AGENDA 1. CALL TO ORDER :00 P.M.

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1 MUNICIPAL PLANNING COMMISSION REGULAR MEETING CITY HALL COUNCIL CHAMBERS SEPTEMBER 24, 2015 AGENDA 1. CALL TO ORDER :00 P.M. 2. PUBLIC INPUT SESSION 3. NEW BUSINESS a) Bylaw No. B-25/2015: Lanark Stage 1 Neighbourhood Structure Plan Bylaw No. B : Lanark Stage 1 Land Use District Amendments Bylaw No. B-45/2105: Direct Control District 44 (DC-44) Bylaw No. B-46/2015: Direct Control District 45 (DC-45) Applicant: Brown and Associates Planning Group (BAPG) Owner: Highview Communities Incorporated Melcor Developments Limited Location: South of Ravenswood East of King s Heights Staff Contact: Stephen Utz 4. NEXT MEETING October 1, 2015 ADJOURNMENT

2 MUNICIPAL PLANNING COMMISSION AGENDA REPORT Meeting Date (M/D/Y): 09/24/2015 Subject: Bylaw No. B-25/2015: Lanark Stage 1 Neighbourhood Structure Plan Bylaw No. B-26/2015: Lanark Stage 1 Land Use District Amendments Bylaw No. B-45/2015: Direct Control District 44 (DC-44) Bylaw No. B-46/2015: Direct Control District 45 (DC-45) Executive Summary: Administration recommends that Municipal Planning Commission (MPC) move Alternative 1 and thereby provide a recommendation of support for Bylaws B-25/2015, B-26/2015, B- 45/2015 and B-46/2015 to Council. These bylaws represent the proposed Lanark Lake Stage 1 Neighbourhood Structure Plan (NSP), as well as the complementary amendments to the Land Use Bylaw (LUB) that would provide land use districts for the development of this quarter-section, including two Direct Control Districts. Administration recommends that MPC support these bylaws because the proposed design represents good planning and supports the AirdrieONE Sustainability Plan, the City Plan (MDP), and the South East Airdrie Community Area Structure Plan (SE-CASP). Development Overview: The Lanark Lake Stage 1 NSP encompasses hectares ( acres), comprising of SW W4M and a small portion of SE W4M. Both of these parcels are owned or managed by Melcor Communities Incorporated. Lanark Lake Stage 1 is designed primarily as a residential community, with a total of 1,218 residential units planned for within this NSP. An elementary school site has also been included in the community design. The development site is located east of the developing community of King s Heights and south of the developing community of Ravenswood (see context maps below).

3 Context Map: Planning Review: AirdrieONE Sustainability Plan Review: Figure 7 of the proposed Lanark Lake Stage 1 NSP lays out the series of design elements that have been incorporated into the NSP which help it to meet the vision, principles and objectives of the AirdrieONE Sustainability Plan. Key among the Design Elements presented in this NSP that achieve Airdrie s sustainability objectives are the variety and integrated mix of housing choices, as well as the modified grid that avoids the use of cul-de-sacs and provides excellent connectivity to adjacent communities. The Lanark Lake Stage 1 NSP also provides a triggering event for the development of 40 Avenue SE all the way to Range Road 292, and achieves the stormwater management targets of the Nose Creek Watershed Management Plan. The Lanark Lake Stage 1 NSP achieves a goal, objective or strategy for virtually every one of the principles of the AirdrieONE Sustainability Plan and complies fully with the requirements of this document.

