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Town of Coaldale
NW Area Structure Plan Bylaw 872-P-05-23
June 26, 2023
BYLAW 872-P-05-23
TOWN OF COALDALE
PROVINCE OF ALBERTA
BEING A BYLAW OF THE TOWN OF COALDALE
TO ADOPT THE NORTHWEST 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 Northwest Area Structure Plan (Bylaw 872-
P-03-22).
AND WHEREAS the purpose of the Northwest 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:
Plan 2210828 Block 1 Lots 2-6
Plan 1711265 Block 1 Lot 1
Plan 731049 Block 3 Lots 1 - 6
Plan 7062JK Block A Lots 2-4
Plan 9910459 Block 20 Lots 1 & 2
And
Title number 111270605001
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 Northwest Area Structure Plan, as provided in "Schedule A" shall make up the
Area Structure Plan.
2.
Bylaw 872-P-05-23, being the Northwest Area Structure Plan, is hereby approved.
Page 2 of 2
Town of Coaldale
NW Area Structure Plan Bylaw 872-P-05-23
June 26, 2023
3. This bylaw comes into effect upon third and final reading hereof.
READ a FIRST time this 8th day of May, 2023 for NW Area Structure Plan Bylaw 872-P-
05- 23.
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion #: 165-2023
Public Hearing scheduled for 5:05pm on the 26th day of June, 2023.
READ a SECOND time this 26th day of June, 2022 for NW Area Structure Plan
Bylaw 872-P-05-23.
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion #: 223-2023
READ a THIRD and FINAL time this 26th day of June, 2022 for NW Area Structure
Plan Bylaw 872-P-05-23.
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion #: 224-2023
NORTHWEST
Area Structure Plan
June 2023
PREPARED BY: ISL Engineering and Land Services Ltd. and Town of Coaldale
PREPARED FOR: Town of Coaldale
SCHEDULE A
Town of Coaldale
Northwest ASP
Table of Contents
Section 1: Planning Context
This section outlines the policy context of the plan as well as the interpretation, monitoring, review and amendment
of policies herein.
1-1
Introduction ....................................................................................................................................................... 1
1-2
Purpose ............................................................................................................................................................. 1
1-3
Policy Context ................................................................................................................................................... 1
1-4
Plan Interpretation ............................................................................................................................................ 3
1-5
Monitoring and Review ..................................................................................................................................... 4
1-6
Amending the ASP ........................................................................................................................................... 4
1-7
Supporting Studies ........................................................................................................................................... 4
1-8
Limitations ......................................................................................................................................................... 7
Section 2: Plan Area
This section highlights the existing conditions of the plan area and the opportunities and constraints as they relate to
future development.
2-1
Area Context ................................................................................................................................................... 10
2-2
Topography ..................................................................................................................................................... 10
2-3
Current Land Use ........................................................................................................................................... 10
2-4
Land Ownership .............................................................................................................................................. 11
Section 3: Development Concept
This section provides the overall Development Concept for the plan area, showing the general location of land uses,
community amenities and the road network.
3-1
Vision .............................................................................................................................................................. 14
3-2
Guiding Princples ............................................................................................................................................ 14
3-3
Consultation .................................................................................................................................................... 15
3-4
Development Concept .................................................................................................................................... 15
3-5
Land Uses ....................................................................................................................................................... 16
Section 4: Development Framework
This section details the policies designed to actualize the development potential of the plan area.
4-1
General Development Policy .......................................................................................................................... 19
4-2
Residential ...................................................................................................................................................... 20
4-3
Commercial/Mixed Use Node ......................................................................................................................... 21
4-4
Special Development Area ............................................................................................................................. 21
4-5
Open Space .................................................................................................................................................... 22
Section 5: Transportation Framework
This section addresses how pedestrians, cyclists and motorists are accommodated within and beyond the plan area.
5-1
Transportation Network .................................................................................................................................. 23
Town of Coaldale
Northwest ASP
Section 6: Servicing Framework
This section addresses the efficient provision of water, sanitary and stormwater services within the plan area.
6-1
General Servicing Policy ................................................................................................................................. 25
6-2
Water .............................................................................................................................................................. 26
6-3
Sanitary ........................................................................................................................................................... 26
6-4
Stormwater...................................................................................................................................................... 26
6-5
Shallow Utilities ............................................................................................................................................... 27
Section 7: Implementation
This section outlines the proposed sequence of development and the process required to proceed with future planning
applications.
7-1
Sequence Of Development............................................................................................................................. 31
7-2
Circulation And Collaboration ......................................................................................................................... 31
Appendix A: Outline Plan Requirements
A-1
Local Outline Plan Policy Framework ............................................................................................................. 34
A-2
Outline Plan Requirements ............................................................................................................................. 34
A-3
Supporting Technical Studies ......................................................................................................................... 36
Figures
Figure 1: Plan Location .................................................................................................................................................. 8
Figure 2: Context Plan ................................................................................................................................................... 9
Figure 3: Topography .................................................................................................................................................. 12
Figure 4: Plan Area Ownership.................................................................................................................................... 13
Figure 5: Development Concept .................................................................................................................................. 18
Figure 6: Transportation Network ................................................................................................................................ 24
Figure 7: Water Distribution Mains .............................................................................................................................. 28
Figure 8: Sanitary Servicing ......................................................................................................................................... 29
Figure 9: Stormwater Management ............................................................................................................................. 30
Figure 10: Sequence of Development ......................................................................................................................... 32
1
Town of Coaldale
Northwest ASP
1
SECTION ONE
Planning Context
This section outlines the policy context of the plan as well as the interpretation, monitoring, review and
amendment of policies herein.
1-1 INTRODUCTION
The Northwest Area Structure Plan (ASP) has been developed to provide a framework for future
development on lands generally located between the Town boundary on the north and Highway 3 on the
south, and between 30 Street on the west and existing development on the east as shown on Figure 1:
Location Plan. The lands were annexed to the Town in 2018. The annexation was to provide for a 25-year
growth horizon to accommodate future development within Coaldale.
1-2 PURPOSE
The Northwest ASP is a statutory plan that provides a comprehensive development concept for the lands
within the plan area. As outlined in Section 633 (1) of the Municipal Government Act (MGA), ASPs are
developed "for the purpose of providing a framework for subsequent subdivision and development of an
area of land..."
The MGA empowers municipalities to shape their communities to ensure consistency with statutory plans,
local bylaws, and relevant regulations including matters relating to reserves. It regulates how
municipalities are funded and how they should plan for growth. Per the MGA requirements, this ASP
addresses the following:
-
Sequencing of development proposed for the area,
-
Proposed land uses,
-
Proposed density of population, and
-
General location of major transportation routes and public utilities.
1-3 POLICY CONTEXT
Policies within this ASP are consistent with the following regulation, statutory plans, and local bylaws:
Provincial Regulation
All development within this ASP is consistent with Provincial regulation, in particular the MGA and those
of Alberta Environment and Protected Areas (AEPA).
2
Town of Coaldale
Northwest ASP
South Saskatchewan Regional Plan (SSRP)
This ASP aligns with the SSRP, which establishes broad policies to guide responsible land management in
southern Alberta by promoting efficient land use, quality of life and response to community needs. The
Northwest ASP provides an efficient design to accommodate residential development to support and
complement a future high school site and recreation facility and take advantage of the passive
recreational activities associated with the Malloy drainage area. The plan includes local commercial uses
appropriately scaled to meet the needs of future residents.
