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Bylaw 22-2025
Page 1
BYLAW 22-2025
DALY LANDS AREA STRUCTURE PLAN
Section 633 of the Municipal Government Act, RSA 2000, c M-26, as amended,
enables council to adopt by bylaw an area structure plan for the purpose of
providing a framework for subsequent subdivision and development of an area of
land; and
There is no existing area structure plan for the Daly Lands Area Structure Plan area
and it is advisable to adopt a new area structure plan for the Daly Lands Area
Structure Plan area;
Council enacts:
Adoption
1 The document entitled "Daly Lands Area Structure Plan"
attached to this bylaw as Schedule "A" is hereby adopted
as an area structure plan pursuant to the Municipal
Government Act, RSA 2000, c M-26, as amended.
FIRST READING: April 15, 2025
SECOND READING: April 15, 2025
THIRD READING: April 15, 2025
SIGNED THIS 15th day of April, 2025.
__Rod Frank___________________
MAYOR
__Sara McKerry_________________
ACTING DIRECTOR, LEGISLATIVE
AND LEGAL SERVICES
Daly Lands
Area Structure Plan
March 2025
Schedule "A"
Bylaw 22-2025
2 | P a g e
Table of Contents
1
INTRODUCTION .................................................................................................. 3
1.1 Purpose ............................................................................................................ 3
1.2 Location ............................................................................................................ 3
1.3 Vision and Principles ........................................................................................... 3
2
ADMINISTRATION .............................................................................................. 4
2.1 Planning Context ................................................................................................ 4
2.2 Policy Structure.................................................................................................. 5
2.3 Interpretation .................................................................................................... 6
3
GENERAL ............................................................................................................. 7
3.1 Transportation ................................................................................................... 7
3.2 Utilities.............................................................................................................. 8
4
LAND USE CONCEPT AREAS ............................................................................... 11
4.1 Residential ....................................................................................................... 11
4.2 Open Space Network ......................................................................................... 12
5.
IMPLEMENTATION ............................................................................................ 13
5.1 Development Staging ........................................................................................ 13
5.2 Implementation Items ....................................................................................... 13
6
MAPS ................................................................................................................. 15
Figure 1 - Location .................................................................................................... 15
Figure 2 - Topography ............................................................................................... 16
Figure 3 - Land Use Concept ...................................................................................... 17
Figure 4 - Parks and Open Spaces .............................................................................. 18
Figure 5 - Overall Onsite Water Plan ........................................................................... 19
Figure 6 - Overall Drainage Basin Plan ........................................................................ 20
Figure 7 - Overall Sanitary Plan .................................................................................. 21
Figure 7B - Off-Site Sanitary System ........................................................................... 22
Figure 8 - Staging Plan .............................................................................................. 23
7
APPENDICIES .................................................................................................... 24
7.1 Appendix A - Supporting Studies
7.2 Appendix B - Public Engagement
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1.0 Introduction
1.1 Purpose
The purpose of the Daly Lands Area Structure Plan (ASP) is to provide a statutory framework
for the planning, provision of municipal services and infrastructure, and development staging in
conformance with provincial and Strathcona County planning policies, regulations, and bylaws.
The policy within the ASP will guide future rezoning, subdivision and development and the
preliminary design of municipal infrastructure for the subject land.
1.2 Location
The Plan Area is bounded to the east by Range Road 225, to the west by Highway 21, to the
south by a country residential subdivision (Shadow Ridge Estates), and to the north by a
religious assembly and agricultural land uses. The lands are entirely encompassed within NW 6-
53-22-W4M and the S ½ of NE 6-53-22-W4. Figure 1 shows the Plan Area within the context of
surrounding lands.
1.3 Vision and Principles
Daly Lands is envisioned to be an attractive and cohesive country residential community within
Strathcona County. The neighbourhood will consist of large lots with integrated and conserved
natural areas to ensure a quiet lifestyle while benefitting from its proximity to various amenities
nearby in Sherwood Park. The existing homestead is intended to be preserved and incorporated
into the future development.
This ASP is guided by three core principles:
1. Provide high quality country residential development with traditionally sized parcels
within the area to ensure a cohesive overall neighbourhood.
2. Preserve the existing homestead within the development lands to allow for continued
habitation by the landowners, while allowing for future sale and redevelopment.
3. Ensure the retention and integration of environmentally significant features and areas
into the land development concept.
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2.0 Administration
2.1 Planning Context
The Daly Lands ASP should be read in conjunction with Strathcona County's Municipal
Development Plan, supporting technical documents, as well as other Strathcona County policies
and documents. Additionally, regional plans as well as provincial acts and regulations apply,
such as the Municipal Government Act and the Edmonton Metropolitan Region Growth Plan. A
planning hierarchy is shown below to illustrate the various statutory plans and how the Daly
Lands ASP was informed.
2.1.1 Edmonton Metropolitan Region Growth Plan
The Edmonton Metropolitan Region Growth Plan (EMRGP) sets guidelines and a path forward
for growth across the region for twelve member municipalities, including Strathcona County.
