Appendix 8: Airdrie City Plan (Part 2)

February, 2004
Dear Members of the Airdrie Community,
On behalf of Airdrie City Council, I am pleased to present the Airdrie City Plan. This plan is designed to assist the City in implementing its Vision, as adopted by Council, which reads: Airdrie shall be known as the safe, friendly and caring city. Our diverse community shall be the 'best place to raise a family'. Residents shall be even prouder of their vibrant community spirit and their ability to pull together to make things happen! Foresight and effective development planning shall ensure quality housing, parks and leisure amenities, and a growing range of local employment opportunities. Airdrie shall be 'technology friendly' - capitalizing on the opportunities of the information age. With the Plans new focus on the Triple Bottom Line of Social Well-Being, Environmental Responsibility and Fiscal Accountability, we believe that this document sets the right direction for the development of our City as we move into the 21st Century. I would like to take this opportunity to thank all those who helped prepare this Plan, including the many members of City Boards and Commissions, and the Citys administration. Sincerely,
Dan Oneil Mayor
Publishing Information Title: Airdrie City Plan Author: The City of Airdrie Status: Adopted by City Council June 20, 2003 Bylaw B-07/2003 Amended February 17, 2004 Bylaw B-04/2004 Amended February 17, 2004 Bylaw B-05/2004 Amended March 7, 2005 Bylaw B-05/2005 Amended May 5, 2008 Bylaw B-19/2008 Amended July 20, 2009 Bylaw B-29/2009 Printing Date: July 30, 2009
Additional Copies: The City of Airdrie Planning Department 400 Main Street SE Airdrie, AB T4B 3C3 Telephone: 403.948.8848 Fax: 403.948.6567 e-mail: planning.development@airdrie.ca website : www.airdrie.ca
TABLE OF CONTENTS
INTRODUCTION .......................................................................................................................................................5 PART 1 .........................................................................................................................................................................6 GROWTH MANAGEMENT .....................................................................................................................................6 1-1 1A 1B 1C 1-2 1-3 1-4 SOCIAL WELL-BEING ............................................................................................................................7 COMMUNITY SERVICES..........................................................................................................................7 HOUSING STRATEGY...............................................................................................................................7 EMERGENCY SERVICES..........................................................................................................................8 ENVIRONMENTAL RESPONSIBILITY ...............................................................................................10 FISCAL ACCOUNTABILITY ................................................................................................................14 SEQUENCE OF DEVELOPMENT .........................................................................................................16
PART 2 .......................................................................................................................................................................19 LAND USE .................................................................................................................................................................19 2-1 2-2 2-2A 2-2B 2-2C 2-2D 2-2E 2-3 2-4 2-4A 2-4B 2-5 RESIDENTIAL DEVELOPMENT ..........................................................................................................19 COMMERCIAL .......................................................................................................................................24 CENTRAL BUSINESS DISTRICT........................................................................................................24 HIGHWAY COMMERCIAL.................................................................................................................25 NEIGHBOURHOOD COMMERCIAL ................................................................................................26 REGIONAL COMMERCIAL ...............................................................................................................27 MIXED USE COMMERCIAL.................................................................................................................28 INDUSTRIAL ..........................................................................................................................................28 PARKS, SCHOOLS AND OPEN SPACE................................................................................................31 SCHOOLS............................................................................................................................................34 COMMUNITY FACILITIES ................................................................................................................35 AGRICULTURAL OPERATIONS..........................................................................................................37
PART 3 .......................................................................................................................................................................39 TRANSPORTATION AND UTILITIES.................................................................................................................39 3-1 3-2 3-3 3-3A 3-3B 3-4 UTILITIES, PUBLIC AND PRIVATE....................................................................................................39 STORM WATER RETENTION, DRAINAGE AND FLOOD MITIGATION........................................42 TRANSPORTATION ..............................................................................................................................43 NOISE..................................................................................................................................................46 PUBLIC TRANSIT ...............................................................................................................................48 WASTE MANAGEMENT.......................................................................................................................49
PART 4 .......................................................................................................................................................................51 IMPLEMENTATION ...............................................................................................................................................51 4-1 4-2 4-3 HIERARCHY OF PLANS........................................................................................................................51 THE LAND USE BYLAW.......................................................................................................................52 INTERMUNICIPAL PLANNING ...........................................................................................................52
INTRODUCTION
INTRODUCTION
The Airdrie City Plan contains broad policies that influence a wide range of municipal concerns. It is intended that these policies be interpreted as guides in the Citys development management decisions, providing a strategic perspective to such decisions. This Plan fulfils the requirements of the Municipal Government Act as the Citys Municipal Development Plan, and replaces the previous Municipal Development Plan (Bylaw 16/98) as amended, through adoption of Bylaw B-07/2003 and Bylaw B-04/2004. It provides policy direction for future land uses for all areas of the City, parks, open space, community facilities and school site dedication, as well as the design and provision of municipal and other services. The theme of the Plan is set in Part I. The City intends to guide its activities with regard to Growth Management through reference to the Triple Bottom Line of Social well-being, Environmental responsibility, and Fiscal accountability. While these sub-headings contain policies unto themselves, they also provide a theme for the rest of the policy sections of the Plan. Part 2 contains the Citys Growth Management policies as related to the different general categories of land use, while Part 3 deals with major infrastructure issues. Finally, Part 4 describes the means through which the Plan is to be implemented. Every attempt has been made to create a Plan which is easy to understand and navigate. The grouping of policies in subject areas is intended to simplify the readers search for information and comprehension of the plans meaning. The Plan contains reference to several other City of Airdrie policy documents. Rather than attempt to re-state these policies, a detailed listing is included at the back of this Plan.
PART 1 GROWTH MANAGEMENT

