Champagne District Area Structure Plan

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1 Champagne District Area Structure Plan Bylaw 9/2006

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104 TOWN OF MORINVILLE PROVINCE OF ALBERTA BYLAW 19/2012 A BYLAW OF THE TOWN OF MORINVILLE, IN THE PROVINCE OF ALBERTA, TO AMEND THE CHAMPAGNE DISTRICT AREA STRUCTURE PLAN. WHEREAS, Council at its meeting of March 28 th, 2006, gave third reading to the Champagne District Area Structure Plan Bylaw No. 9/2006; AND WHEREAS, Lot 83, Block 37, Plan , located in Morinville, Alberta is identified on the Champagne District Area Structure Plan Development Concept (Figure 6) as Medium Density Residential; AND WHEREAS, an application has been made to amend the Champagne District Area Structure Plan to re-designate the above-noted property for the purpose of low density residential development; AND WHEREAS, notice of a public hearing for this bylaw held on December 11 th, 2012 has been given in accordance with Section 692 of the Municipal Government Act, 2000 RSA, ch. M-26, as amended; NOW THEREFORE, the Municipal Council of the Town of Morinville, Alberta, duly assembled, hereby enacts as follows: 1.0 Champagne District Area Structure Plan Bylaw No. 9/2006 is hereby amended by: 1.1 amending Figure 6 Development Concept of the Champagne District Area Structure Plan, by re-designating Lot 83, Block 37, Plan from Medium Density Residential to Low Density Residential as shown on the sketch plan annexed hereto as Schedule A. 2.0 That this Bylaw shall come into full force and effect upon the final passing thereof. 3.0 SEVERABILITY 3.1 If any Section or parts of this bylaw are found in any court of law to be illegal or beyond the power of Council to enact, such Section or parts shall be deemed to be severable and all other Sections or parts of this bylaw shall be deemed to be separate and independent there from and to be enacted as such.

105 TOWN OF MORINVILLE PROVINCE OF ALBERTA Bylaw 19/2012 Page 2 READ a first time the 13 th day of November, 2012 READ a second time the 11 th day of December, 2012 READ a third time and finally passed the 11 th day of December, 2012 Paul Krauskopf Mayor Debbie Oyarzun Chief Administrative Officer

106 TOWN OF MORINVILLE PROVINCE OF ALBERTA Bylaw 19/2012 Page 3 SCHEDULE A (attached to and forming part of this Bylaw)

107 TOWN OF MORINVILLE PROVINCE OF ALBERTA CHAMPAGNE DISTRICT AREA STRUCTURE PLAN AMENDMENT BYLAW 3/2014 A BYLAW OF THE TOWN OF MORINVILLE, IN THE PROVINCE OF ALBERTA, TO AMEND THE CHAMPAGNE DISTRICT AREA STRUCTURE PLAN. WHEREAS, Council at its meeting of March 28 th, 2006, gave third reading to the Champagne District Area Structure Plan Bylaw No. 9/2006; AND WHEREAS, Parcel A, Plan , located in Morinville, Alberta is identified on the Champagne District Area Structure Plan Development Concept (Figure 6) as Low Density Residential and School/Park; AND WHEREAS, an application has been made to amend the Champagne District Area Structure Plan to re-designate the above-noted property to include Medium Density Residential and Duplex land uses; AND WHEREAS, Council considers it desirable to update the Champagne District Area Structure Plan Development Concept to be consistent with as-built development; AND WHEREAS, notice of a public hearing for this bylaw held on February 25 th, 2014 has been given in accordance with Section 692 of the Municipal Government Act, 2000 RSA, ch. M-26, as amended; NOW THEREFORE, the Municipal Council of the Town of Morinville, Alberta, duly assembled, hereby enacts as follows: 1.0 Champagne District Area Structure Plan Bylaw No. 9/2006, as amended, is hereby amended by the Champagne District Area Structure Plan Amendment attached hereto and forming part of this Bylaw by: 1.1 deleting Figure 6 Development Concept of the Champagne District Area Structure Plan and replacing it with Figure 2 Amended Development Concept of this Bylaw. Where there are inconsistencies between the Champagne District Area Structure Plan figures and this Bylaw, the layout of roads and lots depicted in Figure 2 Amended Development Concept of this Bylaw shall prevail and apply to Figures 7 through 11 of the Champagne District Area Structure Plan at the discretion of Council. 1.2 deleting Table 2 Area Breakdown and Table 4 Number of Units and Population of the Champagne District Area Structure Plan and replacing them with Table 2: Amended Area Breakdown and Table 4: Amended Number of Units and Population of this Bylaw. Where there are inconsistencies between the Champagne District Area Structure Plan text and this Bylaw, the amended table(s) described herein shall prevail and are intended to apply to the text of the Champagne District Area Structure Plan at the discretion of Council. 2.0 That this Bylaw shall come into full force and effect upon the final passing thereof. 3.0 SEVERABILITY 3.1 If any Section or parts of this bylaw are found in any court of law to be illegal or beyond the power of Council to enact, such Section or parts shall be deemed to be severable and all other Sections or parts of this bylaw shall be deemed to be separate and independent there from and to be enacted as such.

