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Town of Coaldale
Area Structure Plan - Prairie Crossing 828-P-09-21
September 13, 2021
BYLAW 828-P-09-21
TOWN OF COALDALE
PROVINCE OF ALBERTA
BEING A BYLAW OF THE TOWN OF COALDALE
TO ADOPT THE PRAIRE CROSSING AREA STRUCTURE PLAN
WHEREAS the municipal council is in receipt of an application to adopt a new Area
Structure Plan for the municipality, entitled the Prairie Crossing Area Structure Plan
(Bylaw 828-P-09-21).
AND WHEREAS the purpose of the Prairie Crossing Area Structure Plan (herein referred
to as the ASP) is to provide for a framework for subsequent subdivision and development
of an area of land, as per the requirements of Section 633 of the Municipal Government
Act, Revised Statutes of Alberta 2000, Chapter M-26, as may be amended from time to
time (herein referred to as the Act).
AND WHEREAS the ASP identifies the sequence of development proposed for the area,
land uses proposed for the area, expected density of population proposed for the area
generally, and the general location of major transportation routes and public utilities, as
required by Section 633 of the Act.
AND WHEREAS the area of land upon which the ASP shall apply is legally described as
LOT 1, BLOCK 3, PLAN 0811507.
AND WHEREAS the municipality must prepare a bylaw and provide for its consideration
at a public hearing.
NOW THEREFORE, under the authority and subject to the provisions of the Municipal
Government Act, Revised Statutes of Alberta 2000, Chapter M-26, the Council of the
Town of Coaldale, in the Province of Alberta, duly assembled does hereby enact the
following:
1.
The Prairie Crossing Area Structure Plan, as provided in "Schedule A" shall make up
the Prairie Crossing Area Structure Plan.
2.
Bylaw 828-P-09-21, being the Prairie Crossing Area Structure Plan, is hereby
approved.
3.
This bylaw comes into effect upon third and final reading hereof.
READ a FIRST time this 13th day of September, 2021 for Area Structure Plan Bylaw 828-
P-09-21.
Mayor - Kim Craig
CAO - Kalen Hastings
Motion #: 302-2021
Page 2 of 2
Town of Coaldale
Area Structure Plan - Prairie Crossing 828-P-09-21
September 13, 2021
Public Hearing scheduled for 5:30 p.m. on October 12, 2021.
READ a SECOND time this 12th day of October, 2021 for Area Structure Plan Bylaw
828-P-09-21.
Mayor - Kim Craig
CAO - Kalen Hastings
Motion #: 359-2021
READ a THIRD and FINAL time this 12th day of October, 2021 for Area Structure Plan
Bylaw 828-P-09-21.
Mayor - Kim Craig
CAO - Kalen Hastings
Motion #: 360-2021
Prairie Crossing
AREA STRUCTURE PLAN /
OUTLINE PLAN
Bylaw No.
Adopted By Council
Prepared By:
Prepared By:
SCHEDULE "A"
BYLAW 828-P-09-21
Table of Contents
1.0
Introduction .................................................................................................................. 1
1.1
Location and Area Context
1
1.2
Topography
1
1.3
Existing Land Use
1
1.4
Land Ownership
1
1.5
Policy Context
1
2.0
Land Use Concept ....................................................................................................... 5
2.1
Vision
5
2.2
Neighbourhood Design
5
2.3
Phasing
5
2.4
Architectural Standards
5
2.5
Land Use Statistics
8
2.6
Residential Land Uses
8
2.7
Commercial Land Uses
9
2.8
Community Elements
10
3.0
Open Spaces ............................................................................................................. 11
3.1
Parks
11
3.2
Connectivity
11
3.3
Reserve Dedication
11
4.0
Transportation ............................................................................................................ 14
4.1
Access and External Road Systems
14
4.2
Road Classifications
14
4.3
Traffic Impact Assessment
14
4.4
Active Transportation Connections
15
4.5
Street Naming
15
5.0
Utility Servicing .......................................................................................................... 16
5.1
Water Servicing
16
5.2
Sanitary Servicing
16
5.3
Stormwater Servicing
16
5.4
Shallow Utilities
16
6.0
Engagement .............................................................................................................. 20
7.0
Summary ................................................................................................................... 21
TABLES
Table 1:
Land Use Statistics .......................................................................................................................... 8
FIGURES
Figure 1:
Project Location ............................................................................................................................... 2
Figure 2:
Policy Context Plan .......................................................................................................................... 4
Figure 3:
ASP/Outline Plan ............................................................................................................................. 6
Figure 4:
Phasing Plan .................................................................................................................................... 7
Figure 5:
Open SpaceFigure 6: Connectivity Plan. ....................................................................................... 12
Figure 6:
Proposed Roadway Concept ......................................................................................................... 14
Figure 7:
Water Servicing .............................................................................................................................. 17
Figure 8:
Sanitary Servicing .......................................................................................................................... 18
Figure 9:
Stormwater Servicing ..................................................................................................................... 19
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1.0
Introduction
The Prairie Crossing Area Structure Plan (ASP)/Outline Plan has been developed to provide a
framework for future development on lands east of the Parkside neighbourhood which were annexed
to the Town in 2018. The annexation was to provide for a 25-year growth horizon to accommodate
future development within the Town.
