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TOWN OF DRUMELLER
BYLAW NUMBER # 20-06
A BYLAW OF THE TOWN OF DRUMHELLER to rescind Bylaw Elgin Hill Area
Structure Plan 02-85 and to adopt the Elgin Hill Area Structure Plan 20-06.
WHEREAS pursuant to the provision of Section 633(1) of the Municipal Government
Act, S.A. 1994, Chapter M-26.1, a council may pass a bylaw for the purpose of
adopting an area structure plan to provide a framework for subsequent subdivision
and development of land within the Town;
AND WHEREAS an Area Structure Plan referred to as the Elgin Hill Area Structure
Plan has been prepared to provide a framework for the subdivision, reclassification
and development of Portions of the South-West Section 11, Township 29, Range 20,
W4M and immediately adjacent lands, roads and lanes (hereinafter referred to as the
"subject land");
AND WHEREAS it is deemed appropriate to adopt the Elgin Hill Area Structure Plan;
AND WHEREAS the document dated September 2006 entitled the "Elgin Hill Area
Structure Plan", a copy of which is attached as Schedule "A" to this Bylaw, is proposed
for adoption;
AND WHEREAS the requirements of the Municipal Government Act S.A. 1994,
Chapter M-26.1 regarding the advertising of this Bylaw have been complied with;
AND WHEREAS copies of this Bylaw and related documents were made available for
inspection by the public at the office of the Town of Drumheller as required by the
Municipal Government Act S.A. 1994, Chapter M-26.1;
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NOW THEREFORE THE MUNICIPAL CORPORATION OF THE TOWN OF
DRUMHELLER, IN COUNCIL ASSEMBLED, ENACTS THE FOLLOWING:
1.
Bylaw 02-85 Elgin Hill Area Structure Plan is hereby rescinded.
2.
The Elgin Hill Area Structure Plan, attached as Schedule "A" to this Bylaw, is
hereby adopted.
3.
This Bylaw shall come into force at the beginning of the day it is passed.
READ A FIRST TIME THIS 2nd DAY OF OCTOBER, 2006.
READ A SECOND TIME THIS 14th DAY OF NOVEMBER, 2006.
READ A THIRD TIME AND PASSED THIS 27th DAY OF NOVEMBER, 2006.
The original document, duly signed and executed, is retained on file.
Bylaw 20-06 Schedule "A"
ELGIN HILL
AREA STRUCTURE PLAN
BYLAW 20-06
Town of Drumheller
Prepared by: Palliser Regional Municipal Services
& Town of Drumheller
September 2006
Elgin Hill
Area Structure Plan
Outline
1
Introduction
1
1.1 Purpose
1
2
Study Area
2
2.1 Site Location
2
2.2 Ownership
3
2.3 Site Constraints
3
3
Development Concept
3
3.1 Goals & Objectives
3
3.2 Development Concept
4
3.3 Plan Statistics
4
4
Servicing
6
4.1 Road Network
6
4.2 Utility Servicing
6
4.3 Sanitary Sewer
6
4.4 Water
6
4.5 Storm Drainage
6
5 Implementation
7
5.1 Land Use Classification
7
5.2 Municipal Reserves
7
5.3 Trail Connections
9
5.4 Phasing
9
5.5 Development Guidelines
9
List of Figures
Figure 1
Study Area
1
Figure 2
Land Ownership
2
Figure 3
Development Concept
5
Figure 4
Land Use
8
Tables
Table 1
Land Ownership
2
Table 2
Plan Statistics
4
1
1
Introduction
This area structure plan is prepared to provide a future planning direction to the upper bench
land of land know as Elgin Hill. Over the years a number of planning schemes have been
prepared for this site. In 1985, the Elgin Hills Area Structure Plan (Bylaw 2-85) was adopted.
For various reasons the land was never developed.
This plan is intended to replace the 1985 plan and provide an updated planning direction
and guidelines that will provide for orderly grow of the area.
1.1
Purpose
The purpose of this plan is to provide future planning direction for the undeveloped bench
area of land located east of Elgin Hill road and north of Seventh Avenue South West.
Several different landowners own portions of the land in the study area. As a result, it is very
important for this plan to provide an overall direction that will allow the area to be developed
in a cohesive and coordinated fashion. Development phasing will be dictated by
development of adjacent lands.
