SD LIBRARY
II
549
6530
IRiverbend implemen a in p an Edmonton Planning D
RIVERBEND IMPLEMENTATION PLAN CITY OF EDMONTON PLANNING DEPARTMENT 1971 68. 485a .E3 :2R58 1971
RIVERBEND
IMPLEMENTATION PLAN
I Objective II Area Description III Two Existing Neighborhoods IV Neighborhood 3 V Neighborhood 4 VI Neighborhood 5 VII General Staging VIII Standard Format for Submissions
CITY OF EDMONTON PLANNING DEPARTMENT
OBJECTIVE
The Riverbend Implementation Plan ensures that the actual physical development of the neighborhood will be in accordance with the Riverbend-Terwillegar Heights Outline Plan.
The established methods will allow rapid processing of the proposed schemes and will enable the owners to proceed with early development. The plan defines and protects public needs. Coordination of public services through staged development ensures efficient public expenditures. The plan serves as a development reference for landowners, a guide for civic administrators and planning consultants.
1
EDMONTON CITY PLANNING DEPARTMENT 1970 scale 0 MILE
I/4
V2
.
A
II AREA DESCRIPTION
The Riverbend Implementation Plan encompasses that portion of the RiverbendTerwillegar Heights Outline Plan lying North of the Town Centre, between Whitemud Creek and the North Saskatchewan River. This area is comprised of five neighborhoods, one of which is fully developed (Brookside) and one of which is pending (Brander Gardens.) Three neighborhoods lie to the West and two to the East of the North-South Freeway.
The topography is a gentle slope East to the Whitemud Creek and an abrupt drop West along the North Saskatchewan River. There is good quality tree cover evidenced throughout.
The overall size is approximately 1,600 acres, with a projected population of 28,000 people. The general overall density recommended by the outline plan is 24 persons per gross acre. It is anticipated that the development of this area will be in general conformance to that of the overall South-West Edmonton area.
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III TWO EXISTING NEIGHBORHOODS
Neighborhood 1 (Brookside)
Neighborhood 1 (Brookside) is the first neighborhood in the Riverbend-Terwillegar Heights Outline Plan to develop. It is located North and East of the Whitemud Freeway and West of Whitemud Creek. It is approximately 253 gross acres in size with a projected population of 3,000 people. The overall density computes at 13 persons per gross acre. Brookside consists of predominantly single family housing with a limited number of condominium type units adjacent to the Public Elementary School and Neighborhood Park.
Neighborhood 2 (Brander Gardens)
Brander Gardens will be the second neighborhood to develop. It is located West of the Whitemud Freeway, South and East of the North Saskatchewan River. It is approximately 260 gross acres in size with a projected population of 5,200 people. The overall density is proposed at 20 persons per gross acres. Planned within the Neighborhood are a Public Elementary School, a Separate Elementary, a Public Junior High School, and shopping facilities which serve Brookside, Brander Gardens and a portion of the neighborhood to the South. Sixtyfive per cent of the net residential area is in the form of single family housing. The balance is in the form of multiplehousing generally located around the school, commercial and community center.
3
Iv NEIGHBORHOOD 3
A. Introduction B. Parameters 1, 2.
Physical description Existing conditions
C. Planning Constraints 1. Neighborhood center 2. Schools 3. Circulation System 4. Service Requirements 5. Special Requirements 6. Density
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'NEIGHBOURHOOD
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A. Introduction
specific objectives
the implementation report defines the concept of the Riverbend—Terwillegar Heights Outline Plan by specifically setting out the planning constraints and establishing ,Tvidelines for development.
the implementation report defines the public requirements.
the implementation report serves as the intermediate step between the Outline Plan stage and the detailed subdivision design, spelling out the procedures by which implementation of the Outline Plan will take place.
B. Parameters
1. Physical Description location
- Neighborhood 3 is centrally located to the five neighborhoods making up the North half of Riverbend-Terwillegar Heights. - it covers portions of the N. 1/2 of Sec. 11, S. -1/2 of Sec. 14, Twp. 52, Rge. 25, W. 4M.
boundaries
- NORTH: common with the South boundary of (Brander Gardens) Neighborhood 2. (An East-West walkway forms the actual boundary.) - EAST: defined by the Whitemud Freeway alignment. - WEST: the top-of-bank of the River Valley, as a clearly defined physical feature. - SOUTH: commencing at point A, (located approximately 2,400 feet South of 45th Avenue along the projected West boundary of the Whitemud Freeway and approximately 2,900 feet North of the Town Center Road) following the alignment of an East-West major arterial road and a walkway in a generally Northwesterly direction to point B (156th Street & top-of-bank.)
size and form
- consisting of approximately 270 acres in total. Approximately 4,000 feet along the North-South axis and 2,800 feet along the East-West axis.
2. Existing Physical Conditions present land use
- the North half is made up of small registered parcels, basically pasture land, with extensive tree-covered areas. There are a few delapitated, abandoned wooden structures.
- the South half is predominantly held in large blocks of cultivated agricultural land, with a few well-maintained, occupied residences. topography
- the major topographical features are a steep bank dropping down to the North Saskatchewan River Valley in the West and the gentle slope to the East, towards Whitemud Creek.
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C. Planning Constraints
1. Neighborhood Center location
- the neighborhood center should preferably be located as close as possible to the geographical center of the neighborhood.
uses to be included
- schools, park, commercial uses, a church site, a community league, a service station site and possibly a senior citizens and/or a nursing home.
commercial
- the commercial site is to be located adjacent to the spine road, opposite to the school site and should not exceed 3 acres in size.
2. Schools requirements
- a site for the combined use of 1 Public Elementary School, 1 Separate Junior High School and a Neighborhood Park. - the configuration of the site should reflect the specific requirements of the outdoor facilities. - prior to the approval of a Subdivision application, the Parks & Recreation Department and the School Boards must have the permission of the owner/ developer to inspect the site and make a topographic survey. - the size of the site is to be 24.59 acres.
size
ALLOCATION Public School 9.1 Acs. Separate School 10.0 Acs. Park (within school site) 5.4 Acs. (Other, 4.39 Below top of bank) 4.47 Acs, 9.87 Acs,
Total
28.97 Acs.
8
ENTITLEMENT 52 1/2% = 15.21 Acs. 17 1/2% = 5.07 Acs. 30 % = 8.69 Acs.
28.97 Acs.
BALANCE -6.11 Acs. +4.93 Acs. +1.18 Acs.
location
- the school buildings are to be located in the approximate geographical center of the neighborhood, but not necessarily in the center of the site. - they are to be located on the West side of the intersection of the NorthSouth spine road and the existing 45th Avenue alignment.
function
- Public Elementary School: serves Neighborhood 3 only. - Separate Elementary School: students will be accommodated partly in the Separate Elementary School in Neighborhood 2 and partly in the Separate Junior High School Building. - Public Junior High School: students living in the North half of the neighborhood will travel North to Neighborhood 2; students in the South half will go North initially, but ultimately South to Neighborhood 5. - Se arate Junior Hi :h School: serves all five neighborhoods in the North half of Riverbend-Terwillegar Heights. - Senior High Schools: initially, the students will have to be bussed out of the area. (Public, to the J. Percy Page Composite High School.) Ultimately they will travel to the major school campus, East of the Town Center. - Neighborhood Park: serves the neighborhood park needs and should be central as it must contain the community league.