The Corporation of the City of Airdrie is committed to a growth management approach that responds to the needs of todays generation without compromising the ability of future generations to meet their needs. As a leader in community building our success is achieved through a commitment to working towards the "triple bottom line of the 21st Century: social well-being, environmental responsibility and fiscal accountability.
1-1
SOCIAL WELL-BEING
1A
COMMUNITY SERVICES
In the context of the Municipal Development Plan, the term "Community Services" is used to refer to the soft services the City provides which affect the quality of life of its residents. These include matters relating to education, health, fire and police protection, libraries, recreation services and other social needs. Delivery of these services may be the direct responsibility of the City or may be provided by various private groups, public agencies or other levels of government. It is the intention and responsibility of the City to ensure that essential services are co-ordinated and continue to be made available to the growing local population. POLICIES 1-1A.1 The City shall continue to co-operate with public and privately operated education, health, social and cultural agencies to ensure that a high standard of community services are available to the residents of Airdrie and that the services provided are responsive to changing needs and funding sources. 1-1A.2 In partnership with provincially funded programs, the City shall continue to support social initiatives, programs and partnerships, which address social needs in accordance with its Social Well Being Strategy. 1B HOUSING STRATEGY
As an urban centre, one of the primary objectives of the City of Airdrie is to ensure that an adequate supply of housing exists which provides for a wide variety of density, style, size, tenure and price. It is the City's intent to provide an aesthetically pleasing, convenient and safe physical environment for both residents and visitors to the area. The needs of all residents must also be considered when reviewing new development and redevelopment proposals. Future residential developments shall be evaluated and reviewed with the goal of encouraging energy efficiency, resource conservation and sustainability. New developments shall be encouraged to provide access to technology and
telecommunication infrastructure necessary to serve home based businesses. POLICIES 1-1B.1 Working in co-operation with various government agencies, non-profit organisations and the private sector, the City shall endeavour to plan for a wide range of housing which meets the needs of various socio-economic groups, seniors and the handicapped.
1-1B.2 The City shall monitor housing development to evaluate whether housing policies and guidelines are being met and shall evaluate opportunities to address specific needs as they arise. 1-1B.3 The City encourages developers to establish design guidelines and architectural controls for housing developments, which enhance interaction and communication, provide a sense of community and are pedestrian friendly. 1C EMERGENCY SERVICES
The location and number of fire and paramedic facilities shall be reviewed on a regular basis and shall be developed in consultation with Emergency Services. The City of Airdrie Emergency Services Master Plan provides goals and objectives for emergency services which should be reviewed and updated on a regular basis. Local police protection shall continue to be provided by contract with the Royal Canadian Mounted Police (R.C.M.P.) and Municipal Enforcement officers. The City shall continue to evaluate the need to create to a civic police department when economically feasible or warranted.
POLICIES 1-1C.1 Emergency Services shall endeavour to preserve and enhance the quality of life in Airdrie by providing an environment that is secure and safe for its residents and to provide fire suppression, fire prevention, advanced life support and rescue services. 1-1C.2 Emergency Services shall endeavour to address public concerns and enhance public awareness, to educate residents with respect to the various roles and responsibilities in provision of emergency services in Airdrie. 1-1C.3 Emergency Services shall develop and maintain a financially responsible and attainable plan. 1-1C.4 The City shall strive to incorporate new fire prevention technologies into the community, which may include the incorporation of sprinkler systems in new residential developments and other initiatives to keep the cost of fire services at a desirable level.
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ENVIRONMENTAL RESPONSIBILITY
Urban Communities can generate significant environmental impacts. High energy consumption, green house gas emissions, land consumption and waste materials generated by households and businesses are factors that must be taken into account in the community building process. It is essential to Airdrie and the surrounding regions quality of life that the City move forward with its environmental programs and take a leadership role in ensuring that our community is an attractive and healthy place in which to reside. Airdrie shall continue to take a leadership role and be exemplary in the area of environmental management. Within the City of Airdrie, certain areas exist that due to their physiographic character or environmentally sensitive nature should be retained in their natural state or protected from incompatible development. The City should take a lead role in ensuring local amenities are identified and protected as required. Environmental considerations form an integral part of the local planning process. Lands identified as having environmental significance or hazardous properties should be identified and addressed in the preliminary planning stages, protected or permitted to continue to perform their natural functions. The City must also ensure resources of a cultural or historical nature are preserved for the benefit of its residents and future generations. The environmental impacts of development, redevelopment and City operations shall be carefully monitored in terms of existing conditions as well as future and cumulative impacts. Wherever feasible the City shall endeavour to mitigate or eliminate activities which are detrimental to the environment. Energy efficient design and construction in new developments throughout the municipality is a means of reducing costs to the developer, homeowner and the City. POLICIES 1-2.1 The City shall encourage the provision of enhanced communication and technological infrastructure to facilitate home based offices. 1-2.2 Developers shall be required to demonstrate how proposed construction projects and new developments contribute to community health, utilise environmentally sound practices and conserve resources.
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1-2.3 The City of Airdrie shall explore alternative waste management and disposal options that reduce the volume of waste generated by the community. 1-2.4 The City shall implement recycling initiatives and seek partnerships with surrounding municipalities with respect to waste management. 1-2.5 The City shall promote waste reduction through public education, recycling and composting programs, user pay and by-law controls. 1-2.6 The City shall plan for adequate sites for recycling collection stations. 1-2.7 The City shall monitor need and encourage the development of storage and sorting areas for recyclable materials in non-residential areas. 1-2.8 The City shall support private and public sector initiatives in the development of environmentally friendly solid waste management projects or systems. 1-2.9 The City shall ensure facilities for liquid and hazardous waste transfer are provided to meet the needs of local residents. 1-2.10 The City shall actively pursue partnerships and initiatives with surrounding municipalities in areas of waste reduction, recycling and other environmental initiatives. 1-2.11 The City shall strive to be a leader in areas of waste reduction, recycling and other environmental initiatives. 1-2.12 Special setback requirements from high pressure pipelines or substations shall be respected and incorporated into subdivision design and new development is encouraged to incorporate existing facilities into the design rather than requiring relocation of the facility. 1-2.13 All development shall respect and maintain the integrity of the Nose Creek corridor and environment.
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1-2.14 New subdivision and development is encouraged to minimise the amount of road required to service a given area. 1-2.15 Developers are encouraged to orient development sites to take advantage of winter sun in order to reduce the cost of heating. 1-2.16 Structures should be sighted so as not to restrict adjacent sites' access to sunlight. 1-2.17 Energy efficient design and construction techniques are encouraged in all structures including the incorporation of water saving devices and fixtures. 1-2.18 Landscaping should be undertaken in a manner that provides natural cooling during summer months and protects development from prevailing winds. 1-2.19 Innovative housing design which reduces total energy demand, material and land requirements is encouraged. 1-2.20 All Community Area Structure Plans and Neighbourhood Structure Plan plans submitted for review shall be accompanied by an Environmental Impact Assessment. 1-2.21 All Community Area Structure Plans and Neighbourhood Structure Plans submitted for review shall be accompanied by an Environmental Site Assessment (Phase 1) and describe what follow up measures are required including determining whether a Phase 2 and/or Phase 3 assessment is required. 1-2.22 All Community Area Structure Plans and Neighbourhood Structure Plans submitted for review shall be subject to provincial review for identification of historically or culturally significant sites. 1-2.23 Major drainage and water courses shall be protected from development, dedicated as environmental reserve and integrated into urban development in a manner which minimises disruption of the natural drainage system. 1-2.24 No development other than parks shall be permitted to occur within the floodway of Nose Creek.
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1-2.25 Development within the flood risk zone may be allowed in accordance with the requirements of The Federal / Provincial Flood Damage Reduction Programme and City standards. 1-2.26 All new developments shall be required to regulate and control surface runoff during and following construction and shall include the incorporation of treatment for storm water run off designed to improve the quality of the runoff entering the receiving body. 1-2.27 The City shall endeavour to retain and improve the natural functions and habitat as well as improve the recreational and scenic qualities of watercourses. 1-2.28 Parks development and operations shall be carried out in a manner which minimises the need for invasive action such as pesticide and herbicide spraying, utilizing natural forms of control wherever possible.
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1-3
FISCAL ACCOUNTABILITY
The ability of the City to provide services to its residents is directly linked to its revenues and its management of municipal finances. Day to day operations and funding for major capital projects must be generated from sources including the municipal tax base, government grants, development levies and user fees. It is the intent of the City to maintain a balanced financial position so that its citizens and businesses are not unduly taxed in the present and future for the provision of required municipal services. New development should not result in long-term costs to the community and must support itself in terms of initial capital expenditures. The City manages development to the extent that it is self-sustaining in terms of capital and operating expenditures and provides a balance between the residential and the non-residential tax base. POLICIES 1-3.1 The City shall manage its debt servicing costs in accordance with its debt management policy and the Municipal Government Act. 1-3.2 The City of Airdrie shall prepare Fiscal Impact Analysis of all Community Area Structure Plan and Neighbourhood Structure Plan documents to ensure that the long term fiscal implications to the City and taxpayer are evaluated. 1-3.3 Non-residential and residential lands in The City of Airdrie shall be developed in a fashion that leads to an assessment split of 40 percent non-residential and 60 percent residential at build out. 1-3.4 The City shall liaise with other levels of government to fully capitalise on available funding programs and grants while seeking to achieve financial independence in terms of capital expenditures. 1-3.5 Local groups and organizations shall be encouraged to take an active role in raising funds and supporting the operation of community facilities. 1-3.6 The initial cost of roads, sidewalks, water, sewer, sanitary and shallow utility requirements in new development areas shall be borne by the proponent of such development.
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1-3.7 The City shall promote the growth of its industrial, downtown commercial, regional commercial and public sectors of the City's economy. 1-3.8 The rate and location of future growth shall maintain a balance between public demand for services and overall fiscal capacity. 1-3.9 Calculations for off-site levies, fees and charges shall be reviewed on a regular basis and amended accordingly to reflect current costs and the rate of inflation.
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1-4
SEQUENCE OF DEVELOPMENT
The City of Airdrie intends to ensure that growth and expansion in all growth areas occurs in an efficient, orderly and economic fashion. Ideally, this would mean development would occur in a contiguous manner in close proximity to existing development and major services. POLICIES 1-4.1 All lands proposed for development shall be required to follow the Hierarchy of Plans process outlined in Part IV of this Plan before subdivision or development may occur. Such plans shall be developed in accordance with The City of Airdrie Guidelines for the Preparation of Area Structure Plans. 1-4.2 Future development shall be permitted only in locations that can be accommodated by logical extensions of the municipal infrastructure, and that follow a logical sequencing of development. 1-4.3 Future development areas shall be subject to Community Area Structure Plans, undertaken by the City or its delegates, when deemed appropriate to ensure the continued supply of land in accordance with Council priorities. 1.4.4 The City shall facilitate the provision of a 5 year supply of serviced land in each major land use category to accommodate short-term growth.
1.4.5 The City shall ensure the provision of a 10 to 20- year planned (CASP) land supply in each major land use category to accommodate medium-term growth. 1.4.6 The City shall endeavour to maintain a 30 year supply of developable land within its municipal boundaries. In unusual circumstances, and where a clear benefit to the City may be demonstrated, the City may consider development "out of sequence" (as in 1.4.2 above) provided the developer agrees to front end the full costs of extending services to a particular area.
1.4.7
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1.4.8
In the event the City agrees to allow out of sequence development and front ending of main services, the City shall undertake to obtain reimbursement to the developer by way of an Endeavour to Assist Agreement, subject to the limitations imposed by provincial legislation and reasonable time constraints.
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PART 2 LAND USE
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PART 2 LAND USE

