthefrontage
roadalong170StreetS.W.
b)Afrontageroadparallelto
170StreetS.W.shallprovide
forlimitedaccessintotheplan
area.
c)The170StreetConceptual
PlanningStudyshallguide
developmentoflandwithin
theAreaofInfluence.
b)Finallocationandaccessto
thefrontageroadwillbe
determinedpriorto
subdivisionapprovaland
development.
c)TheAreaofInfluenceis
identifiedonFigure8
TransportationNetwork.
Subdivisionoflandswithinthis
areashallnotoccurpriortothe
completionofthe170Street
ConceptualPlanningStudy.
Rationale
170StreetS.W.isahighwayconnectorandhasbeendesignatedasanurbanfreeway,withgrade
separatedinterchangesattherealignedEllerslieRoadandatRabbitHillRoad/25AvenueS.W.A
frontageroadalongtheeastsideof170StreetS.W.willprovideadirectconnectionbetween
EllerslieRoadtoRabbitHillRoadandwillprovideaccesstothecollectorroadwayinthewestern
partoftheplanarea.
38
The170StreetS.W.ConceptualPlanningStudyiscurrentlyunderwayfortheCityandtheconcept
wasapprovedbyCityCouncilinMay2011.TheAreaofInfluenceidentifiesthelandsadjacentto
the170StreetS.W.corridorandfutureinterchangeswhereroadrightofwayrequirementshave
notyetbeenidentified.Subdivisionoflandswithinthisareashallnotproceeduntilcompletionof
thisstudy.
Objective(28)
NSPPolicy
Implementation
ImplementtheCityof
Edmontonroadhierarchy
systemofanintegrated
arterial,collectorandlocal
roadwaynetwork.
Awellintegratedsystemof
arterial,collectorandlocal
roadwaysshallbeestablished
forvehicularandpedestrian
circulationwithintheNSP
boundariesandtheadjacent
neighbourhoods.
Roadrightofwayandarterial
roadwideningshallbe
dedicatedtotheCityof
Edmontoninaccordancewith
theNSPatthesubdivision
stageofdevelopment.
Rationale
Thetransportationnetworkhasbeendesignedtomeetboththeinternalandexternaltrafficflow
requirementsgeneratedbytheneighbourhoodinaccordancewithCityofEdmontonsguidelines
andstandards.Ahierarchyofroadsareintendedtofacilitatetheefficientmovementofvehicular
traffic(seeFigure8TransportationNetwork).Vehicularaccesstothesurroundingarterial
roadwayswillbeprovidedviasevenneighbourhoodentrance/exits.
RegionalRoadwayNetwork
TheGlenriddingHeightsNSPwillbenefitfromahighlevelofaccessibilitytothemetropolitan
Edmontonareaasaresultofitscloseproximitytothefollowingexistingregionalroadways(see
Figure8TransportationNetwork).Theseroadwaysinclude:
AnthonyHendayDrive
TerwillegarDrive/170Street
WhitemudDrive
CalgaryTrail/GatewayBoulevard
ArterialRoadways
Arterialroadwaysfacilitatethemovementofintramunicipaltrafficandgenerallymaintainlimited
directaccesstoadjacentlanduses.WithintheGlenriddingHeightsNSParea,170Street,re
alignedEllerslieRoad(9AvenueSW)andRabbitHillRoadaredesignatedasarterialroadways.
Appropriatespacingofintersectionsandaccessegressrequirementsarerespectedalongthese
arterialroadways.The41AvenueS.W.corridorisanticipatedtobeupgradedtoalimitedaccess
majorarterialstatustoensureprovisionofamajoreastwestcorridor.Thisfacilitywill
accommodatelongerdistanceregionalandprovincialtrips,inadditiontoprovidingtransportation
benefitstothedevelopmentareainthefuture.
39
LandswithintheNSPwillbesubjecttoanArterialRoadAssessment(ARA)tocostsharethe
constructionofarterialroadwayfacilitiesneededtoservicethearea.Ingeneralterms,theARA
outlinesthedevelopersresponsibilityforroadwayconstructionwithinacatchmentareaandis
basedontheestimatedcostsofconstructingarterialroadsinacatchmentarea.
DeveloperswithintheWindermereAreaarecommittedtoprovidingqualitytransportation
servicestoresidentsandpatrons,whileensuringtheappropriateness,sustainabilityandcost
effectivenessoftheoveralltransportationsystem.Astrategicandfiscallysoundtrafficplanwill
provideafoundationuponwhichtoassessandevaluatetheneedforroadway
(upgrading/twinning)andintersectionimprovementsthatwillallowappropriatelevelsoftraffic
servicetobemaintainedwhileenhancingtheareasabilitytocontinuetogrowandexpand.
TrafficgrowthanddevelopmentpatternsintheWindermereASPareawillbemonitoredona
yearlybasisbytheDeveloperswithintheWindermereAreainconjunctionwiththeCityof
Edmonton.Themonitoringprogramwillaidinidentifyingandprioritizingarterialroadway
prioritiesandconstructionrequirements,trafficsignalizationrequirements,anticipatedCity
fundingneeds,andingeneralassessingtheoverallimpactofnewdevelopmentactivityonthe
roadwaysystem.TheprojectsidentifiedthatareincludedintheArterialRoadwayAssessment
Bylawwillbethedevelopersresponsibilityandarequirementoffuturedevelopment.Thetraffic
monitoringplanwillalsoassistinidentifyingandprioritizingarterialroadwayconstructiontobe
includedintheCity'sCapitalPriorityPlanforCouncil'sconsideration.
CollectorRoadways
Collectorroadways,whichprovideinternal/externalaccesses,arespacedatappropriateintervals
tofacilitatetrafficprogressionandtoensurethatsufficientdistanceisavailabletoallowforright
andleftturnbaydevelopment.Thecollectorroadwaynetworkprovidesefficientandconvenient
accesstoresidentialareas,preventscutthroughtraffic,andenhancesoverallsafetyinthe
neighbourhood.
LocalRoadways
Localroadwaysprovideaccesstoadjacentlandusesandmaintainalimitedroleintheoverall
movementoftrafficwithintheGlenriddingHeightsNSP.
Parking
Parkingforvehicleswillgenerallybeprovidedoffstreetinconjunctionwithresidential
developmentapplications.
Objective(29)
NSPPolicy
Implementation
Minimizetrafficcongestionand
enhancesafetyoninternal
collectorroadways.
a)Thenumberofresidential
lotsfrontingontoandhaving
directaccesstoacollector
roadshouldbeinaccordance
withtheapplicableCity
a)TheSubdivisionAuthority,
inconsultationwith
TransportationServicesshall
haveregardforthenumberof
lotshavingdirectaccessontoa
40
Policies.
collectorroadway.
b)Trafficcalmingshouldbe
employedtoreduce
automobilespeeds,increase
pedestriansafetyandimprove
thestreetscape.
Thenumberoflotshaving
directaccessontoacollector
roadwayshallbedetermined
atthesubdivisionstageand
shallnotexceed30%.
b)Trafficcalmingmeasures
suchasroundabouts,raised
intersectionsorcurb
extensionsmaybe
incorporatedalongroadways.
Detailswillbeconfirmedwith
TransportationServicesprior
todevelopment.
Rationale
Alongcollectorroadwayswithhightrafficvolumes,frontdriveaccesswillberestrictedinorderto
promoteasafeandpedestrianfriendlystreetscapeandtoreducevehicularconflicts.The
provisionoffrontdriveaccesswithintheoverallplanareawillbeconsistentwithapplicableCityof
Edmontonpoliciesandwillbedeterminedpriortorezoningandsubdivisionapproval.
Trafficcalmingsuchasroundabouts,pedestrianislands,raisedintersectionsorcurbextensionsat
significantroadwaylocations(i.e.collectortocollectororlocaltocollectorintersections)maybe
beneficialastheyreducevehicularspeedsandenhancepedestriansafety.Roundabouts,for
instance,providefortheorderlyandcontinuousmovementofvehicles.Raisedintersections
reducevehiclespeeds,improvedriversawarenessofcrossingsandvisuallyturnintersectionsinto
pedestrianorientedzones.Curbextensionsenhancepedestriansafetybyreducingcrossing
distances,relievesidewalkcrowdingandprovidespaceforfunctionalelementssuchasseating,
plantings,andfurniture.