Town Plan
The lands within this ASP are designated as an "Area of Growth" in the Town Plan and the proposed
development aligns with key goals and objectives of the Town Plan by providing efficient and effective
development in an area proposed for residential and public uses. The ASP supports key policies of the
Town Plan including:
-
Achieving appropriate density targets to maximize use of existing infrastructure
-
Maintaining an adequate supply of lands available for development
-
Ensuring accessibility to special places within the Town
-
Providing a diversity of housing forms and sizes
-
Integrating multi-unit dwellings into the neighbourhood design
-
Providing local commercial uses within a 400m radius of all dwellings within the neighbourhood
-
Providing a block-based design to increase connectivity within and beyond the ASP area
-
Ensuring parks and trails are well connected to the broader open space system within the Town
-
Providing opportunities for aging-in-place by providing seniors' housing products that offer physically
and financially accessible housing in close proximity to local services and amenities
-
Providing a comprehensive network of parks, environmentally sensitive area, stormwater facilities,
high school and recreation centre which are well connected to accommodate pedestrians and cyclists
-
Prioritizing wetlands and other water features
-
Providing an active modes network connecting to the Town's existing and proposed active modes
networks, including connections to the northeast industrial area and south Coaldale.
Development proposed herein are consistent with the Town Plan and are a logical extension to existing
development. The block-based design and opportunities for the future development of trail connections
support opportunities for walkable access to local commercial and open space areas.
The subject lands are identified within the context of the Town Plan on Figure 2: Context Plan.
Transportation Master Plan (TMP)
While vehicles remain the primary mode of transportation within the local network, the development
concept provides opportunities for future active mode connections throughout the Town, consistent with
TMP policies. The local roads are designed to provide a block-based network to maximize connections and
ensure a sufficient level of service for the main access points to the neighbourhood. Road standards are
consistent with classifications identified in the TMP.
Infrastructure Master Plan (IMP)
The IMP is a strategic document focused on the current status of the Town's potable water, stormwater,
sanitary sewer, and streets and roads. The document provides direction with respect to anticipated
upgrades to sustain and increase levels of service and ensure long term maintenance.
3
Town of Coaldale
Northwest ASP
The Northwest ASP meets the servicing standards identified within the IMP and identifies upgrades to
existing infrastructure, future requirements, and offsite impacts from the proposed development.
Malloy Drain Master Drainage Plan
The Malloy Drainage Basin encompasses the Town of Coaldale and surrounding areas in Lethbridge
County where capacity restraints can result in significant flooding issues. The Malloy Drain Master
Drainage Plan was completed in 2010 and provides direction for stormwater requirements in this area.
Storm ponds have been provided to accommodate storm runoff at appropriate discharge rates so as not
to impact the Malloy Basin.
Parks and Trails Master Plan
The Parks and Trails Master Plan provides a comprehensive plan to provide pedestrian and non-vehicular
connections throughout the Town. The ASP includes future trails adjacent to and through the plan area.
Proposed trails in the east of the ASP area will link to the Gem of the West and the Birds of Prey, while
trails in the south portion of the ASP area will link to existing and proposed active-mode networks,
including the future Link Pathway. Policies have been included in the ASP to allow for future development
of trails connecting to the overall trail network throughout the Town.
Recreation Master Plan
The Recreation Master Plan identifies the future needs for recreational facilities. The plan provides
recommendations for sustaining and supporting the parks, recreation, and culture system in the Town.
While specific school requirements have not been identified in the plan, the ASP Development Concept
incorporates a High School and Recreation Centre which is central to the plan area and provides
opportunities for joint use projects and shared facilities.
Land Use Bylaw
The Development Concept prepared for this ASP has been designed to reflect the regulatory parameters
of the Coaldale Land Use Bylaw (LUB). Land use categories shown on the Development Concept do not
signify the land use districts specified in the LUB. Future development proposals within the areas currently
designated Urban Reserve District (UR) will require a Land Use Amendment prior to development.
1-4 PLAN INTERPRETATION
Map Interpretation
Unless otherwise specified within this ASP, the boundaries or locations of any symbols or areas shown on
a map or illustration are approximate only, not absolute, and shall be interpreted as such. They are not
intended to define exact locations except where they coincide with clearly recognizable physical features
or fixed boundaries such as property lines or utility/road rights-of-way. Details shown on the maps will be
subject to further study at the development approval stage. No measurements or area calculations shall
be taken from the plan maps.
Policy Interpretation
Where "shall", "will" or "require" are used in a policy, the policy is considered mandatory in order to
achieve a desired result. Where "should" or "encourage(d)" is used in a policy it is anticipated that the
policies will be applied in all situations unless it can be clearly demonstrated to the satisfaction of the
Development Authority, that the policy is not reasonable, practical and feasible in a given situation. Where
a policy requires compliance with the development concept, that requirement may be deferred to the
Subdivision Approval or Development Permit Approval stage at the discretion of the Development Authority.
4
Town of Coaldale
Northwest ASP
Appendix Interpretation
Appendices included herein do not form part of the statutory portion of this ASP. The purpose of an
appendix is to provide information to further clarify the intent of plan policies.
1-5 MONITORING AND REVIEW
This ASP is a long-term policy document that promotes a vision for development and provides guiding
principles and policies that work towards achieving that vision over-time. The policies within this ASP will
be monitored and should be reviewed and updated every 10 years until such time as build-out of the plan
area is achieved. This ASP may also be amended in response to changes in the overall policy direction
within the Town or specific planning applications.
1-6 AMENDING THE ASP
If major changes with regards to land use, road networks or any other significant aspect of the plan are
contemplated, an amendment to the ASP, that includes a public hearing, shall be held in accordance with
the MGA. Minor changes will not require an amendment if, in the opinion of the Development Authority
and/or Council, the intent of the ASP is still achieved. Where an amendment to this ASP is requested by an
applicant, the applicant shall be required to submit the justification and information necessary to support
the amendment.
1-7 SUPPORTING STUDIES
The NW Coaldale Area Structure Plan (ASP) Site Utility Servicing and Transportation Network Strategies
(2023) was completed in support of the ASP, as required by the Town of Coaldale Planning and
Development Technical Reporting Guidelines (2022). Policy content within the ASP has been prepared to
reflect the findings of these studies.
Water Distribution Servicing Strategy
Potable water for the development shall be provided via connections to the Town's existing water
distribution system. Based upon the currently anticipated phasing of the ASP, it is assumed the ASP area
north of 18 Avenue, excluding the multi-family proposed immediately adjacent to the street, will be
serviced via existing and proposed water main located within 16 Avenue and 26 Street. Correspondingly,
areas south of 18 Avenue, and the multi-family proposed immediately adjacent to the north side of the
street, will be serviced via existing water main located within 18 Avenue.
The provision for fire protection should consider the Town of Coaldale Fire Services Master Plan (Behr
Integrated Solutions Inc., 2022) and accompanying policy and bylaws.
Oversize water mains may be required, depending on the chosen alignment of the North Coaldale Loop
identified within the IMP. Possible off-site upgrades include the construction of a new Town water
reservoir and pump station, the timing of which should be coordinated with development.
Wastewater Collection Servicing Strategy
All wastewater flows shall be directed towards the Town's existing wastewater collection and treatment
systems. Based upon the currently anticipated phasing of the ASP, it is assumed the ASP area north of 18
Avenue, excluding the multi-family proposed immediately adjacent to the street, will be serviced via
existing and proposed wastewater trunks and collection mains located within 16 Avenue and 26 Street.
Correspondingly, areas south of 18 Avenue, and the multi-family proposed immediately adjacent to the
north side of the street, will be serviced via a combination of existing and proposed trunk and collection
mains located within 18 Avenue.
5
Town of Coaldale
Northwest ASP
No force mains or lift stations are anticipated to be required for the ASP area; however, it is important to
note that the proposed oversized wastewater trunk extension within 16 Avenue and 18 Avenue should be
installed at an appropriate depth and capacity to service growth beyond the site via gravity.
Off-site upgrades required, include the completion of downstream sections of the future West Coaldale
Trunk Main, the timing of which should be coordinated with development.
Stormwater Management Strategy
Drainage throughout the ASP Area is primarily in a north-easterly direction via overland drainage and a
major conveyance system consisting of ditches and culverts located throughout the rural lands, which
eventually outlets into the Malloy 2A Constructed Wetland Stormwater Management Facility. The recent
development of 16 Avenue/26th Street and the Joint-Use High School/Recreation Centre has incorporated
both major and minor conveyance systems.