2-1 RESIDENTIAL DEVELOPMENT
Residential development occupies the greatest proportion of land within Airdries boundaries. The type of development, both in terms of density and form has a direct bearing on the level of satisfaction of existing residents and the ability of the community to attract new residents. Residential development also has a major impact on the finances of the City and its ability to maintain a reasonable level of services in an efficient manner. It is the Citys responsibility to ensure that future residential development occurs in accordance with financial, environmental and social policy goals established elsewhere in this Plan. The Land Use Concept illustrates areas suitable for residential land uses. The areas are identified as General Urban Use. Demand for residential redevelopment is expected to occur in the older areas of Airdrie, including Old Town and the Central Business District. This redevelopment is encouraged within the framework of the Downtown Area Redevelopment Plan and revised structure plan policies for Old Town. The City shall endeavour to facilitate a policy framework for this area allowing for sensitive redevelopment and densification which enhances the economic viability and the architectural character of the area. Regardless of the type or location of residential development, it is the intent of the City of Airdrie to ensure that it occurs in an attractive and efficient manner so that it remains a fiscal and social asset to the community. The changing nature of work and an ageing population shall also have impacts on the styles and types of residential development that is in demand. The opportunity exists for Airdrie to provide housing options which provide identity for and enhance the desirability of the community. Options for innovative residential development which accommodate secondary suites and other housing alternatives for an ageing population should be accommodated in new housing stock. Future residential development should incorporate the infrastructure that facilitates home-work arrangements. Further to this, a wide range of housing opportunities shall act to insulate the City during periods of
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economic downturn in which certain segments of the housing market are less desirable. Providing a range of housing opportunities is necessary for a balanced community, both socially and economically. Affordable housing opportunities shall serve to make Airdrie a more attractive choice for business and industry that require lower wage manpower. Socially, it is important that every segment of the community has access to liveable housing options. This increases the likelihood that all income strata can remain in Airdrie within an established social and familial network or relocate to Airdrie for lifestyle or employment options. POLICIES 2-1.1 In keeping with the Citys fiscal, environmental and land use goals, the City shall ensure through Community Area Structure Plans (CASPs) and Neighbourhood Structure Plans (NSPs) that new communities and neighbourhoods become more sustainable by adhering to the following principles:
Residential land uses shall achieve a minimum density of 7.0 units per net developable acre within all new Neighbourhood Structure Plan areas. Providing liveable and healthy communities that include a mixture of single and multi-unit dwelling types, densities and land uses. Ensuring a more compact urban form that more efficiently utilizes land and infrastructure. Creating areas of higher residential density to take advantage of alternate modes of transportation (i.e. walking, cycling, transit, etc.) and thus reducing the reliance on the private automobile. Ensuring through sound community and neighbourhood design, the development of pedestrian friendly communities and neighbourhoods (providing for and encouraging alternative modes of transport), reducing the reliance on the private automobile.
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Providing attractive public spaces and commerce/business areas (where appropriate) that successfully integrate and support adjacent residential land uses and encourage walking and a vibrant community life.
2-1.2 In co-operation with developers, the City shall endeavour to ensure that a minimum five to ten year supply of serviceable residential land is available in a variety of locations and by a variety of developers. 2-1.3 A high standard of visual amenity shall be incorporated into all new development areas by capitalising on varied visual impressions produced by such features as road configuration, integrated open space, sensitive use of building materials, or colours, landscaping and architectural styles. 2-1.4 Housing developments that provide a range of lifestyle and work alternatives are encouraged. 2-1.5 The City shall seek to provide a flexible mixed housing stock which accommodates all ages (e.g. seniors co-op housing). 2-1.6 All developments are encouraged to incorporate high quality and durable materials in exterior finish which minimise long term maintenance. 2-1.7 Designs which incorporate dead-end or hammerhead lanes are not permitted. 2-1.8 Suitable sound attenuation devices shall be required in areas where residential development is located adjacent to major arterial roadways or railway lines and creative solutions to sound attenuation which complement the aesthetics of an area are encouraged. 2-1.9 Community Area Structure Plans and Neighbourhood Structure Plans shall demonstrate sensitivity to established residential edges with regard to style and density. 2-1.10 The range, style and type of single dwelling development shall be approved in Neighbourhood Structure Plans and
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may be dependent on the inclusion of design features such as, but not limited to: paved lanes, parking pads and driveways; architectural controls; varied front yard setbacks; uniform perimeter fencing including rear garbage enclosures; separated sidewalks and landscaped boulevards; entrance treatments; open space; rear attached/detached garages landscape plan
2-1.11 Small lot detached housing may be allowed provided that such lots form part of an approved comprehensively designed development area, taking into account location, clustering, servicing capacity and the development of a socially cohesive community. 2-1.12 Medium density attached housing developments are encouraged to develop as part of the overall low density development in a manner which blends with, and enhances surrounding land uses. 2-1.13 In addition to small lot and semi-detached dwellings, affordable housing developments are encouraged to take the form of multi-unit complexes, attached housing or suites so as to capitalise on energy efficiencies and reduce land consumption. Such housing shall be designed to blend into the overall streetscape. 2-1.15 The City shall encourage multi unit high density development to locate in proximity to shopping facilities, institutions, parks or open space and have good access to arterial roadways and public transit service. 2-1.16 The City shall investigate the appropriateness of contributing to the supply of rental accommodations by allowing the development of basement suites in existing areas and by promoting an appropriate zoning which allows basement suites in new development areas. 2-1.17 The City shall evaluate the need to establish a social housing stock. If it is demonstrated that a need exists, the
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City shall consider its options in encouraging such development. 2-1.18 An Area Redevelopment Plan shall be completed for Old Town and Big Springs, and shall address the following: Densification strategies Design guidelines for infill development Framework for re-subdivision of existing lots Community vision for sensitive redevelopment Guidelines for commercial development adjacent to existing commercial districts Protection of the current character of the area
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2-2
COMMERCIAL
Within the City of Airdrie, commercial land uses fit into four basic groups: The Central Business District Highway Commercial Regional Commercial Neighbourhood Commercial Mixed Use Commercial Each group has its own particular development characteristics and location criteria which differentiate the uses. 2-2A CENTRAL BUSINESS DISTRICT It is the intent of the City to ensure that the Central Business District serves as the focus for urban life, and remains the primary location for retail, office, civic or community activities, contained in a clearly defined area. As such, the limits of the existing downtown and future expansion areas have been identified in Figure 3. Floor space to ground area ratios are generally higher in this area however the importance of open space and a welldeveloped circulation system is recognized. As a central area, pedestrian movements, good traffic circulation, adequate parking and proper connections to transportation systems and corridors outside the Central Business District must be accommodated. POLICIES 2-2A.1 The area shown in Figure 3 as Central Business District shall function as the primary commercial and business sector in the City. Main uses encouraged in this area are retail trades; offices; personal services; entertainment cultural, and restaurant facilities; public and government operations; major business activities intended to serve the local resident trade area requirements; and residences as secondary uses to the primary commercial activities. 2-2A.2 All development in the Central Business District shall conform to the policies and design guidelines in the Downtown Area Redevelopment Plan.
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2-2A.3 The City shall ensure that an adequate traffic circulation pattern for vehicles and pedestrians is maintained within the Central Business District, including additional crossings of the railway, and the provision for public transit access. 2-2A.4 New developments in the Central Business District shall make provisions for access to public transit. 2-2A.5 Rear service lanes should be incorporated to provide access to parking, delivery and loading areas. 2-2A.6 Residential land uses are encouraged on the periphery of the Central Business District that incorporate amenity spaces for the use of the residential component and that are functionally separated from public areas associated with commercial activities. 2-2A.7 New developments in the Central Business District shall be encouraged to incorporate residential space as a secondary use on second and third floors. 2-2A.8 As part of the Central Business District development, use of existing housing stock in the Central Business District area for suitable commercial uses should be considered as an appropriate transitional use. 2-2A.9 The City shall investigate the provision of strategically located sites for the development of public parking lots. 2-2A.10The City shall consider appropriate transition from residential to commercial use at the periphery of the Central Business District through the adoption of Area Redevelopment Plans. 2-2B HIGHWAY COMMERCIAL