3. Circulation System roadway requirements
- a North-South spine road bisecting the neighborhood should connect point 1, which is determined by the subdivision layout to the North, and point 2, located on the South boundary. The spine road is to be designed with a balanced curvilinear alignment, with a radius of not less than 1,500 feet. It is recommended that a "backing-on" type
9
of development for the spinal road be utilized with a minimum right-ofway width of 150 feet. The intersection spacing on the spinal roadways is to be a minimum of 600 feet. - the linear shape of the neighborhood indicates that the internal circulation of the two halves of the neighborhood could be served by collector roads (RA and RB.) One lateral collector road is to be located at approximately midpoint of intersections of RA, RB & the NorthSouth spine road. In the early development stages this roadway can act as a second access to the neighborhood. The right-of-way width should be a minimum of 80 feet with a provision for widening of 10 feet on either side in those areas where there will be a "backing-on" type of development. A minimum radius should not be less than 250 feet with a desirable minimum of 500 feet. Intersections should be spaced at a minimum of 150 feet. The roadway pattern should be such that no short-cuts are available through the subdivision. public transportation
- buses will travel on the North-South spine road in both directions. A walking distance of under 1,000 feet for good accessibility to transit facilities is recommended and the maximum walking distance should not exceed 1,700 feet (1/3 mile). Bus stops should not be located at less than 600 feet intervals and are preferred to be at intervals of 800 feet to 1,000 feet.
walkway system
- a spinal walkway system must be provided for pedestrian circulation within and without the neighborhood. - no portion of the walkway is to be provided out of the standard 10% reserve dedication. - where walkways penetrate school-park sites they chould be located in such a manner as not to separate the functional facilities of the elementary school and park site. - it will consist of two North-South
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spines, each approximately bisecting the East and West halves. The routing should be as direct as possible. - the number of conflict points between the walkways and the roadways should be kept at a minimum. - secondary lateral walkways should converge on the bus stops along the spine road. - the layout and detailed design should be in accordance with the guidelines and standards as set out in the manual "Walkways in Residential Areas," pubished by the Planning Department.
4. Service Requirements general
- services will run in the streets or avenues, walkways or easements, depending on the configuration of the detail plan. - require direct, continuous, unrestricted major arterial routes and lateral access to major arterial routes so that all areas of the proposed development may be economically and efficiently serviced. - freeways are not to be considered as useable for routing facilities and crossover/under of these freeways are subject to negotiation per City Engineers, Developer, and the Servicing Body. - if the Developer wishes servicing facilities to be routed in a manner economically unacceptable to the servicing bodies, then the Developer must bear that portion of the cost as calculated by the servicing bodies to be in excess of acceptable routing. The servicing bodies reserve the right to reject, accept and/ or insist on plan changes if the presented plan on a future or present concept basis is not economically acceptable to the servicing bodies. - access must be provided for vehicles and equipment as required to service all servicing facilities.
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- provide access for easements for economical distribution and location of servicing facilities. - provide right of entry, easements, etc., for all facilities that are required to serve a proposed development, regardless as to whether the lands concerned are part of the development or not. specific gas
- access is required from Aspen Gardens through Neighborhood 4 to the regulating station in Neighborhood 3. - a 20' by 20' G-Lot centrally located near the North-South Spine Road. - all easements at rear of lots should be 8 feet in width adjacent to the rear property line and wholly within one lot. - all flankage easements should be a minimum of 5' width adjacent to the side property line and wholly within one lot.
water
- right-of-way required for 14" feedline running North from major feedline on 30 Avenue through Neighborhood 5 into Neighborhood 3, thence East to Neighborhood 4. Alternatively right-of-way required for 14" feedline running North from major feedline on 30 Avenue through Neighborhood 4, thence West to Neighborhood 3, thence South to Neighborhood 5.
sewer
- possibly a lift station.
power
- utility lot between the freeway and the southern corner of Roadway R.B. - alignment in the walkways for cables feeding the walkway lighting system.
telephones
- provide land reserves that may be required for the building of an "Edmonton Telephones" Central Office and/or location of a portable Central Office and provisions for cable access to these.
5. Special Requirements - the layout of the adjacent subdivision should recognize that the West walkway is an integral part of the overall River Valley Trail system. - at the point where existing 45th Avenue meets the top-of-bank, and where 156th Street meets the top-of-bank, there are spectacular views. Detailed design should take maximum advantage of these opportunities.
6. Density general characteristics
- the forms and types of housing should reflect the socio-economic characteristics of the Riverbend area and should be in accordance with the housing pattern already established in Brookside and Brander Gardens. - single family dwellings and low to medium density multiple housing suitable for family living should therefore make up the residential environment.
determining factors
- the proportioning of multiple housing to single family housing is influenced by the following: a) Public Elementary School: 18 to 22 classrooms, b) Neighborhood Population: 5,000 to 5,500 persons, c) Residential Density: 22 persons per gross acre. (See Table A.)
distribution
- the distribution of residential density is to conform with the concept of the Outline Plan (density to be related to the proximity of the residences to the neighborhood focus, le. neighborhood center and park.) - the preferred locations of multiple housing sites have been indicated on
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the map. Those forms of multiple housing which generate the highest number of school children per dwelling unit should be located as close as possible to the schools. design pattern
- it is recommended that the layout and design of the residential areas in Neighborhood 3 incorporate the principle of grouping houses in clusters. - the design of residential development in the Northwesterly portion of the neighborhood must carefully integrate the existing tree cover.
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TABLEA DENSITY NEIGHBORHOOD NO. 3
I GENERAL
II
TOTAL GROSS DEVELOPABLE AREA
TOTAL GROSS DEVELOPABLE AREA LESS 40%
TOTAL NET RESIDENTIAL AREA
249 Ac.
149 Ac.
141 Ac.
ZONING COMPOSITION ZONING CATEGORY
III
AREA
% NET RESIDENTIAL AREA
R-1 R-2A R-3 PH-A PH-R
98 21 14 4 4
70 15 10 2.5 2.5
TOTAL
141
100%
NUMBER DWELLING UNITS
NUMBER PEOPLE
640.2 327.1 351.8 84.5 59.8
2,656.5 1,341.1 963.7 270.2 287.0
1,463.1
5,518.4
FAMILY COMPOSITION TYPE
R-1
Preschool 332.9 Elementary 448.2 Junior High 217.7 Senior High 185.7 Technical 0.0 Adult 1,472.4 TOTAL
2,656.7
R-2A
R-3
PH-A
PH-R
NUMBER PEOPLE
310.8 232.3 94.9 55.7 0.0 647.8
158.3 102.1 45.8 21.2 0.0 636.7
38.1 47.3 25.4 16.9 0.0 142.8
44.9 81.4 36.0 25.8 0.0 99.4
884.9 911.1 419.5 305.0 0.0 2,998.9
1,341.3
963.9
270.3
287.3
5,519.4
IV STUDENT DISTRIBUTION
TYPE
Elementary Junior High Senior High Technical TOTAL
PUBLIC
NUMBER STUDENTS
SEPARATE
628.7 289.5 225.8 0.1
282.5 130.1 79.4 0.0
911.2 419.6 305.1 0.0
1,144.1
492.0
1,636.2
V CLASSROOM DISTRIBUTION TYPE
PUBLIC
Elementary Junior High Senior High Technical
21.0 9.7 7.1 0.0
SEPARATE 9.5 4.4 2.7 0.0
VI OVERALL POPULATION AND DENSITY TOTAL POPULATION
DENSITY PER GROSS ACRE
DENSITY PER NET RES ACRE
5,518
22.17
39.23
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TABLE B COMPUTATIONS
DATA
SHEET
FOR NEIGHBORHOOD # 3 SECS. 11 & 14
TWP. 52
RGE 25
W. 4 Mer.
GENERAL
= 96
(A) Total number existing parcels (B) Total number of owners
= 270.5 Acs.