Particularattentionshouldbepaidtothecollectorroadwaywhichbordersthenorthsideofthe
DistrictActivityPark.Trafficcalmingmeasuresandpedestriancrossingenhancementswillbe
requiredalongthisroadway.
Objective(30)
NSPPolicy
Implementation
Promoteconnectivityand
pedestrianaccesstoamenity
areassuchasparks,open
spaces,commercialusesand
transitfacilitiesbyprovidingan
alternativecirculationsystem.
a)Anetworkofhardsurfaced
sidewalks,walkways,
greenwaysandmultiusetrails
shallbeprovidedtopromote
walkabilityandaccesstoopen
spaces,stormwater
managementfacilities,
amenitiesandtransitfacilities.
a)Figure9Pedestrian
Networkshallguidethefuture
applicationofwalkways,
sidewalksandmultiusetrails.
b)TheSubdivisionAuthority
shouldhaveregardforthe
dedicationofwalkwaysto
promotewalkabilityand
41
b)Minorwalkwaysshouldbe
providedtopromote
walkabilityandaccessto
futuretransitfacilitiesand
neighbourhoodamenities.
appropriateaccesstotransit
facilitiesandneighbourhood
amenities.Alllocaland
collectorroadwaysin
GlenriddingHeightsshouldbe
developedwithsidewalks.
Rationale
Neighbourhoodconnectivitycontributestothedevelopmentofacompact,integratedcommunity
withabalancedtransportationnetwork.Neighbourhoodsthathaveahighdegreeofconnectivity
encourageresidentstowalktoplaces,reducethenumberoftripsmadebyvehiclesandpromote
healthandneighbourinteraction.Connectivityischaracterizedbyalogicalnetworkofmovement
thatlinksdestinations,providesaccessandisintegratedwithitsenvironment.
PedestrianNetwork
AnefficientandcontinuouswalkwaynetworkconnectingkeynodeswithintheNSPwillprovide
pedestriancirculationthroughouttheneighbourhood.Alllocalandcollectorroadwaysin
GlenriddingHeightsshouldbedevelopedwithsidewalksprovidingasufficientlevelofpedestrian
accesswithintheNSP.
Thepedestriancirculationnetworkhasbeendesignedtoencouragethecontinuationofa
pedestrianroutethroughGlenriddingRavineNeighbourhoodtotheWhitemudCreekRavine.
DetailsofthepedestrianconnectionthroughtheGlenriddingRavineNeighbourhoodshallbe
determinedatthetimeofNSPpreparation.
Walkways
Anumberofwalkwaysareproposedintheplanarea,whichserveasminorpedestrian
connections.ThesewalkwaysenhancepedestrianconnectivityintheNSPaswellasprovide
connectionstoadjacentresidentialenclaveandmajorpedestrianfacilities(e.g.,sidewalksalong
collectors/arterialroadways).AsidentifiedonFigure9PedestrianNetwork,twopotential
minorpedestrianlinkagesmayberequiredshouldsidewalksbeprovidedalongtheserviceroad
for170StreetS.W.Thiswillbedeterminedatthetimeofsubdivisioninconjunctionwith
TransportationServices.
Greenways
GlenriddingHeightsproposesthreegreenways,asidentifiedonFigure9PedestrianNetwork.
TheGreenwayswillfunctionasmultiuse(e.g.,pedestrian,bicycle,other)trail(MUT)corridorsand
areintendedtobeapproximately10mwidewitha3mwidepavedtrail.Inadditiontothepaved
trailtheGreenwayswillincludegrassedornaturalizedplanting,parkfurniture(e.g.benches,
garbagereceptacles),treesandshrubbeds,anddirectionalandinterpretivesignage.Theoverall
Greenwaynetworkwillconnecttheresidentialsubareasoftheneighbourhoodwithparks,and
publicspaces.
42
WiththeexceptionoftheGreenwaybetweenthecentralSWMFandtheDistrictActivityParksite
allotherGreenwayswillbededicatedasroadrightofway.TheGreenwaydedicationisasfollows:
Greenway
MethodofDedication
CentralGreenwaysouthofUrbanVillagePark
RoadRightofWay
EastWestGreenway
RoadRightofWay
GreenwaybetweencentralSWMFandDistrictActivity
Park
MunicipalReserve
BicycleCirculation
BicyclecirculationwithintheGlenriddingHeightsNSPisdesignedtofollowcollectorandlocal
roadways.Bicyclerouteswillbeintegratedwithmultiusetrailcorridorsandwalkwaysconnecting
internalandadjacentresidentialareasandamenities.Routeswillbeclearlymarkedusing
appropriatesignageandmarkingsinordertominimizepotentialconflictsbetweenvehicles,
cyclists,andpedestriansintheneighbourhood.Inaddition,thecollectorroadwayonthenorth
sideoftheDistrictParksitewillbeupgradedtoincludeasharedusepathonthesouthsideto
improvebicycleandpedestrianaccesstotheDistrictActivityParksite.
Objective(31)
NSPPolicy
Implementation
Mitigatetheimpactofvehicular
trafficassociatedwith
CommercialandLow
developmentonSingle/Semi
Detachedareas.
CommercialandLow
parcelsshouldbelocatedto
facilitateaccessfromarterial
orcollectorroadwaystothe
greatestextentpossible.
Thesubdivisionprocessshall
involvethereviewoftentative
planstoensureCommercial
andLowRise/MediumDensity
Housingdevelopmentis
accessedviacollectorand
arterialroadways,andaccess
vialocalroadwaysfrontedby
Single/SemiDetached
Residentialdevelopmentis
minimized.
Rationale
Commercialdevelopmentsandhigherdensityresidentialdevelopmentsarelocatedadjacentto
collectororarterialroadways(withtheexceptionof170Street,whichhasnodirectaccess).
Locatingnodesofhigherintensityandincreasedvehiculartrafficadjacenttoroadwayswith
highervehicularcapacityreducespotentialconflictsbetweenlocalresidentialtrafficandtraffic
generatedbythesehigherintensityuses.
43
Objective(32)
NSPPolicy
Ensurethemaximumlengthof Developmentoflongculde
culdesacsinresidential
sacsshouldbeavoided.
settingsdonotcompromiseCity
emergencyresponseplans,
operationsandmaintenance.
Implementation
Culdesaclengthsin
residentialsettingsshallbe
determinedpriorto
TheSubdivisionAuthority
shouldensureculdesacsare
inaccordancewiththe
applicableCityPoliciesand
Directives.
Rationale
Subdivisiondesignshouldensurethatculdesaclengthdoesnotexceed120mtoreduceimpacts
toCityoperations(e.g.,fireandmedicalaccess,garbagecollectionandsnowclearing).Wherethe
lengthofculdesacmustexceed120mduetolandcharacteristics,theprovisionofanemergency
accesstoanadjacentcellofdevelopmentwillberequired.
Objective(33)
NSPPolicy
Implementation
Createadequatelocationsfor
neighbourhoodaccess.
Collectorroadwaysshallhave
adequateaccesstoarterial
roadwaysinordertomaintain
appropriatetrafficflowinand
outoftheneighbourhood.
Figure8Transportation
Networkillustratescollector
roadwayaccessestoarterial
roadways.
Subdivisiondesignin
residentialsettingsshallbe
determinedpriorto
Rationale
ThelocationofaccesspointsareillustratedinFigure8TransportationNetwork,andhavebeen
developedtoensurethatadequateaccessbyavarietyoftransportationmodesisprovided
throughouttheplanareawiththesupportoftheTransportationImpactAssessment(TIA).
Objective(34)
NSPPolicy
Implementation
Integratelanduseand
circulationpatternsconsidering
safety.
Pedestriancrossingsshallbe
safe,convenientand
developedatvisiblelocations.