Highway Commercial provides a limited range of commercial and retail services to the travelling public. In Airdrie, these areas are located along the Highway No. 2 corridor and are accessed by service roads paralleling the highway. Future development shall occur at the locations shown in Figure 3.
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POLICIES 2-2B.1 Highway Commercial land uses (directly related to or dependent upon the travelling public) shall be limited to those areas adjacent to Highway No. 2 as shown in Figure 3. 2-2B.2 Access to all sites shall be via existing or approved service roads intended to service the Highway Commercial area. 2-2B.3 The architecture, landscaping, signage and lighting of Highway Commercial developments shall be strictly controlled to enhance the appearance of the Highway 2 corridor. 2-2B.4 Buffering shall be provided between Highway Commercial and residential land uses to prevent possible conflict due to noise, hours of operation, or detrimental visual impact. 2-2C NEIGHBOURHOOD COMMERCIAL Neighbourhood Commercial land uses form part of residential development in subdivisions further removed from the CBD and larger commercial areas. They are included under the heading General Urban Use on the Land Use Concept Map (Figure 3). Uses are normally restricted to those which serve the convenience needs of the local residents. POLICIES 2-2C.1 Neighbourhood Commercial sites should be separated by a significant distance from one another in order to ensure the viability of each site. 2-2C.2 At the Community Area Structure Plan stage, the number of Neighbourhood Commercial sites shall be reviewed and the applicant shall provide a market study that shall: i. ii. Address the sustainability of any commercial sites; and Establish that the size of the site shall not be detrimental to the economic viability of the Downtown.
2-2C.3 Access to Neighbourhood Commercial sites shall be limited to arterial and major collector standard roadways.
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2-2C.4 Neighbourhood Commercial sites are encouraged in residential areas to service the convenience retail and service needs of the immediate catchment area. 2-2C.5 The architecture, landscaping, signage and lighting of all developments in this district shall be strictly controlled to ensure compatibility with adjacent uses. 2-2C.6 Orientation of structures shall maximize accessibility for pedestrians and bicycle racks shall be provided on site. 2-2C.7 Site layout shall take into account traffic circulation patterns, parking requirements and building orientation so as to reduce the impact on adjacent land uses. 2-2D REGIONAL COMMERCIAL Regional Commercial sites are intended to provide a range of commercial goods and services and function as an employment node for Airdrie and the surrounding trade area. It is the intent of this Plan that the number of Regional Commercial sites in the Plan area be strictly limited and controlled in order to protect the vitality and viability of the Downtown. Regional Commercial sites shall not be considered without meeting the requirements of this Section. POLICIES 2-2D.1 Prospective Regional Commercial sites shall be evaluated based on the following criteria: i. Forecasted changes in the total population of the anticipated market area (i.e. timing and scale of new residential areas being developed). Compatibility with proposed or adopted policies. The impact of the development on the street system and its capacity to handle the increase in traffic. Demand for an employment base for a significant sector of the City. Distance and physical separation from other Commercial sites in the City.
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ii. iii.
iv.
v.
PART 2 LAND USE
2-2E MIXED USE COMMERCIAL This Plan identifies areas of the City where the location of Commercial development is appropriate, but where such location will conflict with existing residential land uses, and where other strategic municipal interests such as employment centres or other municipal priorities can be accommodated. In order to promote the best combination of development proposals in accordance with the Citys goals, developers are challenged to create innovative hybrid land use schemes which capture viable commercial markets, but create acceptable interfaces with residential cells. Scale and architecture of buildings, specific ranges of commercial uses, and blending of residential and commercial uses within such sites shall be investigated within the Community Area Structure Plans for such sites. POLICIES 2-2E.1 Developers of lands shown as Mixed Use Commercial in this Plan shall provide for design and specific uses which enhance the interface between conventional residential and commercial cells.
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INDUSTRIAL
The economic well being of the City of Airdrie is largely dependent on its ability to retain existing industries and encourage new industrial growth to locate in the community. The City is well positioned to maintain a strong industrial base due to its access to major road and rail transportation routes, as well as its proximity to the Calgary International Airport. These facilities provide easy, economical access to local, regional and international markets making the City an attractive place for industry to locate. For Airdrie to remain competitive, it is important that a supply of industrial land, serviced and unserviced, is continually made available and appropriately marketed to the business community.
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It is also important that the industrial activities that operate locally do not adversely affect the lifestyle and enjoyment of the residential sectors of the City. Direct access to major transportation routes, adequate buffering and directing heavier industrial uses away from residential areas shall ensure all land use components of the community shall operate in relative harmony. As a general rule the City shall promote the development of clean light industrial, light manufacturing, processing, warehouse, distribution, office and high tech facilities, business parks and warehouse retail developments. Heavier industrial proposals shall only be contemplated where the proposed location ensures minimal offsite effects to surrounding uses and traffic corridors. POLICIES 2-3.1 Industrial land uses shall be directed to the lands in or adjacent to the existing industrial park in Northeast Airdrie and as lands become available, to the future south industrial park adjacent to Highway No. 2. (see Figure 3). 2-3.2 At the Community Area Structure Plan stage, where different categories of Industrial uses are contemplated, these shall be clustered in distinct cells, rather than as homogeneous industrial tracts. 2-3.3 Industrial areas shall be provided with direct linkages to major transportation routes and mixing of industrial and residential traffic shall be discouraged. 2-3.4 The City shall ensure the adequate provision of transit routes linking residential areas with industrial development. 2-3.5 Industrial development should incorporate open space and amenity areas for the benefit of the employees, and sidewalks or pathways should be included to allow access to all sites from future transit routes. 2-3.6 Industries which may be considered offensive by virtue of noxious emissions, noise, vibration or outside storage may be restricted and may be required to incorporate certain measures to ensure the integrity of surrounding areas are not jeopardised. 2-3.7 Industrial development adjacent to existing or future residential areas shall be subject to special controls,
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including screening, buffering, fencing, or other mitigating measures, to ensure compatibility. 2-3.8 Industrial buildings visible from major transportation routes shall incorporate high standards of landscaping, lighting, signage, exterior finish and architectural interest. 2-3.9 Existing industrial land uses located in areas other than designated industrial parks shall be discouraged from expanding and encouraged to relocate to more suitable locations.
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2-4
PARKS, SCHOOLS AND OPEN SPACE
The provision of an attractive, multi-functional open space system is a high priority for Airdrie residents. In order to meet the needs of our community, the system must provide structured parks containing facilities for formal, high intensity recreational activities, unstructured parkland for spontaneous low intensity recreational activities and natural areas for the maintenance and protection of natural processes and observation and interpretation of the natural landscape and wildlife. Further, as Airdrie is not provided with many natural features which augment the supply of open space with Environmental Reserves, the majority of the system must be dedicated as either credit Municipal Reserves or Public Utility Lots. Therefore, the available supply of open space in Airdrie is limited. In order that the open space systems in the city meet as many of our citizens needs as possible, the City must encourage these systems to fulfil many functions within the urban fabric: Active Play Space Passive Recreation Space Natural Ecosystem Buffer Space and Ornamentation Schools and other Institutions Public Utility Functions
To maximize the benefit of its investment in open space, it is the desire of the City of Airdrie to enhance all aspects of the open space system to meet a variety of needs. Careful allocation of reserves, efficiency in design, and the possibility of multiple benefits from each square foot of land wherever feasible, allowing for both activity and solitude, shall ensure that our open spaces are at the same time functional, safe, attractive, and easy to maintain. The Citys predominant natural feature, Nose Creek, holds centre stage in the Citys open space plans. In addition to providing for many of the above needs, it is the Citys only significant wildlife corridor. Respect for the natural environment as it appears in Nose Creek is of major interest to the public, as well as to our municipal neighbours.
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PART 2 LAND USE
POLICIES 2-4.1 The City of Airdrie shall update and maintain The Urban Parks Master Plan detailing development programs, timing and standards for the development of open space, parks and pathways. 2-4.2 Priority shall be given to the maintenance and enhancement of Nose Creek and East Lake Park as Airdries principal natural environments. 2-4.3 As development occurs, the Nose Creek open space corridor shall be expanded so that it forms a continuous parkway system between the north and south limits of the City. 2-4.4 Environmental Reserve shall be provided as required adjacent to and including major watercourses and drainage areas, and land may be augmented with Municipal Reserve to ensure the open space is functional and continuous pathway systems can be constructed. 2-4.5 The City supports development of pathways linking Airdrie with the M.D. of Rocky View and City of Calgary via a continuous Nose Creek Park system. 2-4.6 New development areas shall provide linear parkway systems, where possible linking school sites, recreation facilities and major open space areas such as Nose Creek to the rest of the community. 2-4.7 The provision of regional and local pathways and local tot lots or playgrounds shall be detailed in a park concept plan approved by the Airdrie Regional Recreation Board at the Neighbourhood Area Structure Plan stage. 2-4.8 All open space areas and facilities shall be designed to enhance the safety and security for the individual and the neighbourhood using generally accepted principles of Crime Prevention Through Environmental Design.