2
Study Area
The study area is outlined on the air photo below.
2
2.1
Ownership
The following table lists the landowners and their holdings. The Town of Drumheller owns
the majority of the land in the study area. (See: Table 1 & Figure 2)
Table 1
Land Ownership
Parcel
Land Owner
Legal
ha +
acres +
1
Town of Drumheller Pn. SW 11- 29-20-W4
2.4
6.0
2
Town of Drumheller Pn. SW 11- 29-20-W4
1.3
3.2
3
Town of Drumheller Plan RW 263 RLY
0.5
1.4
4
Town of Drumheller Lot 3, Blk 1, Plan 7711478
0.1
0.2
5
Town of Drumheller Lot 11 & 12, Blk 7, Plan 4653BC
0.1
0.2
6
Town of Drumheller Lot 13 -18, Block 7, Plan 4653 BC
0.2
0.5
7
D. James Goudy
Lots 1-4, Blk 20, Plan 8611196
0.6
1.5
8
D. James Goudy
Block 10, Plan 8311341
0.6
1.4
9
Ed Lehn
Lot 18, Blk 2, Plan 4159CP
1.7
4.2
Roads & Lanes
0.3
0.8
TOTAL
7.8
19.3
FIGURE 2.
Own rship
II
0
G)
G)
3
2.2
Site Constraints
The study area contains a relatively flat plateau of land surround by fairly steep slopes rising
approximately 10 to 12 m above the surrounding area. The plateau area consists of
undeveloped land that affords some tremendous view of the town and river valley. This area
holds potential for some unique developments.
The steep slopes present some problems with regard to access to this site. The site also
presents some engineering challenges with regard to serving, especially in terms of water
pressure.
2.3
Soil Conditions
The site is underlain by the Edmonton Formation of Upper Cretaceous geological period.
This formation consists mainly of stratified deposits of fine-grained sandstones, siltstones
and mudstones. Coal seams may also be present. Local experience indicates that the upper
layers of rock tend to be rotten and provide few problems for excavation. Very little bentonite
is normally found in the sandy surface soils. However, basements will likely extend into
bentonite soils, therefore, weeping tile and good surface drainage need to be considered at
the construction stage.
2.4
Slope Stability
A preliminary assessment of the slope stability was conducted by Palm Engineering Ltd and
based on experiences with similar hill formations; a danger of slumping is not anticipated.
However, a danger of rocks breaking away and rolling down the hill and resulting erosion
are concerns. Based on this preliminary review, it is recommended that all buildings be set
back a minimum of 7.5 m from the edge of the escarpment. It is recommended that this area
be maintained as an easement in favor of the Town to allow access and maintenance.
This strip should not be developed with trees or fences, but may include roads, parking lots,
and landscaped area with grass, scrubs and flowerbeds. This area would not be a driving
lane, but would allow access for equipment. Native grass should be retained along the edge
of the escarpments; therefore extra care must be exercised at the construction stage.
At the development stage, it is recommended that a more detailed geotechnical study be
conducted to confirm the stability of the slopes and the appropriate setback with regard each
specific development.
3
Development Concept
3.1
Plan Objectives
The principal objectives of this plan are:
1.
To develop a plan to guide the future development of this area.
2.
To establish appropriate development guidelines for this area.
3.
To establish a servicing concept for the area.
4
3.2
Development Concept
The development concept for this site is to establish an area of higher density residential on
the upper bench. It is anticipated that house mix will consist of a number of town or row
houses and apartments. Preliminary designs for the site indicate that it is possible to
develop in the range of 150 plus dwelling unit in this upper area. The exact mix will be
dictated by housing demands at the time of development. However, it is recommended
development of this site be restricted to multiple dwellings, i.e. town houses or apartments.
The privately owned lands in Block 20, Plan 8611196 fronting on to Elgin Hill Road were
previously subdivided into 4 residential lots. As part of this plan, these lots may be replotted
into smaller lots to allow for the construction of duplexes or single family, consistent with the
development across the road. The Town has advised that any development along the north
side of Elgin Hill Road will be required to provide vehicular access and parking at the rear of
the lots. To maintain consistency with the existing dwelling along the south side of Elgin Hill
Road, dwelling constructed along this stretch of road will be required to front Elgin Hill Road
Access to the site will be via a cul-de-sac road extending from a high point on Elgin Hill
Road up on to the flat bench land. This road will provide access to all land on the upper
area. Each site will have direct access to this road, but some instances, individual
developments may create their own private road to service their development.