108 TOWN OF MORINVILLE PROVINCE OF ALBERTA CHAMPAGNE DISTRICT AREA STRUCTURE PLAN AMENDMENT Bylaw 3/2014 Page 2 READ a first time the 28 th day of January, 2014 READ a second time the 25 th day of February, 2014 READ a third time and finally passed the 25 th day of February, 2014 Lisa Holmes Mayor Debbie Oyarzun Chief Administrative Officer

109 CHAMPAGNE DISTRICT AREA STRUCTURE PLAN AMENDMENT Prepared for: Lamont Presented by: Select Engineering Consultants Ltd. Date: January 9, 2014 RPT VCASP docx

110 Area Structure Plan Disclaimer The attached Report has been prepared by Select Engineering Consultants Ltd. on behalf of the Client in accordance with the agreement between Select Engineering Consultants Ltd. and Client for the services described in the Report (the Agreement ), and is subject to the budgetary, time and other constraints and limitations set forth in the Agreement. The information and data contained in the Report, including without limitation the results of any inspections, sampling, testing and analyses and any conclusions or recommendations of Select Engineering Consultants Ltd. (the Information ), represent Select Engineering Consultants Ltd. s professional judgment in light of the knowledge and information available to it at the time of preparation of the Report. Select Engineering Consultants Ltd. has not updated the Report since the date that the Report was prepared. Further, Select Engineering Consultants Ltd. has relied upon the accuracy of the information provided to Select Engineering Consultants Ltd. by Client in order to prepare the Report and Select Engineering Consultants Ltd. has not independently verified the accuracy of such information, nor was it required to do so. Thus, Select Engineering Consultants Ltd. shall not be responsible for any events or circumstances that may have occurred since the date on which the Report was prepared which may affect the information contained therein, or for any inaccuracies contained in information that was provided to Select Engineering Consultants Ltd. by Client. Select Engineering Consultants Ltd. makes no guarantees or warranties whatsoever, whether express or implied, with respect to the Report, the Information or any part thereof and Select Engineering Consultants Ltd. shall not, by the act of preparing or issuing the Report and the Information, be deemed to have represented that the Report or the Information is accurate, exhaustive, complete or applicable to any specific use. Except as required by law, the Report and the Information are to be treated as confidential and, unless otherwise agreed to by Select Engineering Consultants Ltd. and Client, may be used and relied upon only by Client and its officers and employees, subject to the foregoing limitations. Select Engineering Consultants Ltd. accepts no responsibility, and denies any liability whatsoever, to parties other than Client who may obtain access to the Report or the Information for any injury, loss or damage suffered by such parties arising from their use of, reliance upon, or decisions or actions based on the Report or any of the Information unless those parties, prior to using or relying on the Report or the Information, have obtained the express written consent of Select Engineering Consultants Ltd. and Client to use and rely on the Report and the Information, and signed an Authorized User Agreement in a form provided or agreed to by Select Engineering Consultants Ltd. This Disclaimer is attached to and forms part of the Report SELECT ENGINEERING CONSULTANTS LIMITED. ALL RIGHTS RESERVED THIS DOCUMENT IS PROTECTED BY COPYRIGHT LAW AND MAY NOT BE REPRODUCED IN ANY MANNER, OR FOR ANY PURPOSE, EXCEPT BY WRITTEN PERMISSION OF SELECT ENGINEERING CONSULTANTS LIMITED. Champagne District Area Structure Plan January 9, 2014 RPT VCASP docx