1.1
Location and Area Context
The Prairie Crossing neighbourhood encompasses 33 acres, located south of Highway 3 and north of
20 Avenue, on the east boundary of the Town, as shown on Figure 1: Location Plan.
Lands to the east are located within the Intermunicipal Planning area between the Town of Coaldale
and Lethbridge County. The County lands are predominantly agricultural, with the exception of a
number of smaller parcels along 20 Avenue (Township Road 92) which accommodate existing
country residential development.
The residential neighbourhood of Parkside is immediately adjacent to the west boundary of the
subject parcel and lands north of Highway 3 are anticipated to accommodate industrial and/or
agricultural uses.
1.2
Topography
The parcel is relatively flat, and generally drains towards the southeast part of the site. The land has
been used for agricultural purposes and there are no significant slopes within the parcel.
1.3
Existing Land Use
The parcel is currently zoned UR (Urban Reserve District), with the exception of a parcel at the
northeast corner of the property which is zoned DC (Direct Control District) to accommodate
temporary commercial uses along the Highway 3 corridor.
1.4
Land Ownership
The lands are owned by Destiny Homes Inc., including a farmstead located on the south portion of
the parcel. The intent is to preserve the existing farmstead within the ASP/Outline Plan design in such
a way to be compatible with the existing country residential development on the south side of 20
Avenue.
1.5
Policy Context
1.5.1 South Saskatchewan Regional Plan (SSRP)
The SSRP establishes broad policies to guide responsible land management in southern Alberta. The
ASP/Outline Plan aligns with the key policies within the SSRP by promoting efficient land use, quality
of life and response to community needs.
RAILWAY AVENUE
STATION BOULEVARD
CONDUCTOR BOULEVARD
CONDUCTOR BOULEVARD
YARDMASTER AVENUE
SPURLINE AVENUE
CONDUCTOR BOULEVARD
ENGINEER AVENUE
312 314 316 402
313 315
317
308
312 314 316 302
313
315
317 208
312 314
204
313 315 317
319
321
201
203
205
207
209
301
303
305
307
309
311
401
403
405
407
409
411
413
415
417
501
503
505
504
414
509
511
513
515
324
322
320
318
316
314
313 315 317 319
312
314
316
HIGHWAY 3
14 AVENUE
12 AVENUE
RR 201
20 AVENUE
HIGHWAY 3
HIGHWAY AVE
16 AVENUE
22 AVENUE
24 AVENUE
13 STREET
HIGHWAY 845
17 STREET
11 STREET
22 STREET
24 STREET
30 STREET
19A AVE
N
PRAIRIE CROSSING
FIGURE 1.0
JULY 2021
PLAN LOCATION
Town Boundary
ASP/Outline Plan Boundary
Subject
Lands
ASP/OUTLINE PLAN
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1.5.2 Town Plan and Transportation Master Plan (TMP)
The proposed Prairie Crossing development is designated as an Area of Growth in the Town Plan
and aligns with key goals and objectives of the Plan by providing efficient and effective development,
promoting active modes, providing key connections to community amenities. Proposed land uses are
consistent with the Town Plan and are a logical extension to existing development. The block-based
design and expansion of the sidewalk network provides walkable access to commercial amenities
and recreational spaces.