(C) Original gross area, of Neighborhood # 3
= 21.1 Ac.
(D) Area of (Portion below top-of-bank) Area of Neighborhood #3 available for subdivision
. . = 249.4 Ac.
II (A) Area of parcels subject to 10% reserve dedication . .= 161.9 Ac. (B) Area of parcels not subject to 10% reserve dedication= 69.1 Ac. = 12.78 Ac.
(C) Area of existing reserve (D) Area subject to full 30% dedication
= 134.4 Ac.
North Portion (north of existing 45th Ave.) Total Area Area of Existing Street & Lanes Area not Subject to Dedication Area Subject to a Pro-rated Dedication Full 30% Dedication
126.5 Acs.
TOTAL area less
126.5 Ac. 44.8 Ac.
18.6 Ac. 44.8 Ac. 63.1 Ac. NIL
81.7 Ac. = 100% 18.6 Ac. = 22.8%
EXISTING streets
Under subdivision a further 7.2% Dedication would be required to = 30% 17
South Portion (south of existing 45th Ave.) 144.0 Ac.
Total Area Area of Existing Street & Lanes Area not Subject to Dedication Area Subject to a Pro-rated Dedication Area Subject to a Full 30% Dedication
9.7 Ac. NIL 134.4 Ac.
(E) Area of old street system
= 18.6 Ac.
(F) Area subject to pro-rated (30%) dedication
= 63.1 Ac.
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PUBLIC RESERVE
(A) Area of parcels subject to 10% reserve dedication (B) Reserve dedication
= 161.9 Ac.
10% of 161.9 Ac. = 16.19 Ac. + existing reserve of 12.78 Ac.
= 28.97 Ac.
North Portion (north of existing 45th Ave.) Area Subject to 10% Reserve Dedication Area Where no Reserve Is Deductible Area of Existing Reserve
32.9 Ac. 60.8 Ac. 11.32 Ac.
South Portion (south of existing 45th Ave.) Area Subject to 10% Reserve Dedication Area Where no Reserve is Deductible Area of Existing Reserve
129.0 Ac. 8.3 Ac. 1.46 Ac.
STATEMENT There is at present 12.78 acres of reserve dedicated to which 8.39 Acres is available for inclusion into the school-park site. (The balance being below the top bank.) Existing 10% Contribution
8.39 Ac. of Reserve 16.2 Ac. of Reserve
TOTAL Dedication
24.59 Ac. for school-park site
School and park requirement for Neighborhood No. 3 is 24.59 Acres to accommodate the Public Elementary School, a Separate Junior High School and a Neighborhood Park.
II Reserve Entitlement (A) Public School Board
52.5% of 28.97 Ac. = 15.21 Ac.
(B) Separate School Board
17.5% of 28.97 Ac. = 5.07 Ac.
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(C) Parks and Recreation.... 30 % of 28.97 Ac. = 8.69 Ac. Total Entitlement
= 28.97 Ac.
Total Requirements and Allocation
= 28.97 Ac.
III Reserve Balance (A) Public School Board Allocation = 9.1 Ac.
Entitle = 15.21 Ac.
Over = 6.11 Ac.
Entitle = 5.07 Ac.
Short = 4.93 Ac.
Entitle = 8.69 Ac.
Short = 1.18 Ac.
(B) Separate School Board Allocation = 10.0 Ac. (C) Parks and Recreation Allocation = 5.4 Ac.
Existing
= 4.47 Ac. = 0 Ac.
Total Reserve
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V
NEIGHBORHOOD 4
A.
Introduction
B.
Parameters 1. Physical description 2. Existing conditions
C.
Planning Constraints 1. 2. 3. 4. 5. 6.
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Neighborhood center Schools Circulation System Service requirements Special requirements Density
PROPOSED SENIOR EDUCATIONAL CAMPUS
A. Introduction
specific objectives
the implementation report defines the concept of the Riverbend-Terwillegar Heights Outline Plan by specifically setting out the planning constraints and establishing guidelines for development. the implementation report defines the public requirements. the implementation report serves as the intermediate step between the Outline Plan stage and the detailed subdivision design, spelling out the procedures by which implementation of the Outline Plan will take place.
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B. Parameters
1. Physical Description location
- Neighborhood 4 is the most South-Easterly of the five neighborhoods making up the North half of Riverbend-Terwillegar Heights. - it covers portions of Sections 2, 11 & 12, Twp. 52, Rge. 25, W. 4M.
boundaries
- NORTH & WEST: defined by the Whitemud Freeway alignment. - SOUTH: defined by the North Town Centre road. - EAST: the top-of-bank of the Whitemud Creek as a clearly defined physical feature.
size and form
- consisting of an overall Approximately 5,500 feet East and South-West axis along the North-West and axis.
area of 310 acres. along the Northand 2,500 feet South-East
2. Existing Physical Conditions present land use
- it is predominantly held in large blocks of cultivated agricultural land.
topography
- the major topographical features are a gentle slope East to the Whitemud Creek bank with a slight rise in the N.E. of Sec. 11. There is an extensive hedge row of trees on the 142nd Street alignment South of 45th Avenue, extending approximately 5/8 of a mile. The Easterly portion is heavily wooded.
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C. Planning Constraints 1. Neighborhood Center location
- the Neighborhood Center should preferably be located as close as possible to the geographical center of the neighborhood.
uses to be included
- schools, park, commercial uses, 2 church sites, a community league, and a service station site. It is recommended that an auxiliary hospital and/or a nursing home be provided, preferably East of the center.
commercial
- the commercial site is to be located on the South side of the C, D Spine Road, preferably East of the North-South walkway, not to exceed 4 acres in size.
2. Schools - a site for the combined use of 1 Public Elementary, I Separate Elementary School and a Neighborhood Park.
requirements
- the configuration of the site should reflect the specific requirements of the outdoor facilities. - prior to the approval of a subdivision application, the Parks & Recreation Department and the School Boards must have the permission of the owner/developer to inspect the site and make a topographic survey. - the size of the site is to be 22.6 acres.
size
ALLOCATION Public School Separate School Park TOTAL location
ENTITLEMENT
BALANCE
9.1 Acs. 6.0 Acs. 7.5 Acs.
52 1/2% = 13.6 Acs. 17 1/2% = 4.6 Acs. 30 % = 7.8 Acs.
-4.5 Acs. +1.4 Acs. -0.3 Acs.
22.6 Acs.
26.0 Acs.
-3.4 Acs.
- the school buildings are to be located in the approximate geographical center of the neighborhood, but not necessarily in the center of the site. - they are to be located on the North side of the East-West arterial road (C, E) and East of the North-South spinal walkway (3, 4).