111 Area Structure Plan Table of Contents 1.0 Introduction Purpose Proponent and Land Ownership Background Planning Context Existing Conditions The Amendment and Effects The Amendment Amendment Effects Land Use Units and Population Amendment Rationale Rationale... 9 List of Tables Table 1: Existing Area Breakdown... 7 Table 2: Amended Area Breakdown... 7 Table 3: Existing Number of Units and Population... 8 Table 4: Amended Number of Units and Population... 8 List of Figures Figure 1: Amendment Areas... 4 Figure 2: Amended Development Concept... 5 Champagne District Area Structure Plan January 9, 2014 Table of Contents RPT VCASP docx i

112 Area Structure Plan 1.0 Introduction 1.1 Purpose The purpose of this amendment to the Champagne District Area Structure Plan (ASP) is to: Update the Development Concept to be consistent with the built development; and, Adjust the Development Concept in the northwest corner to include Medium Density Residential and Duplex land uses. Changes to the Development Concept in terms of land use distribution, building units and area population are summarized in Section Proponent and Land Ownership The proponent of this amendment is Lamont Land Inc. who is also the registered landowner of Parcel A, Plan Champagne District Area Structure Plan January 9, Introduction RPT VCASP docx 1

113 Area Structure Plan 2.0 Background 2.1 Planning Context Champagne District ASP Bylaw 9/2006 was approved by Town Council on March 28, The ASP has been amended once by Bylaw19/2012 to reclassify an area of Medium Density Residential to Low Density Residential in 2012 (Lakes Stage 11B). Due to the advanced state of development in this neighbourhood, as part of this amendment, the Town requested that we generally update the ASP s Development Concept to reflect recent approvals and registrations in the Plan area and make some minor land use updates in the eastern plan area. In addition to these Town of Morinville housekeeping tasks the primary amendment put forward by the proponent modifies land use and statistics in the northwest Plan area. 2.2 Existing Conditions Champagne District ASP is predominately comprised of low density residential land uses; however, a large high school/park and a neighbourhood commercial site are located in its southeast corner. Staging has been generally progressing westward from the ASP s east boundary at Grandin Drive and development of the ASP area is nearing completion. Champagne District Area Structure Plan January 9, Background RPT VCASP docx 2

114 Area Structure Plan 3.0 The Amendment and Effects 3.1 The Amendment Figure 1 Amendment Areas shows the approved Development Concept for the Champagne District ASP with the amendment areas outlined. Figure 2 Amended Development Concept updates the Development Concept to reflect the proposed amendments. With the neighbourhood largely built out much of the Plan area is registered now so as a result the Town of Morinville, as part of this amendment, asked the proponent to update the Development Concept to reflect current legal status in the overall neighbourhood and incorporate minor land use changes in the east plan area. This update enables the Town to better assess the amendment using as-built development statistics. Updates to the Development Concept requested by the Town of Morinville include: Changing a Medium Density Residential land use to Low Density Residential to reflect ASP Amending Bylaw 19/2012 (Lakes Stage 11); Designating a new School/Park area in the northeast; From the southeast park making a minor text change removing JH School Site ; changing two School/Park areas to Low Density Residential, and adjusting 101 Avenue from School/Park to roadway; Adjusting Low Density Residential and Public Utility Lot to School/Park on the northeast portion of the stormwater management facility; and Adjusting road patterns and School/Park in the southwest/west Plan Area (Village Champlain Stage I & Lakes), and changing Low Density Residential to Medium Density Residential to reflect actual registered land uses. Amendments proposed by the proponent modify land use and road pattern in the northwest plan area and realigns school and park areas to connect and complement school and park registered to the south. This amendment increases Medium Density Residential in the northwest Plan area and introduces a new Duplex land use category in the neighbourhood. These more affordable types of housing products are currently in demand in the Town Of Morinville. Medium Density Residential in the amendment area will take the form of street oriented townhouse along the north access road to 100 Street. They will be serviced by a rear lane. Duplex lots are generally designated on the periphery of the amendment area and backing onto the extension of the eastside linear park established in Village Champlain Stage I. Champagne District Area Structure Plan January 9, The Amendment and Effects RPT VCASP docx 3

115 LEGEND Champagne District Area Structure Plan Figure 6 Development Concept LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL SCHOOL / PARK PUBLIC UTILITY LOT AMENDMENT AREA N.T.S. Figure 1 Amended Areas _03_PRF001.DWG