Thelocationofpedestrian
crossingsshallbeidentified
anddetailedatthesubdivision
approvaland/ordevelopment
permitstages,whilethedesign
shallbeconfirmedby
44
TransportationServicesatthe
roadwaydesignstage.
Rationale
Inordertoprovidesafepedestriancrossings,attentionshouldbepaidtosignage,signalsandroad
markings.Properlightingandsightlinesshouldalsobemaintainedtoensureahighlevelof
visibility.Majorpedestriancrossingswhicharenotnecessarilylocatedatsignalizedintersections
(seeFigure9PedestrianNetwork)shouldbereviewedfromasafetyperspective.Further
detailsregardingpedestriancrossingstoenhancepedestriansafetyacrosstheroadwaywillbe
determinedatthesubdivisionapprovalstageandroadwaydesignstage.
Objective(35)
NSPPolicy
Implementation
Provideaccessiblepublictransit a)Thelocationofall
a)EdmontonTransitSystems
toresidentsandschools.
residentiallandusesshouldbe willdeterminetheroutingfor
within400mofatransitroute. publictransitalongthearterial
andcollectorroadwayswhich
b)Transitserviceshallbe
havebeenidentifiedasfuture
initiatedintheinitialstagesof
transitroutes.
developmentofthe
neighbourhood.
b)Inanefforttoprovide
transitserviceearlierinthe
c)Adequateschooltransit
developmentofthe
serviceshallbeprovidedtothe
neighbourhood,participating
DistrictActivityPark.
landownersshallcooperatively
fundtransitserviceforthefirst
twoyearsofservice.Following
thistwoyearperiod,
EdmontonTransitshall
undertakethefull
responsibilityofproviding
transitservice.
c)ThelocationoftheDistrict
ActivityParkprovidesroadway
frontagealongtheabutting
arterialandcollector
roadways.
Rationale
FuturepublictransitserviceswillbeextendedintotheGlenriddingHeightsNSPareain
accordancewithCityofEdmontonTransitSystemGuidelinesanddemands.Theneighbourhood
hasbeendesignedtoensurethatallresidentsarewithinwithin400m(approximately5minute
walk)oftransitservice.TheDistrictActivityParksitewithintheNSPhasbeendesignedtoensure
adequateschooltransitservicebybeinglocatedadjacenttoarterialandcollectorroadwayaccess.
45
Convenientandaccessibletransitareasarereinforcedthroughacontinuousnetworkof
pedestrianwalkwaysandmultiusetrails.
Futuretransitrouteswillbeestablishedonthebasisoftheproportionoftrips,whichareexpected
tobegeneratedfromwithintheneighbourhoodandadjacentareas.Futuretransitservicewillbe
accommodatedwithintheneighbourhoodandinternalcollectorroadwayswillbedevelopedtoa
suitablestandardtoaccommodatedtransitserviceandprovidereadilyaccessibleservicetoall
areasoftheneighbourhood.
Objective(36)
NSPPolicy
Implementation
Providenoiseattenuation
whereresidentialusesback
ontomajortransportation
corridors(i.e.170StreetS.W.)
whichhavebeendesignatedor
willbedesignatedastruck
routes.
Appropriatenoiseattenuation
shallbeprovidedfor
residentialusesadjacentto170
StreetS.W.
TransportationServicesshall
determineifanoise
attenuationassessmentis
requiredforresidential
developmentatthe
subdivisionapprovalstage,in
accordancewiththeCityof
EdmontonUrbanTrafficNoise
PolicyC506.
Rationale
TheNSPidentifies170StreetS.W.asanurbanfreewayandapotentialtruckroute.Where
residentialdevelopmentwillbeconstructedadjacentto170StreetS.W.theCityofEdmonton
requiresthedeveloperstoaddressnoiseconcerns.Therefore,anoiseattenuationneeds
assessmentwillbecarriedoutinaccordancewithCityofEdmontonsUrbanTrafficNoisePolicyat
thetimeofsubdivision.IfrequiredbyTransportationServices,noiselevelevaluationswillbe
carriedoutbythedeveloperspriortosubdivisionapplicationatthedesignphaseoftheproject.
Basedontheresultsofthestudy,noiseattenuationdevicesmayberequired(i.e.bermandfence)
tobeincorporatedinthedesignofsubdivisionsbordering170StreetS.W.
TechnicalSummary
ThetransportationnetworkfortheNSPwillbeprovidedinaccordancewiththerequirementsof
theCityofEdmontonsTransportationServices.ATransportationImpactAssessment(TIA)has
beensubmittedunderseparatecoverforreviewandapprovalbyTransportationServices.The
GlenriddingHeightsTIAaddressestheinternalroadwayfunctionoftheGlenriddingHeights
Neighbourhood.Otheraccessandroadwayrequirementswillbedeterminedattherezoningand
subdivisionstagestothesatisfactionofTransportationServices.
AfutureNoiseAttenuationNeedsAssessmentwillberequiredatthetimeofsubdivision,in
accordancewithCityofEdmontonsUrbanTrafficNoisePolicy.
46
Figure8.0TransportationNetwork(Bylaw16292,November13,2013)
47
Figure9.0PedestrianNetwork(Bylaw16292,November13,2013)
48
3.2.10 Infrastructure,ServicingandStaging
TheGlenriddingHeightsNSPwillbeafullyservicedneighbourhooddesignedandconstructedin
accordancewithCityservicingstandards.
Objective(37)
NSPPolicy
Implementation
EnsurethatGlenridding
Heightsisservicedtoafull
urbanstandard,inanefficient,
contiguousandstagedmanner.
a)Sanitaryandstormwater
servicingshallbeprovidedin
accordancewiththeapproved
NeighbourhoodDesignReport
fortheGlenriddingHeights
NSP.
a)b)Approvalofengineering
drawingsandservicing
agreementsshallberequired
forinstallationofwater,
sanitary,andstormwater
servicing.
b)WaterservicingtotheNSP
areashallbeprovidedin
accordancewiththeapproved
WaterNetworkAnalysis.
c)Installationofshallow
utilitiesshallbeexecuted
throughservicingagreements.
c)Shallowutilitiesshallbe
extendedintotheplanareaas
required.
Rationale
SanitaryServicing
TheflowofthesanitarysystemdesignedforGlenriddingHeightsmovesfromsouthtonorth.
SewagewillbedirectednorthtotheSouthEdmontonSanitarySewer(SESSSW).Thesanitary
servicingsystemisillustratedonFigure10SanitaryServicing.Furtherdetailsregardingthe
sanitarydrainageschemesforGlenriddingHeightsareprovidedintheassociatedNeighbourhood
DesignReporttobesubmittedunderseparatecover.
StormwaterServicing
AsshownonFigure11StormwaterServicing,twostormwatermanagementfacilitiesare
designatedwithintheNSP.Thestormwatermanagementfacilitieshavebeenlocatedbasedon
naturaldrainagepatternsandpredevelopmentsubbasindrainageboundaries.
Overall,stormwaterdrainstotheeasternportionoftheplanareaandthendischargesintothe
WhitemudCreek,aspertheSouthwestAreaMasterPlan.Moredetailsregardingthestormwater
drainageschemesforGlenriddingHeightsareprovidedintheassociatedNeighbourhoodDesign
Reportthathasbeensubmittedunderseparatecover.
WaterServicing
TheconceptualdesignforthewaterdistributionnetworkforGlenriddingHeightsisshownin
Figure12WaterServicing.WaterservicesfortheneighbourhoodwillbeextendedfromRabbit
HillRoadandEllerslieRoad(9AvenueSW)andfrom170StreetandrealignedEllerslieRoad(9
AvenueSW).Waterservicingwithintheneighbourhoodwillbedesignedtoprovidepeakhour
49
flowsandfireflowsforlow,medium,andhighdensityresidentialuses.Waterloopingwillbe
providedinaccordancewiththerequirementsofEPCORWateraspertheWaterNetwork
Analysis.
ShallowUtilities
Power,gasandtelecommunicationservicesarealllocatedwithincloseproximitytotheNSPand
willbeextendedintotheplanareaasrequired.