4 Airdrie City Plan (MDP) Review: The Neighbourhood Structure Plan proposal conforms to the City Plan by providing residential land uses, in accordance with the land use concept found in Map #1 of the MDP. The design of this Neighbourhood Structure Plan complies with the Design Principles required under Section 6.2 of the MDP by providing an appropriate mix of housing types, by protecting and incorporating natural features, by providing adequate and diversified park spaces and by using a modified grid pattern to improve connectivity and linkages. Areas with increased residential density have been well-integrated and generally placed adjacent to park spaces and higher-order roads. This facilitates the opportunity for future transit routes to serve these developments appropriately, as shown in Figure 15 of the NSP. Section 6.15 of the MDP requires that a Neighbourhood Structure Plan not have more than 35% of its units provided as either small or narrow lot development. The Lanark Lake Stage 1 NSP meets this target by providing an integrated mix of single-detached houses that represent less than 33% of the total unit count. Similarly, this NSP application exceeds the minimum threshold of 30% for semi-detached, duplex, townhouse and multi-family units required under Section 6.14 of the MDP by providing approximately 46% of total units in one of these formats. This NSP application meets other aspects of the MDP by maintaining the health of Airdrie s ecological network (Section 8), providing excellent pathway connectivity between the recreational spaces within this neighbourhood, and to adjacent neighbourhoods (Section 8.19), and by providing a central location for a school site and associated playfields deemed to be of an adequate size by Administration and Rocky View Schools (Sections ). Overall, this NSP application conforms to the policies of the MDP to the satisfaction of Administration. Southeast Airdrie Community Area Structure Plan (CASP) Review: The subject parcel is designated as part of Development Phase 3A in Figure 9 of the Southeast Airdrie Community Area Structure Plan (CASP), making it the next area to be developed within the CASP, as progress is well underway in King s Heights and Ravenswood (Phases 2A and 2B respectively). Figure 5 of the CASP was recently amended under Bylaw B-13/2015 to provide the alignment for 40 Avenue SE to provide access to Lanark Lake and beyond out to Range Road 292. This amending bylaw also moved the proposed school location to the centre of the parcel that is subject to this NSP application and located the stormwater management pond to the southeast corner. The proposed land use plan, shown in Appendix A of the NSP, locates the stormwater management pond in accordance with the direction of the CASP. The proposed Lanark Stage 1 NSP achieves the applicable general objectives found in Section 2.2 of the CASP by providing a range of housing types and lot sizes that include single-detached, semi-detached, townhouse and cluster housing development forms. The development concept encourages walking and cycling by providing local and regional

5 pathways that connect to school, pond and playground sites within this community, as well as the adjacent communities. This proposed NSP provides a well-designed school site, with appropriate access, which is supported by Rocky View Schools. The NSP develops logical extensions of water, sanitary and storm water infrastructure for this community and provides appropriate looping opportunities for the future communities to the east. The proposed NSP conforms to the policies of the CASP by providing an approximate residential density of approximately 18.3 units per hectare (7.40 units per acre), meeting the requirements of Section Residential land uses adjacent to 40 Avenue and Rocky View County have been specifically developed to provide the correct balance of lower density housing forms. Rocky View County supports the development of Lanark Lake and the trigger point for the development of 40 Avenue SE that this proposed NSP incorporates. Overall, this NSP application conforms to the policies of the CASP to the satisfaction of Administration. Land Use Bylaw (LUB) Review: Presently, the subject quarter-sections have land use districts of Urban Holdings (UH) and Ranch and Farm (RF) respectively. The proposed amendments would repeal the current land use districts and replace them with the following land use districts in accordance with the table below: Land Use Re-Districting (Statistics) FROM TO AREA (ha) AREA (ac) UH R-1SL UH R UH DC UH DC UH UH R1-S RF TOTAL The proposed land use districts represent only a portion of the full Neighbourhood Strucutre Plan application land holdings, as shown in Figure C1 of the NSP application. This portion has been strategically chosen to provide enough land use districts for a variety of housing models in the first few development phases, as well as the school site since Rocky View Schools has indicated this to be a priority location. Land use districts for the remaining phases would be evaluated once the trigger for 40 Avenue SE has been met and are proposed to be in conformity with Figure C2 of the NSP application. This would require a subsequent Land Use Bylaw amendment. The proposed land use districts also include two Direct Control districts that would be numbered sequentially as DC-44 (Bylaw B-45/2015) and DC-45 (Bylaw B-46/2015). These districts are modelled from the proposed R-2 and R-2T districts of the new Land Use Bylaw and are supported by Administration as they provide an excellent mix of single-detached,