116 LEGEND Champagne District Area Structure Plan Figure 6 Development Concept LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL DUPLEX - SIDE BY SIDE SCHOOL / PARK PUBLIC UTILITY LOT ASP BOUNDARY N.T.S. Figure 2 Amended Development Concept _03_PRF002.DWG MR 0.15ha MR 0.05ha MR 0.33ha MR 0.06 ha SEMI 1.30 ha 0.15ha MR 0.56 ha MR PUL MDR 0.55 ha MDR 0.34 ha MR 0.86 ha MR 0.90 ha SEMI 0.71 ha 0.39 ha MR MR 0.58 ha SEMI 0.47 ha PUL 2.90 ha MDR 0.52 ha 0.02 ha MDR 0.53 ha MDR 0.36 ha 0.02 ha MR 0.52 ha 0.02ha MDR 1.68 ha MR 1.79 ha Closed road to be consolidated with adjacent sites ha HIGH SCHOOL 5.55 ha COMMERCIAL 0.41 ha

117 Area Structure Plan Amendments proposed by the proponent include: Adjusting Park/School (MR) to align with the eastside linear park registered in Village Champlain Stage I; Introducing a Duplex land use category and defining area for this development type; and Adding two Medium Density Residential areas suitable for street oriented townhouses. The new parts of the amendment area are located in lands currently zoned under the Village Champlain Stage II residential (R-VC2) district. This district defined an area of small-lot, single detached housing that was a northward extension of the similar Village Champlain Stage I. A concurrent Land Use Bylaw amendment for the R-VC2 District supporting the changes in land use defined in this ASP amendment has been submitted concurrently with this amendment. 3.2 Amendment Effects Land Use A summary of the Town of Morinville sponsored updates and the new amendment changes (i.e. village Champlain Stage II), are noted below: Municipal Reserves: A 0.02 hectare neighbourhood decrease, with a 0.24 hectare increase provided in the new amendment area; Medium Density Residential: A 1.56 hectare neighbourhood increase, of which 0.89 hectares (39%) is attributed to the new amendment; Duplex Residential: A 2.48 hectare neighbourhood increase, where 100% is attributed to the new amendment; and Low Density Residential: A 4.30 hectare neighbourhood reduction, with 3.61 hectares (84 %) is due to the new changes. The changes specifically due to the amendment s proponent would be a 0.89 hectare increase in Medium Density Residential, a 2.48 hectare increase in Duplex residential, a 0.24 hectare addition of School/Park (MR), and an offsetting 3.67 hectare decrease in Low Density Residential. The existing land use for the Champagne District ASP is outlined in Table 1: Existing Area Breakdown. The amended land use is for Champagne District ASP is outlined in Table 2: Amended Land Use Breakdown. Champagne District Area Structure Plan January 9, The Amendment and Effects RPT VCASP docx 6

118 Area Structure Plan Table 1: Existing Area Breakdown Land Use Hectares % of GDA Gross Area Public Utility Lots 3.82 Morinville High School 5.55 Commercial Site st Avenue Consolidated with adjacent sites 1.16 Gross Developable Area (GDA) % Roads Municipal Reserve 6.42 Non Residential Area Net Residential Area (NRA) % Medium Density Residential 2.44 Low Density Residential Table 2: Amended Area Breakdown Land Use Hectares % of GDA Gross Area Public Utility Lots 4.14 Morinville High School 5.55 Commercial Site st Avenue Consolidated with adjacent sites 0.92 Gross Developable Area (GDA) % Roads Municipal Reserve 6.40 Non Residential Area Net Residential Area (NRA) % Medium Density Residential 4.00 Duplex side-by-side 2.44 Low Density Residential Champagne District Area Structure Plan January 9, The Amendment and Effects RPT VCASP docx 7

119 Area Structure Plan Units and Population When the ASP s existing units and population statistics are updated and compared with the amendment changes, the following is evident: Units increase of 52 units from 944 to 996, or 5.5%; Population increases by 86 persons from 3,154 to 3,244, or 2.8%; and, School Generation increases by 68 students from 1,133 to 1,201, or 5.5%. Overall, this amendment that considers both the updates and new changes to the ASP Development Concept have minimal effects on units and population. Table 3: Existing Number of Units and Population Low Density Medium/High Density Total Area (hectares) Units/ha Units Population/Unit Population 2, ,154 School Generation (units x 1.2) ,133 Table 4: Amended Number of Units and Population Low Density Duplex Medium/High Density Total Area (hectares) Units/ha Units Population/Unit Population 2, ,240 School Generation (units x 1.2) ,194 Champagne District Area Structure Plan January 9, The Amendment and Effects RPT VCASP docx 8