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function
- Public Elementary School: serves Neighborhood 4 only. - Separate Elementary School: serves Neighborhood 4 only. - Public Junior High School: - Separate Junior High School: Students will be accommodated in Neighborhood 3. - Senior High Schools: initially, the students will have to be bused out of the area. (Public, to the J. Percy Page Composite High School.) Ultimately they will travel to the major school campus, East of the Town Center. - Neighborhood Park: serves the neighborhood park needs and should be central as it must contain the community league.
3. Circulation System road requirements
- the area is to be served by a T-spine road system (C, D & E.) The East-West leg should intersect the North-South leg at approximately its midpoint. The spine road is to be designed with a balanced curvilinear alignment with a radius of not less than 1,500 feet. It is recommended that a "backing-on" type of development for the spinal road be utilized with a minimum right-of-way width of 150 feet. The intersection spacing on the spinal roadways are to be 600 feet. - the internal circulation of the neighborhood could be served by perimeter colL lector roads (RC & RD.) The right-of-way width should be a minimum of 80 feet with the provision of widening of 10 feet on either side in those areas where there will be a "backing-on" type of development. A minimum radius should not be less than 250 feet with a desirable minimum of 500 feet. Intersections should be spaced at a minimum of 150 feet. The roadway pattern should be such that no short-cuts are available through the subdivision.
public transportation
- buses will travel the T-spine road in both directions. A walking distance of under 1,000 feet for good accessibility to transit facilities is recommended and the maximum walking distance should not exceed 1,700 feet (1/3 mile.) Bus stops should not be located at less than 600 feet intervals and are preferred to be at intervals of 800 feet to 1,000 feet.
walkway system
- a spinal walkway system must be provided for pedestrian circulation within and without the neighborhood. - no portion of the walkway is to be provided out of the standard 10% reserve dedication. - where walkways penetrate school-park sites, they should be located in such a manner as to not separate the functional facilities of the elementary school and park site. - consisting of one North-South designated 3, 4 and one East-West designated 5, 6. The latter will link the Whitemud Creek recreational area through Neighborhoods 4 and 5, to the North Saskatchewan Recreational area. - a special North-South walkway designated 7, 8 is to be incorporated on the 142 Street alignment to preserve and take advantage of the existing tree cover. - the number of conflict points between walkways and the roadways should be kept at a minimum. - secondary lateral walkways should converge on bus stops along the spine road. - the layout and detailed design should be in accordance with the guidelines and standards as set out in the manual "Walkways in Residential Areas," published by the Planning Department.
4. Service Requirements general
- services will run in the streets or avenues, walkways or easements, depending on the configuration of the detail plan.
- require direct, continuous, unrestricted major arterial routes and lateral access to major arterial routes so that all areas of a proposed development may be economically and efficiently serviced. - freeways are not to be considered as useable for routing facilities and crossover/under of these freeways are subject to negotiation per City Engineers, Developer, and the Servicing Body. - if the Developer wishes servicing facilities to be routed in a manner economically unacceptable to the servicing bodies, then the Developer must bear that portion of the cost as calculated by the servicing bodies to be in excess of acceptable routing. The servicing bodies reserve the right to reject, accept and/or insist on plan changes if the presented plan on a future or present concept basis is not economically acceptable to the servicing bodies. - access must be provided for vehicles and equipment as required to service all servicing facilities. - provide access for easement for economical distribution and location of servicing facilities. - provide right of entry, easements, etc., for all facilities that are required to serve a proposed development, regardless as to whether the lands concerned are part of the development or not. specific gas
- access is required from Aspen Gardens to Neighborhood 4. - a 20' by 20' G-Lot centrally located near the East-West Spine Road. - all easements at rear of lots should be 8 feet in width adjacent to the rear property line and wholly within one lot. - all flankage easements a minimum of 5 feet in width adjacent to the side property line and wholly within one lot.
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water
- right-of-way required from 30 Avenue North through Neighborhood 4 and West to Neighborhood 3.
power
- substation site located generally to the South and West of the proposed educational campus in the vicinity of 30th Avenue. - alignment in the walkways for cables feeding the walkway lighting system.
5. Special Requirements - in considering Neighborhood 4 it is recognized that the Proposed Institutional Site is really a special area of superior quality both regionally and locally. The amenities and future relationship to the overall South-West area makes it an extremely desirable site for public and quasi-public involvement. The following types of development would realize fully the site's potential: a) Research Council b) Forestry School c) Botanical School d) University Facilties requiring field facilities, eg., fine art studies, biology, natural sciences, and surveying. e) Special involvement by three levels of government, eg. handicapped schools. f) Private involvement by service clubs g) Vocational Schools The proposed institutional site is to be approximately 45 acres in area, located between the top-of-bank and the NorthSouth road. It is anticipated that a portion of the proposed site would be purchased by the City. 6. Density general characteristics
- the North-Easterly portion along the Whitemud Creek area should reflect the housing pattern already established in Brookside and Brander Gardens. - housing types West of the North-South spine road should be of similar character of that established in Petrolia. 28
- single family dwellings and low to medium density multiple housing suitable for family living should therefore make up the residential environment. determining factors
- the proportioning of multiple housing to single family housing is influenced by the following: a) Public Elementary School: 18 to 22 classrooms, b) Neighborhood population: 6,000 to 6,500 persons, c) Residential Density: 24 persons per gross acre. (See Table A)
distribution of density
- the distribution of residential density is to conform with the concept of the Outline Plan (density to be related to the proximity of the residences to the neighborhood focus eg., neighborhood center and park.) - the preferred location of multiple housing sites have been indicated on the map. Those forms of multiple housing which generate the highest number of school children per dwelling unit should be located as close as possible to the schools.
Special Residential Area A
- the area is envisaged as serving the housing needs of the Proposed Institutional Developments. Some portions of this area will initially look to neighborhood center 4, ultimately the nature of its development will be influenced by the development of the Town Center.
design pattern
- it is recommended that the layout and design of the residential areas in Neighbourhood 4 incorporate the principle of and efficient form of laneless subdivision, providing pedestrian accessibility to the major walkways.
TABLEA DENSITY NEIGHBORHOOD NO. 4
I GENERAL TOTAL GROSS DEVELOPABLE AREA
TOTAL GROSS DEVELOPABLE AREA LESS INSTITUTIONAL
TOTAL GROSS DEVELOPABLE AREA LESS 40%
310 Acres
265 Acres
159 Acres
TOTAL NET RESIDENTIAL AREA 150 Acres
II ZONING COMPOSITION ZONING CATEGORY
III
AREA
% NET RESIDENTIAL AREA
NUMBER DWELLING UNITS
R-1 R-2A R-3 PH-A PH-R
90 30 22 4 4
60 20 15 2.5 2.5
584.0 464.2 561.5 89.9 63.7
2,423.3 1,903.1 1,538.5 287.5 305.5
TOTAL
150
1,763.0
6,457.6
100%
NUMBER PEOPLE
FAMILY COMPOSITION TYPE
R-1
Preschool 303.7 Elementary 408.8 Junior High 198.6 Senior High 169.4 Technical 0.0 Adult 1,343.2 TOTAL