6 semi-detached and townhouse residential forms respectively. The specific regulations of the proposed districts limit the extent of narrow properties with two-car garages in DC-44 and prohibit the use of front-drive garages for townhouses in DC-45. This has the effect of reducing the number and width of driveways, which will serve to create a better streetscape. Administration supports the adoption of the proposed land use districts. Alternatives and Implications: The Municipal Planning Commission (MPC) has three alternatives for the proposed bylaws: Alternative One: To recommend that Council adopts Bylaw No. B-25/2015 (being the NSP amendment), Bylaw No. B-26/2015 (being the LUB mapping amendment), Bylaw No. B-45/2015 (being the proposed Direct Control District 44) and Bylaw No. B-46/2015 (being the proposed Direct Control District 45), if MPC agrees with the proposed bylaws. Approval of these bylaws by Council would adopt the Lanark Lake Stage 1 NSP and amend the LUB to include two new land use districts (DC-44 and DC-45) and provide land use district mapping amendments for approximately 80 acres within the NSP boundaries. Alternative Two: To recommend that Council tables Bylaw No. B-25/2015, Bylaw No. B- 26/2015, Bylaw No. B-45/2015 and Bylaw No. B-46/2015. if MPC feels that additional information is required for Council to make a decision. Tabling Bylaws B-25/2015, B-26/2015, B-45/2015 and B-46/2015 would allow MPC to request Administration to prepare further information necessary to make a recommendation to Council on these bylaws. Administration would return to MPC for a recommendation to Council once the additional information became available. Alternative Three: To recommend that Council defeats Bylaw No. B-25/2015, Bylaw No. B- 26/2015, Bylaw No. B-45/2015 and Bylaw No. B-46/2015 if MPC disagrees with the proposed bylaws. Recommending defeat of Bylaws B-25/2015, B-26/2015, B-45/2015 and B-46/2015 would mean that development on these parcels within the Southeast Airdrie Community Area Structure Plan could not proceed at this time if Council were to vote in accordance with this recommendation from MPC. Planning s Recommendation: That MPC recommends that Council adopt Bylaw No. B- 25/2015, B-26/2015, B-45/2015 and B-46/2015 as presented. Presenter: Stephen Utz, RPP, MCIP, Senior Planner Departmental Review: Wilf Richter, Team Leader Appendices: 1. Application Summary 2. Bylaw B-25/2015 (Lanark Stage 1 NSP) 3. Bylaw B-26/2015 (Land Use Bylaw District Map Amendments) 4. Bylaw B-45/2015 (Direct Control District 44) 5. Bylaw B-46/2015 (Direct Control District 45)

7 Appendix 1: Application Summary (Mattamy Hillcrest Multi-Family Parcel) Application Summary Applicant Owner Legal Description Location Brown and Associates Planning Group (BAPG) Highview Communities Incorporated Melcor Developments Limited SW W4M Portion of SE W4M South of Ravenswood East of King s Heights Planning Designation Summary Airdrie City Plan (Municipal Development Plan) Southeast Airdrie Community Area Structure Plan (CASP) Land Use Bylaw (LUB) The location of the subject area on the City Plan s Land Use Concept is identified as Established Urban Area, and is contemplated for future residential development. The access roads, school site and stormwater management pond proposed in the NSP application align with the Development Concept (Figure 5) of the CASP. The amendments would change 33.11ha (81.82 ac) of: Urban Holdings (UH) Ranch and Farm (RF) To: Existing Uses Residential Single Dwelling Small Lot District (R-1S) Residential Single Dwelling Small Lot Laned District (R-1SL) Residential Two Dwelling District (R-2) Direct Control District 44 (DC-44) Direct Control District 45 (DC-45) Public Service District (P-1) Vacant

8 Appendix 2: Bylaw 25/2015 (Lanark Stage 1 Neighbourhood Structure Plan) BYLAW NO. B-25/2015 OF THE CITY OF AIRDRIE IN THE PROVINCE OF ALBERTA BEING A BYLAW of the City of Airdrie, in the Province of Alberta, to adopt Bylaw No. B-25/2015, being the Lanark Lake Stage 1 Neighbourhood Structure Plan. WHEREAS under the authority and subject to the provisions of the Municipal Government Act, Revised Statutes of Alberta 2000, Chapter M-26, and amendments thereto, the Council of the City of Airdrie may adopt an Area Structure Plan; and NOW THEREFORE the Municipal Council of the City of Airdrie in Council duly assembled, enacts that Bylaw No. B-25/2015 Lanark Lake Stage 1 Neighbourhood Structure Plan, be adopted in the manner as written and illustrated in the attached Schedule A. READ a first time this day of, READ a second time this day of, READ a third time this day of, EXECUTED this day of, 2015 MAYOR CITY CLERK