Based upon currently available information pertaining to the Malloy 2A and Birds of Prey Constructed
Wetland Complexes, these stormwater management facilities appear to have adequate capacity under
existing conditions. Accordingly, it is proposed that all new development and re-development shall create
additional local stormwater storage to fully attenuate post-development 1:100 event stormwater run-off,
with a release rate restricted to the peak pre-development 1:5-year storm event run-off. Furthermore,
development shall incorporate a piped/minor storm system to minimize surface ponding during more
frequent storm events.
At this time, no oversized or off-site stormwater infrastructure is anticipated to be required as a result of
development of the ASP area.
Third-Party Utility Servicing Strategy
Development within the ASP Area will require the provision of third-party natural gas, electricity, and
telecommunications. It is proposed that all future subdivision incorporate third-party utility rights-of-way
adjacent to public roadways to be granted and registered to the Town.
The need for oversized and off-site upgrades shall be determined by the respective third-party providers.
Transportation Network Strategy
The conceptual transportation network strategy consists of a combination of roadway and active-mode
networks. Currently, only collector/arterials roads and multi-use active-mode pathways have been
conceptualized. The final classification of roads and layout of local roads and lanes shall be addressed
in subsequent design and traffic impact analysis reporting.
18 Avenue through the ASP area has been identified as a collector roadway within the Transportation
Master Plan (Town of Coaldale and Watt Consulting Group Ltd., 2020). The current rural section does not
meet typical level of service expectations for an urban development. It is recommended to consider
urbanization of 18 Avenue, from 23 Street to 30 Street, to an urban collector road standard in
coordination with development of the ASP.
Currently, no oversized transportation infrastructure is anticipated to be required since generally only
arterial roads are considered for oversize. Traffic impact analysis is recommended to verify the off-site
upgrades required. However, based upon currently available information, it is anticipated that at
minimum the intersection of Highway 3 and 30 Street, and 30 Street, between Highway 3 and 18 Avenue,
will require upgrades. Furthermore, like the upgrades recommended to 18 Avenue, it is recommended to
consider urbanization of 30 Street adjacent to the ASP area to a urban collector road standard in
coordination with development of the ASP.
6
Town of Coaldale
Northwest ASP
Wetland Identification and Delineation Assessment (WIDA)
Several waterbodies were identified within the ASP study area during the desktop review and field
reconnaissance conducted in support of the WIDA. Based on the results of the WIDA, all water bodies
currently located within the proposed ASP development boundary are considered to be constructed
waterbodies developed for the purpose of water management. No naturally occurring wetlands were
identified within the ASP study area. As such, development at the site is not subject to approval
requirements of the Alberta Water Act relative to specific conditions pertaining to disturbance of
wetlands.
Biophysical Impact Assessment
Based on the characterization of existing site conditions and the results of the impact assessment, the
potential for adverse impacts to nine Valued Components (VC) can be reasonably anticipated as a result of
project development. The majority of VCs in the project study area have been previously impacted by
historic anthropogenic activities, which substantially reduces the potential for adverse project related
impacts to sensitive biota and other potential environmental sensitivities generally associated with
undeveloped sites. However, several potential environmental sensitivities within the project study area
were identified and should be considered during project planning and development. This should include
specific planning and mitigation to address potential project related impacts to rescued and resident
wildlife associated with the Alberta Birds of Prey Foundation site. Based on the impact analysis conducted
as part of this assessment, direct physical impacts to this site are not anticipated; however, several
indirect impacts may occur as a result of project development including the potential for degradation of
habitat due to sediment releases, deleterious substance spills or the introduction of weed species, the
introduction of windblow dust or debris from the project site, and the potential for sensory disturbance of
rescued and resident wildlife, primarily during construction at the site. Assuming adherence to
recommended mitigation strategies, it is expected that anticipated project related impacts can be
substantially mitigated. The potential for project related impacts will be further minimized through a
combination of engineering and operational mitigation strategies, including the use of erosion and
sediment control devices, dust control strategies and the development of project specific spill response
and materials management strategies. If feasible, the timing of construction to avoid sensitive seasonal
timeframes associated with the site should also be considered as an added measure to reduce potential
indirect impacts.
Phase I Environmental Site Assessment (ESA)
Based on the findings of the Phase I ESA, due to the nature and age of the buildings and development,
there is moderate to high likelihood of asbestos and septic tanks/pump-outs on the private properties.
Potential asbestos would be expected to be contained within existing structures and the septic
tanks/pump-outs are likely grandfathered from when they were constructed between the 1950s
and1980s. No further action is recommended on the site at this time. If, in the future, the buildings are
torn down or modified, it is recommended that the houses decommission their septic systems/pump-outs
and remediate these areas. If at any time during project development, petroleum hydrocarbon staining or
odour, or non-native subsoil materials are observed, an environmental professional should be contacted
to determine if further work (i.e., soil or water laboratory analysis) is required.
7
Town of Coaldale
Northwest ASP
Historical Resources Act (HRA) Clearance
HRA approval has been granted for the activities described for the proposed development. Any discovery
of an historic resource during the development of the NW ASP shall notify the Heritage Division of Alberta
Culture. If previously unrecorded historic resources are discovered, proponents may be ordered to
undertake further salvage, preservative or protective measures or take any other actions that the Minister
of Alberta Culture considers necessary.
1-8 LIMITATIONS
Policies within this ASP are not to be interpreted as an approval for a use on a specific site. Detailed site
conditions or constraints - including environmental considerations - must be assessed on a case-by-case
basis as part of an application for a Land Use Amendment, Subdivision, or a Development Permit.
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
14 AVENUE
12 AVENUE
HWY 845
13 AVE
14 AVENUE
Subject Lands
Town Boundary
N
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NTS
Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 1
Location Plan
June 2023
ASP Area
HIGHWAY AVE
16 AVENUE
22 AVENUE
24 AVENUE
HIGHWAY 845
17 STREET
22 STREET
24 STREET
30 STREET
HWY 845
13 AVE
14 AVENUE
Subject Lands
Existing Land Use
RESIDENTIAL R-1A
RESIDENTIAL SMALL LOT R-1B
RESIDENTIAL STARTER LOT R-1C
RESIDENTIAL MULTI-UNIT R-2
RESIDENTIAL MULTI-UNIT LIMITED R-2L
MANUFACTURED HOME PARK R-3
COUNTRY RESIDENTIAL ONE CR-1
COUNTRY RESIDENTIAL ONE "A" CR-1A
COUNTRY RESIDENTIAL TWO CR-2
COMMERCIAL C-1
HIGHWAY COMMERCIAL C-2
INSTITUTIONAL / RECREATIONAL I/R
INDUSTRY I
LIGHT INDUSTRY I-2
URBAN RESERVE
DIRECT CONTROL DC
Town Boundary
N
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NTS
Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 2
Context Plan
June 2023
ASP Area
10
Town of Coaldale
Northwest ASP
2
SECTION TWO
Plan Area
This section highlights the existing conditions of the plan area and the opportunities and constraints as they
relate to future development.
2-1 AREA CONTEXT
The Northwest ASP encompasses approximately 195.7+/- acres (79.2 hectares). The east portion of the
site includes environmentally sensitive areas, stormwater facilities and a site being developed for a High
School and Recreation Centre. The remaining lands are identified for future residential growth within the
Town Plan. A mix of partially developed uses are located along the south boundary of the plan area and
have been included in the ASP area to ensure a comprehensive development plan for the area.
Within the ASP area, there is a natural gas pipeline which runs north along 30 street to 18 Avenue, then
runs east along 18 Avenue. There are no gas wells within the ASP site.