2,423.6
R-2A
R-3
PH-A
PH-R
NUMBER PEOPLE
441.0 329.6 134.7 79.0 0.0 919.2
252.7 162.9 73.0 33.7 0.0 1,016.4
40.5 50.4 27.0 18.0 0.0 152.0
47.8 86.7 38.3 27.4 0.0 105.8
1,085.6 1,038.2 471.4 327.4 0.0 3,536.3
1,903.3
1,538.6
287.7
305.7
6,458.6
IV
STUDENT DISTRIBUTION NUMBER STUDENTS
TYPE
PUBLIC
SEPARATE
Elementary Junior High Senior High Technical
716.4 325.3 242.3 0.1
321.9 146.2 85.2 0.0
1,038.3 471.5 327.5 0.1
1,284.1
553.3
1,837.4
TOTAL
V CLASSROOM DISTRIBUTION TYPE Elementary Junior High Senior High Technical
PUBLIC
SEPARATE
23.9 10.9 7.6 0.0
10.8 4.9 2.9 0.0
VI OVERALL POPULATION AND DENSITY TOTAL POPULATION
THE DENSITY PER GROSS ACRE
6457
24.37
31
THE DENSITY PER NET RES. ACRE
43.13
TABLEB COMPUTATIONS
DATA
SHEET
FOR NEIGHBORHOOD # 4 SEC. 2, 11 & 12
TWP. 52
RGE. 25
W. 4 MER.
GENERAL
(A) Total number existing parcels
= 8
(B) Total number of owners
=
(C) Original gross area, of Neighborhood # 4
= 310 Acs.
(D) Area of (Proposed Institutional)
= 45 Ac.
Area of Neighborhood #4 available for subdivision.
= 265 Ac.
II (A) Area of parcels subject o 10% reserve dedication
= 260 Ac.
(B) Area of parcels not subject to 10% dedication
= NIL
(C) Area of existing reserve
= NIL
(D) Area subject to full 30% dedication
= 260 Ac.
(E) Area of old street system
= 5.0 Ac.
(F) Area subject to pro-rated (30%) dedication
= NIL
32
PUBLIC RESERVE
(A) Area of parcels subject to 10% reserve dedication. (B) Reserve dedication .
II
. = 260 Ac.
. . 10% of 260 Ac. = 26.0 Ac.
Reserve Entitlement (A) Public School Board .
. . 52.5 % of 26.0 Ac. = 13.6 Ac.
(B) Separate School Board (C) Parks and Recreation.
. 17.5 % of 26.0 Ac. = . . 30
% of 26.0 Ac. =
4.6 Ac. 7.8 Ac.
Total Entitlement
= 26.0 Ac.
Total requirements and allocation
= 22.6 Ac.
III Reserve Balance (A) Public School Board Allocation = 9.1 Ac.
Entitle = 13.6 Ac.
Over = 4.5 Ac.
Entitle = 4.6 Ac.
Short = 1.4 Ac.
Entitle = 7.8 Ac.
Over . 0.3 Ac.
(B) Separate School Board Allocation = 6.0 Ac. (C) Parks and Recreation Allocation - 7.5 Ac.
Total Reserve Overage . . . = 3.4 Ac.
33
VI NEIGHBOURHOOD 5
As the actual development of Neighbourhood 5 would appear to be some time away, only the physical design parameters have been identified on the Implementation Structural Plan. Computation data on land subdivision - density control would be computed at a time when actual development of Neighborhood 5 would appear to be approaching.
34
•
usLIC
iAR:r
LEP4Ell •
1
Acs.
E
VII GENERAL STAGING
Implementation
A.
Introduction
B.
Resume' of Owners Submissions
C.
D.
E.
1. 2. 3. 4.
D. Quen & Lee Yuen Allarco Developments Ltd. Whitemud Developments Ltd. Desa Stores Ltd.
1. 2.
General Comparative Table
1. 2. 3.
Implications History Recommendations
1. 2.
General Methods of Acquisition
Resume" of Public Facilities
Summary
Freeway Acquisition
35
A. Introduction
influencing factors
- the timing of utility installations to the area, e.g. water, sewer, gas and roads - the provision of public facilities, e.g. schools - the existing land ownership pattern - the degree of cooperation of land owners (willingness to participate in replotting schemes) - the willingness and ability of land owners to enter into contract with the City for prepayment of services - macro-economic factors (housing demand, availability of mortgage money, etc.) - special physical or technical problems
general
1.THE DESIGN PLAN OF THE NEIGHBORHOOD IS TO BE COMPLETED AS ONE WHOLE UNIT. 2.THREE ALTERNATIVES FOR IMPLEMENTATION ARE AVAILABLE: a. development of Neighborhood 4 initially b. development of Neighborhood 3 initially c. development of Neighborhoods 3 & 4 simultaneously
36
B. Resume' of Owners Submissions
1. D. Quon & Lee Yuen Presented by Brower, Johnson Barristers & Solicitors
- the owners take the position that the use of their entire acreage for educational purposes is discriminatory. Specifically they wish assurance that they will receive, in exchange for the excess use of their lands for educational purposes, the same proportion of developable lands as all other owners shall in the Riverbend-Terwillegar Heights area. Note: At the time of presentation of the Riverbend-Terwillegar Heights Outline Plan to a public hearing held June 26th, 1969, in the Centennial Library, the subject land was owned by M. Berube. The location of the Senior Education Campus was defined in the Outline Plan. The Certificate of Title for this land in the names of Don Quon and Lee Yuen is dated April 23rd., 1970.
2. Allarco Developments Ltd.
- are in agreement with the Draft Riverbend Neighborhood Plan Report provided that the total dedication does not exceed 40% and that no additional costs are built into the plan over the present method of implementation and servicing.
3. Whitemud Developments Ltd. Presented by Underwood McLellan & Associates Limited
- the planning consultants for the owners dispute a basic principle of the Riverbend-Terwillegar Heights Outline Plan that of a higher density core at the center or focal point of a neighborhood. The following considerations by the planning consultants have been put forth with specific reference to Neighborhood 4 in the Draft Riverbend Neighborhood Plan. a. High density at the neighborhood core is only viable with respect to low density multiple family use, contributing directly to schools at the elementary level. b. Higher density and commercial area should be located opposite the inter-change of freeway and internal collector routes.
c. Higher density should be permitted on the east-west freeway. d. Higher density at the periphery will act as a screening element against limited access traffic routes. e. Higher density should be permitted at the periphery area, adjacent to areas of amenity (Whitemud Park). The planning consultants further state that the Draft Riverbend Neighborhood Plan would appear to be deficient for the following reasons: a. Over concentration of facilities at the core area, particularly commercial and higher density. b. Neglects higher density development adjacent to Whitemud Park. c. Does not consider high density along the Whitemud Freeway. d. Over emphasis on separation of vehicular and pedestrian traffic in separate right-of-ways. e. Lacks residential collector in northeast area limiting the development potential. The planning consultants in their revised plan suggest: a. Shifting the north-south spine road to the 142nd Street alignment with the walkway in the same right-of-way. b. Introducing a residential collector road east of the north-south spine road for development purposes. c. The possible incorporation of an express or rapid transit facility at the focus of vehicular and pedestrian routes (142nd Street interchange with Whitemud Freeway).
38
d. Incorporating an area for higher density development adjacent to the above freeway (142nd Street interchange). e. Introducing areas for multiplefamily use adjacent to Whitemud Park and the Neighborhood Centre. f. Reserving areas for lower density residential purposes (detached, semi-detached and row housing) closest to the park and school area. g The planning consultants have submitted a table of computations, based on their proposed revised plan generally indicating a total population of 8,800 people with a density of 27.5 persons per gross acre. 4. Desa Stores Ltd. Presented by Western Realty Projects Ltd.