The Daly Lands ASP is located within the "Rural Area" of the Edmonton Metropolitan Regional
Growth Plan, which sets policy and density direction applicable to the subject lands. There are
six regional policies that guide all development in the region.
2.1.2 Strathcona County Municipal Development Plan
Strathcona County's Municipal Development Plan (MDP) provides guidance for orderly growth
and development in the County, including policy guiding both private and public provision of
development and associated services. The MDP takes its guidance from the EMRBGP, as well as
extensive public engagement and best practices, to provide specific policy on growth and the
management of that growth in both urban and rural settings throughout the County.
2.1.3 Strathcona County Country Residential Area Concept Plan
The Country Residential Area Concept Plan (CRACP) provides a comprehensive land use
planning framework to guide future subdivision and development.
2.1.4 Technical Studies
The ASP was prepared using information gathered through the preparation of technical studies
by consultants that are expert in their fields. Each of the technical studies follows Strathcona
County Terms of Reference and have been submitted under separate cover. This includes a
Geotechnical Report, Biophysical Assessment, Wastewater Assessment, Traffic Impact
Assessment, Traffic Noise Assessment, as well as overall servicing concepts for the provision of
EDMONTON
METROPOLITAN
REGION
GROWTH PLAN
MUNICIPAL
DEVELOPMENT
PLAN
STRATHCONA
COUNTY
POLICIES AND
DOCUMENTS
SUPPORTING
TECHNICAL
DOCUMENTS
5 | P a g e
utilities and infrastructure for the proposed development. The supporting technical studies have
been summarized in Appendix B - Site Specifics.
2.2 Policy Structure
Sections 3.0 and 4.0 of this Plan include objectives, goals, and policies to provide a clear
direction of the ways the ASP addresses the desired outcomes and enabling actions that will
support the intent of this of this Plan.
Goals summarize the overall intent and desired results of a specific topic or development area.
Objectives are the key statements that identify the specific results that form the overall goal
of a specific topic or development area. Every objective has at least one corresponding policy.
Policies are action items that direct how an objective will be achieved. Several policies may be
needed to support each objective.
Strathcona County uses specific terminology within policies as outlined in Table 1 - Policy
Terms to ensure that all policies have clear intentions and are designed to be achieved through
specific actions. All policies must contain one of the following actions:
(a) Require - these policies are compulsory and must be met in order to receive County
administration support for a proposal. Require policies are always paired with ensure.
Require is a compulsory obligation and ensure explains the result that is to be achieved;
(b) Encourage - proposals should be consistent with all applicable encourage policies in
order to be supported by County administration. Proposals which do not meet an
applicable encourage policy must provide justification to the satisfaction of County
administration as to why the applicable encourage policy cannot be met. Encourage
policies are always paired with promote. Encourage is what is excepted and promote
shows active County and Developer encouragement for the result that is to be achieved;
and
(c) Consider - proposals that fall under a consider policy will be evaluated on a case-by-
case basis and may be supported by County administration based on the specifics of the
proposal and how it aligns with the goals and objectives of the plan. Consider policies
are always paired with support. Consider is followed by criteria for when an action may
be suitable, and support shows passive County support through the conditional
consideration of the result that is to be achieved.
ACTION
INTENTION
Require
Is a compulsory
obligation
Ensure
To make sure of a
result through a
requirement
Encourage
Provides direction for
what is expected
Promote
Shows active County
encouragement
Consider
Provides criteria for
when actions may be
suitable
Support
Shows passive
County support
through conditional
consideration
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2.3 Interpretation
All map symbols, locations and boundaries contained within the Daly Lands ASP shall be
interpreted as approximate unless otherwise specified in the plan or which coincide with clearly
recognizable physical features or fixed (i.e. legal) boundaries.
2.3.1 Definitions
Terms of this ASP are defined in the following documents in order of priority:
-
Municipal Government Act
-
Edmonton Metropolitan Region Growth Plan
-
Strathcona County Municipal Development Plan
-
Strathcona County Country Residential Area Concept Plan
Other terms shall be given their usual and customary meanings.
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3.0 General
3.1 Transportation
The lands will be serviced by an arterial roadway connecting the existing urban area west of
Highway 21 and Range Road 225, as well as a system of local roadways that provide access to
residential lots, per Figure 3. Private vehicles will be the primary mode of transportation for
residents of the area; however, infrastructure will be provided to encourage active
transportation within the Plan Area. There is an existing homestead within the Plan Area that
will be retained and will be accommodated in the subdivision design to enable future access to
the internal road network. Noise attenuation shall be in accordance with County's Policy per the
recommendations of the Noise Impact Study along Highway 21, Lakeland Drive, and Range
Road 225.
Goal
To develop a safe, accessible, and connected transportation network.
Objectives
The Transportation Objectives for the Plan Area are to ensure:
1. Safe connectivity within the ASP area.
2. Active transportation options for residents.
3. Traffic Noise mitigation is provided.
Policies
Connectivity
1. Require all parcels, including all residential lots and municipal reserve lots to be
provided with access to the internal road network to ensure all parcels are accessible.