2-2 TOPOGRAPHY
The parcel is relatively flat and generally drains towards the northeast portion of the site, as shown in
Figure 3: Topography. Along the east ASP boundary, there are multiple low lying stormwater management
areas. The land has been used for agricultural purposes and there are no significant slopes within the
parcel.
2-3 CURRENT LAND USE
At the time of adoption, the lands within the plan area are designated as Urban Reserve (UR) district and
Institutional/Recreational (I/R) district, with a small portion being designated as Direct Control District, as
shown in Figure 2: Context Plan.
Urban Reserve District (UR)
As noted in the LUB, the purpose and intent of the UR district is to "provide an interim land use
classification for lands adjoining the built-up area of the Town, which may be subdivided and developed
for urban uses in the future, but are presently essentially agricultural or non-urbanized; and to prevent
disorderly, incompatible or premature development and subdivision of these lands until they are needed
and determined to be suitable for orderly urban development." Most of the area south of 18 Avenue is
designated as UR and currently accommodates low-density residential uses.
11
Town of Coaldale
Northwest ASP
Institutional/Recreational District (I/R)
The purpose of the I/R district is "to provide for institutional, public and semi-public uses which
are compatible with each other and with adjoining uses." The lands designated I/R were intended to
accommodate the constructed wetlands associated with the Malloy Drainage area as well as the future
High School and Recreation Centre. The west boundary of the I/R District will be refined to coordinate
with the current parcel boundaries which were created through previous road plans and the plan of
subdivision for the High School/Recreation Centre.
Direct Control District (DC)
The purpose of a DC is "to provide a means whereby Council may regulate and control the use,
development or subdivision of land or buildings within a specific area of the municipality where the
circumstances relating to the development or subdivision of a site are such that regulation and control by
use of the other land use districts in this Bylaw is inadequate considering long-range planning goals and
the greater public interest. Two small parcels in the area south of 18 Avenue are designated DC in order to
limit development to office uses.
2-4 LAND OWNERSHIP
Plan area lands are predominately owned by the Town. Additional privately owned parcels along the
south boundary of the plan have been added to ensure an orderly and efficient framework for future
development. Land ownership is shown on Figure 4: Ownership.
GAS LINE R/W
HIGHWAY 3
RANGE RD 203
Coaldale High School
& Recreation Centre
NE9
9-20-4
SE16
9-20-4
NE16
9-20-4
NW15 9-20-4
SW15 9-20-4
SE15 9-20-4
16 AVE
16 AVE
NW10 9-20-4
NE10 9-20-4
NW 10-9-20-4
18 AVE
TWP RD 92
16 AVE
26 STREET
Town Boundary
N
Existing Easement
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200 m
0
100
1:5000
Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 3
Topography
June 2023
ASP Boundary
HIGHWAY 3
16 AVENUE
18 AVE
WP RD 92
GAS LINE R/W
RANGE RD 203
16 AVENUE
21 AVE
21 AVE
21A AVE
25 STREET
20 AVE
CANADIAN PACIFIC RAILWAY
Town Boundary
N
Existing Easement
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200 m
0
100
1:5000
Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 4
Plan Area Ownership
June 2023
ASP Boundary
14
Town of Coaldale
Northwest ASP
3
SECTION THREE
Development Concept
This section provides the overall Development Concept for the plan area, showing the general location of
land uses, community amenities and the road network.
3-1 VISION
The Northwest ASP area was annexed by the Town in 2018 to accommodate future growth. Development
is intended to integrate with the environmentally and historically sensitive areas on the east side of the
plan, including the Birds of Prey and Gem of the West, as well as supporting the High School and
Recreation Centre, which is currently being developed as a central hub. The Plan area will accommodate a
diverse and vibrant residential neighbourhood that is well integrated with the existing and future
amenities through a comprehensive network of trails and open spaces.
3-2 GUIDING PRINCPLES
The following principles provide guidance on the nature of development within the plan area:
Sustainability
Infrastructure and servicing should be developed in an efficient manner following sustainable best
practices. Energy efficiency, innovative development strategies and alternative servicing options for new
construction should be considered.
Environmental Stewardship
Natural areas should be protected from negative development impacts. Innovative approaches such as
green infrastructure, water conservation and low impact development should be encouraged for future
development.
Long Term Stability
Local scale commercial development should be encouraged to provide locally accessible goods and
services and support a complete community where people can live, work and play
Managed Growth
Planning should be put in place to establish appropriate policy and processes to facilitate development
support existing infrastructure and protect environmentally sensitive areas. Development should proceed
in an efficient and logical order.
15
Town of Coaldale
Northwest ASP
Connectivity
Connectivity and walkability are key considerations for residents and stakeholders. The provision of safe
and convenient routes and access to services and amenities are important components of future
development proposals.
3-3 CONSULTATION
The Development Concept was prepared in consultation with plan area landowners, stakeholders, the
public and Administration.
Table 1: Engagement Summary
What We Heard
How We Responded
Pedestrian connectivity and safety through the
Plan
Sidewalks trails and multi-modal connections are
indicated on the Plan. Policies address the
requirement for connections within and adjacent
to the Plan area.
Limiting the commercial uses permitted to those of
an appropriate neighbourhood scale
Policies provide for the use of Direct Control
Districts where a full range of uses provided in the
in the standard districts is not appropriate.
Desire for future commercial uses in the west
portion and residential uses in the east portion of
the Special Development Area
The SDA is divided by a multi-modal corridor which
differentiates East and West areas. The West area
is a logical extension of the commercial node to
the north while the lot configuration on the east
side is more appropriate for residential uses.
Concerns with increased traffic around the school
in the northeast area of the Plan and along the
west boundary
Policies include the requirement for Traffic Impact
Assessments to ensure roadways have adequate
capacity. Road standards include requirements for
sidewalks.
Concerns regarding compatibility of proposed uses
adjacent to existing low density residential within
the Special Development Area
Policies require engagement with adjacent owners
prior to land use amendments and the provision of
enhanced landscaping components where feasible
to buffer existing residences.
Greater clarification regarding the multi-unit
residential uses within the Plan (i.e., product type,
special development regulations, seniors' housing)
Multi-unit development is indicated in three
locations in the Plan, each with the intended use
for the specific parcel.
3-4 DEVELOPMENT CONCEPT
The Development Concept, shown in Figure 5: Development Concept, has been created using input
gathered from the consultation process to prepare a design that respects the physical constraints within
the plan area while supporting existing Town plans and policies. The road network follows the current
alignment of 16 Avenue and 26 Street which connect to 18 Avenue along the south and 30 Street along
the west boundary.
The future residential layout is intended to follow a modified grid layout to provide a variety of housing
options including multiple-unit dwellings and seniors' accommodations. Road enhancements are
anticipated along 26 Street to provide for pedestrian and cycle connections. Additional sidewalks and
16
Town of Coaldale
Northwest ASP
trails will be provided throughout the neighbourhood to promote non-vehicular transportation options
and convenient access to the High School/Recreation Centre and local commercial opportunities.
Special design components and relaxations for development proposals may be considered at the discretion
of the Development Authority for parcels south of 18 Avenue within the Special Development Area.
3-5 LAND USES
Four primary land use areas have been identified within the Plan including:
-
Residential. The western portion of the plan accommodates a diverse range of residential uses
including single and semi-detached housing as well as row/town housing and higher density housing
forms adjacent to commercial areas and employment opportunities. Overall density is anticipated to
achieve the Town's minimum average density target for new neighbourhoods of 5.0 dwelling units per
developable acre.
-
Commercial/Mixed-Use Node. The southwest area of the plan is intended to provide opportunities
for local mixed-use commercial development to meet the day-to-day needs of local residents. While
predominantly local commercial, there will be opportunities to provide integrated multi-family uses.
-
Special Development Area (SDA). The lands adjacent to Highway 3 and south of 18 Avenue which
currently accommodate low density residential uses have been identified as a Special Development
Area due to fragmented ownership, restricted access and parcel geometry which makes future
subdivision difficult to achieve under current regulatory standards.