- comments are restricted to aspects of "Implementation and General Staging" only: a. They wish the initial subdivision plans to be registered as soon as possible and the local improvements to be installed by early summer of 1971. b. They agree to a dedication without compensation for public purposes of 40% of gross developable land (excluding freeway land.) c. They support in principle the recommendation of the Draft Riverbend Neighborhood Plan, that the land required for freeway be acquired by direct negotiations with the land owners affected. They believe that the adoption of the following principles will lead to procedures that are expedient and fair to all concerned: a. "The public interest is best served by the City utilizing its present land holdings primarily for public purposes and secondly for resale or development of net lands accruing thereout."
39
b. "Through a series of exchanges gross land ownership boundaries should be altered such that they will conform as much as possible to the proposed neighborhood limits and other known planning constraints, but without diminishing any owners present gross land equities." (Planning Department Note: in essence an overall outline replotting scheme.) By design, the majority of land required for Freeway is owned by Desa Stores Ltd. and the City of Edmonton, they therefore specifically recommend that: (1)
Desa Stores Ltd. transfer to the City all those portions of the east half of Section 11 and the northwest quarter of Section 12 (West of the Whitemud Creek Ravine) which will be required for Freeway purposes - containing approximately 77 acres
(ii) Desa Stores Ltd. transfer to the City all that portion of the northeast quarter Section 11 lying west of the proposed Freeway right-ofway containing approximately - 40 acres (iii)Desa Stores Ltd. transfer to the City 22 acres (gross developable land) near the south-east corner of the south-east quarter of Section 11 (see further explanation below) containing approximately - 22 acres
Sum of acreage to be transferred to the City of Edmonton containing --- 139 acres (iv) The City transfer to Desa Stores Ltd. all that portion of the southwest quarter Section 11 not required for Freeway right-of-way containing approximately --- 139 acres
40
NOTE: The 22 acre parcel within the south-east quarter Section 11 will yield to the City, after 40% dedication 13.20 acres net land which should be allocated to the City within the Proposed Institutional Parcel. (v)
In the event that total requirements for streets, walks, utility parcels, schools and parks etc., within the Neighborhood 4 should amount to less than 40%, the balance be dedicated to the City within the Proposed Instituational Parcel.
NOTE: The above procedures could be implemented by a Gross Acreage Replotting Scheme, without dedication of any lands, subject to detail subdivision and dedications under subsequent detail replotting scheme or schemes. Suggested General Staging The report is not complete in this respect and there are no planning constraints given for Neighborhood 5. From recent discussions with City Officials we have learned however that appropriate staging of development of the area is dependent upon: (a) Utility trunks which are or will be readily available at the northern limits of Neighborhood 4 and (b) school facilities, i.e. Public Junior High and Separate Junior High, which are to be provided within Neighborhood 5 and 3 respectively. The apparent conflict between these two economic considerations can in our opinion be minimized by the following suggested staging: 1.
Initial Development 1971 - the northerly half of Neighborhood 4 (including the Neighborhood Centre.) Development of this area would in all likelihood create
41
the need for the elementary schools, however, not to ultimate capacity, so that junior high school students could be accommodated there on a temporary basis. It would appear that Neighborhood 5 contains more school and park requirements than can be provided out of the 40% dedication. Also, it may become necessary to provide the public-junior high school before development will take place in Neighborhoods 5 or 3. Recommendation that (a) Desa Stores prededicate 10% of the land acquired by previous trade with the City (13.9 acres), and (b) the City trade with the owners of the north-west quarter of Section 11 (believed to be Allarco Developments Ltd.) sufficient acreage (8.50 acres) from the 40 acres acquired from Desa, west of the Freeway, in order to create the full PublicJunior High School and parksite within Neighborhood 5. (c) that the Public-Junior High School be serviced in conjunction with the initial development within Neighborhood 4. 2. Subsequent Developments Extension of local improvements into the southerly portion of Neighborhood 4 would then permit development of this area, followed by (or simultaneous with) the development of Neighborhood 3 and the easterly portion of 5.
42
C. Resume' of Utility Returns 1. General
- during the period of study of the Riverbend Community Plan area, several meetings were held with the servicing bodies. As a result of these meetings, the servicing bodies estimated the feasibility and the comparative costs of three alternative methods of developing area. The three alternatives were: 1) Develop all of Neighborhood 4 initially 2) Develop all of Neighborhood 3 initially 3) Develop Neighborhoods 3 and 4 simultaneously The following table is derived from the estimates and comments of the servicing bodies.
43
2. Comparative Table
Department Alternative 1 Alternative 2 Alternative 3 Neighborhood 4 Neighborhood 3 3 & 4 simultaneously Edmonton Water
$ 120,000
Equal
Parks & Recreation
Edmonton Telephones
$
Edmonton Public School
$1,818,000 Unacceptable
Edmonton Transit System
Edmonton Power
$ 175,000
732,000
Comments
Not practical only limited water supply from the North
Costs relate to 14" main only. 36" line on 30 Ave. will not be available until 1972. Northerly portion of Neighborhood 3 can be supplied from the Brander Gardens system.
Unfavorable as two neighborhood facilities would be required at the same time.
Prefer to develop the park adjacent to a public elementary school. Support the Public School Board recommendation.
$
543,000
$1,069,000
Estimate based on neighborhood units being fully developed.
$
750,000
$1,764,000 Unacceptable
Cost based on Brookside and Brander Gardens Neighborhood being substantially developed prior to embarking on development of either Neighborhood 3 or 4.
Prefer
Development of Alternative 1 (Neighborhood 4) would create a long expensive run with no patronage.
E q u a 1
Servicing of the alternatives indicate little or no cost difference. Neighborhoods 3, 4 and 5 will be serviced from the North.
44
Northwestern Utilities Ltd.
No comment on cost
Neighborhoods 3, 4 and 5 will be served from the east (Aspen Gardens) through Neighborhood 4. A northerly portion of Neighborhood 3 could be served from the Brookside substation.
Roadway Design
No comment on cost
Proposed development for 1971: 53 Ave. South to 45 Ave; 45 Ave. - East to 122nd Street.
Edmonton Separate School Board
Would not have a serviced junior high school site in the Riverbend area for quite some time.
A junior high Undesirable school site as a student would be dev- transportaeloped as re- tion problem quired by would occur. existing Brookside and Brander Gardens and ultimately Neighborhoods 3 4 and 5.
The junior high school in Neighborhood 3 is required to serve all Riverb end Neighborhoods.
Edmonton Sanitation
Sanitary tunnel $ 635,000 Storm Outfall Sewer $100,000
Sanitary tunnel $432,000 Storm Outfall Sewer $750,000
The Department has investigated the servicing & costs of Neighborhoods 3, 4 & 5 based on each Neighborhood being developed in total. 1971 construction costs have been used. If Neighborhood 3 is developed first, the storm interceptor sewer to be constructed must be completed through Neighborhood 5. Until more precise plans and soil information is obtained, the sewer costs estimated are for general guidance only.
Sanitary tunnel $1,067,000 Storm Outfall Sewer $850,000 This is possible only if the money for the tunnels is made available.