DevelopmentStaging
Figure13StagingConceptshowstheanticipateddirectionofdevelopmentforGlenridding
Heights.
TheanticipatedsequenceofdevelopmentforGlenriddingHeightsisexpectedtoproceedfrom
thenorthandtheeastportionsoftheplanareawiththegeneraldirectionofthedevelopmentto
thesouth.
Ingeneral,developmentwillproceedinamannerthatiscontiguous,logicalandeconomicalwith
respecttomunicipalservicing.Developmentofindividualphasesmayvaryfromtheactualzoning
andsubdivisionapplicationsdependingoncontemporarymarketdemandsandaspirationsofthe
respectivelandowners.Shouldsufficientdemandwarrantorengineeringdesignbemademore
efficient,portionsofseparatephasesmaybedevelopedconcurrently.
TechnicalSummary
TheGlenriddingHeightsNSPwillbedesignedinaccordancewithCityofEdmontonservicing
standards.Developmentstagingandextensionofinfrastructurewillbecontiguous,efficient,and
economicalwhilehavingregardforpotentialenvironmentalandecologicalimpacts.
DetailsregardingstormwaterdrainageandsanitaryserviceschemesfortheGlenriddingHeights
NSPareprovidedintheassociatedNeighbourhoodDesignReporttobesubmittedunderseparate
coverbyaprivateConsultant.Waterloopingwillbeprovidedinaccordancewiththerequirements
ofEPCORWaterServicesInc.AWaterNetworkAnalysis(WNA)waspreviouslypreparedand
reviewedbyEPCOR.EPCORhasadvisedthataneighbourhoodlevelandsubdivisionlevelWNAwill
berequiredatthetimeofsubdivision.
50
Figure10.0SanitaryServicing(Bylaw16292,November13,2013)
51
Figure11.0StormwaterServicing(Bylaw16292,November13,2013)
52
Figure12.0WaterServicing(Bylaw16292,November13,2013)
53
Figure13.0StagingConcept(Bylaw16292,November13,2013)
54
Appendix1:PlanningPolicyContext
TheGlenriddingHeightsNSPisinconformancewithandsupportsanumberofpoliciesand
guidelinesidentifiedintheCapitalRegionLandUsePlan,TheWayWeGrow,TheWayWe
Move,theCityofEdmontonsSuburbanNeighbourhoodDesignPrinciples,Windermere
AreaStructurePlan,andotherrelevantpolicy/statutorydocuments.ThissectionofthePlan
describestherelevantpoliciesfromthesedocumentsandoutlinestheNSPsconformanceto
eachpolicy.ApplicantsseekingamendmentstotheNSPorapplyingforrezoning,subdivisions
ordevelopmentpermitsarerequiredtoconsulttheactualdocumentsforspecificguidanceon
detailedrequirementsastheyapplytoparticularproperties.
CapitalRegionGrowthPlan(CRGP)GrowingForwardTheCRGPwasapprovedby
theGovernmentofAlbertaonMarch11,2010.TheGrowthPlanprovidesavisionforthe
CapitalRegioninthefuture.
MunicipalDevelopmentPlan(MDP)TheWayWeGrowTheMDPisadocument
thatprovidesthepoliciesandstrategiestohelpguidegrowthanddevelopmentin
Edmontonoverthelongterm.
TransportationMasterPlan(TMP)TheWayWeMoveTheTMPistheoverarching
strategicdocumentthatprovidestheframeworkforhowtheCityofEdmontonwill
addressitsfuturetransportationneeds.
WindermereAreaStructurePlan(ASP)TheASPisastatutorydocumentgoverning
thedevelopmentofthisportionofsouthwestEdmonton.
SuburbanNeighbourhoodDesignPrinciples(SNDP)TheCityofEdmontons
SuburbanNeighbourhoodDesignPrinciplesdescribesavarietyofdesignprinciples
intendedtoencourageflexibilityandinnovationinthedesignandservicingofnew
neighbourhoods.
SmartChoicesforDevelopingOurCommunityCouncilRecommendationsThe
SmartChoicesRecommendationswereapprovedbyCityCouncilonMarch23,2004,to
promoteurbansustainability.
CrimePreventionThroughEnvironmentalDesign(CPTED)Theseguidelinesare
baseduponthetheorythattheproperdesignandeffectiveuseofthebuiltenvironment
canreducecrime,thefearofcrime,andimprovethequalityoflife.
UrbanParksManagementPlan(UPMP)Theseguidelinesprovidestrategicdirection
fortheacquisition,design,construction,maintenance,preservationandanimation(oruse)
ofparks.
Thefollowingtablessummarizekeyobjectivesfromtheabovenotedpolicydocuments
applicabletothedesignoftheGlenriddingHeightsNSP,anddemonstrateshoweachhasbeen
incorporatedintotheNSP.
55
CapitalRegionGrowthPlan,GrowingForward
TheprimarypurposeoftheCapitalRegionLandUsePlanistomanagesustainablegrowththat
protectstheregionsenvironmentandresources,minimizestheregionaldevelopment
footprint,strengthenscommunities,increasestransportationchoiceandsupportseconomic
development.TheGlenriddingHeightsNSPaimstoaccomplishtheseobjectivesthroughan
integratedandstrategicapproachtoplanningwhichcoordinatesplanninganddevelopment
decisionsintheRegionandidentifiesaregionaldevelopmentpatterntocomplementexisting
infrastructure,servicesandlanduses.
TheGlenriddingHeightsNSPcomplieswiththefollowingGrowthPlanstrategies:
CapitalRegionLandUsePolicy
NSPCompliancewithPolicy
II.MinimizeRegionalFootprint:
B.ConcentrateNewGrowthWithinPriorityGrowthAreas
Policy(i)Mostnewgrowthshalloccurwithin
prioritygrowthareas.
Policy(ii)Priorityshallbegivento
accommodatinggrowthinmajor
employmentareasandinlocationsthatmeet
atleastthreeofthefollowingfourcriteria:
a)Existingandproposedmultimovement
corridors,includingtransitnodes;
b)Adjacenttoexistingandproposedmajor
employmentareas;
c)Redevelopmentandintensification
opportunitieswithinexistingurbanareas;and
d)Locationsthatutilizeexisting
infrastructureandservicingcapacityor
logicallyandefficientlyextendthat
infrastructure.
TheGlenriddingHeightsneighbourhoodis
locatedinPriorityGrowthAreaCWwhich
setsadensitytargetof3040unitspernet
residentialhectareinordertofacilitate
developmentwithinexistingdevelopment
patterns.
TheNSPmeetsthedensitytarget.
GlenriddingHeightsNSPissituatednear
AnthonyHendayDrive,EllerslieRoadand170
Street,andtakesadvantageofexisting
infrastructureandservicingcapacityinsouth
Edmonton.
TheNSPcontinuesthetrendofresidential
intensificationinsuburbanareas.
Policy(v)Prioritygrowthareasshall
incorporateintensiveformsofdevelopment
thatsignificantlyexceedexisting
developmentpatterns.
56
D.SupportExpansionofMediumandHigherDensityResidentialHousingForms
Policy(i)Newresidentialdevelopmentshall
TheGlenriddingHeightsNSPprovidesa
provideagreaterproportionofhigherdensity greaterproportionofresidentialunitsas
residentialunits.
mediumdensityhousing.
Policy(iv)Transitaccessibilitymustbe
includedinthedesignofallnew
developments.
TheNSPisboundedonallsidesbyarterial
roadwaysallofwhichwillaccommodate
transitservice.Theinternalroadwaynetwork
hasalsobeendesignedwithtransitrouting
throughtheneighbourhood.
Theproximityoftheseroadwaysalongwith
carefulattentiontosubdivisiondesignwill
ensuretheNSPmeetsthegoalsoftheCapital
RegionGrowthPlaninprovidingtransit
accessibility.
III.StrengthenCommunities:
B.SupportHealthyCommunities
Policy(ii)Improveaccessibilitytocommunity
servicesbyprovidingsidewalks,bicycletrails
toencouragewalkingandcyclingandlocate
theseserviceswithinproximitytotransit,
wherepossible.