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PART 2 LAND USE
2-4.9 Emphasis shall be placed on the provision of useable open space when dedicating credit Municipal Reserve. Walkways which solely provide connections between streets and facilities shall be provided as part of the road system or as Public Utility Lots. 2-4.10 Private open space and recreational facilities shall be encouraged to complement and augment the recreational facilities and open space areas provided by the City of Airdrie. 2-4.11 Major entry points into the City including the Highway 2 corridor should incorporate a higher level of landscaping and serve as attractive entries into the community. 2-4.12 The City supports the preservation and enhancement of publicly and privately owned trees and their contribution to the Citys health and appearance. 2-4.13 Where storm water retention facilities are provided, they shall be dedicated as public utility lots, designed to enhance open space and its usage as well as to avoid water stagnation problems. 2-4.14 Portions of dry pond areas lying above the 1:5 year flood elevation may be eligible for Municipal Reserve credit provided the location, design and development coincide with the Citys open space needs and concerns. 2-4.15 Where dry ponds are being considered in conjunction with school sites, priority shall be afforded to school and recreational needs. 2-4.16 Dry pond areas may be eligible for partial reserve dedication provided the location, design and development coincide with local needs and concerns.
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PART 2 LAND USE
2-4A SCHOOLS The provision of a high-quality school system is another component of life style which has been identified as a high priority for Airdries citizens. The City shall continue to provide its share of this vital community need by ensuring a suitable supply of land for schools is made available through the planning process. The primary responsibility for the provision of schools and education to the residents of the City lies with the Rocky View School Division No. 41 and the Calgary Roman Catholic Separate School District No. 1. However, it is also recognized that there is a limited amount of public land available and that consideration to public open space and parks must be given in addition to school needs. Communication between the Boards and between the Boards and the City is essential to insure that the needs of the boards and the community are met in an efficient manner. Facilities should be developed with the goal of meeting community needs. Community schools, where the need for bussing can be kept to a minimum, are desirable. New school sites and facilities should be designed and located in a manner which maximises the opportunity for joint use of land and buildings between both the community and the respective school boards. It is recognized that the complexities of capital funding for schools create a special challenge for the two School Boards. The needs of the student population are ever changing, often more rapidly than the ability to build new schools, or significantly modify existing ones. Flexibility in all aspects of the planning of schools is vital if these needs are to be addressed to the maximum benefit of the Citys student population without detrimental impact on the rest of the community. Where feasible, the City and the two School Boards are encouraged to work in conjunction with the Municipal District of Rocky View to insure that contributions are made toward the acquisition and development of school sites in proportion to the number of Municipal District students who attend school in Airdrie.
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PART 2 LAND USE
Sites suitable for school use shall be shown in Community Area Structure Plans to facilitate long term school planning needs as well as to support good community design. School locations shown in Community Area Structure Plans are encouraged to allow for joint use of sites by more than one school, sharing facilities where appropriate. The City shall maintain its reciprocal development, maintenance and use agreements with the School Divisions to optimize the benefits to the Boards and the community. POLICIES 2-4A.1 All new developments or subdivisions shall consider the land requirements of the affected School Boards in the development of their plans. 2-4A.2 The City and the two School Boards should develop a joint school site planning committee to assist the City in locating and allocating potential school sites. 2-4A.3 The City and the two School Boards should work together to design school sites to maximize their benefit to all users, while providing for efficiencies in operation and maintenance. 2-4B COMMUNITY FACILITIES The population of Airdrie and the surrounding area is well served by a wide variety of quality recreation, leisure and cultural amenities. These amenities enhance and contribute to the quality of life that Airdrie residents enjoy. In terms of our communitys image and identity, it is clear that our recreation, leisure and cultural opportunities are often cited as the drawing card for new residents. The existing inventory of facilities and amenities (swimming pool, arenas, performing arts theatre, splash park, soccer pitches, base-ball diamonds, paved pathways, community hall, curling club, tennis courts and museums) are meeting the community needs; however, as growth occurs these facilities shall need of additions in the way of complimentary and expanded services. This shall require creative partnering and in-depth consultation with community to plan and build for the future. As new residential development occurs to the west, land shall be made available to accommodate
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PART 2 LAND USE
the long term needs of the community and to ensure a balance of facilities and amenities to meet the varying needs. Municipally run community facilities are expected to incorporate the concept of user pay to cover ongoing maintenance and operating costs, and look at unique partnerships to raise capital and/or provide new or upgraded services in the future. Currently the development and operation of facilities has been made possible by partnerships/co-operation between the City and community groups and organizations. The Citys history and tradition of community participation and partnership in facility development should be celebrated and fostered. It is essential that long range planning take place which identifies and makes provision for future needs. The quality, character and desirability of a community is demonstrated through the quality of and commitment to community facilities. The City shall provide these services itself or in partnership with the private sector or other parties. Institutional land uses include activities related to recreation, health, welfare, educational, religious and government or related uses and activities. These may appear within the General Urban Use sectors of the City, as well as in the downtown commercial core. Others may have much higher or specialized land requirements and, therefore, must be identified separately. POLICIES 2-4B.1 The City shall develop and maintain a 10 Year Capital Plan to provide for the assessment of community needs and prioritize facility construction in accordance with the Citys financial resources. 2-4B.2Wherever possible, major community facilities should be located on municipally owned land other than dedicated reserves thereby maximising the amount of open space and green area available for use by the citizens of Airdrie. 2-4B.3 Facilities such as baseball diamonds and soccer pitches should be provided as need and support is demonstrated and may form part of the overall open space plan and municipal reserve dedication. 2-4B.4 The City shall proactively pursue community and corporate participation and support in the development of new and expanded community facilities.
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PART 2 LAND USE
2-4B.5 The City shall promote and support development of cultural facilities to coincide with population growth. 2-4B.6 The City shall continue to support a centrally located library facility and provide for expansion in response to population growth. 2-4B.7 Sites for religious assemblies shall be located so as to reduce traffic and parking impacts on adjacent development while still providing community access and support. Where these facilities are developed in General Urban Use lands, they shall incorporate a high standard of landscaping and design. 2-4B.8 Institutional uses shall be of a scale and character that complements the established or proposed use of the surrounding area. 2-4B.9 At the Community Area Structure Plan level, the City shall make provision for Emergency Services facilities as identified in the Emergency Services Master Plan. 2-4B.10The City shall work in conjunction with all agencies to facilitate and/or develop programs and facilities for informal youth oriented activities. 2-5 AGRICULTURAL OPERATIONS
Effective April 30, 2002, section 632(3)(f) of the Municipal Government Act required that all Municipal Development Plans contain policies respecting the protection of agricultural operations as defined by the Agricultural Operations Practices Act. As an urban municipality, the City of Airdries Land Use Bylaw does not designate specifically an Agriculture land use category. However, there are various agricultural uses occurring on lands annexed and reserved by the City for long term urban growth purposes. Such uses are both permitted (extensive agriculture) and discretionary (intensive agricultural) in nature and it is the intent of the City to allow such lands to be retained for agricultural production for as long as possible. In addition, it is important to note that the City of Airdrie / Municipal District of Rocky View Intermunicipal Development Plan provides the mechanism through which planning issues on
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PART 2 LAND USE
lands bordering both municipalities are addressed. Through polices contained in the City of Airdrie / Municipal District of Rocky View Intermunicipal Development Plan, additional policies with respect to the subdivision and development of agricultural land both within and adjacent to the City is provided. Such policies provide additional protection to existing agricultural operations in and around the city. POLICES 2-5.1 The City of Airdrie shall respect existing agricultural operations until such time that those lands are required for urban growth purposes.
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PART 3 TRANSPORTATION AND UTILITIES