While these parcels present unique challenges to future development, there is also an opportunity to
provide for a vibrant mixed-use area where innovative design and alternative building typologies are
encouraged.
-
Recreation/Open Space. Open space has been proposed within the natural drainage corridor along
the east portion of the plan area. This area includes development associated with the Malloy Drainage
area and is part of the Town's comprehensive stormwater management strategy. This area preserves
the natural area, accommodates future stormwater facilities, and enhances overall walkability by
providing valuable connections between the key land use areas and existing development to the east
and south. The open space area also accommodates the future High School and Recreation Centre
which is the central hub of the neighbourhood.
Some of the open space and recreational uses above are already designated per the Town's Land Use
Bylaw to accommodate the High School/Recreation Centre and stormwater facilities. The exact
boundaries of the sites will need to be refined when land use is assigned for the future residential and
commercial development.
Lands already subdivided for the High School/Recreation Centre will be credited as MR in calculating
the amount of reserve owing on the Town owned parcels. The remaining privately owned parcels will
be required to provide dedication of land or cash-in-lieu for MR per the MGA.
The uses identified are a general indication for future land use and do not constitute land use approvals
per the Town's LUB. Prior to development, a Land Use Amendment will be required to comply with the
LUB in effect at that time. The following Land Use Statistics are based on the Development Concept and
include road areas:
17
Town of Coaldale
Northwest ASP
Table 2: ASP Land Use Statistics
Proposed Land Use
Area in
Hectares*
Area in
Acres*
Total Area of ASP
79.25
195.83
Roads and Walkways
5.53
13.66
Municipal Reserve (including School and Recreation Area)
12.03
29.73
Utilities/Stormwater Management
22.88
56.54
Net Developable Area (NDA)
38.81
95.90
Low Density Residential
16.39
40.50
Multi-Family Area A (Commercial / Mixed Use Node)
1.99
4.92
Multi-Family Area B (Seniors)
1.00
2.47
Multi-Family Area C (18th Avenue)
1.79
4.42
Commercial (Commercial / Mixed Use Area)
3.28
8.11
Special Development Area
14.36
35.48
* Areas are approximate only and any discrepancies are a result of rounding.
Residential density shall comply with the MDP and Land Use Bylaw requirements and shall be determined
at the Outline Plan/Land Use Redesignation stage.
GAS LINE R/W
Multi-Family B
(Seniors)
SWM
SWM
Multi-Family C
Multi-Family C
Multi-
Family A
Commercial
/Mixed Use
Node
Open
Space
Open Space
Multi-
Family A
Low Density Residential
Low Density
Residential
Low Density Residential
Low Density Residential
Low Density Residential
HIGHWAY 3
RANGE RD 203
Coaldale High School
& Recreation Centre
NE9
9-20-4
SE16
9-20-4
NE16
9-20-4
NW15 9-20-4
SW15 9-20-4
SE15 9-20-4
16 AVE
16 AVE
NW10 9-20-4
NE10 9-20-4
NW 10-9-20-4
18 AVE
TWP RD 92
16 AVE
Public Utility Lot
Public Utility Lot
Commercial
/Mixed Use
Node
26 STREET
Town Boundary
N
Single Family Residential
Special Development Area
Commercial/Mixed Use Node
Multi-family Residential
Seniors Development
Storm Water
Management (SWM)
Public Open Space
Existing Easement
Wetland
Collector roads
Existing Trails
Proposed Trails
Link Pathway
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0
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Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 5
Development Concept
June 2023
ASP Boundary
19
Town of Coaldale
Northwest ASP
4
SECTION FOUR
Development Framework
This section details the policies designed to actualize the development potential of the plan area.
4-1 GENERAL DEVELOPMENT POLICY
The Development Concept has been designed to respond to stakeholder feedback, align with current
statutory policy and reflect market conditions. The following policies shall apply to all development within
this ASP.
Policy 4.1.1
An Outline Plan shall be required prior to Subdivision or Land Use Redesignation.
Requirements for an Outline Plan are provided in Appendix A.
Policy 4.1.2
Relaxations to the Outline Plan requirements may be considered at the discretion of the
Development Authority for single parcel developments or those less than 2 hectares which
conform to the Plan and are contiguous to existing development.
Policy 4.1.3
At the Outline Plan/Land Use Redesignation stage, any Environmental Reserve (ER) shall
be determined in accordance with Provincial regulations.
Policy 4.1.4
At the Outline Plan/Land Use Redesignation stage, the amount of Municipal Reserve (MR)
owing shall be determined in accordance with Provincial regulations.
Policy 4.1.5
MR shall be dedicated as either land dedication or cash-in-lieu at the time of subdivision at
the discretion of the Development Authority.
Policy 4.1.6
Building setbacks and landscaping requirements shall comply with the requirements of the
LUB.
Policy 4.1.7
Developers are encouraged to consider energy efficiency and alternative servicing
options for new construction.
Policy 4.1.8
Unless otherwise noted in this Plan, sidewalks and pedestrian access shall be provided in
accordance with Town standards.
Policy 4.1.9
Innovative water-saving measures, such as xeriscape landscaping and stormwater re-use,
shall be encouraged.
20
Town of Coaldale
Northwest ASP
4-2 RESIDENTIAL
The Development Concept provides for a residential area located on the west side of the Plan, designed to
enhance connectivity and encourage walking and cycling. Direct connections are provided to the High
School, Recreation Centre, and open space area on the east side of the Plan within the Malloy Drain area.
On the south side of the Plan area, direct connections are provided to the existing and future active-mode
network, including the planned Highway 3/Land O' Lakes Drive crossing and future link pathway. The
residential area will accommodate a diversity of housing types including laned and laneless single
detached homes, as well as multi-dwelling development and seniors' housing.
Multi-unit development is proposed in areas A, B and C as shown on Figure 5: Development Concept.
Each of these areas are designed to provide development appropriate to the adjacent development
including the following:
- Area A is anticipated to accommodate higher density residential uses appropriately located adjacent to
the Commercial area and in close proximity to the High School/Recreation Centre. This may include, but
is not limited to, semi-detached housing, town houses and low-rise apartments.
- Area B is specifically designed to accommodate a multi-unit seniors' development with convenient access
to open space and within walking distance to commercial amenities and the Recreation Centre. The
location of the Seniors development is intended to be flexible within the residential areas.
- Area C is anticipated to provide multi-unit development similar to existing development along 18 Avenue
to the east. Driveway access will be limited along 18 Avenue and enhanced landscaping and pedestrian
access will be provided along the north side of 18 Avenue.
Policy 4.2.1
The residential area shall be provided in the areas shown on Figure 5: Development
Concept.
Policy 4.2.2
Alternate locations for the seniors' development, identified as Area B in Figure 5:
Development Concept, may be provided to the satisfaction of the Development Authority.
Policy 4.2.3
If current market conditions do not support the seniors' development, alternate multi-
family development may be provided in Area B in Figure 5: Development Concept, to the
satisfaction of the Development Authority.
Policy 4.2.4
Single-detached residences shall be the predominant form of housing within the low-
density areas.
Policy 4.2.5
A diverse range of housing forms may be accommodated.
Policy 4.2.6
Opportunities for affordable housing shall be encouraged.
Policy 4.2.7
Innovative housing types to accommodate home occupations or secondary suites are
encouraged.
Policy 4.2.8
Multi-dwelling development shall be accessible from a collector standard road.
Policy 4.2.9
The primary entrance to multi-dwelling development should be oriented toward the
street.
Policy 4.2.10
Residential density shall achieve an overall density of 5.0 dwelling units per developable
acre, measured at the block scale.
Policy 4.2.11
Architectural controls for residential development, including landscaping standards, shall
be completed to the satisfaction of the Development Authority prior to development.