While vehicles remain the primary users of the transportation network, the proposed design enhances
the opportunities to connect active modes throughout the Town, consistent with TMP policies.
The subject lands are identified within the context of the Town Plan on Figure 2: Policy Context Plan.
1.5.3 ASP Alignment
While the Town typically requires an Area Structure Plan (ASP) to be prepared prior to approving an
Outline Plan, it has been determined that due to the size of the parcel and scale of the proposed
development, the separate preparation of an ASP and an Outline Plan would not be beneficial. The
ASP/Outline Plan provides a more appropriate level of detail to ensure that future growth occurs in a
responsible manner, consistent with current policy direction for the Town.
HIGHWAY 3
14 AVENUE
12 AVENUE
RR 201
20 AVENUE
HIGHWAY 3
HIGHWAY AVE
16 AVENUE
22 AVENUE
24 AVENUE
13 STREET
HIGHWAY 845
17 STREET
11 STREET
22 STREET
24 STREET
30 STREET
19A AVE
N
FIGURE 2.0
JULY 2021
POLICY CONTEXT PLAN
ASP/Outline Plan Boundary
Subject
Lands
PRAIRIE CROSSING
ASP/OUTLINE PLAN
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2.0
Land Use Concept
2.1
Vision
The proposed Prairie Crossing concept provides for the development of a primarily residential
neighbourhood area to meet the growing demand for housing within the Town. A row of country
residential development is proposed along the south boundary of the plan area to be consistent with
the country residential development south of 20 Avenue in Lethbridge County. The country
residential development will back onto the open space network which will serve as a buffer to the
neighbourhood residential development. A commercial area has been included along the Highway 3
corridor, consistent with the direction of the Town Plan.
The proposed neighbourhood will provide a variety of housing types to respond to a broad range of
demographic needs in a comprehensively designed and aesthetically pleasing environment. The
neighbourhood supports varied business and housing opportunities within a safe and inclusive
environment.
2.2
Neighbourhood Design
The ASP/Outline Plan design and general land use typologies are illustrated on Figure 3. ASP/Outline
Plan.
The country residential development along the south boundary of the plan area is consistent with the
country residential development south of 20 Avenue within Lethbridge County. The country
residential development backs onto the open space network which will serve as a buffer to a more
typical density for residential development within the Town. A commercial area has been included
along the Highway 3 corridor, consistent with the direction of the Town Plan. The block-based design
provides additional connectivity throughout and adjacent to the plan area and allows for the flexibility
to provide a range of housing product to respond to market demand as development occurs. The
road network has been designed to discourage cut-through traffic and the challenges associated with
direct vehicular routes that encourage shortcutting.
2.3
Phasing
The country residential portion of the plan will be the initial phase of development followed by
commercial development along the Highway 3/19A Avenue corridor as shown on Figure 4: Phasing
Plan. The portion of the commercial site currently zoned DC is part of an existing development permit
to accommodate interim uses for an undetermined period of time. As development occurs this will
become part of the commercial development along Highway 3.
It is anticipated that the open space and stormwater facilities will be developed as the neighbourhood
residential components proceed. Land use amendments to identify the specific residential districts per
the Land Use Bylaw will be submitted concurrent with the associated subdivision plans.
2.4
Architectural Standards
Similar to the land use amendments, architectural guidelines will be considered at the subdivision
stage when specific land use districts are established.
PUL / POND
1.01 ha±
(2.50 ac±)
MR / PARK
1.34 ha±
(3.31 ac±)
COMMERCIAL
1.15 ha±
(2.85 ac±)
COMM.