3-1 UTILITIES, PUBLIC AND PRIVATE
Utility services within the City of Airdrie fall under two categories. Public utilities include those services provided by the City and operated in a self-sustaining fashion, such as the water supply system, as well as the sanitary sewerage system and municipal waste. Other utilities are provided by private companies under agreement with the City. These private companies often work with each other in the sharing of line assignments and rights-of-way. The private utility services are all capable of extending existing services to accommodate anticipated growth within the City. All utility companies co-operate with the City in reviewing subdivision and development plans in the early planning stages to ensure sufficient capacity can be made available and that locations for their facilities can be established. POLICIES 3-1.1 All new development areas shall be required to be serviced by all utilities including municipal services and private utilities. The location of these utilities is to be identified at the earliest possible time in the planning process. The City shall strive to insure that utility easements and rights of way are located in a manner which maximises utilisation, respects the natural environment and enhances the opportunity for the rights of way to complement the open space system. 3-1.2 Developers shall be solely responsible for the installation of services to municipal standards necessary to service their development. Oversizing of utilities with cost recovery may be required to facilitate future development. Contributions to trunk services through off-site levies are reviewed periodically and shall be determined through the development agreement process for a specific area. 3-1.3 The sizing of sanitary sewer and water facilities shall be based on the ultimate patterns of development within the various catchment and pressure zone areas. Consideration for continuous development shall be designed for.
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3-1.4 No new development shall be permitted until such time as utilities and transportation facilities can be provided in an adequate and cost effective manner or unless all costs associated with the provision of such services are borne by the landowner. 3-1.5 New development shall not be allowed on lands that are not contiguous to existing development or within 300 metres (as measured along the length of the facilities in question) of existing municipal servicing capacity, as determined by the City, and subject to Part I, Section D of this Plan. 3-1.6 Generally, all new development shall incorporate underground services into the design. 3-1.7 Utility rights-of-way and public utility lots shall be provided at the time of subdivision. 3-1.8 Special setback requirements from high pressure pipelines or substations shall be respected and incorporated into subdivision design, and new development is encouraged to incorporate existing facilities into the subdivision design. 3-1.9 Utility companies are encouraged to maximise utilisation of rights of way and service trenches. Facilities shall be creatively designed and located to provide linear open space connections and be as inconspicuous as possible.
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3-2
STORM WATER RETENTION, DRAINAGE AND FLOOD MITIGATION
The urbanization and development of land results in changes to natural drainage systems, thereby increasing the amount of overland flow during rainstorms. The situation has impacts on the natural water courses in the area in terms of wildlife habitat, flooding and pollution. The City recognises that adequate mitigation measures must be instituted to reduce the negative impacts on the natural and built environment. Runoff within the City is currently discharged either directly into Nose Creek or through various storm retention systems. The capacity of these systems is limited and alternatives must be incorporated to improve the environment of these ecologically sensitive areas and prevent the need for costly remedial improvements. It is mandatory that the City of Airdrie regulate the rate and quality of flow from new development areas to preserve the existing systems and limit municipal liability. Additional issues and objectives relating to storm water retention and drainage are contained in the City of Airdrie Environmental Management System Manual, and the City of Airdrie Master Drainage Study. The Nose Creek drainage basin incorporates an area of approximately 100 square kilometres. In 1993 Environment Canada carried out a Hydraulic Study of Nose Creek in the City of Airdrie to delineate the floodway and flood fringe within the Cities Boundaries. This study was augmented by the Federal/Provincial Flood Damage Reduction Programme in 1997 which updated the flood risk maps pertaining to the City. Together, these documents shall be used as tools to evaluate and make recommendations regarding developments proposed within the Nose Creek corridor. In addition, the citys obligations under the Intermunicipal Development Plan shall be considered. POLICIES 3-2.1 Direct runoff into Nose Creek from new developments shall not be permitted. 3-2.2 All developments shall be required to institute measures to restrict flow and siltation in a manner suitable to the City and Alberta Environment.
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3-2.3 New developments shall install storm water retention facilities as a means of preventing direct drainage to existing watercourses. Stormwater lakes shall be dedicated as public utility lots. 3-2.4 Stormwater retention sites shall be designed to enhance open space and its usage as well as to avoid water stagnation problems. 3-2.5 The location and need for snow storage facilities should be addressed through a storm water management plan and areas should be provided through the planning process. 3-2.6 The city shall explore and, where deemed appropriate, encourage the use of naturalised wetland and wet pond areas as treatment for storm water in new development areas. 3-2.7 Commercial and Industrial developments shall treat all storm water originating on site by installing oil and grit separators as prescribed in the City of Airdrie Sewer Bylaw and relevant servicing standards. 3-3 TRANSPORTATION
An efficient transportation system in Airdrie is crucial to the desirability of the community as a place to live and work, both in terms of intra-urban movements and in Airdrie's case, commuter movements to other centres. The City has little control over local roads in the M.D. of Rocky View or for highways outside of its boundaries and must rely on co-operation with other authorities to ensure that everyone benefits from the regional road system. The Intermunicipal Development Plan provides for cooperation with the MD of Rocky view in the planning of the road system, where intermunicipal interests are identified. Internally, it is incumbent upon Council to insure that safe, well maintained traffic flow is provided within the City and to connections with the regional road system. To this end, Airdrie has developed the Airdrie Transportation Study to guide long term growth and transportation requirements.
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In addition to road systems, parking control and pedestrian or bicycle pathway systems must form part of the overall transportation plan. Increasing public awareness in the environment as well as increased emphasis on leisure activity suggest that pathway systems be incorporated into transportation corridors where reserve and open space is not available for that purpose. An efficient road system is of no value if parking areas are not available when a destination is reached. As such, parking standards developed in relation to anticipated traffic flows and alternative modes of transport form an important component of the overall transportation system. In all developed transportation systems, handicapped accessibility shall always be a design consideration. In considering options for meeting future transportation needs serious consideration should be given to developing a commuter rail link to the City of Calgary. The City of Airdrie is ideally located in terms of the location of the Canadian Pacific rail line and the potential to establish a link with the City of Calgary light rail transit system. The development of a transit terminus station could serve as the catalyst for the development of a new commercial/residential node. Long range planning initiatives must address the need to incorporate higher density developments in association with future commuter rail stations. POLICIES 3-3.1 The Airdrie Transportation Study and updates shall be the primary document used in determining the overall transportation network within the City of Airdrie. 3-3.2 The Airdrie Transportation Study shall be reviewed on a regular basis and updated as required to ensure its policy and direction remain current with the needs and financial capabilities of the municipality. 3-3.3 The City shall ensure that the development of transportation facilities is co-ordinated with the development of new areas and address the location, type and intensity of the land uses and density or distribution of the population. 3-3.4 The planning, design and construction of all major roadways shall be undertaken in a manner to minimise the effects of noise, fumes and traffic hazards on existing and future residential development. Emphasis on community