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Town of Coaldale
Northwest ASP
4-3 COMMERCIAL/MIXED USE NODE
The purpose of the Commercial/Mixed Use Node is to provide opportunities for local mixed-use
development to meet the day-to-day needs of residents. While predominantly local commercial, there will
be opportunities to provide integrated multi-family uses.
Policy 4.3.1
The commercial/mixed use node shall be provided in the area shown on Figure 5:
Development Concept.
Policy 4.3.2
Proposed uses shall be limited to commercial and multi-family residential uses
compatible with the area and the future vision of this plan.
Policy 4.3.3
Innovative design and creative building form shall be encouraged.
Policy 4.3.4
The scale of commercial uses shall be limited to the immediate neighbourhood, at the
discretion of the Development Authority.
Policy 4.3.5
Direct Control zoning shall be permitted where standard Land Use Districts do not provide
adequate flexibility to address the proposed mix of use.
4-4 SPECIAL DEVELOPMENT AREA
The purpose of the SDA is to accommodate a compatible mix of commercial and residential uses along the
south boundary of the Plan within the limitations and constraints unique to this area. The SDA is
anticipated to accommodate a mix of higher density residential uses and/or commercial development which
will complement the proposed commercial area north of 18 Avenue.
Portions of the east side are significantly constrained by parcel depths and are anticipated to accommodate
lower density residential uses and/or unique development opportunities compatible with the residential
neighbourhood. Development proposals within the SDA will be evaluated on a case-by-case basis.
A linear open space corridor located in the centre of the SDA provides a strong multi-modal connection to
26 Street and the High School/Recreation Centre. This corridor is designed to promote and enhance
connectivity within and beyond the plan area.
Given the development challenges in this area, Direct Control Districts may be used to define the unique
nature of the development area and identify relaxations not available within standard Land Use Districts in
the Land Use Bylaw.
Policy 4.4.1
The Special Development Area shall be provided in the areas shown on Figure 5:
Development Concept.
Policy 4.4.2
Proposed uses shall be limited to commercial and residential uses compatible with the
area and the future vision of this plan.
Policy 4.4.3
Innovative design including clustered development and creative building form shall be
encouraged.
Policy 4.4.4
Direct Control zoning shall be permitted where standard Land Use Districts do not
provide adequate flexibility to address site limitations.
Policy 4.4.5
Direct Control zoning shall be permitted to accommodate a vertical mix of residential
and commercial uses which are not permitted within standard Land Use Districts.
Policy 4.4.6
Relaxations may be granted at the discretion of the Development Authority for servicing
and infrastructure standards so long as safety is not compromised
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Town of Coaldale
Northwest ASP
Policy 4.4.7
Preservation of existing trees shall be encouraged where feasible.
Policy 4.4.8
Enhanced landscaping may be required to provide a buffer to existing low density
residential parcels.
Policy 4.4.9
Development visible from Highway 3 shall provide a visually appealing interface by using
different building forms and massing, a variety of building materials and architectural
detailing.
Policy 4.4.10
Relaxations permitted in this area shall be provided to address site specific challenges
only and shall not be considered precedent for development elsewhere in the Town.
Policy 4.4.11
Redevelopment levies shall not be imposed within the Special Development Area.
Policy 4.4.12
Municipal Reserve dedication will not be required as part of future development within
the Special Development Area.
4-5 OPEN SPACE
Natural areas within the Plan will be used to create an open space network that accommodates passive
recreational amenities and stormwater management solutions within the existing drainage corridor and
provides safe and enjoyable spaces which respect the natural environment. The High School and
Recreation Centre development is central to the Plan area and serves as a focus for the community.
Policy 4.5.1
Parks and open spaces shall be provided generally in the areas shown on Figure 5:
Development Concept.
Policy 4.5.2
Connections shall be provided to ensure the plan area is connected to any adjacent
established areas and/or existing trail systems if applicable.
Policy 4.5.3
Areas identified as Environmental Reserve shall be dedicated at the time of subdivision in
accordance with Provincial regulations.
Policy 4.5.4
No development shall be permitted within Alberta Environment and Protected Areas
(AEPA) setbacks from a wetland as determined by a Wetland Impact Assessment or
Biophysical Impact Assessment provided by a Qualified Professional.
Policy 4.5.5
The High School and Recreation Centre Parcel shall be considered MR and will be credited
as MR in calculating the amount of reserve owing on the Town owned parcels.
Policy 4.5.6
The naturalized areas greater than 5m outside the storm facilities may be considered MR
and will be credited as MR in calculating the amount of reserve owing on the Town
owned Parcels. Lands inside the 5m area shall be designated as PUL in accordance with
the Town Plan and Malloy Drain Master Drainage Plan.
Policy 4.5.7
Innovative servicing strategies to incorporate stormwater management facilities within
the open space corridor shall be encouraged.
Policy 4.5.8
Impacts to existing drainage channels shall be minimized.
Policy 4.5.9
Open spaces shall be developed in accordance with the Gateways and Corridors Strategic
Plan and the Parks and Trails Master Plan.
Policy 4.5.10
The siting and design of parks and trails shall be identified at the Outline Plan/Land Use
Redesignation stage.
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Town of Coaldale
Northwest ASP
5
SECTION FIVE
Transportation Framework
This section addresses how pedestrians, cyclists and motorists are accommodated within and beyond the
plan area.
5-1 TRANSPORTATION NETWORK
The Transportation Network shown in Figure 6: Transportation Network, will accommodate anticipated
traffic volumes in an efficient, safe, and effective manner. The roads within the plan area will be
maintained at a standard sufficient to accommodate existing and proposed development.
Policy 5.1.1
The Transportation Network shall be provided generally in the areas shown on Figure 6:
Transportation Network.
Policy 5.1.2
The roadway network shall be consistent with Town's established planning documents
and engineering standards.
Policy 5.1.3
Intersection treatments at locations where plan area roads meet the existing
highway/road network may be cost shared by all benefiting developers through the
Standard Development Agreement process.
Policy 5.1.4
A Traffic Impact Assessment shall be required as a supporting study to an Outline Plan.
Policy 5.1.5
Unless otherwise noted in this Plan, sidewalks and pedestrian access shall be provided in
accordance with Town standards.
Policy 5.1.6
All onsite infrastructure shall be at the cost of the developer.
Policy 5.1.7
Offsite and oversize onsite infrastructure costs associated with the development shall be
established through offsite levies, development charges or endeavor to assist.
Policy 5.1.8
Sidewalks and walkways will be provided at Subdivision at the discretion of the
Development Authority to enhance connectivity within and adjacent to the Plan.
Policy 5.1.9
Active modes infrastructure that connects to the Town's existing active modes network
shall be encouraged throughout the plan area in alignment with the Town Plan.
Policy 5.1.10 The current rural standard for 18 Avenue, from 23 Street to 30 Street, and 30 Street along
the west boundary, should be upgraded to urban collector road standards as development
occurs.
GAS LINE R/W
HIGHWAY 3
RANGE RD 203
Coaldale High School
& Recreation Centre
NE9
9-20-4
SE16
9-20-4
NE16
9-20-4
NW15 9-20-4
SW15 9-20-4
SE15 9-20-4
16 AVE
16 AVE
NW10 9-20-4
NE10 9-20-4
NW 10-9-20-4
18 AVE
TWP RD 92
16 AVE
26 STREET
Town Boundary
N
Collector Roads
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200 m
0
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Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 6
Transportation Network
June 2023
ASP Boundary
25
Town of Coaldale
Northwest ASP
6
SECTION SIX
Servicing Framework
This section addresses the efficient provision of water, sanitary and stormwater services within the plan
area.
6-1 GENERAL SERVICING POLICY
The following policies apply to the development of all servicing infrastructure within the Plan area.
Existing servicing infrastructure will be retained until such time as redevelopment occurs. Development/
re-development or upgrading of servicing infrastructure will align with current Town standards and tie into
existing regional services where applicable. Figure 7: Water Distribution System, Figure 8: Sanitary
System and Figure 9: Stormwater Management, represent a high-level view of how servicing is likely to
occur. The specific alignment and design of servicing infrastructure shall comply with the Town's
standards in place at the time of development.