1.13 ha±
(2.79 ac±)
PRAIRIE CROSSING
19a AVENUE
20th AVENUE
HIGHWAY 3
CIRCLE
PRAIRIE CROSSING LINK
PRAIRIE CROSSING CIRCLE
CROSSING GATE
PARKSIDE
PARKSIDE DRIVE
WAY
PARKSIDE GREEN
PR
AIRI
E
N
FIGURE 3.0
JULY 2021
Outline Plan
Town Boundary
ASP/Outline Plan Boundary
Country Residential
Residential
Commercial
Open Space
Storm Water Management
PRAIRIE CROSSING
ASP/OUTLINE PLAN
PUL / POND
1.01 ha±
(2.50 ac±)
MR / PARK
1.34 ha±
(3.31 ac±)
COMMERCIAL
1.15 ha±
(2.85 ac±)
COMM.
1.13 ha±
(2.79 ac±)
PRAIRIE CROSSING
19a AVENUE
20th AVENUE
HIGHWAY 3
CIRCLE
PRAIRIE CROSSING LINK
PRAIRIE CROSSING CIRCLE
CROSSING GATE
PARKSIDE
PARKSIDE DRIVE
WAY
PARKSIDE GREEN
PHASE 2
PHASE 3
PHASE 1
PRAI
RIE
N
FIGURE 4.0
JULY 2021
Phasing Plan
Town Boundary
ASP/Outline Plan Boundary
Phase Boundaries
PRAIRIE CROSSING
ASP/OUTLINE PLAN
8
Prairie Crossing ASP and Outline Plan
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2.5
Land Use Statistics
Table 1:
Land Use Statistics
Proposed Land Use
Area
% of GDA
Anticipated
Units
Density Range
Gross Developable Area (GDA)
13.50 ha
100%
Public Open Space
1.34 ha
10.0%
Roadways
2.18 ha
16.1%
Stormwater Management
1.01 ha
7.5%
Commercial Development
2.23 ha
16.5%
Country Residential
1.65 ha
12.2%
7
0.23 upha
Low to Medium Density Residential
5.09 ha
37.7%
90-142
17.7-27.9 upha*
Overall Density Range based on GDA
13.50 ha
100%
97-149
7.26-11.16 upha
Note: based on average lot widths of 7.8m -15.0m consistent with policy direction
2.6
Residential Land Uses
2.6.1 Country Residential
The country residential development comprises 7 lots, including the existing farmstead. The proposed
development, fronting onto 20 Avenue is consistent with existing development in Lethbridge County
on the south side of 20Avenue. The country residential lots provide a transition from lower density
residential development to the typical neighbourhood densities which are consistent with current
policy directives and support the efficient use of Town infrastructure.
Development of the country residential lots does not preclude long-range transition to a higher density
housing form. While higher densities are not anticipated at this time or in the near future, the
proposed lotting options shown below illustrate possible transitions from acreage lots to a clustered
development similar in density to the adjacent residential neighbourhoods. Future housing types
could include laneway carriage housing, single or semi-detached housing with shared driveway
access or row-housing/townhouses.
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Any future intensification of density will require an amendment to the Land Use Bylaw, including a
Public Hearing.
2.6.2 Neighbourhood Residential
The neighbourhood residential development has been designed on a block-based roadway network
to accommodate a broad range of lot sizes and housing types, including single detached, semi-
detached, duplex, row housing or townhouses. The potential diversity of housing allows the area to
respond to evolving needs of future residents.
2.7
Commercial Land Uses
2.7.1 Highway 3 Corridor
The Town Plan identifies the Highway 3 corridor for commercial uses.
Access will be provided via 19A Avenue. A local entry to the residential neighbourhood south of the
commercial development will provide an opportunity for a neighbourhood focus with convenient
pedestrian access.
2.7.2 Current DC Parcel
A portion of the commercial corridor is currently zoned DC and is subject to the conditions of
Development Permit No 2020-09 7. The subject parcel will accommodate interim uses for an
undetermined period of time and is anticipated to transition to commercial uses as part of the
Highway 3 Corridor.
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2.8
Community Elements
2.8.1 Activity Nodes
As noted above, Prairie Crossing Gate creates an opportunity to develop a local activity node to
service the future residents of the adjacent residential area. Commercial development will be readily
accessible for vehicular traffic and active modes. The roadway has been designed to slow traffic to
improve safety and enhance the pedestrian environment.
2.8.2 Fire/EMS Response
The neigbourhood is close to Fire and EMS facilities and it is anticipated that response times would
be less than three minutes, well below typical recommended time frames.