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well being and aesthetics is encouraged in addition to standard engineering requirements. 3-3.5 School Boards are encouraged to consider the movements of school buses adjacent to residential areas and within individual school sites when making requests for new sites at CASP and subdivision review stages. 3-3.6 The City shall maintain a standard of roadways appropriate to the intended use. Variation of City standards may be approved in circumstances provided supporting documentation is submitted to justify the proposed changes and where the changes complement the development of a unique community. 3-3.7 Land requirements for major arterial roadways, highways and required interchanges, shall be protected. (See Figure 5) 3-3.8 The City shall work with the M.D. of Rocky View and the City of Calgary to protect road allowances within the Intermunicipal Plan Area for use as potential major urban roadways. 3-3.9 The City shall continue to foster and promote transportation strategies which make more efficient use of existing facilities and reduce environmental impact (e.g. commuter rail link, public transit, car pooling, pathways). 3-3.10 Establishment of a municipal parking authority should be considered to expand control over the supply and use of parking facilities in the main commercial areas. 3-3.11 All new developments are expected to provide adequate off-street parking. Cash-in-lieu of parking requirements may be allowed in consideration of the development's access to public transit or municipal parking facilities. 3-3.12 The City shall consider the establishment of a long range plan for non -motorised transportation to be incorporated into the over all transportation plan, to identify future connections and required rights of way and infrastructure. 3-3.13 Road rights-of-way should make provision for landscaping, tree planting and walkway or pathway systems. Pathways form part of the overall transportation system and therefore
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shall be dedicated as part of the road rights-of-way. Roads and pathways should be constructed simultaneously. 3-3.14 The City shall develop and maintain a sign Bylaw which co-ordinates and controls the development of commercial advertising signs and structures on lands bordering provincial highways and arterial roads. Any advertising which is approved should be in keeping with a co-ordinated theme which enhances the Citys image. 3-3.15 Where appropriate the City shall review and incorporate traffic calming techniques and design standards which slow traffic and enhance safety. 3-3.16 The City shall review measures to restrict or eliminate on street parking in appropriate areas as part of an investigation of revised road standards. 3-3.17 The Highway 2 Corridor through Airdrie should be evaluated with the goal of enhancing the appearance of this corridor. Provisions for information pull outs, directional signs landscaping and entrance features should be evaluated and implemented in conjunction with the Province. 3-3.18 Future transportation planning initiatives shall address the need to improve east-west pedestrian and traffic circulation. Emphasis shall be placed on improving movements across Highway 2 and the railway tracks 3-3.19 All new developments shall incorporate wheel chair and stroller access. 3-3A NOISE The urban development pattern results in a number of situations and activities that produce ambient noise levels above what is normally acceptable to human comfort. Excessive noise levels reduce the quality of life and attraction of people to certain areas if exposure is not controlled. In the City of Airdrie, three major noise pollutants must be factored into construction practices and land use design. Major road systems, particularly Highway No. 2, produce high noise levels 24 hours a day. In addition, rail traffic may produce
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unacceptable noise levels intermittently throughout the day and night. Most of Airdrie is outside the Airport Vicinity Protection Area of the Calgary International Airport but may still be affected at certain times or under certain atmospheric conditions. In addition the Airdrie Airport has noise generation potential. Future growth areas and development must be cognisant of flight patterns from both airports. It is the intention of the City of Airdrie to ensure its residents are protected from the effects of these noise sources as well as other noise generators consistent with an urban lifestyle. POLICIES 3-3A.1 New residential developments should be concentrated away from existing and proposed major transportation routes. 3-3A.2 Where necessary, new developments shall incorporate berms, fencing, landscaping or a combination of all three in order to mitigate excessive noise levels. The aesthetics of the area shall be taken into consideration when determining appropriate measures. 3-3A.3 Developers are encouraged to incorporate design features into neighbourhoods and individual buildings which reduce the impact and broadcast of excessive noise levels. 3-3A.4 The City shall maintain a liaison with other authorities with regard to expansion plans or usage changes of the International Airport and Airdrie aerodrome to ensure such changes do not have a negative impact on the lifestyles of Airdrie residents.
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3-3B PUBLIC TRANSIT Since 1992, when the City disposed of its full transit system, transit service has been provided in the form of a Dial-a-bus service. Nevertheless, in the future, the City may need to consider the return of a full transit system. Provision should be made in the planning of roadways and pedestrian connections to accommodate future transit options. In light of the significant amount of commuter traffic which takes place between Airdrie and the City of Calgary, opportunities for developing a commuter rail link with the City of Calgary should be evaluated. Future planning should incorporate adequate land and right of way so that the development of such a link is not unduly encumbered land adjacent to the future corridor should be zoned to accommodate complementary uses and adequate parking. POLICIES 3-3B.1 Transit routes within the City shall be maintained and updated as required to ensure continued public access between neighbourhoods and major destinations. 3-3B.2 Walkways from and through residential areas to bus routes should be incorporated into the design of the areas to maintain distances to transit stops or stations within acceptable limits. 3-3B.3 The location of major trip generators and attractions should be such that it optimises transit routes and their extensions. 3-3B.4 Land shall be identified in the central core for the future development of an inter-urban transit facility. The site should be capable of handling buses in the short term and ultimately be capable of facilitating rail or light rail commuter services. The City shall endeavour to secure land adjacent to the tracks for this purpose. 3-3B.5 Transit facilities and services should make provision for handicapped or special needs access.
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3-4
WASTE MANAGEMENT