D. Summary 1. Implications Alternative 1 (Neighborhood 4) advantages
- the initial installation costs for the water and gas mains would be less. - water and gas mains would be readily available for the development of Neighborhoods 3 and 5. - apparent willingness to develop this area early has been shown by some of the landowners.
disadvantages
- School Boards face higher costs. - the development of School facilities would not be feasible (physical location - staging) requiring major basic concept changes to the Riverbend Terwillegar Heights Outline Plan.
implications
- the Separate School Board would have to acquire a site and construct a junior high school in Neighborhood 3 as this school will serve all five neighborhoods and therefore must be central in location. - services would have to be made available to this site. - the Separate School Board would have to construct an elementary school in Neighborhood 4 or bus the elementary students to the junior high school in Neighborhood 3 and/or to the elementary school in Neighborhood 2. - the Public School Board would have to construct tw( elementary schools simultaneously; o , e in Neighborhood 2 (Brander Gardens) ane one in Neighborhood 4. - this would esult in undetermined operational cos's in staffing as well as wasted exp nditure in unused space.
46
- the Parks Department would also have to develop two sites simultaneously. - the Public School Board would have to transport the junior high students to Neighborhood 2 (Brander Gardens) for some years until a junior high site becomes available in Neighborhood 5; or acquire a site in Neighborhood 4, which would not be available through dedication. This would further mean changing the basic concept of the Riverbend Terwillegar Heights Outline Plan. - the developers of Neighborhood 4 would be liable for either all monies required to construct a storm outfall sewer line or the interest charges on monies borrowed for same.
47
Alternative 2 * (Neighborhood 3) advantages
- total overall City expenditures appears to be less. - Separate School Board would have serviced site available fro a centralized junior high school (as per Outline Plan serving Brookside, Brander Gardens & Neighborhoods 3, 4 & 5). This could also accommodate the elementary students for some time. - Public School Board could use Brander Gardens elementary school for Neighborhood 3 for some time. - reduction in student transportation costs for both school boards. - all utilities would then be readily available to service Neighborhood 4 & 5.
disadvantages
- some utilities would have high initial installation costs.
implications
- a layout plan for Neighborhood 3, 4 and 5 would be required. - a right-of-way through Neighborhood 4 would have to be acquired for the gas main. - rights-of-way through Neighborhood 5 would have to be acquired for the water main and the storm outfall sewer main. - the developers of Neighborhood 3 would be liable for either all monies required to construct the storm outfall sewer line or the interest charges on monies borrowed for same until such time as Neighborhood 5 is fully developed.
Replotting Scheme Required
48
Alternative 3 (3 & 4 simultaneously) advantages
- many owners would be involved, creating competition on the market, in this area of the City
disadvantages
- most departments would not be able to acquire that capital required to provide the necessary servicing. - the School Board would not be able to properly develop their staging program.
implications
- the capital costs to provide public facilities under normal budgeting procedures would be prohibited - the staging and development of school facilities under the present Provincial Grant System would be impossible.
49
2.
History
September 5, 1968
The Riverbend-Terwillegar Heights Outline Plan was prepared in two stages. Stage One, the Survey and Analysis Report was presented to the Municipal Planning Commission, when the motion was made and carried.... "that the Municipal Planning Commission receive the RiverbendTerwillegar Heights Outline Plan Preliminary Survey and Analysis Report as information, and that the Planning Department be requested to seek City Council's authority to distribute these to landowners in the area, and the general public."
October 7, 1968
City Council received the Survey and Analysis Report as information and authorized the distribution of the Survey and Analysis Report to the landowners in the area.
March 20, 1969
Following analysis of the survey information the completed Outline Plan was considered by the Planning Commission when it was moved and passed.... "that the Commission approve the Outline Plan in principle. That City Council be requested to approve in principle that part of the Riverbend-Terwillegar Heights Outline Plan within the existing City boundary. That City Council be requested to seek the approval in principle of the Edmonton Regional Planning Commission to that part of the Riverbend-Terwillegar Heights Outline Plan beyond the existing City boundary."
May 20, 1969
Item for City Council, from Director of Planning. Recommendation: "that City Council accept the Riverbend-Terwillegar Heights Outline
Plan as information and instruct the Planning Department to invite submissions by any interested parties, and to report on such submissions when the plan and report are presented to Council for approval at a formal public hearing." City Council Meeting. Concurred in the recommendation from the Director of Planning. Recommendation....
May 27, 1969
"that City Council accept the Riverbend-Terwillegar Heights Outline Plan as information and instruct the Planning Department to invite submissions by any interested parties, and to report on such submissions when the plan and report are presented to Council for approval at a formal public hearing. That a public presentation be made of this outline plan and that all developers be notified, and that all developers, landowners and interested parties be invited to attend." June 26, 1969
Public Meeting held - Centennial Library. Approximately 200 persons attended.
June 11, 1970
Municipal Planning Commission Meeting. Riverbend-Terwillegar Heights Outline Plan Recommended Staging and Implementation Technique; although referring more specifically to the Staging and Implementation for Riverbend-Terwillegar Heights, is also an attempt to provide a technique that could be utilized for the ultimate subdivision of all areas in the City where an outline plan has been approved in principle. From experience gained in other areas where an outline plan had been approved, it became evident that an outline plan must provide, in addition to the general land use pattern and public use needs, a proposed method for implementation and recommendation for staging. The Planning Department prepared and distributed to all members of the Municipal Planning
51
Commission a draft report which contained guide-lines and, if supported by the Municipal Planning Commission and City Council, would allow a developer to subdivide with a minimum of delay. The draft in its final form would illustrate all the requirements and problems that could be encountered in an application to subdivide three distinct neighborhoods in the Riverbend-Terwillegar Heights Outline Plan area. As presented to the Commission, two distinct neighborhoods are detailed, referred in the draft as Neighborhood No. 3 and Neighborhood No. 4. Two areas in the Riverbend-Terwillegar Heights Outline Plan have previously been considered and are completed, these being Brookside (Neighborhood No. 1) and Brander Gardens (Neighborhood No. 2). The main points introduced into the draft report are as follows: 1. 2. 3. 4. 5. 6. 7.
8.
The objective. The physical boundaries of the neighborhoods. School and Park requirements. Circulation system. Density. Recommended staging. Recommendations for the method of acquisition of lands for public companies. A recommended standard format that should be utilized by all developers in submissions for subdivision.
It was moved and passed that.. "1. the draft report be approved in principle and that the recommendations contained therein be adopted as part of the general adoption for the Riverbend-Terwillegar Heights Outline Plan and, that this report be referred to the 2. Commission Board with the request that the Public Works Commissioner discuss the report and its contents with the Public Works Committee." July 6, 1970
The Public Works Committee agreed that the Riverbend-Terwillegar Heights Outline Plan
Recommended Staging and Implementation Technique be laid over until the next Committee meeting. July 13, 1970
The Public Works Committee - Mr. Rodgers reviewed briefly the Riverbend-Terwillegar Heights Outline Plan and outlined the major objectives of the Riverbend-Terwillegar Heights Outline Plan Recommended Staging and Implementation Technique plan which he stated were as follows: 1.
2.
3.
4.
That the area develops in accordance with the principles and objectives of the Outline Plan; To establish and expedite the procedure whereby the developer goes from the Outline Plan stage to the actual physical development; To determine and protect public land requirements and ensure a whole range of urban services are provided in an economical and efficient manner; To provide a means of reference to provide better understanding of the whole process and procedure of outline plan implementation.