120 Area Structure Plan 4.0 Amendment Rationale 4.1 Rationale This ASP amendment is in two parts. Firstly, the Town of Morinville saw an opportunity with this amendment to generally update the Development Concept and Area Breakdown statistics in the ASP to reflect approved land use changes and subdivisions not presently represented in the plan. The second part proposes changes in the road alignment and land uses in the northwest Plan area (i.e. Village Champlain Stage II) specific to the proponent. With the ASP updated to reflect as-built development, the Town is able to better assess this amendment. All of the proponent s changes are compliant with the Town of Morinville s Municipal Development Plan s Future Land Use Map which designates the lands for Residential land use. The amendment realigns internal local roads and extends the east side linear park designation north through the amendment area. This linear park creates a pedestrian link in the neighbourhood and provides an amenity for the whole community. The new amendment also increases Medium Density Residential land use in the neighbourhood and introduces a new Duplex land use option. The two Medium Density Residential housing modules in the amendment area will be developed with street oriented townhouse units accessed by a rear lane. This housing option was popular in the Village Champlain Phase I development. Similar to the existing Village Champlain Stage I the townhouses are also designated along a busier through-road that is appropriate for this housing type and also will afford some road separation for the Lower Density Residential uses. The new Duplex land use category offers another housing option that is compatible with both the area s small-lot single detached housing and townhousing. Overall, the mix of residential land uses proposed will extend housing options in the Town of Morinville by increasing the variety and affordability of available unit types. It also addresses current market demand for that type of product. The new Duplex land use category, intended for side-by-side units, also allows a small increase in density. This housing style is well suited for areas without lanes, and as such is located on the area s perimeter backing onto either the 100 Street arterial road or the community trails located within park spaces. In terms of land use composition, the changes to the Champagne District ASP show minor increase in the number of neighbourhood units and population. This minor addition of overall density is consistent with the Town s sustainability goals and the Capital Region Plan s overall goal of increased density within the region. Champagne District Area Structure Plan January 9, Amendment Rationale RPT VCASP docx 9

121 TOWN OF MORINVILLE PROVINCE OF ALBERTA CHAMPAGNE DISTRICT AREA STRUCTURE PLAN AMENDMENT BYLAW 1/2017 A BYLAW OF THE TOWN OF MORINVILLE, IN THE PROVINCE OF ALBERTA, TO AMEND THE CHAMPAGNE DISTRICT AREA STRUCTURE PLAN. WHEREAS, Council at its meeting of March 28 th, 2006, gave third reading to the Champagne District Area Structure Plan Bylaw No. 9/2006; AND WHEREAS, a portion of Parcel A, Plan , located in Morinville, Alberta is identified on the Champagne District Area Structure Plan Development Concept (Figure 6) as Medium Density Residential; AND WHEREAS, an application has been made to amend the Champagne District Area Structure Plan to re-designate that portion of the above-noted property from Medium Density Residential to Side-by-Side Duplex with rear detached garage land uses; AND WHEREAS, notice of a public hearing for this bylaw held on February 28 th, 2017 has been given in accordance with Section 692 of the Municipal Government Act, 2000 RSA, ch. M-26, as amended; NOW THEREFORE, the Municipal Council of the Town of Morinville, Alberta, duly assembled, hereby enacts as follows: 1.0 Champagne District Area Structure Plan Bylaw No. 9/2006, as amended, is hereby amended by the Champagne District Area Structure Plan Amendment attached hereto and forming part of this Bylaw by: 1.1 deleting Figure 6 Development Concept of the Champagne District Area Structure Plan, as amended, and replacing it with Figure 2 Amended Development Concept of this Bylaw. Where there are inconsistencies between the Champagne District Area Structure Plan figures and this Bylaw, the layout of roads and lots depicted in Figure 2 Amended Development Concept of this Bylaw shall prevail and apply to Figures 7 through 11 of the Champagne District Area Structure Plan at the discretion of Council. 1.2 deleting Table 2 Area Breakdown of the Champagne District Area Structure Plan, as amended, and replacing it with Table 2: Amended Area Breakdown of this Bylaw. Where there are inconsistencies between the Champagne District Area Structure Plan text and this Bylaw, the amended table(s) described herein shall prevail and are intended to apply to the text of the Champagne District Area Structure Plan at the discretion of Council. 2.0 That this Bylaw shall come into full force and effect upon the final passing thereof. 3.0 SEVERABILITY 3.1 If any Section or parts of this bylaw are found in any court of law to be illegal or beyond the power of Council to enact, such Section or parts shall be deemed to be severable and all other Sections or parts of this bylaw shall be deemed to be separate and independent there from and to be enacted as such.