Urban communities tend to generate more waste material than the immediate environment is capable of handling and as such, disposal facilities must be created to handle the volume of material. The City of Airdrie views waste disposal as a challenge and is intent on reducing the amount of waste going for disposal in municipal landfills to 500 kilograms per capita per year by the year 2010, for the benefit of its residents' quality of life, surrounding communities and the natural environment as a whole. Airdrie shall continue to take a leadership role and be exemplary in the area of waste management. The City of Airdrie Environmental Management System Manual provides objectives and direction in the area of waste management. The City shall continue its commitment to recycling and seek partnerships with surrounding municipalities. POLICIES 3-4.1 The City of Airdrie shall continue to transfer solid wastes to landfill facilities. Options for reducing the volume of waste and alternative waste management and disposal options shall be investigated and where feasible pursued. 3-4.2 The City shall actively promote waste reduction through public education, recycling and composting programs, user pay and, if required, by-law controls. 3-4.3 The City shall ensure that adequate sites are provided for recycling collection stations through its ongoing subdivision and development reviews. 3-4.4 The City shall monitor need and encourage the development of storage and sorting areas in industrial districts for recyclable materials. 3-4.5 The City shall support and work with private enterprise and local authorities in the development of environmentally friendly and less land intensive solid waste management projects or systems. 3-4.6 Where feasible, the City shall ensure facilities for liquid and hazardous waste transfer are provided to meet the needs of local residents.
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3-4.7 The City shall actively pursue partnerships and initiatives with surrounding municipalities in areas of waste reduction, recycling and other environmental initiatives. 3-4.8 The City through its business activities and operations shall strive to be a leader in areas of waste reduction, recycling and other environmental initiatives. 3-4.9 The City shall promote and encourage backyard composting by residents. In addition efforts shall be made to establish and operate a centralized composting facility to handle compostable materials generated through city operations and to provide for composting of larger volumes of compostable materials generated by residents.
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PART 4 IMPLEMENTATION
4-1 HIERARCHY OF PLANS
POLICIES 4-1.1 When annexation of new lands occurs, The City of Airdrie shall prepare a Growth Area Management Plans for the annexed lands as a prelude to the acceptance of Community Area Structure Plans and/or Neighbourhood Structure Plans submitted on behalf or by Landowners and developers. 4-1.2 Growth Area Management Plans refer to large blocks of land, and shall address, among other things: Community Vision and Priorities Topographic considerations Access and Servicing considerations General Land Use Categorization (land split between Urban Residential and Urban Nonresidential( Open Space, Industrial, Commercial and Public)
4-1.3 Community Area Structure Plans and Neighbourhood Structure Plans shall be prepared by the City or its designate in accordance with The City of Airdrie Guidelines for the Preparation of Area Structure Plans, available from the Citys Planning Department. 4.1.4 Community Area Structure Plans shall be considered by the City where they are deemed by City Council to meet the Citys strategic priorities, long range plans and policies, and where they promote the orderly and economic development of the City. Outline Plans are renamed Neighbourhood Structure Plans and may be the subject of a bylaw approved by City Council.
4.1.5
4-1.6 Outline Plans in existence prior to the adoption of the Airdrie City Plan shall continue to be in effect.
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4-2
THE LAND USE BYLAW
The Land Use Bylaw and the associated Land Use Map are important tools used in the implementation of the policies and standards in the Airdrie City Plan. Some revisions to the Bylaw may be required to fully enact and enforce the policies adopted in this Plan. In general, any proposed resolution considered by Council, application for subdivision or development must be consistent with the land use policies and design guidelines set out in the Airdrie City Plan. 4-3 INTERMUNICIPAL PLANNING
In August of 2001, the City and the M.D. of Rocky View jointly adopted the City of Airdrie / M.D. of Rocky View Intermunicipal Development Plan. This document outlines policies and procedures to enhance the communication between the two municipalities regarding matters of planning concern. It also outlines general parameters for development within the defined Plan Area, specifies future long-term growth option areas for the City and formalizes a framework for local regulation of development in areas of Intermunicipal or regional concern, such as the Highway #2 Corridor or the Nose Creek corridor. Sections of the Intermunicipal Development Plan and subsequent planning initiatives have defined several joint planning areas. It is anticipated that both municipalities shall co-ordinate the planning of development within these lands as demand and municipal resources allow, and in keeping with the established planning policies in each municipality. It is clear that no municipality can exist or operate in isolation from it s neighbours. Although cross-jurisdictional effects are often difficult to quantify, there can be no doubt that they are significant. It is believed that an attitude of cooperation amongst municipal neighbours and a broad perspective regarding economic and environmental health are f direct benefit to the City itself. It is the desire of City Council to be a sustaining and committed member of such intermunicipal initiatives as the Calgary Regional Partnership, the M.D. of Rocky View Intermunicipal Committee, the Nose Creek Watershed Partnership and other such interminicipal initiatives.
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POLICIES 4-3.1 The City shall maintain an open dialogue with the M.D. of Rocky View with regard to land use, transportation, infrastructure, recreation and environmental issues affecting both municipalities. 4-3.2 The City should allow for a reasonable level of development to occur in the Intermunicipal Plan Area provided that no negative impact exists towards the lifestyle and comfort of Airdrie residents, future expansion of the municipal boundaries, continuity of uses or municipal facilities and infrastructure. 4-3.3 The City shall maintain a liaison with the City of Calgary particularly in regard to the impact of development on the shared utility services and major transportation corridors. 4-3.4 In consultation and co-operation with the M.D. of Rocky View the City shall seek to incorporate lands within the City boundaries which allow for a reasonable area for growth and development. As a general rule this should represent a 30-year land supply. Beyond this point the City shall seek to establish an intermunicipal agreement area in which consultation occurs regarding the intensity and nature of development.
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DOCUMENTS REFERENCED IN THIS PLAN Note: Documents referenced in the text of this Plan are not dated. The dates shown below are the most recent iterations of these documents at the time of printing.
The Downtown Area Redevelopment Plan, 1999. (Bylaw 24/99) The City of Airdrie Emergency Services Master Plan, 2003-2008 The City of Airdrie Environmental System Manual, 1997 Federal/Provincial Flood Damage Reduction Programme, 1997 (Updated December 2000) The City of Airdrie Guidelines for the Preparation of Area Structure Plans, 2000. The City of Airdrie Growth Study, 2000 The City of Airdrie Growth Area Management Plan 2003/04 The City of Airdrie / M.D. of Rocky View Intermunicipal Development Plan, 2001 The City of Airdrie Master Drainage Study (draft 2002). The City of Airdrie Social Well-Being Strategy, 2003 The City of Airdrie Sewer Bylaw No. 936 The Airdrie Transportation Study, (updated 2000) The Urban Parks Master Plan, 1993

Appendix 8: Airdrie City Plan (Part 2)

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Appendix 8: Airdrie City Plan (Part 2)

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February, 2004

Dear Members of the Airdrie Community,

Dan Oneil Mayor

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 1 GROWTH MANAGEMENT

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PARKS, SCHOOLS AND OPEN SPACE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 2 LAND USE

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

STORM WATER RETENTION, DRAINAGE AND FLOOD MITIGATION

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

PART 3 TRANSPORTATION AND UTILITIES

THE LAND USE BYLAW

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