9 Appendix 3: Bylaw 26/2015 (Land Use Bylaw Map Amendments) BYLAW NO. B-26/2015 OF THE CITY OF AIRDRIE IN THE PROVINCE OF ALBERTA BEING A BYLAW of the City of Airdrie, in the Province of Alberta, to amend Bylaw No. B- 09/2005, the City of Airdrie Land Use Bylaw. WHEREAS under the authority and subject to the provisions of the Municipal Government Act, Revised Statutes of Alberta 2000, Chapter M-26, and amendments thereto, the Council of the City of Airdrie has adopted Land Use Bylaw No. B-09/2005; and WHEREAS Council deems it desirable to enact that the said Land Use Bylaw be amended in the manner outlined below, and illustrated in the attached Schedule A ; NOW THEREFORE the Municipal Council of the City of Airdrie in Council duly assembled enacts that Bylaw No. B-26/2015 amend Section 2-8 (3) (b) (Land Use Map) of Land Use Bylaw No. B- 09/2005 by re-zoning a portion of SW W4M and a portion of SE W4M, in the manner listed below and as shown in the attached Schedule A : Land Use Re-Districting (Statistics) FROM TO AREA (ha) AREA (ac) UH R-1SL UH R UH DC UH DC UH UH R1-S RF TOTAL READ a first time this day of, READ a second time this day of, READ a third time this day of, EXECUTED this day of, 2015 MAYOR CITY CLERK

10 Schedule A KINGSBURY VIEW KING'S HEIGHTS ROAD 100 KINGSMERE COVE 200 KINGSMERE COVE KINGSMERE GATE KING'S HEIGHTS DRIVE KINGSBURY GATE KINGSBURY CLOSE DC-44 DC-45 DC-45 DC-45 NGSMERE WAY R-2 DC-44 KINGSMERE WAY Rocky View County Notes: All road residen (9m/15 otherwi Standa 8.0m

11 Appendix 4: Bylaw 45/2015 (Land Use Bylaw Amendment Direct Control District 44) BYLAW NO. B-45/2015 OF THE CITY OF AIRDRIE IN THE PROVINCE OF ALBERTA BEING A BYLAW of the City of Airdrie, in the Province of Alberta, to amend Bylaw No. B- 09/2005, the City of Airdrie Land Use Bylaw. WHEREAS under the authority and subject to the provisions of the Municipal Government Act, Revised Statutes of Alberta 2000, Chapter M-26, and amendments thereto, the Council of the City of Airdrie has adopted Land Use Bylaw No. B-09/2005; and NOW THEREFORE the Municipal Council of the City of Airdrie in Council duly assembled enacts that Bylaw No. B-45/2015 amends Bylaw B-09/2005 by adding Section 8-45 to Land Use Bylaw in the manner shown in the attached Schedule A : READ a first time this day of, READ a second time this day of, READ a third time this day of, EXECUTED this day of, 2015 MAYOR CITY CLERK