2.8.3 Mail Delivery
Mail delivery will be provided per standard Canada Post protocol at the time of development.
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3.0
Open Spaces
3.1
Parks
Open space has been provided north of the country residential development to accommodate active
and passive recreation and a buffer to the neighbourhood residential areas. The park, as shown on
Figure 5: Open Space. Open Space, will provide spaces for informal gathering and pathways will
connection to the overall pedestrian network which leads to commercial amenities along Highway 3
and other amenities in the Parkside neighbourhood to the west.
3.2
Connectivity
Residents will benefit from close proximity to commercial amenities with direct access through
sidewalks and pathways. Connections to the adjacent Parkside neighbourhood and access to 20
Avenue will be maintained to provide pedestrian and vehicular links to the downtown core to the west.
Sidewalks will be provided on both sides of the local streets to promote active modes. Pathways will
be provided around the stormwater pond and connecting to the adjacent areas. Provision for a future
roadway connection to the east will accommodate possible future expansion. The proposed
connections have been shown on Figure 6: Connectivity Plan.
3.3
Reserve Dedication
The open space network provides for 3.3 acres of land surrounding the stormwater facility. This
represents the 10% reserve dedication required for the subject lands and will provide a local open
space amenity for future residents.
PUL / POND
1.01 ha±
(2.50 ac±)
MR / PARK
1.34 ha±
(3.31 ac±)
COMMERCIAL
1.15 ha±
(2.85 ac±)
COMM.
1.13 ha±
(2.79 ac±)
PRAIRIE CROSSING
19a AVENUE
20th AVENUE
HIGHWAY 3
CIRCLE
PRAIRIE CROSSING LINK
PRAIRIE CROSSING CIRCLE
CROSSING GATE
PARKSIDE
PARKSIDE DRIVE
WAY
PARKSIDE GREEN
PRAI
RIE
N
FIGURE 5.0
JULY 2021
Open Space
Town Boundary
ASP/Outline Plan Boundary
Open Space
Storm Water Management
PRAIRIE CROSSING
ASP/OUTLINE PLAN
PUL / POND
1.01 ha±
(2.50 ac±)
MR / PARK
1.34 ha±
(3.31 ac±)
COMMERCIAL
1.15 ha±
(2.85 ac±)
COMM.
1.13 ha±
(2.79 ac±)
PRAIRIE CROSSING
19a AVENUE
20th AVENUE
HIGHWAY 3
CIRCLE
PRAIRIE CROSSING LINK
PRAIRIE CROSSING CIRCLE
CROSSING GATE
PARKSIDE
PARKSIDE DRIVE
WAY
PARKSIDE GREEN
PRAI
RIE
N
FIGURE 6.0
JULY 2021
Connectivity Plan
Town Boundary
ASP/Outline Plan Boundary
Pathway and Sidewalk Connections
TO MAIN STREET
AND DOWNTOWN
TO OWL'S NEST
CAMPFROUND
TO PARKSIDE
NEIGHBOURHOOD
OPEN SPACE
SYSTEM
TO 8 STREET
CONNECTOR
CONNECTION
TO FUTURE
DEVELOPMENT
PRAIRIE CROSSING
ASP/OUTLINE PLAN
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4.0
Transportation
4.1
Access and External Road Systems
The proposed roadway concept has been shown on Figure 6. Connectivity Plan, which illustrates how
the proposed development integrates with the existing transportation network.
4.2
Road Classifications
Local roadways will be developed to Town standards and connect to the adjacent road network. Lane
access has been provided for a portion of the neighbourhood lots as well as for the country residential
development to accommodate servicing infrastructure. A 16.0m ROW for the local roads is
anticipated to accommodate street parking and sidewalks on both sides as shown on the cross-
section below.
Figure 6:
Proposed Roadway Concept
4.3
Traffic Impact Assessment
The Town does not currently have any policies that indicate when a traffic impact assessment (TIA) is
required to be undertaken. Per typical engineering standards, a site that generates less than 100 trips
during the peak hour does not require a TIA. Using trip generation rates from the City of Calgary, it is
estimated that the proposed 7 initial residential lots in Prairie Crossing will generate 5 and 12
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additional trips per hour in the AM and PM peaks, respectively. This is a negligible amount of traffic
and will have minimal impact on existing traffic operations.