GlenriddingHeightshasawellconnectedand
integratedopenspacesystemwhichallows
residentstheopportunitytochoose
alternativemodesoftransportationother
thanthesingleoccupancyvehicle,withgreat
accesstotransitandcommunityservices.
C.SupportPublicTransit
Policy(i)Provideamixofhigherintensity
landusesalongtransitcorridors,atnodes,
andemploymentcentres.
Policy(iii)Newdevelopmentsshallbe
designedforconnectivityandaccessibilityto
transitfacilities.
Higherresidentialdensitieshavebeen
locatedadjacenttoarterialand/orcollector
roadwaystopromotewalkabilityandtransit
usage.
D.SupportInnovativeandAffordableHousingOptions
Policy(ii)Allresidentialdevelopmentsshall
provideagreatervarietyofhousingtypes.
TheGlenriddingHeightsNSPallowsforthe
developmentofarangeofresidentialhousing
typesbasedonSingle/SemiDetached,Row
Housing,andLowRise/MediumDensity
Housing.
57
IV.IncreaseTransportationChoice:
A.IntegrateTransportationSystemswithLandUse
Policy(iii)Designtransportation
infrastructuretosupportmultiplemodesof
transport.
Policy(iv)Supportdevelopmentofinclusive
communitiestoreducetheneedfortravel.
Anetworkofroadways,alongwithsidewalks,
walkwaysandmultiusetrailswillprovide
residentswiththeabilitytodrive,walk,or
cycle,throughtheneighbourhoodorintothe
surroundingregion.
B.SupporttheExpansionofTransitServiceinVariousForms
Policy(i)Expandandextendthelevel,quality TheGlenriddingHeightsNSPhasbeen
designedtosupportpublictransportation
andrangeofpublictransportationoptions
ridership.
availabletoservetheRegion.
Policy(iv)Supportmultimodal
transportationoptionsbyprovidingmultiuse
streetssufficienttoaccommodatebicyclists,
motoristsandpedestrians.
Anetworkofroadways,alongwithsidewalks,
walkwaysandmultiusetrailswillprovide
residentswiththeabilitytodrive,walk,or
cycle,throughtheneighbourhoodorintothe
surroundingregion.
MUNICIPALDEVELOPMENTPLAN,THEWAYWEGROW
TheMunicipalDevelopmentPlan(MDP),TheWayWeGrow,approvedbyCityCouncilinMay
2010,istheCitysstrategicgrowthanddevelopmentplan.ThroughitsMDP,theCityof
Edmontonwillshapethecitysurbanformanddirectthedevelopmentandimplementationof
moredetailedplans.
TheplaniscloselyintegratedwiththeTransportationMasterPlan(TMP)toachievemore
coordinateddecisionmaking.Theplanalsoincludesaregionalcomponentwhichaddressesthe
coordinationoffuturelanduse,growthpatternsandtransportationsystemswithEdmontons
neighbouringmunicipalities.
TheGlenriddingHeightsNSPcomplieswiththefollowingpolicies:
MDPPolicy
3.2.1.1Ensureacombinationofsinglefamily
andmultifamilyhousingdevelopment
potentialisavailableforthenext30years.
TheNSPwillprovidesinglefamilyand
multifamilyhousingforapproximately10
yearsatcurrentabsorptionand
developmentratesinsouthwest
Edmonton.
58
MDPPolicy
3.2.1.3Achieveabalancebetweenresidential,
industrial,commercial,institutional,natural
andrecreationallandusesinthecitythrough
landdevelopmentpoliciesanddecisions.
TheNSPestablishesavarietyof
developmentopportunitiesthroughthe
provisionofvariouslandusecomponents
residential,neighbourhoodcommercial,
andparks.
3.6.1.6Supportcontiguousdevelopmentand
infrastructureinordertoaccommodategrowth
inanorderlyandeconomicalfashion.
TheNSPrepresentscontiguous
developmentinsouthEdmonton,and
extendsinfrastructureinanorderlyand
economicalfashion.
Municipalreserveshallbeprovidedasa
4.3.1.1TheCityofEdmontonwilltake
combinationoflandandcashinlieuof
municipalreserve,schoolreserveormunicipal
andschoolreserve,orcashinlieuin
land.
accordancewiththeMunicipalGovernmentAct
andwillusethelandormoneyforpurposesas
definedbytheMunicipalGovernmentAct.
4.4.1.1Provideabroadandvariedhousing
choice,incorporatinghousingforvarious
demographicandincomegroupsinall
neighbourhoods.
TheGlenriddingHeightsNSPallowsforthe
developmentofarangeofresidential
housingtypesbasedonSingle/Semi
Detached,RowHousing,andLow
Rise/MediumDensityHousing.
4.6.1.1SupportCorporateinitiativesto
improvewalkabilityandotheractive
transportationmodes.
TheNSPhasawellconnectedand
integratedroadwaynetworkandopen
spacesystemwhichallowsresidentsthe
opportunitytochoosemodesof
transportationotherthantheprivate
vehicle.
4.6.1.3Supportthedesignofaccessibleand
safeactivetransportationnetworksin
accordancewithbestpracticesinuniversal
design.
Thenetworkofroadways,sidewalks,
walkwaysandmultiusetrailswillbe
designedaccordingtobestpracticesin
universaldesignandwillprovideresidents
withtheabilitytowalk,cycle,inlineskate,
etc.withintheneighbourhood.
5.6.1.4Designdensity,landusesand
buildingstobenefitfromlocaltransitserviceby
minimizingwalkingdistancestotransitservice
andbyprovidingsafeandcomfortable
pedestrianstreetscapesandhighqualitytransit
amenities.
Higherdensityresidentialareashavebeen
locatedneararterialand/orcollector
roadwaystopromotewalkabilityand
transituse.Allotheruseshaveahigh
degreeofaccesstoarterialandcollector
roadwayswithtransitservice.
59
MDPPolicy
5.7.1.1Designstreets,sidewalksand
boulevardstoprovidesafe,accessible,
attractive,interestingandcomfortablespaces
forpedestrians,cyclists,automobilesand
transitandtoaccommodateutilities,
landscapingandaccessrequirementsfor
emergencyresponseservices.
TheNSPsupportstheuseofenhanced
pedestriancrossingsandtrafficcalming
measuresasameansofproviding
pedestriansafetyandattractivestreet
designs.Boulevardsandmediansmaybe
usedtoimprovetheappearanceand
functionofthestreetscape.
7.4.1.1Linkparksandopenspaceswith
naturalsystemsthroughdevelopmentand
designtostrengthentheconnectivityof
Edmontonsecologicalnetwork,where
feasible.
Parks,stormwatermanagementfacilities
andotheropenspacesareinterconnected
inordertoserveasneighbourhood
destinationsforpedestriansandcyclists
andtoprovidepassiverecreation
opportunities.Thesesametrailsand
connectionswillalsocontributeto
enhancingecologicalconnectivity.
TheGlenriddingHeightsneighbourhoodis
locatedintheCapitalRegionGrowthPlans
PriorityGrowthAreaCWwhichsetsa
minimumdensitytargetof30unitspernet
8.1.7.3UponprovincialapprovaloftheCapital
residentialhectare.TheNSPexceedsthis
RegionPlanAddendum,EdmontonsnewArea
target.
StructureandNeighbourhoodStructurePlans
intheCapitalRegionPlansprioritygrowtharea
B,F,CworCewillberequiredtomeetor
exceedtheCapitalRegionsminimumdensity
targets.
8.1.3.1Planforresidentialandeconomic
developmentwithintheCitywhichsupports
theCapitalRegionGrowthPlan.
9.3.1.4InconsultationwiththeEnergyand
ResourcesConservationBoard(ERCB),ensure
developmentsetbacksfromoilandgas
pipelinesareachievedthroughthesubdivision
approvalprocess.
Urbandevelopmentinthevicinityofall
resourcewellsiteswillbeplannedin
accordancewiththeCitypolicyand
procedures.