12 Bylaw B-45/2015 Schedule A Section 8-45 Direct Control Forty-Four (DC-44) Purpose and Intent The purpose of this district is to provide for residential development allowing up to two dwelling units per building, primarily accommodating Semi-Detached and Duplex Dwellings. This district also contemplates a mix of other low-density housing forms intended to have a prominent relationship with the adjacent public streets and designed to be consistent with the surrounding neighbourhood. Permitted Land Uses Discretionary Land Uses Dwelling, Duplex Accessory Suite Dwelling, Semi-Detached Accessory Dwelling, Garage Suite Dwelling, Single Detached Home Business, General Accessory Building Supportive Housing, Limited Home Business, Limited Child Care, Limited Unless otherwise stated in this Bylaw, all development in this Direct Control (DC) District shall comply with Parts 1 and 3, and Section 4-1 of the Land Use Bylaw. Development Dimensions Minimum Dimensions Lot/Unit Type Area Width. Single Detached, with Lane Access Single Detached SD with Accessory Suite OR Garage Suite 280m² 300m² 400m² Duplex, Lane Access 320m² Duplex, Front Access 400m² Semi-Detached 210m² Per Unit 9.1m 9.7m 13.0m 10.4m 13.0m 6.7m Per Unit Minimum Required Setbacks Front Yard Front Yard w/rear Lane Side Yard Side Yard, Corner Rear Yard Rear Yard for Garage 5.0m 3.5m 1.2m 3.0m 8.0m 1.0m Massing and Coverage Maximum Building Height 11.0m Maximum Site Coverage 60% of Site Area Minimum Landscaping 25% of Site Area Minimum Amenity Area 40m² per Unit. (1) Development Standards a. Notwithstanding the list of Permitted and Discretionary uses above, a maximum of 50% of the lots contained within a subdivision phase may be designed to accommodate Single Detached Dwellings. For any subdivision of less than 10 lots, the application of this standard shall be at the discretion of the Development Authority. b. Up to 50% of the lots designed for Semi-Detached Dwellings in this district within a Neighbourhood Structure Plan may be permitted to have one side of the adjoining units contain a garage capable of accommodating two side-byside parking stalls. For any subdivision of less than 10 lots, the application of this standard shall be at the discretion of the Development Authority. c. Overall, no more than 50% of the lots in this district within a Neighbourhood Structure Plan shall be permitted to meet all of the following criteria: i. The lot contains a garage capable of accommodating two side-by-side parking stalls; ii. iii. Access to the garage is not provided by a lane, and; The lot is less than 11.0 m wide (2) Parking, Access and Connectivity a. A dwelling unit within this Direct Control District may provide a maximum of one Tandem Parking Space, at the discretion of the Development Authority. b. Where a detached garage of sufficient width and depth has not been constructed on a property so as to meet the parking requirement of this bylaw for that property, then a parking pad of concrete or similar hard material must be provided so as to provide the required parking area for the approved use(s) on the property. (3) Definitions a. In this District: Tandem Parking Space means: A parking space located outdoors on the driveway of an attached garage that is considered to be a parking space for the purpose of calculating the parking space requirements for any dwelling unit.

13 Appendix 5: Bylaw 46/2015 (Land Use Bylaw Amendment Direct Control District 45) BYLAW NO. B-46/2015 OF THE CITY OF AIRDRIE IN THE PROVINCE OF ALBERTA BEING A BYLAW of the City of Airdrie, in the Province of Alberta, to amend Bylaw No. B- 09/2005, the City of Airdrie Land Use Bylaw. WHEREAS under the authority and subject to the provisions of the Municipal Government Act, Revised Statutes of Alberta 2000, Chapter M-26, and amendments thereto, the Council of the City of Airdrie has adopted Land Use Bylaw No. B-09/2005; and NOW THEREFORE the Municipal Council of the City of Airdrie in Council duly assembled enacts that Bylaw No. B-45/2015 amends Bylaw B-09/2005 by adding Section 8-46 to Land Use Bylaw in the manner shown in the attached Schedule A : READ a first time this day of, READ a second time this day of, READ a third time this day of, EXECUTED this day of, 2015 MAYOR CITY CLERK