Per Alberta Transportation (AT), a detailed TIA is required when a development is located within the
development control zone (more than 300 metres from provincial right-of-way or more than 800
metres from the centerline of a highway and public road intersection). The proposed development is
located within this control zone, however, due to the low volumes of generated traffic from the 7
residential lots, a detailed TIA should not be required from AT for the proposed 7 residential lots.
In future phases of Prairie Crossing when larger areas of the developments and/or higher trip
generation land uses (i.e. commercial) are developed, a TIA would likely be required. The scope of
work of the TIA would need to be confirmed with AT and/or the Town and would likely include: the
traffic impacts to the adjacent roadway network, including intersections off Highway 3, the internal
road classification, etc.
4.4
Active Transportation Connections
Vehicular access will be provided along Prairie Crossing Gate from 19A Avenue, which functions as a
service road to the commercial corridor. South access will be provided from 20 Avenue through the
Parkside neighbourhood using the existing alignment. The access from19A Avenue, Prairie Crossing
Gate, provides an opportunity to develop an active node oriented to the north/south connector. The
local roadway network through the neighbourhood residential area has been designed as a T-
intersection to provide traffic calming while still allowing connections through to 20 Avenue.
4.5
Street Naming
The name Prairie Crossing has been chosen to identify the area as a distinct neighbourhood. The
naming suggests a respect for the prairie environment and the integration of uses, promoting a small
town feel and a welcoming environment for future residents. Prairie Crossing Link will provide the
main access from the north and is envisioned as an active streetscape, serviced by local businesses
and amenities. Prairie Crossing Circle provides access through the residential development and
connects to existing roadways in the Parkside neighbourhood and a possible future link to the area
east of the Town boundary.
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5.0
Utility Servicing
The utility designs for this development have been conceptually design in accordance with the
findings of the Coaldale Infrastructure Master Plan, Dec 2019, MPE Engineering Ltd.
5.1
Water Servicing
Water servicing, as shown on Figure 7: Water Servicing. Water Servicing, is currently available with a
200mm waterline in Parkside Green, a 300mm waterline in 20th Avenue, and a 300mm waterline in
19th Avenue, approx. 230m east of 8th Street. The 300mm waterline in 19th Avenue would need to
be extended to the boundaries of the development in order to provide a looped water system
throughout the development. Single service connections to the acreage lots along 20th Avenue
would have to be discussed with Coaldale since the connections are outside of the Pressure
Sustaining and Metering Station.
5.2
Sanitary Servicing
Sanitary servicing, as shown on Figure 8: Sanitary Servicing. Sanitary Servicing, is currently available
from Parkside Green with a 200mm sanitary sewer at the west side of the development, from 20th
Avenue at Parkside Parkside Way, and in 19th Avenue, approx. 230m east of 8th Street. Sanitary
service connections to the acreage parcels will require a sanitary sewer extension east along 20th
Avenue. The commercial lands in the north of the parcel may require the extension of the sanitary
sewer in 19th Avenue. This will be determined during detailed design.
5.3
Stormwater Servicing
The stormwater management facilities have been conceptually sized based on the Coaldale
Infrastructure Master Plan, Dec 2019, MPE Engineering Ltd, as shown on Figure 8. Stormwater
Servicing. This site is located immediately east of Area 'K' and the 8th Street Pond. A 750mm storm
sewer is extended from the pond to the west side of the site in Parkside Green. The 8th Street Pond
is designed with a zero discharge rate and only discharges into the South Malloy Drain when capacity
is available after a storm event. This same criteria will apply to this site, and discharges will be
through the 750mm storm pipe when downstream capacity is available.
The pond is located in the south-central area of the site that coincides with the current topographic
low spot, where connection to the 750mm storm sewer is easiest.
The storm sewers and drainage throughout the site will be designed based on a dual drainage
concept where sewers will be designed to accommodate an approx. 1 in 5 year storm event. For
larger events up to a 1:100 year event, the roads and grades will be designed to provide short term
storage capacity, and safely convey drainage to the storm pond.