Developmentoflandsinvolvingabandoned
wellswillcomplywithERCBguidelinesfor
developmentaroundabandonedwells.An
assessmentofriskandnuisancewillbe
conductedonoperatingorsuspendingoil
andgaswellsorwhenthestatusofexisting
facilitieschangeasdirectedbyexistingor
futureCitypolicyfortheintegrationofoil
priortoanyrezoningoftheparcelwhere
thefacilityislocated.
60
TRANSPORTATIONMASTERPLAN,THEWAYWEMOVE
TheTransportationMasterPlan(TMP)TheWayWeMove,istheframeworkthatrespondsto
theCityofEdmontonsfuturetransportationneeds.Itanticipates,describesandplanstheway
wemove.TheTMPdirectspoliciesandgivesguidanceforfundingprojectsandprogramsthat
worktowardanintegratedtransportationnetwork.TheTMPstrivesto:ensuretransit
sustainabilityandincreasetransitridership;improvetraveloptionstoreducebarriersbetween
differentmodesoftransportation;increasetrafficsafety;andmanagetrafficcongestionto
facilitatetravelthroughandaroundthecity.
TheGlenriddingHeightsNSPcomplieswiththefollowingTMPstrategicgoals:
TMPStrategicGoal
NSPCompliancewithStrategicGoal
TransportationandLandUseIntegration
Thetransportationsystemandland
use/urbandesigncomplementandsupport
eachothersothattheuseoftransitand
transportationinfrastructureisoptimized
andsupportsbestpracticesforlanduse.
TheNSPprovidesanetworkofroadways
whicharecompatibleandcomplementaryto
theprimarilyresidentialdevelopmentwithin
theneighbourhood,withaccesstotransit
whichmeetstheCityswalkability
requirement.Higherdensityresidentialareas
arelocatedclosetohighcapacityroadways
andpublictransitservice.
AccessandMobility
Thetransportationsystemisinterconnected
andintegratedtoallowpeopleandgoodsto
moveefficientlythroughoutthecityandto
providereasonableaccesswithavarietyof
modesforpeopleacrossdemographic,
geographic,socioeconomicandmobility
spectrums.
TheNSPhasbeendesignedtoprovidetransit
accesstothegreatestnumberofresidents
throughaninterconnectedsystemof
roadways,sidewalks,walkwaysandmultiuse
trails.
TransportationModeShift
Publictransportationandactive
transportationarethepreferredchoicefor
morepeoplemakingitpossibleforthe
transportationsystemtomovemorepeople
moreefficientlyinfewervehicles.
GlenriddingHeightshasbeendesignedto
supportdirect,safe,convenientandaccessible
routesforallresidentsandprovidesawell
integratednetworkbetweensidewalks,
walkwaysandmultiusecorridorsconnecting
peopletotransit,schools/parks,andshopping
areas.
Sustainability
Areasofhigherdensityresidentialuseshave
beenlocatedadjacenttotransitroutesto
promoteshorterwalkingdistancesand
increaseduseoftransitservice.
61
TMPStrategicGoal
NSPCompliancewithStrategicGoal
Transportationdecisionsreflectan
integratedapproachtoenvironmental,
financialandsocialimpactstherebycreating
sustainable,liveablecommunitiesthat
minimizetheneedfornewinfrastructureand
increaseresidentsqualityoflife.
TheNSPsupportssustainabledevelopment
byprovidingincreasedresidentialdensities,
publictransitandactivetransportation
opportunities.Servicesarelocatednearby
andarereadilyaccessible.
HealthandSafety
Thetransportationsystemsupportshealthy,
activelifestyles,andaddressesusersafety
andsecurityincludingaccessforemergency
responseservices,contributingto
Edmontonsliveability.
Thenetworkofsidewalks,walkwaysand
multiusetrailsprovideresidentswiththe
abilitytowalk,orcyclethroughthe
neighbourhood,improvinghealthand
wellness.
WindermereAreaStructurePlan
TheWindermereASPestablishesageneralframeworkforlanduseplanning,andinfrastructure
andserviceprovisionwithintheWindermerearea.Itprovidespolicyanddesigndirectionsfor
urbandevelopmentwithanemphasisonservicing.WindermereASPisastatutoryplan;
adoptedbyCityCounciltomakeitanactiveplanninginstrument.ThishasenabledtheASPto
serveasapolicycontextforsubsequentNSPsintheWindermerearea.Therelevant
CommunityDesignPrinciplesapplicabletotheGlenriddingHeightsNSParelistedbelow:
WindermereASPPrinciple
GlenriddingHeightsNSPCompliance
4.2.1CommunityDesignandEnhancement
Theseelements,patternsandconnectionswill
continuetoevolveovertimeasthecommunity
createsitsownauthenticimage,character
andsenseofplace.TheDistrictActivityParkis
auniquearea.
Establishauniquecharacterandsenseof
placeforeachneighbourhood.Provide
uniqueentrancesorgateways,
landscapedtransportationcorridors,
identifiablestreetscapes,distinctive
neighbourhoodboundariesanddistricts,
innovativenaturalandopenspaces,
landmarksand/orfocalpointswithina
community.
Ensureeachneighbourhoodisdesigned
withafocalpoint.Aneighbourhood
centre,parkorschoolwhichoffersa
rangeofconveniencecommercialuses,
servicesand/oramenitiescanfunctionas
agatheringplaceforneighbourhood
residents.Thefocalpointshouldbe
TheGlenriddingHeightsNSPencourageshigh
qualityurbandesigninconcertwithhigher
densities,pedestrianenvironmentsand
commercialnodeswhichsupportattractive,
innovativebuildingdesignandstreet
amenities.
ThemainfocalpointsfortheNSParethe
DistrictActivityParksite,UrbanVillagePark,
SWMFsandopenspacesystem.
TheGlenriddingHeightsNSPwillincorporate
62
activityorientedandcombineusesand
serviceswhichdrawpeopletothearea.
Designforanattractiveenvironment.
Highqualitybuildingdesignand
streetscapingenhancelocalurbandesign.
Avarietyofurbanspaces,landscaped
areasandarchitecturallydesigned
featurescontributestoarichhumanscale
livingenvironment.
Urbandesign/CrimePreventionThrough
EnvironmentalDesign(CPTED)features
(e.g.considerationofenhancedshelters,
strategiclighting,wayfindingfeatures,
viewpoints,anduniversaldesigndevices).
4.2.2SustainableLocalEmployment
Area(s)
Designatebusinessareasinlocationwith
welllinkedtransportationconnections
andgoodvisibilitytostrengthentheir
viability
Placeemploymentcentresalongmajor
transportationcorridors,andintegrate
complementaryusesinthevicinitysuch
ashousingoptions,entertainmentand
transitfacilitieswhichhelplinkthe
communitytogether.
Locateatransitcentreintheprincipal
commercialarea(s)toprovidelinkages
whichhelplinkthecommunitytogether.
Developcommercialandmixeduseareas
whicharesafe,comfortableand
attractivetopedestrians.
theCPTEDprinciplesandguidelines.
TheGlenriddingHeightsNSPsupportsfuture
adjacenttransitfacilitiesandinternaltransit
routesbyclusteringhigherdensitiesaround
amenities,nearcommercialsites,along
arterialroadways,andontheperipheryofthe
neighbourhood.
Commercialdevelopmentisstrategically
locatedathighvisibilityandaccessible
intersections.
4.2.4BalancedTransportationNetwork
TheNSPdesignreflectsanIntegrated
CommunityCirculationSystemcomposedof
Parks,Greenways,andMUTswhichsupport
pedestrianconnectivity,options,and
Provideatransportationnetworkthat
reflectsthecharacterofintended
developmentsandmeetstheunique
demandsofeachneighbourhood,aswell
astheCityswidertransportation
63
objectives.
movementthroughoutthecommunity.
Providealogical,safeandefficient
transportationsystemwithintheplan
areatoaddressthepedestrian,bicycle
andvehiculartransportationneedsof
residentsmovingto,fromandwithinthe
Windermerearea.