14 Bylaw B-46/2015 Schedule A Section 8-46 Direct Control Forty-Five (DC-45) Purpose and Intent The purpose of this district is to provide for townhouse development and support other types of ground-oriented attached housing. The predominant form of development in this district is intended to be street-facing townhouses and urban brownstones, including both freehold and condominium units, and is intended to integrate with other housing forms within a neighbourhood Permitted Land Uses Discretionary Land Uses Dwelling, Townhouse Dwelling, Semi-Detached Accessory Building Dwelling, Live-Work Home Business, Limited Home Business, General Child Care, Limited Supportive Housing, Limited Unless otherwise stated in this Bylaw, all development in this Direct Control (DC) District shall comply with Parts 1 and 3, and Section 4-1 of the Land Use Bylaw. Development Dimensions Minimum Dimensions Lot/Unit Type Area Width Townhouses with 1-Car Garage Interior Lot/Unit End Lot/Unit Corner Lot/Unit Townhouses with 2-Car Garage Interior Lot/Unit End Lot/Unit Corner Lot/Unit 145m² 180m² 225m² 180m² 225m² 270m² 4.5m 6.0m 7.5m 6.0m 7.5m 9.0m Townhouses with 2-Car Parking Pad Interior Lot/Unit 165m² 5.5m Semi-Detached 210m² 6.7m Per Unit Per Unit Live-Work Dwellings 330m² 11.0m Development Density Standard Density Range Subject to Site Design Criteria Units/Ha Units/Acre Up to 62 Units/Ha Up to 25 Units/Acre Development Dimensions for Alternate Road Cross Section Where the 16.5m Standard Road Cross Section (City of Airdrie General Design Standards & Construction Specifications, Appendix A, Sheet 24, as amended) has been applied, and appropriate design requirements have been met, the Development Authority may apply the following Development Standards: Minimum Dimensions Lot/Unit Type Area Width Townhouses 2-Car Garage, Interior 2-Car Garage, End 2-Car Garage, Corner 110m² 145m² 180m² Semi-Detached 145m² Per Unit 6.0m 7.2m 9.0m 7.5m Per Unit Minimum Required Setbacks Front Yard 1.2m Side Yard, Interior Unit N/A Side Yard, End Unit 1.2m Side Yard, Corner Unit 3.0m Rear Yard for Garage 0.6m Minimum Required Setbacks Front Yard 3.0m Side Yard, Interior Unit N/A Side Yard, End Unit 1.5m Side Yard, Corner Unit 3.0m Rear Yard Rear Yard for Garage 8.0m 1.0m Massing and Coverage Maximum Site Coverage (Entire Townhouse Block) Minimum Landscaping 70% of Site Area 15% of Site Area. Massing and Coverage Maximum Building Height 13.0m 3 Storeys Maximum Site Coverage 65% of Site Area Minimum Landscaping 20% of Site Area Minimum Amenity Area Max Contiguous Frontage -District Standard -Subject to Design Criteria 25m² per Unit 6 Units 8 Units

15 (1) Parking, Access and Connectivity a. Access to garages and parking pads shall be provided only from lanes in this district. b. Where a detached garage of sufficient width and depth has not been constructed on a property so as to meet the parking requirement of this bylaw for that property, then a parking pad of concrete or similar hard material must be provided so as to provide the required parking area for the approved use(s) on the property. c. Notwithstanding the provision above, up to 40% of interior townhouse lots/units within a subdivision phase or Development Permit application, as determined to be applicable by the Development Authority, may be developed with a minimum width of 5.5m provided that the parking pad for such lots is at least 5.5m wide to accommodate two contiguous (side-by-side) parking stalls. This standard shall only be applied where all adjoining Corner and End townhouse lots/units are developed with garages. d. When considering the conversion of parking pads into detached garages for interior lots developed with a width of less than 6.0m, the Development Authority shall consider minimum parking stall dimension requirements, Accessory Building setback requirements, and/or Alberta Building Code Requirements, and may require tandem parking configuration accordingly. (2) Site Design Criteria for Additional Development Density The Development Authority may allow an increase in density above the standard range, shown above, subject to the merits of the application and the following considerations: a. The location of the development site along a transit corridor or adjacent to a community commercial centre. b. Incorporation of site design and site planning principles consistent with the standards outlined in the land use bylaw. c. The development s provision of additional amenities and features, above the minimum requirements of this Bylaw, that support broader policy goals and objectives outlined in the City Plan or CASP/NSP. d. The development s ability to support sustainability objectives of AirdrieONE, and the provision of additional amenities and features to support Sustainable Design, Low-Impact Development, or similar initiatives. e. Other innovative design and planning elements, which may be considered at the discretion of the Development Authority. (3) Design Requirements for Alternate Development Standards a. The elevation of the townhouse block shall be articulated in a manner that provides variation, and reinforces common characteristics that visually unites the block. b. Architectural styles of individual units and blocks should complement each other. c. A variety of architectural elements such as entry porch, dormers, material detailing should be employed to create a distinctive character for each unit and block. d. Façade treatments on corner lots shall wrap around the side of the building to provide a consistent profile along both facing streets. e. Where side and rear elevations of units are exposed and visible from a public space, including environmental reserve, school sites, arterial roads (etc.), façade treatments on all visible sides of the unit shall be consistent in design quality with the front elevation. A continuation of the same materials and detailing is required on all visible façades. In cases where the first floor elevations are not visible due to visual buffers architectural treatments shall be provided on the remaining visible elevations, including the second floor and roof. f. Buildings adjacent or opposite one another should be compatible in massing and height. Extreme variation in massing should be avoided.