Policy 6.1.1
A Site Utility Master Servicing Plan that covers water, sanitary, stormwater, and shallow
utilities is required as a supporting study to an Outline Plan. The study shall examine site
servicing requirements and the ability of off-site infrastructure to support full
development of the site. Any necessary off-site infrastructure upgrades shall be
identified, with costs and a phasing plan included.
Policy 6.1.2
Utility rights-of-way and easements shall be provided to accommodate municipal utilities
at the discretion of the Development Authority and shallow utilities as determined
necessary by utility providers.
Policy 6.1.3
Utility alignments may be refined at the Outline Plan stage without an amendment to this
ASP.
Policy 6.1.4
Utility rights-of-way, easements, and public utility lots shall be dedicated to the Town as
required, to accommodate the development or the extension of municipal utilities
necessary for development.
Policy 6.1.5
A developer may be required to provide, or enter into an agreement to provide when
required, the utility rights-of-way or easements necessary to accommodate the extension
of municipal utilities through or adjacent to a site in order to allow for the servicing of a
site.
Policy 6.1.6
New development or redevelopment shall be required to tie in to existing regional
services and preserve or improve existing drainage patterns.
26
Town of Coaldale
Northwest ASP
Policy 6.1.7
All onsite infrastructure shall be at the cost of the developer.
Policy 6.1.8
Offsite and oversize onsite infrastructure costs associated with the development shall be
established through offsite levies, development charges or endeavor to assist.
6-2 WATER
The water distribution system for domestic uses and fire protection in the Plan area is supplied by main
trunks extending from existing water systems.
Policy 6.2.1
The design of the water distribution system shall ensure that all land has sufficient
looping and connections to provide for adequate fire, maximum day, and peak flows as
development progresses.
Policy 6.2.2
The design of the water distribution system shall ensure that all land can be serviced via
existing municipal water connections.
Policy 6.2.3
The provision for fire protection shall follow the Town of Coaldale Fire Services Master
Plan and accompanying policy and bylaws.
6-3 SANITARY
The wastewater collection system in the Plan area is supplied by gravity sewers connecting to existing
wastewater systems.
Policy 6.3.1
The design of the wastewater collection system shall ensure that all land has sufficient
connection to provide for peak flows as development progresses.
Policy 6.3.2
The design of the wastewater collection system shall ensure that all land can be serviced
via existing municipal wastewater connections.
Policy 6.3.3
The proposed oversized wastewater trunk extension within 16 Avenue and 18 Avenue
should be installed at an appropriate depth and capacity to service growth beyond the site
via gravity.
6-4 STORMWATER
Appropriate stormwater management facilities are proposed throughout the Plan area to control
stormwater and alleviate the impact of post-development flows on overland conveyances.
Policy 6.4.1
The pre-development release rate shall be required to be achieved and detailed as a
part of the Stormwater Management Plan.
Policy 6.4.2
On-site stormwater storage and post-development release rates shall be consistent
with the Malloy Drain Master Plan and corresponding Water Act Approval
Policy 6.4.3
Existing constructed wetland stormwater management facilities may be incorporated
into the stormwater management system.
Policy 6.4.4
The use of engineered naturalized and low impact development stormwater
management solutions is encouraged within the open space corridors to ensure long-
term sustainability, water quality improvements and pleasing aesthetics, in a manner
that continues to provide viable habitat.
Policy 6.4.5
Stormwater management facilities shall typically be located within a Public Utility Lot.
27
Town of Coaldale
Northwest ASP
Policy 6.4.6
Stormwater management system shall consist of a dual drainage concept consisting of
both major and minor systems.
Policy 6.4.7
Areas identified as stormwater facilities on Figure 5: Development Concept may be
developed as residential uses without an amendment to this Plan if alternate
stormwater management is provided to the satisfaction of the Development Authority.
Policy 6.4.8
The design of the stormwater management facilities shall ensure that all land can be
serviced via municipal storm connections.
Policy 6.4.9
The detailed design of all stormwater facilities shall incorporate stormwater quality
best management practices where feasible to ensure impacts on the treatment
capacity of existing stormwater management facilities are minimized.
6-5 SHALLOW UTILITIES
Shallow Utilities include telephone, natural gas, electrical, internet, and cable services. The developer will be
responsible for the provision of these services and extension from adjacent developed/developing areas.
Policy 6.5.1
The location of all shallow utilities and the provision of rights-of-way and easements
and related line assignments shall be addressed to the mutual satisfaction of the Town,
the landowner, and the utility companies.
Policy 6.5.2
Detailed design of shallow utilities shall be determined at the time of subdivision.
Policy 6.5.3
Shallow utility and overhead utility easement conflicts shall be resolved at time of
subdivision.
Policy 6.5.4
All future subdivision shall incorporate third-party utility
rights-of-way adjacent to public roadways to be granted and registered to the Town.
GAS LINE R/W
Possible Oversize for West
Coaldale Loop
Off-Site West Coaldale Loop
(By Others)
HIGHWAY 3
RANGE RD 203
Coaldale High School
& Recreation Centre
NE9
9-20-4
SE16
9-20-4
NE16
9-20-4
NW15 9-20-4
SW15 9-20-4
SE15 9-20-4
16 AVE
16 AVE
NW10 9-20-4
NE10 9-20-4
NW 10-9-20-4
18 AVE
TWP RD 92
16 AVE
AREA 1A
AREA 1B
AREA 3A
AREA 2
AREA 3C
AREA 4A
AREA 4B
AREA 4C
AREA 5
AREA 3B
26 STREET
N
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200 m
0
100
1:5000
Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 7
Water Distribution System
June 2023
ASP Boundary
Town Boundary
Existing Easement
Existing Water Main
Proposed Water Main
Oversize Water Main
Off-Site Water Main
GAS LINE R/W
HIGHWAY 3
RANGE RD 203
Coaldale High School
& Recreation Centre
NE9
9-20-4
SE16
9-20-4
NE16
9-20-4
NW15 9-20-4
SW15 9-20-4
SE15 9-20-4
16 AVE
16 AVE
NW10 9-20-4
NE10 9-20-4
NW 10-9-20-4
18 AVE
TWP RD 92
16 AVE
AREA 1A
AREA 1C
OFF-SITE
AREA 1B
AREA 3A
AREA 2
AREA 3C
AREA 4A
AREA 4B
AREA 4C
AREA 5
AREA 3B
Oversize for Future
Development to West
Off-Site West Coaldale
Trunk Main (By Others)
Oversize for West
Coaldale Trunk Main
26 STREET
N
G:\Projects\28000\28100\28126_Coaldale_Planning_Services\02_CADD\20_Drafting\202_Production\28126_Coaldale_Planning-ASP.dwg
200 m
0
100
1:5000
Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 8
Sanitary System
June 2023
ASP Boundary
Town Boundary
Existing Easement
Existing Sanitary Main
Proposed Sanitary Main and Flow
Oversize Sanitary Main and Flow
Off-Site Sanitary Main
GAS LINE R/W
26 Street Ditches
to Remain
Existing Road Ditch to be Abandoned in
Coordination with Road Section Urbanization
Storm Water
Management
Storm Water
Management
HIGHWAY 3
RANGE RD 203
Coaldale High School
& Recreation Centre
NE9
9-20-4
SE16
9-20-4
NE16
9-20-4
NW15 9-20-4
SW15 9-20-4
SE15 9-20-4
16 AVE
16 AVE
NW10 9-20-4
NE10 9-20-4
NW 10-9-20-4
18 AVE
TWP RD 92
16 AVE
SUB-CATCHMENT 2B
SUB-CATCHMENT 3B
SUB-CATCHMENT 2C
EXISTING ROAD SUB-CATCHMENT
SUB-CATCHMENT 1
MALLOY SPUR 'B' DITCH
SUB-CATCHMENT 2A
Public Utility Lot
Public Utility Lot
SUB-CATCHMENT 3A
26 STREET
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200 m
0
100
1:5000
Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 9
Stormwater Management
June 2023
ASP Boundary
Town Boundary
Existing Easement
Existing Storm Ditch
Existing Storm Main
Proposed Storm Main and Flow
Existing Overland Storm Flow
Proposed Overland Storm Flow
31
Town of Coaldale
Northwest ASP
7
SECTION SEVEN
Implementation
This section outlines the proposed sequence of development and the process required to proceed with future
planning applications.