The escarpment or slopes greater than 15% grade should be taken as environmental
reserves (ER). The purpose of environmental reserve is to protect these areas from
development and encroachment. Environmental Reserves may be left in their natural state
or used for park purposes. If there is a potential that any of these areas may be developed
or used for other purposes in the future, they should be dedicated as MR or some other
more appropriate land use district. The exact amounts of ER to be taken from each property
will be determined at the subdivision stage.
The concept shows a potential park in the northern portion of the site. The site is a draw
that the town has been using to dispose of excess filling. The site is not suitable as a
building site, but will work well for park or playground purpose. This site should be
designated "MR'' Municipal Reserve. As this draw is filled, this area may also be a suitable
site for a trail down linking the subject site to South Railway Avenue.
3.3
Plan Statistics
Table 2
Plan Statistics
Land Owner
Total
Area
Developable
Area
Reserves
Escarpment
Town of Drumheller
4.6 ha (11.5 ac)
2.4 ha (5.9 ac)
1.0 ha (2.5 ac)
1.5 ha (3.7 ac)
D. James Goudy
1.2 ha (2.9 ac)
0.7 ha (1.6 ac)
0.4 ha (0.9 ac)
0.1 ha (0.3 ac)
Ed Lehn
1.7 ha (4.2 ac)
0.6 ha (1.6 ac)
0.1 ha (0.2 ac)
1.0 ha (2.4 ac)
Roads & Lanes
0.3 ha (0.8 ac)
0.2 ha (0.5 ac)
0 ha (0 ac)
0.1 ha (0.2 ac)
Total
7.8 ha (19.3 ac)
3.8 ha (9.4 ac)
1.4 ha (3.5 ac)
2.7 ha (6.7 ac)
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6
4
Utility Servicing
The study area will be connected to town utilities. In the past, some utility services to this
area were constrained by off site limitations.
4.1
Road Network
The plan is to create access to the site by creating a single road from Elgin Hill Road
through Block 20, Plan 8611196 up on to the bench land. The road will terminate with a
turnaround at the north end of Drum Body Works property. This road will basically be a
single cul-de-sac for the entire development. The proposed layout minimizes the amount of
roads, but still provides access to all properties.
Since this road is the only means of access and egress to this upper area, a right of way
width of 18 m with an 11m a carriageway is recommended. A road of this size should be
large enough to handle the traffic volumes and allow on street parking along parts of the
right of way. As development proceeds and detailed designs are conducted, there may need
to limit or restrict on street parking.
4.2
Sanitary Sewer
Sanitary Sewer from this area would flow by gravity into an existing line located in Elgin Hill
Road. This line is used to handle the Newcastle area and should have the capacity to
accommodate this development.
4.3
Water
Providing water service to this site presents some engineering issues. With the study area
being higher than the surrounding area, low water pressure is being experienced. To
maintain acceptable water pressures for the site, a higher-pressure water zone is required.
Figure 3 shows a Booster Pump Site at the intersection of Fourth Street and Elgin Hill Road.
Additional engineering is required to resolve the issues of using booster pumps for domestic
& fire flows. To ensure adequate water is available for fire protection, lines may need to be
looped. With higher density development envisioned, it is recommended that fire hydrants
be installed at 150 m spacing. Buildings shall be restricted to a maximum 3-storey height to
eliminate the need for separate booster pumps for fire flow.
4.4
Storm Drainage
The development of this site is not expected to increase the storm outfall. During the
development stage, careful consideration must be given to storm outlets to the side of the
hill, hillside erosion and their impact at the bottom of the hill.
4.5
Shallow Utilities
All shallow utilities are to be located underground. These are to be installed by the various
franchise companies and are coordinated through a service agreement. These companies
will need to take rock excavation into account.
7
5
Implementation
5.1
Land Use Classification
The majority of study area is currently classified "UT" - Urban Transitional in the Town of
Drumheller Land Use Bylaw, with the exception of a strip of land along First Street that
houses Drum Bodyworks is designated "M-1" Light Industrial District.