170StreetSWisdesignatedasahighwayand
transitcorridorfortheCityofEdmonton.
Provideopportunitytoinitiatetransit
serviceearlyindevelopment.
Exploreopportunitiestopartnerwiththe
CityofEdmontononthedevelopmentof
transitfacilities(e.g.TransitCentre/
Station;attractivestopsandcomfortable
waitingareas).
Planfortheprovisionoftransitservice
within400mofresidentialareasthat
includearangeofhousingdensities,
typesandchoices.
Provideanattractivepedestrian
environmentconnectedbystreetswitha
highdegreeofconnectivity.
EstablishanIntegratedCommunity
CirculationSystemofparks,MultiUse
CorridorTrailsandorconnectionsthat
encouragespedestrianconnectivity,
activityandsocialcontact.
Integrateexistingtransportation,utility
andpipelinecorridorsintotheASP
makinguseofpotentialgreenwaysand
pedestrianlinkageswhilehavingregard
forthesafe,ongoingoperationofthese
transmissionfacilities.
ProvideMultiUseTrailCorridorsand
connectionsthatincludetheNorth
SaskatchewanRiverValleyand
WhitemudCreekRavinesystems,
Transportation/UtilityCorridor,major
pipelineutilityrightsofway.
Proximitytotransitservicewillbeprovidedfor
allresidentialareas.
Transitwillbeprovidedbythedevelopersfor
thefirsttwoyearsofservice.Followingthis
twoyearperiod,EdmontonTransitshall
undertakethefullresponsibilityofproviding
transitservice.
Transitservicewillbeprovidedinaccordance
withCitystandards.
64
4.2.5LifeLongLearningandEducation
Allowforearlyservicinginthe
developmentofneighbourhoodsand
maximalcoveragewithinthebroader
communitycatchmentarea.
Provideflexiblesiteandfacilitydesignto
accommodateafullrangeoflifelong
learningandrecreationalneedswithin
thecommunity.
TheDistrictActivityParksitereflectstheASP
andcurrentinputfromtheEdmontonPublic
SchoolBoardandEdmontonCatholicSchool
Board.Itissizedtoaccommodatesportsfields,
seniorhighschool(s)andrecreationfacilities.
Encouragesharingofcommon
infrastructure.Opportunitiestoenhance
theplacemakingroleoffreestanding
school/parksitesandfacilitiesas
communityfocalpointswithintheASP
willbeadditionallyexplored.
Allowforlocalised/disbursedparksites
atthesubneighbourhoodlevel(e.g.tot
lot,parkette,commongreen/garden,
viewpoint)thataddtoavailable
recreationandopenspaceopportunities.
Provideopportunityforpublicservicesvia
PublicPrivatePartnerships(P3s)or
municipalleaseoption(e.g.Emergency
MedicalServices;FireandorPolice
Station,PublicLibrary).
Residentialusesarelocatedincloseproximity,
allowingresidentsexcellentaccesstotheopen
spaceopportunities.
Transitaccessisoptimizedastheschoolsiteis
adjacenttotwoarterialroadwaysandatransit
facility.
4.2.6SustainableInfrastructure
Encourageextensionofservicesintothe
Windermereareainacoordinated,
efficientandcosteffectivemanner.
Encouragecompactlandusepatterns
andsharedinfrastructurethatoptimise
landuseandbuildingefficiency.
TheRowHousingandLowRise/Medium
DensityHousingisdesignedtocomplement
eachotherandtheNSPthroughservicing,land
usetransitioning,transportationandproximity
toparkland.
TheSWMFsareincorporatedintotheexisting
contoursofthelandtomaximizetheir
respectiveefficiency.
Incorporatenecessarystormwater
managementfacilitydesignelementsto
ThelocationanddesignoftheSWMFs
enhancestormwaterrunoffquality,
mitigatepotentialenvironmentalimpacts providesvistasintothesitefromtheabutting
andreducewatertreatmentcosts.
roadways,andtherebyheightensresident
awarenessofthesefacilities.Thiswillpromote
Integratepipelineandutilitycorridors
65
withintheplanand,whereappropriate,
integratecorridorswithpedestrian
linkages,Greenways,multiusetrails/
corridors,andopenspaceareas.
themaswalkingdestinations,andenhance
theirsurveillancetopreventcrime.SWMFswill
bedesignedtoserveasadestinationfor
pedestriansandcyclistsandtoprovidepassive
recreationopportunities.Thesefacilitieswill
beconstructedasnaturalizedpondstoprovide
possiblewildlifehabitatandimprovewater
qualityviatheirnaturalfiltrationsystems.
EDMONTONSUBURBANNEIGHBOURHOODDESIGNPRINCIPLES
ThepurposeoftheSuburbanNeighbourhoodDesignPrinciplesistoencourageflexibilityand
innovationinthedesignandservicingofnewneighbourhoods.Theapplicableprinciplesare
listedbelow:
SNDPrinciple
CompliancewithSNDPrinciple
Principle1:Designneighbourhoodswiththe
intentofsharingcommoninfrastructure
facilitiesamongneighbourhoods
TheDistrictActivityParksite,UrbanVillage
ParkandtheNeighbourhoodCommercialsite
actascommoninfrastructureforadjacent
neighbourhoods.Throughsiteorientationand
location,proximitytofuturetransitsystem
andconnectivitythesedevelopmentwill
provideoptionsforservicedeliveryfor
adjacentneighbourhoods.
Principle2:Designandlocateschooland
communityfacilitiestoprovideinter
neighbourhoodfocalpoints
TheDistrictActivityParksitewithinthe
GlenriddingHeightsNSPiscentraltothe
perceivedschoolcatchmentareaandwillbe
usedbyresidentswithintheWindermereASP
area.
Principle3:Designthearterialandcollector
roadsalongagridpattern,peripheraltothe
neighbourhoods
Thearterialroadsalongtheperipheryofthe
GlenriddingHeightsNSParedesignedina
gridpattern.
Principle4:Designneighbourhoodstreets
(bothneighbourhooddesignandcrosssection
ofroadway)withstandardsthatcatertothe
mainintendeduseoftheroad
Citystandardsandregulationsensurethat
streetsaredesignedtoaccommodate
pedestrians,cyclistsandvehicles.Streets,
sidewalksandpathywayshavestandardized
widthsandmaterialsdependingontheir
function.Streettypesareorganizedina
hierarchicalfashion,dependingontheiruse.
Principle5:Provideconvenientpedestrian
Pathways,walkways,sidewalksandMUT
66
SNDPrinciple
andbicycleaccessthroughoutthe
neighbourhoodandespeciallybetween
destinationpointswithinandoutsidethe
neighbourhood
corridorsconnectpedestriansandcycliststo
communityfocalpointsanddestinationssuch
asthedistrictparksite,SWMFs,thenearby
WhitemudCreekRavine,Windermere
Neighbourhoods(AmblesideandGlenridding
Ravine)andthefuturetransitsystem.
Principle6:ProvideTransitServicestothe
edgesofnewneighbourhoodsusingthe
arterialandcollectorroadwaysinconjunction
withappropriatelydesigned,strategically
locatedandconvenientlyaccessedtransit
waitingzones
Futuretransitserviceisappropriatealongthe
arterialandcollectorroadwaynetwork.
Alignmentofcollectorroadwaysandthe
strategiclocationofwalkwaysaredesignedso
thatallareasoftheneighbourhoodare
accessibletotransitstopswithina400m
walkingdistance.
Principle7:Attheareaandneighbourhood
planningstage,planthelocationoftheschool
/parkfacilitiesrelativetoneighbourhood
stagingsuchthattheycanbeconsolidated,
serviced,andavailableearlyinthe
developmentofaneighbourhoodor
catchmentarea
Distributionofparksitesthroughoutthe
neighbourhoodensuresthatparklandwillbe
developedonatimelybasis.
Principle8:Designparkandinstitutionalsites
andbuildingswithintheneighbourhoodand
communityfocalpointstobeadaptableto
otherusesorlevelsofeducationovertime
Thedistrictparksiteisdesignedto
accommodateavarietyofusesincluding
school(s),sportsfieldsandarecreationcentre
allowingthesitetobeadaptabletotheneeds
ofarearesidents.