5.4
Shallow Utilities
The franchise utility company's will be contacted as the development progresses. Shallow utilities for
the development will be extended from existing utilities within Coaldale. The residential portion will
require single phase power and be serviced with underground shallow utilities. The power
requirements of the commercial have yet to be determined, but may include three phase power
requirements. Electrical utilities for the commercial are likely to be by overhead power along 19th
Avenue.
PRAIRIE CROSSING
19a AVENUE
20th AVENUE
W 300
CIRCLE
PRAIRIE CROSSING LINK
PRAIRIE CROSSING CIRCLE
PRAIRIE
HIGHWAY 3
W 200
W 300
W 200
W 300
W 300
W 300
W 300
W 200
W 200
W 300
WAY
CROSSING GATE
PARKSIDE
PARKSIDE GREEN
PARKSIDE DRIVE
N
FIGURE 7.0
JULY 2021
Water Servicing
Town Boundary
ASP/Outline Plan Boundary
Existing Waterline
Proposed Waterline
PRAIRIE CROSSING
ASP/OUTLINE PLAN
PRAIRIE CROSSING
19a AVENUE
20th AVENUE
CIRCLE
PRAIRIE CROSSING LINK
PRAIRIE CROSSING CIRCLE
PRAIRIE
HIGHWAY 3
PRESSURE
SUSTAINING AND
METERING STATION
S 450
S 200
S 450
S 450
S 200
S 200
S 200
S 450
WAY
CROSSING GATE
PARKSIDE
PARKSIDE GREEN
PARKSIDE DRIVE
N
FIGURE 8.0
JULY 2021
Sanitary Servicing
Town Boundary
ASP/Outline Plan Boundary
Existing Sanitary Sewer
Proposed Sanitary Sewer
PRAIRIE CROSSING
ASP/OUTLINE PLAN
PRAIRIE CROSSING
19a AVENUE
PUL / POND
1.01 ha±
(2.50 ac±)
MR / PARK
1.34 ha±
(3.31 ac±)
COMMERCIAL
1.15 ha±
(2.85 ac±)
20th AVENUE
COMM.
1.13 ha±
(2.79 ac±)
CIRCLE
PRAIRIE CROSSING LINK
PRAIRIE CROSSING CIRCLE
PRAIRIE
HIGHWAY 3
ST 750
ST 750
T 900
ST 750
ST 200
ST 450
ST 200
ST 200
ST 200
WAY
CROSSING GATE
PARKSIDE
PARKSIDE GREEN
PARKSIDE DRIVE
N
FIGURE 9.0
JULY 2021
Stormwater Servicing
Town Boundary
ASP/Outline Plan Boundary
Existing Storm Sewer
Proposed Storm Sewer
PRAIRIE CROSSING
ASP/OUTLINE PLAN
20
Prairie Crossing ASP and Outline Plan
Town of Coaldale
CONFIDENTIAL
Integrated Expertise.
Locally Delivered.
6.0
Engagement
Early discussions with the Town administration and current policy direction informed the initial design
of the neighbourhood.
Subsequently, the preliminary design for the Prairie Crossing ASP/Outline Plan was presented for
public and stakeholder review as part of a hybrid virtual/in-person engagement process.
Notification was provided through direct mailings to adjacent landowners and postings on the Town's
website.
A virtual open house and online survey were conducted prior to formal submission of the application
and followed by an in-person information session to solicit feedback and garner support.
Input from the engagement process was generally positive, particularly with respect to the mix of
uses, location of country residential development and open spaces. There was also support for the
commercial development adjacent to Highway 3.
There were concerns expressed regarding the specifications for the local roadways. The Prairie
Crossing Outline Plan proposes a typical 16.0 m cross-section which accommodates street parking
and sidewalks on both sides.
islengineering.com
August 2021
Prairie Crossing ASP and Outline Plan
Town of Coaldale
CONFIDENTIAL
21
7.0
Summary
The proposed Prairie Crossing development will be a logical extension of current development within
the Town and will be consistent with the intent of the 2018 annexation and the current policies and
development regulations. The flexible design will allow refinement of the neighbourhood housing
component to respond to market demand as development proceeds.