The land use bylaw requires an area structure plan be prepared prior to the site being
reclassified to a more appropriate land use district. This plan has been prepared to satisfy
this requirement.
The previous planning documents envisioned a higher density of development and
proposed a variety of housing types including town houses and apartments. Considering the
economics of servicing this area, this concept is valid. It is proposed that this plan allow for a
variety of housing types ranging from duplexes or town houses to 3 storey apartments. To
facilitate this type of development it is recommended the majority of the site be classified "R-
3" Medium Density Residential District. [See: Figure 4]
It is also recommended the Drum Body Works land currently designated M-1 be reclassified
to "R-1A" Residential District. By reclassifying this property to R-1A, it will allow
development of this land to be compatible with the adjacent land uses. The current industrial
building would then become a 'legal nonconforming use', which means its current use may
be continued. However, if the present use is discontinued or changed, then any new
development would be required to conform to the land use bylaw.
5.2
Municipal Reserves
As part of a subdivision, the undevelopable hillsides or escarpment lands should be taken
as reserve. If the lands are such that they can never be developed and will likely be left in
their natural state, consideration may be given to designating them Environmental Reserve.
Given the proposed density on the upper area, it is suggested there will be a need for some
open space for uses a playground etc. The Town has been filling a draw that runs in a
northerly direction towards South Railway Avenue. This area is not suitable for large
structures; however, it would be suitable for park purposes and possibly for parking for
adjacent developments.
The portion of Block 10, Plan 8311341 that lies below the escarpment has limited
development potential, therefore it is proposed that it be designated as MR. Dedication of
this land should be take into consideration during any land swaps.
FIGURE 4
9
5.3
Trail Connection
The fill area at the north end of the site is an ideal location to creation a trail connection from
this site to the rest of the town. A trail could be created down the draw to the north to South
Railway Avenue and then into the downtown area. Trail construction needs to take into
consideration the potential erosion of any escarpment area.
5.4
Phasing
Development of this area will proceed progressively from Elgin Hill Road towards First Street
South West. For development to occur in an orderly and economical manner the first phase
will need to be developed to allow commencement of the next phase. If more than one
landowner develops the site, coordination will be required to ensure access and utilities
service extensions are worked out. Over sizing and cost sharing agreements may be
required in servicing agreements for this area. It is important that all developments follow
this plan in terms of access and servicing so future developments are not jeopardized.
Should a landowner wish to proceed with the development on their lands that would result in
of an out of sequence development, then that developer would be required to front end all
development costs. Portions of these costs may then be recovered as the intermediate
phases proceed. As part of a service agreement, the Town may include an 'endeavor to
assist' clause.
5.5
Development Guidelines
As previously mentioned, water pressure to this site may dictate building heights.
Considering this water pressure issue and fire fighting it is recommended that no buildings
be constructed over three stories in height.
Taking into account the relatively confined area of the site and the potential higher density,
parking requirements need to be carefully considered at the time of development. Adequate
parking for owners, tenants and visitors must be considered. It is recommended the
following minimum standard be considered for this area:
Apartments:
1 stall per dwelling unit, plus 1 stall per 4 units for visitor parking.
Town Houses:
2 stalls per dwelling unit plus 1 stall per 5 units for visitor parking.
Duplexes:
2 stalls per dwelling unit.
Portions of this property provide for some tremendous views of the Town and river valley
Coupled with the fact, that a higher density of development is anticipated; the plan proposes
that the site be developed with upscale or high quality developments.
5.6
Land Exchange
The study area is currently owned by a number of separate parties. For this area to develop
it will be necessary for the Town and some of the landowners to work out deals to exchange
land. For example the road connection into the study area crosses land currently owned by
James Goudy. It is proposed that in exchange for the land required to create this road, Mr.
Goudy will receive some land from the Town on the south side of the proposed road. This
land would be consolidated with some of Mr. Goudy's land to create a suitable building site.
10
As part of the land exchange, portions of the existing road (Fourth Street SW) and the lane
at the rear of the lots facing onto Elgin Hill should be closed and consolidated with the
adjacent lots. This can take place at the subdivision stage.
The details of the land exchanges will not form part of this area structure plan and will be
negotiated separately. It is recommended that any lands involved in an exchange be
surveyed, to determine exact areas.