Principle9:Exploreopportunitiestoprovide
smaller,dispersedopenspaceandparksina
neighbourhoodtoprovideforlocalizedneeds
whilemeetingtherecreationalneedsof
residentsofthecatchmentarea
Therearesmaller,dispersedopenspaceand
parkslocatedthroughouttheGlenridding
HeightsNSP.
Principle10:Optimizetheuseoflandand
capitalrequirementsforfacilitiessuchas
churches,schools,communityleaguesand
Opportunitiesexisttoshareparkingbetween
thedifferentusesproposedinthedistrictpark
site.Thisreducescapitaldevelopmentcosts
fortheseuses.
Principle11:Createalinkedopenspace
systemthroughopenspacescreatedby
stormwatermanagementfacilities,some
utilityrightsofway,preservationof
appropriatenaturalareasanddrainage
TheGlenriddingHeightsNSPprovides
excellentopportunitiesforlinkages
throughoutandbeyondtheplanareato
connectresidentswithamenitiesand
potentialcommercialserviceareas.An
67
SNDPrinciple
courses,andschoolandparkopenspaces
integratedopenspacesystemand
greenway/multiusetrailcorridornetwork
providelinkagesbetweenstormwater
managementfacilities,DistrictActivityPark,
UrbanVillageParkandadditionalparksites,
aswellasaccesstovisualamenities,and
passiveandactiverecreationopportunities.
Principle12:Locatemultifamilyusestoward
theedgeofnewneighbourhoodsandcloseto
thecommunityandneighbourhoodfocal
points
Higherdensityresidentialuseshavebeen
strategicallylocatedincloseproximityto
collector/arterialroadways,neighbourhood
entrances,openspacesandpedestrian
corridors.
Principle13:Usestormwatermanagement
techniqueswhichpromotealternate(s)tothe
manmadelakesanddrypondstypicalto
Edmonton
Alternativestormwatermanagement
techniquesshouldbeconsidered,suchas
constructedwetlands,whereappropriate,and
willbepursuedatthesubdivisionstagetothe
satisfactionoftheCityofEdmonton.
URBANPARKSMANAGEMENTPLAN
TheUrbanParksManagementPlan(UPMP)providesstrategicdirectionfortheacquisition,
design,development,andmanagementofEdmontonsparklanduntiltheyear2016.Thisplan
wasadoptedbyCityCouncilinAugust2006.
UPMPPrinciple
CompliancewithUPMPPrinciple
Principle1ActiveLiving:Cityandpartner
actionsdemonstrateastrongcommitmentto
activelivingthroughtheacquisitionofa
networkofconnectedparksandopenspaces.
TheNSPidentifiesanetworkofparks,open
spaces,stormwatermanagementfacilities
andgreenwayswhichtogethercreatea
connectedandpublicopenspacesystem.
Principle2UrbanWellness:Cityand
partneractionsdemonstrateastrong
commitmenttobuildingsocialcapitaland
urbanwellnessinthecommunitythroughthe
developmentofurbanparks.
TheGlenriddingHeightsNSPensuresvisual
andphysicalaccesstoparks,andpublicsafety
throughapplicationsofCPTEDprinciples
Principle4CreativeUrbanDesign:Cityand
commitmenttoahigherqualityoflifeand
urbansustainabilitythroughplacemaking,
creativeurbandesignandtheprovisionof
diverselandscapeopportunitiesand
experiences.
ThedesignofGlenriddingHeightsNSP
promotesopportunitiestoenhancethe
communitysqualityoflifethrough
placemaking,creativeurbandesign,and
provisionofdiverselandscapeopportunities.
TheNSPensureslandusesadjacenttopublic
68
UPMPPrinciple
CompliancewithUPMPPrinciple
parksarecomplementary.Examplesof
desirableadjacentlanduseincludeRow
Housing,LowRise/MediumDensity
ResidentialHousing,Stormwaterand
ManagementFacilities.
Principle5SafeParks:Cityandpartner
actionsdemonstrateastrongcommitmentto
usersafetythroughthecreationand
managementofsafeparksenvironments.
TheGlenriddingHeightsNSPensuresvisual
andphysicalaccesstoparks,andpublicsafety
throughapplicationofCPTEDprinciples.
Principle7IntegratedParks:Cityand
commitmenttotheintegrationoftheCity,
schoolandcommunityfacilitiesintothepark
systemtomeetcommunityneed.
TheGlenriddingHeightsNSPprovidesa
centralUrbanVillageParkandDistrictActivity
Parktofacilitateeducationalandcommunity
needs.
Frontdriveaccessdirectlyacrossfromschool
dropoffzoneswillnotbepermitted,to
increasesafetyandreduceoperational
problemsforschoolboardsandtheCity.
TheDistrictActivityParksiteisfullyaccessible
bypublictransit.
AsarequirementoftheUPMP,aParksImpactAssessment(PIA)fortheGlenriddingHeights
NSP(whichoutlinesvariousparklandparameters)hasbeensubmittedseparately.Themore
specificaspectsrelatedtoparklanddesignanddevelopmentwillbeaddressedduringthe
subdivisionandrezoningstages.
CITYOFEDMONTONHOUSINGMIXGUIDELINES
Councilapproved(1991)guidelinesrecommendtheratioofdwellingtypesinnewsuburban
neighbourhoodsbebasedonamixof65%to85%LowDensityResidential(Single/Semi
DetachedResidential)unitsand15%to35%MediumDensityResidential(RowHousingand
LowRise/MediumDensityHousing)units.Theseguidelinesencourageamixofhousingtypes,
arangeofchoiceinhousing,andameasureofintensification.Theresultinghousingmixratio
fortheGlenriddingHeightsNSPexceedsthisratio.ThehousingmixratiofortheNSPisin
compliancewithmorerecentCouncildirectiononurbansustainabilitytocreateamore
efficient,compact,andconnected(i.e.walkable)cityformwhichalsosupportsearlytransit
service.
69
RESOURCEWELLSITESANDPIPELINES
DevelopmentoflandswithinGlenriddingHeightswillbeinaccordancewithpoliciesfromthe
City:PolicyGuidelinesfortheIntegrationofResourceOperationsandUrbanDevelopments
andPolicyC515:OilandGasFacilities,andtheEnergyResourcesConservationBoard(ERCB).
DevelopmentwillcomplywithanyfutureupdatesorrevisionstoCitypolicyregarding
integrationofresourceoperation.Theseguidelinesfocuson:
Resourceconsolidationbytheoperators
Developmentsetbacks
Urbandesign
Surfaceimprovementsforresourceleasesandflowlinerightofway;and
Operationguidelines.
TheERCBistheagencywithjurisdictiononmattersrelatedtooilandgasresourceactivities.It
hasrules,regulationsandguidelinesfortheseactivitiesintheirpredevelopment,operatingand
postoperating(abandoned)stages.
TheNSPwillfollowtheERCBguidelinesgoverningdevelopmentaroundoperatingfaculties.
TheERCBhaswellestablishedproceduresforwellsiteabandonmentandguidelinesfor
developmentaroundabandonedfacilities.
70
Appendix2:TechnicalStudies
ThefollowingtechnicalstudieshavebeencompletedinsupportoftheGlenriddingHeights
NSP:
NeighbourhoodDesignsReport(NDR)
WaterNetworkAnalysis(WNA)
TransportationImpactAssessment(TIA)
EnvironmentalSiteAssessment(ESA)PhaseI
NaturalSiteAssessment(NSA)
WetlandImpactAssessment(WIA)
HistoricalResourcesOverview(HRO)
GeotechnicalReports
ParklandImpactAssessment(PIA)
CommunityKnowledgeCampusNeedsAssessment(CKCNA)
71

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Glenridding Heights NSP Office Consolidation

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

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Figure 3.0 Land Ownership

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Providesignagecomplementary a)Wayfindingsignageshallbe a)b)c)Detailsshallbe

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