It was moved and passed.... "That Mr. Rodgers meet with the developers and that he arrange with the Chairman to meet again with the Committee." August 6, 1970
Subsequently, all major owners were sent the draft report on staging and implementation technique with the request that their comments be submitted to the City Planning Department by September 15, 1970. A resume' of the owners submissions is contained beginning on page 37, Chapter VII. In determining the method of staging, a careful assessment was made of the potential public expenditures in servicing the Riverbend area with public facilities. Three obvious alternatives emerged; develop Neighborhood 3 first, develop Neighborhood 4 first or both simultaneously. All were analyzed, their advantages - disadvantages identified. These have been outlined in Chapter VII, pages 43 - 49 under the heading of C - Resume" of Utility Returns and D. Summary. 53
May 21, 1971
On May 21, 1971, a meeting of the City Planning Department and representatives of the two major developers (Mr. Ed Willems, Western Realty Projects Ltd. Mr. Cam Allard, Allarco Developments Ltd.) was held. Both parties expressed willingness to explore the possibility of their resolving the problems (both financial and physical) created by simultaneous development of Neighborhood 3 and 4. The Planning Department is presently gathering all pertinent data in respect to the financial and physical problems of developing both neighborhoods 3 and 4 simultaneously. This data will be given to the two respective developers for their consideration and possible resolution.
3.
Recommendations
1.
2.
3.
4.
That the whole of the Riverbend Implementation Plan be adopted as the staging, plan development and implementation technique to be used in the development of the three remaining neighborhoods in Riverbend. That the two immediate major developers (Western Realty Projects Ltd. and Allarco Developments Ltd.) be given a complete outline of the problems to be solved if both neighborhood 3 and 4 develop simultaneously. That in the event that the two developers are unable to resolve those problems of simultaneously developing neighborhoods 3 and 4 to the satisfaction of the City that the staging occur in the following manner; that Neighborhood 3 develop first, followed by the development of Neighborhood 4. That the Property and Building Management Department undertake negotiations for the acquisition of those lands required for public housing in both neighborhoods in accordance with City Council's resolution in this regard.
Freeway Acquisition 1. General
- the Riverbend-Terwillegar Heights Outline Plan defines the need and determines the general alignment of the freeway. Development of the Riverbend Neighborhoods south of the existing 45th Avenue alignment should not take place until the City of Edmonton has acquired the freeway right-of-way from 45th Avenue to the Northe boundary of the Town Centre.
2. Methods of Acquisition
- there are three methods available to the City for the acquisition of the land required for the freeway right-of-way.
alternative 1
- direct negotiations with the land owners who are directly affected by the freeway physically traversing their property. Options may be acquired as early as possible for as long a period as possible. By the City exercising the options for the roadway as specifically defined, the City land will not be subject to deductions which actually means that the City will be purchasing gross land and putting it to net use. Early negotiations will likely result in land prices that are mutually acceptable to the land owners and the City. Direct negotiations forego any need for agreements involving other owners within the general area, which from past experience has been difficult to finalize to the satisfaction of alll bodies concerned. Early definement enables all owners and the City to finalize the planning of the balance of the land fully aware of individual requirements.
alternative 2
- alternative 2 for the land acquisition is to predetermine the percentage of the total area required for the freeway and to prorate that requirement to all ownerships in the area. This requires negotiations with all the owners within the Riverbend Neighborhood area and causes considerable difficulty in allocating developable land to each owner's equity. This method was used in West Jasper Place with less than satisfactory results, causing some delay in finalizing individual allocations.
56
alternative 3
- alternative 3 is to utilize proposed legislation which provides for the designation of Transportation Corridors. It is pointed out that there is no certainty as to when such legislation will come into effect nor, of course, has any experience with this method been obtained and there is no certainty that the proposed legislation will prove satisfactory for all bodies concerned.
VIII STANDARD FORMAT FOR SUBMISSIONS
A.
Plan
B.
Report
Statement of Balancing Dedication
58
STANDARD FORMAT FOR SUBMISSIONS
A person who proposes to carry out subdivision of land within the Riverbend-Terwillegar Heights Outline Plan area shall apply for approval of the proposed subdivision in the manner prescribed by The Subdivision and Transfer Regulation. In addition the applicant shall provide the following: A. Plan
1. a total of 40 white ozalid prints of the design plan. 2. which shall show proposed zoning on all parcels in accordance with the categories as formulated by the City of Edmonton Zoning Bylaw.
B. Report
A report is to include all of the following information in table form as shown on the attached standard data sheet; density, projected plan, public reserve, general.
C
The applicant shall state the manner in which he is prepared to provide the balancing dedication (30% less circulation.)
Statement of Balancing Dedication
PUBLIC RESERVE
Ac.
(A) Area of parcels subject to 10% reserve dedication. (B) Reserve dedication . . . 10% of . .
II
•
=
Ac. .
Ac.
Reserve Entitlement (A) Public School Board. . . 52.5% of
Ac. . .
(B) Separate School Board. . 17.5% of
Ac. .
=
Ac.
% of
Ac. .
=
Ac.
(C) Parks and Recreation . . 30
Ac.
Total Entitlement
=
Ac. Ac.
Total Requirements and allocation
III Reserve Balance (A) Public School Board Allocation =
Ac.
Entitle = Ac.
Ac.
Entitle =
Ac.
Entitle = Ac.
Overage = Ac. ,Short
(B) Separate School Board Allocation =
Ac. . Overage = Short
Ac.
(C) Parks and Recreation Allocation =
Total Reserve Shortage. . Overage
61
Overage = Ac. Short
........
Ac.
PROJECTED PLAN
Total area available for subdividing (A) Area Required for Road System (B) Area allocated for School and Park.
Ac. . -
=
Ac.
=
%
Ac.
(C) Area allocated for Apartment Sites . . =
Ac. .
(D) Area allocated for O.P.H. & Public Housing
=
Ac. .
(E) Area allocated for Single Family . .
=
(F) Area allocated for Church Site . . .
% =
%
Ac. .
=
%
=
Ac. .
=
%
(G) Area allocated for Service Station.
=
Ac. .
=
%
(H) Area allocated for Shopping Center. .
=
Ac. .
(I) Area allocated for Private Institution. . . . . .. .
=
Ac. .
.
%
(J) Area allocated for Hospital
.
Ac. .
=
%
(K) Other
=
Ac. .
=
%
TOTAL
Ac.
62
%
100%
DENSITY
TABLE
I GENERAL TOTAL GROSS DEVELOPABLE AREA LESS 40%
TOTAL GROSS DEVELOPABLE AREA
TOTAL NET RESIDENTIAL AREA
II ZONING COMPOSITION ZONING CATEGORY
AREA
% NET RESIDENTIAL AREA
NUMBER DWELLING UNITS
NUMBER PEOPLE
R-1 R-2A R-3 PH-A PH-R TOTAL
100%
III FAMILY COMPOSITION TYPE Preschool Elementary Junior High Senior High Technical Adult TOTAL
R-1
R-2A
R-3
PH-A
PH-R
NUMBER PEOPLE
IV STUDENT DISTRIBUTION TYPE
PUBLIC
SEPARATE
NUMBER PEOPLE
Elementary Junior High Senior High Technical TOTAL
V CLASSROOM DISTRIBUTION TYPE
PUBLIC
SEPARATE
Elementary Junior High Senior High Technical
VI OVERALL POPULATION AND DENSITY TOTAL POPULATION
DENSITY PER GROSS ACRE
64
DENSITY PER NET RES. ACRE