122 TOWN OF MORINVILLE PROVINCE OF ALBERTA CHAMPAGNE DISTRICT AREA STRUCTURE PLAN AMENDMENT Bylaw 1/2017 Page 2 READ a first time the 24 th day of January, 2017 READ a second time the 28 th day of February, 2017 READ a third time and finally passed the 28 th day of February, 2017 Lisa Holmes Mayor Andrew Isbister Chief Administrative Officer

123 CHAMPAGNE DISTRICT AREA STRUCTURE PLAN AMENDMENT Prepared for: Morinville 2013 Ltd. Presented by: Select Engineering Consultants Ltd. Date: January 6, 2017 RPT VCASP docx

124 Area Structure Plan Disclaimer The attached Report has been prepared by Select Engineering Consultants Ltd. on behalf of the Client in accordance with the agreement between Select Engineering Consultants Ltd. and Client for the services described in the Report (the Agreement ), and is subject to the budgetary, time and other constraints and limitations set forth in the Agreement. The information and data contained in the Report, including without limitation the results of any inspections, sampling, testing and analyses and any conclusions or recommendations of Select Engineering Consultants Ltd. (the Information ), represent Select Engineering Consultants Ltd. s professional judgment in light of the knowledge and information available to it at the time of preparation of the Report. Select Engineering Consultants Ltd. has not updated the Report since the date that the Report was prepared. Further, Select Engineering Consultants Ltd. has relied upon the accuracy of the information provided to Select Engineering Consultants Ltd. by Client in order to prepare the Report and Select Engineering Consultants Ltd. has not independently verified the accuracy of such information, nor was it required to do so. Thus, Select Engineering Consultants Ltd. shall not be responsible for any events or circumstances that may have occurred since the date on which the Report was prepared which may affect the information contained therein, or for any inaccuracies contained in information that was provided to Select Engineering Consultants Ltd. by Client. Select Engineering Consultants Ltd. makes no guarantees or warranties whatsoever, whether express or implied, with respect to the Report, the Information or any part thereof and Select Engineering Consultants Ltd. shall not, by the act of preparing or issuing the Report and the Information, be deemed to have represented that the Report or the Information is accurate, exhaustive, complete or applicable to any specific use. Except as required by law, the Report and the Information are to be treated as confidential and, unless otherwise agreed to by Select Engineering Consultants Ltd. and Client, may be used and relied upon only by Client and its officers and employees, subject to the foregoing limitations. Select Engineering Consultants Ltd. accepts no responsibility, and denies any liability whatsoever, to parties other than Client who may obtain access to the Report or the Information for any injury, loss or damage suffered by such parties arising from their use of, reliance upon, or decisions or actions based on the Report or any of the Information unless those parties, prior to using or relying on the Report or the Information, have obtained the express written consent of Select Engineering Consultants Ltd. and Client to use and rely on the Report and the Information, and signed an Authorized User Agreement in a form provided or agreed to by Select Engineering Consultants Ltd. This Disclaimer is attached to and forms part of the Report SELECT ENGINEERING CONSULTANTS LIMITED. ALL RIGHTS RESERVED THIS DOCUMENT IS PROTECTED BY COPYRIGHT LAW AND MAY NOT BE REPRODUCED IN ANY MANNER, OR FOR ANY PURPOSE, EXCEPT BY WRITTEN PERMISSION OF SELECT ENGINEERING CONSULTANTS LIMITED. Champagne District Area Structure Plan January 6, 2017 RPT VCASP docx