7-1 SEQUENCE OF DEVELOPMENT
The general sequence of future development within this ASP has been determined in consideration of
capacity and constraints within the transportation and servicing framework.
Policy 7.1.1
It is anticipated that development will generally proceed as shown on Figure 10:
Sequence of Development.
Policy 7.1.2
The sequence of development of the plan area:
-
shall be informed by patterns of growth management that consider infrastructure
capacity, servicing availability, environmental stewardship, and the topography of
land; and
-
shall occur through a staged approach to ensure a logical expansion of development.
Policy 7.1.3
Variances to the proposed sequence of development may be permitted so long as an
acceptable strategy to provide the required infrastructure is justified to the satisfaction
of the Development Authority.
7-2 CIRCULATION AND COLLABORATION
Responsible development within the plan area entails decision making which is sensitive to existing
adjacent uses. Development applications, such as Outline Plan and Land Use Redesignation Applications,
will require engagement with adjacent landowners.
Policy 7.2.1
An Outline Plan shall be required prior to subdivision. Requirements for an Outline Plan
are provided in Appendix A.
Policy 7.2.2
Relaxations to the Outline Plan requirements may be considered at the discretion of the
Development Authority for single parcel developments or those less than 2 hectares
which conform to the Plan and are contiguous to existing development.
Policy 7.2.3
Adjacent landowners, provincial agencies and other stakeholders shall be circulated on
Outline Plan applications per Town protocol.
PHASE 4
PHASE 3
FLEX
PHASE
PHASE 2
PHASE 1
HIGHWAY 3
RANGE RD 203
Coaldale High School
& Recreation Centre
NE9
9-20-4
SE16
9-20-4
NE16
9-20-4
NW15 9-20-4
SW15 9-20-4
SE15 9-20-4
16 AVE
16 AVE
NW10 9-20-4
NE10 9-20-4
NW 10-9-20-4
18 AVE
TWP RD 92
16 AVE
26 STREET
Town Boundary
N
G:\Projects\28000\28100\28126_Coaldale_Planning_Services\02_CADD\20_Drafting\202_Production\28126_Coaldale_Planning-ASP.dwg
200 m
0
100
1:5000
Town of Coaldale
Coaldale Area Structure Plan
Integrated Expertise, Locally Delivered
Figure 10
Sequence of Development
June 2023
ASP Boundary
33
Town of Coaldale
Northwest ASP
Appendix A
Outline Plan Requirements
34
Town of Coaldale
Northwest ASP
A-1 LOCAL OUTLINE PLAN POLICY FRAMEWORK
Outline Plans are not legislated under the MGA, but provide important decision-making tools approved by
resolution of Council. An Outline Plan describes the servicing method and proposed land uses for an area in more
detail than an ASP.
As noted in the Town Plan: an "Outline Plan [is] a non-statutory confirming the suitability and servicing method of
the lands for their proposed use. An Outline Plan may be for a smaller area within the boundaries of an Area
Structure Plan and involves detailed studies including, but not limited to, geotechnical investigation,
environmental impact assessment, transportation impact assessment, and stormwater management analysis".
Table A-1 Town Plan Requirements for an Outline Plan
Purpose
Application
Outline Plan (OP)
-
a non-statutory plan that describes the servicing
method and proposed land uses for an area in more
detail than an ASP
-
includes studies that ensure land is suitable for the
intended use in terms of soils, servicing, drainage,
and transportation
-
example studies include environmental impact
assessment, transportation impact assessment, and
stormwater management analysis
-
used for smaller areas of development
(neighbourhoods or stages) to provide technical
engineering details
-
must comply with the Town Plan and the relevant ASP
-
typically outlines opportunities and constraints of the
land, the development concept, open space needs,
servicing and transportation networks and the strategy
for phasing development
-
although it is not a statutory plan, it does go through
public consultation and decision by Council
A-2 OUTLINE PLAN REQUIREMENTS
The following information must be included with your completed application. If this information is not provided
at the time the application is submitted, your application will be deemed incomplete and it will not be processed
until the information is provided.
Outline Plan Application Checklist
Current copy of the Certificate(s) of Title of affected parcels (within 30 days).
Current copies of any restrictive covenants, utility rights-of-way, easements or caveats registered on the
Certificate(s) of Title (within 30 days).
Coloured photographs (minimum of 4) showing affected lands and adjacent area.
Development Concept (map) at a scale of 1:2000, with all dimensions and areas in metric showing:
o
north arrow
o
legal description of the plan area
o
plan area boundary
o
proposed Land Use Districts (with reference to the LUB)
o
proposed road system identifying arterial, collector and local roads
o
proposed street names
o
proposed reserve parcels (such as MR and environmental reserve (ER) etc.)
o
floodway or floodplain lines (if applicable)
o
infrastructure required to service and access the plan area, and
o
details of any public facilities or school sites identified in the plan area (if applicable)
35
Town of Coaldale
Northwest ASP
An Outline Plan which includes:
o
A description of the study area in its present state with reference to special or unique physical or
environmental constraints or features and how they are to be addressed within the development
concept
o
A statement of the Vision for the development and an explanation of the development concept
including rationale for proposed land use districts, open spaces and any neighbourhood design
guidelines
o
Detailed development statistics, provided in table form, including gross areas, anticipated yields based
on proposed land use districts, reserve dedication, and population projections for residential areas
o
Preliminary site concepts for any open spaces, community amenities, commercial development and
multi-family sites (as appropriate)
o
A more detailed description of the proposed transportation network, any findings from a TIA and the
impact on existing routes
-
A proposed transportation network (map) providing alignments of any arterial, collector and local
roads
-
Cross-sections of any arterial, collector or proposed custom roads
o
A description of the site utility master servicing (including Water Distribution, Wastewater Collection,
Stormwater Management and Third-Party Utilities)
-
Layouts (maps) of proposed and existing site utility master servicing (including Water Distribution,
Wastewater Collection, Stormwater Management and Third-Party Utilities)
o
A description of the proposed sequence of development
-
A phasing plan (map) that identifies anticipated development of servicing infrastructure
Relaxations to the Outline Plan requirements may be considered at the discretion of the Development Authority
for single parcel developments or those less than 2 hectares which conform to the Plan and are contiguous to
existing development.
36
Town of Coaldale
Northwest ASP
A-3 SUPPORTING TECHNICAL STUDIES
The following studies are/may be required by the Development Authority to be prepared in support of an Outline
Plan.
Table A-2 Supporting Studies
Supporting Studies
Outline Plan
Historical Resource Impact Assessment (HRIA)
AS REQUIRED
Environmental Site Assessment (ESA) - Phase 2
AS REQUIRED
Wetland Inventory and Assessment - Wetland Assessment and Impact Report
(WAIR)
AS REQUIRED
Geotechnical Report (including Slope Stability Analysis if the slope is greater than
15%)
REQUIRED
(including grading plan)
Site Utility Master Servicing Plans -
Water Distribution Master Servicing Plan
Wastewater Master Servicing Plan
Stormwater Management Master Servicing Plan
Third-Party Utility Master Servicing Plan
REQUIRED
Traffic Impact Assessment (TIA)
REQUIRED
Groundwater impact analysis and soils study
DISCRETIONARY
Market Study Analysis for commercial sites
DISCRETIONARY
Sound Attenuation Study
DISCRETIONARY