125 Area Structure Plan Table of Contents 1.0 Introduction Purpose Proponent and Land Ownership Background Planning Context Existing Conditions The Amendment and Effects The Amendment Amendment Effects Land Use Units and Population Amendment Rationale Rationale... 8 List of Tables Table 1: Existing Area Breakdown... 7 Table 2: Amended Area Breakdown... 7 List of Figures Figure 1: Amendment Areas... 4 Figure 2: Amended Development Concept... 5 Champagne District Area Structure Plan January 6, 2017 Table of Contents RPT VCASP docx i

126 Area Structure Plan 1.0 Introduction 1.1 Purpose The purpose of this amendment to the Champagne District Area Structure Plan (ASP) is to: Adjust the Development Concept in the northwest corner to include Duplex-side-by-side rear detached garage land uses. Changes to the Development Concept in terms of land use distribution, building units and area population are summarized in Section Proponent and Land Ownership The proponent of this amendment is Morinville 2013 Ltd. who is also the registered landowner of Parcel A, Plan Champagne District Area Structure Plan January 6, Introduction RPT VCASP docx 1

127 Area Structure Plan 2.0 Background 2.1 Planning Context Champagne District ASP Bylaw 9/2006 was approved by Town Council on March 28, The ASP has been amended twice; once by Bylaw19/2012 to reclassify an area of Medium Density Residential to Low Density Residential in 2012 (Lakes Stage 11B). The second amendment by Bylaw 3/2014 was to update the development concept to be consistent with the built development and adjust the Development Concept in the northwest corner to include Medium Density Residential and Duplex land uses. 2.2 Existing Conditions Champagne District ASP is predominately comprised of low density residential land uses; however, a large high school/park and a neighbourhood commercial site are located in its southeast corner. Staging has been generally progressing westward from the ASP s east boundary at Grandin Drive and development of the ASP area is nearing completion. Champagne District Area Structure Plan January 6, Background RPT VCASP docx 2

128 Area Structure Plan 3.0 The Amendment and Effects 3.1 The Amendment Figure 1 Amendment Areas shows the approved Development Concept for the Champagne District ASP with the amendment areas outlined. Figure 2 Amended Development Concept updates the Development Concept to reflect the proposed amendments. Amendments proposed by the proponent modifying the land use in the northwest plan area to facilitate duplex-side-by-side rear detached garage as an alternative housing product while still keeping the same streetscape theming. This housing product provides another choice for home buyers so they can find a home to suit their lifestyle and budget. Duplex lots in the amendment area will take the form of side-by-side rear detached garage along 107 Avenue. They will be serviced by a rear lane. The duplex lots with front attached garages are generally designated on the periphery of the amendment area and backing onto the extension of the eastside linear park established in Village Champlain Stage I. The duplex lots with rear detached garages are fronting onto 107 Avenue. Amendments proposed by the proponent include: Adjusting the internal property lines from Lot 50 to 61 in Block 3 and Lot 4 to 10 in Block 5; and Introducing a Duplex Side-by-side with rear detached garage land use category and defining area for this development type. The new parts of the amendment area are located in lands currently zoned under the Village Champlain Stage II residential (R-VC2) district. A concurrent Land Use Bylaw amendment for the R-VC2 District supporting the changes in land use defined in this ASP amendment has been submitted concurrently with this amendment. Champagne District Area Structure Plan January 6, The Amendment and Effects RPT VCASP docx 3

129 LEGEND Champagne District Area Structure Plan Figure 6 Development Concept LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL DUPLEX - SIDE BY SIDE SCHOOL / PARK PUBLIC UTILITY LOT ASP BOUNDARY AMENDMENT AREA N.T.S. Figure 1 Amended Areas _02_PRF001.DWG MR 0.15ha MR 0.05ha MR 0.33ha MR 0.06 ha SEMI 1.30 ha 0.15ha MR 0.56 ha MR PUL MDR 0.34 ha MDR 0.55 ha MR 0.86 ha MR 0.90 ha SEMI 0.71 ha 0.39 ha MR MR 0.58 ha SEMI 0.47 ha PUL 2.90 ha MDR 0.52 ha 0.02 ha MDR 0.53 ha MDR 0.36 ha 0.02 ha MR 0.52 ha 0.02ha MDR 1.68 ha MR 1.79 ha Closed road to be consolidated with adjacent sites ha HIGH SCHOOL 5.55 ha COMMERCIAL 0.41 ha

130 LEGEND Champagne District Area Structure Plan Figure 6 Development Concept LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL DUPLEX - SIDE BY SIDE SCHOOL / PARK PUBLIC UTILITY LOT ASP BOUNDARY N.T.S. Figure 2 Amended Development Concept _02_PRF002.DWG MR 0.15ha MR 0.05ha MR 0.33ha MR 0.06 ha SEMI 1.30 ha 0.15ha MR 0.56 ha MR PUL MDR 0.23 ha SEMI 0.11 ha MDR 0.08ha SEMI 0.38 ha MDR 0.08ha MR 0.86 ha MR 0.90 ha SEMI 0.71 ha 0.39 ha MR MR 0.58 ha SEMI 0.47 ha PUL 2.90 ha MDR 0.52 ha 0.02 ha MDR 0.53 ha MDR 0.36 ha 0.02 ha MR 0.52 ha 0.02ha MDR 1.68 ha MR 1.79 ha Closed road to be consolidated with adjacent sites ha HIGH SCHOOL 5.55 ha COMMERCIAL 0.41 ha

131 Area Structure Plan 3.2 Amendment Effects Land Use The changes specifically due to the amendment s proponent would be a 0.50 hectare decrease in Medium Density Residential and a 0.50 hectare increase in Duplex residential. The existing land use for the Champagne District ASP is outlined in Table 1: Existing Area Breakdown. The amended land use is for Champagne District ASP is outlined in Table 2: Amended Land Use Breakdown Units and Population When the ASP s existing units and population statistics are compared with the amendment changes, the following is evident: Units decrease of 2 units from 996 to 994; Population increases by 1 persons from 3,240 to 3,241; and, School Generation decreases by 1 students from 1,194 to 1,193. Overall, this amendment to the Area Structure Plan Development Concept has minimal effects on units and population. Champagne District Area Structure Plan January 6, The Amendment and Effects RPT VCASP docx 6

132 Area Structure Plan Table 1: Existing Area Breakdown Land Use Hectares % of GDA Gross Area Public Utility Lots 4.14 Morinville High School 5.55 Commercial Site st Avenue Consolidated with adjacent sites 0.92 Gross Developable Area (GDA) % Roads Municipal Reserve 6.40 Non Residential Area Net Residential Area (NRA) % Medium Density Residential 4.00 Duplex side-by-side 2.44 Low Density Residential Table 2: Amended Area Breakdown Land Use Hectares % of GDA Gross Area Public Utility Lots 4.14 Morinville High School 5.55 Commercial Site st Avenue Consolidated with adjacent sites 0.92 Gross Developable Area (GDA) % Roads Municipal Reserve 6.40 Non Residential Area Net Residential Area (NRA) % Medium Density Residential 3.50 Duplex side-by-side 2.94 Low Density Residential Champagne District Area Structure Plan January 6, The Amendment and Effects RPT VCASP docx 7

133 Area Structure Plan 4.0 Amendment Rationale 4.1 Rationale This ASP amendment is to implement a new housing product while still maintaining the same function and feel of the neighbourhood. All of the proponent s changes are compliant with the Town of Morinville s Municipal Development Plan s Future Land Use Map which designates the lands for Residential land use. The new amendment also decreases Medium Density Residential land use in the neighbourhood and introduces a new Duplex-side-by-side rear detached garage land use option. The five remaining Medium Density Residential housing modules in and around the amendment area will be developed with street oriented townhouse units accessed by a rear lane. This housing option was popular in the Village Champlain Phase I development. Similar to the existing Village Champlain Stage I the townhouses are also designated along a busier through-road that is appropriate for this housing type and also will afford some road separation for the Lower Density Residential uses. The new Duplex-side-by-side rear detached garage land use category offers another housing option that is compatible with both the area s small-lot single detached housing and townhousing. Overall, the mix of residential land uses proposed will extend housing options in the Town of Morinville by increasing the variety and affordability of available unit types. It also addresses current market demand for that type of product. In terms of land use composition, the changes to the Champagne District ASP show minor decrease in the number of neighbourhood units and population. This minor change of density is consistent with the Town s sustainability goals and the Capital Region Plan s overall goal within the region. Champagne District Area Structure Plan January 6, Amendment Rationale RPT VCASP docx 8

Belmead Neighbourhood Structure Plan

Belmead Neighbourhood Structure Plan Office Consolidation November 2005 Prepared by: Planning and Policy Services Branch Planning and Development Department City of Edmonton Bylaw 6619 was adopted by Council