2. Require multiple vehicular and non-vehicular connections internally throughout the
subdivision to ensure a permeable transportation network.
3. Require the existing homestead to be connected to the internal road network and the
existing access from Range Road 225 to be removed where the existing homestead lot is
subdivided as part of Stage 2 to ensure a complete and consistent development layout.
4. Consider continued access to the existing homestead lot from Range Road 225 where
the homestead is proposed to be subdivided prior to an application being submitted for
the rezoning or subdivision of Stage 2 to support the opportunity for the exiting
homestead to be subdivided prior to the internal road network being available.
5. Encourage the existing homestead lot to be connected to the internal road network
and existing access to be removed from Range Road 225 as part of Stage 2 where the
existing homestead lot has been previously subdivided to promote the long-term safety
on Range Road 225 as traffic volumes increase.
6. Require that, subsequent to the completion of Stage 2, any new development proposed
for the existing homestead lot be connected to the internal road as part of a
development permit where the County deems the proposed development is significant
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enough to warrant the reconfiguration of the access to ensure the long-term safety on
Range Road 225 as traffic volumes increase.
7. Require road right-of-way for the future Lakeland Drive flyover be dedicated as part of
the first stage of subdivision to ensure that the long-term transportation system can be
achieved.
8. Encourage trail connections to surrounding residential properties to promote access
to parks and active transportation networks for the broader community.
Active Transportation
9. Require pedestrian crossings at intersections along arterial roadways where logical and
safe to ensure walkability.
10. Require trails to connect public lands to ensure pedestrian trails are interesting,
attractive and provide access to destination features.
11. Encourage pedestrian connections to the surrounding residential subdivisions to
promote connectivity to the surrounding area.
12. Encourage trail network to be designed with views of stormwater management
facilities to promote visibility and to attract residents to enjoy these unique and
interesting features.
13. Encourage trail networks to be naturalized to ensure groundwater infiltration is
consistent with pre-development conditions.
Noise Mitigation
14. Require noise mitigation along Lakeland Drive, Highway 21 and Range Road 225 to
ensure noise levels at residences remain within Strathcona County's acceptable
thresholds.
15. Consider a design noise level up to a maximum 60 dBA in the outdoor amenity areas
for new residential lots abutting Highway 21, Lakeland Drive, and Range Road 225 to
support achieving practical noise attenuation measures for the development.
16. Consider provisions for sound attenuation measures along Range Road 225 for the
existing homestead lot to occur as part of Stage 2 where the existing homestead lot has
been previously subdivided to support the future construction of uniform and functional
sound attenuation measures that encompass the existing homestead.
3.2 Utilities
3.2.1 Water Distribution & Sanitary Systems
The lands will be serviced through a connection to existing infrastructure located to the south of
the Plan Area. Internally, the proposed trickle water system will follow local roadways to provide
connections to all residents. Figure 5 shows the proposed water network.
Sanitary servicing will be provided through a connection to off-site systems located southwest
of the Plan Area. On-site systems will include a new 100mm forcemain following internal
roadway networks, before continuing south on Range Road 225 and connecting to an existing
forcemain within the Ranchlands at Old Man Creek subdivision. Figure 7 shows the proposed
9 | P a g e
internal sanitary network, while Figure 7b is an excerpt from the Servicing Design Brief that
provides additional information related to off-site connections. A Septic Tank Effluent Pump
(STEP) is the intended system.
The existing homestead will be provided connections to water and sanitary services once they
are extended beneath the local roadway to the property line.
3.2.2 Stormwater Management
Two Stormwater Management Facilities (SWMF) will be constructed within the northern and
eastern portions of the Plan Area, and will handle all drainage within the Plan Area at full build-
out. These locations take advantage of existing drainage patterns within the area and allows
the separation of the Plan Area into two separate drainage basins that will convey drainage
towards the appropriate SWMF, with discharges matching pre-development flows and patterns.
Local roadways throughout the neighbourhood will handle drainage from individual properties,
and convey towards SWMFs through ditches, culverts and outlets. Figure 6 shows the
Stormwater Management concept, with additional details provided in the Engineering Design
Brief.
3.2.3 Shallow Utilities
Shallow Utilities, including electricity, gas, internet and telephone infrastructure, will be provided
through the Plan Area at the time of development, and will be extended from existing systems
found within and surrounding the area at the time of subdivision.
Goal
To ensure reliable and efficient water, sanitary, and stormwater utility systems and services are
built to provide long term service to all parcels within the Plan Area.
Objectives
The Utilities objectives for the Plan Area are to ensure:
1. The provisions of efficient water and sanitary services to all residential lots.
2. The provisions of efficient stormwater management systems that utilizes and
maintains natural drainage patterns.
Policies
Water and Sanitary Services
1. Require piped municipal water and sanitary services be provided for all residential lots
to ensure that negative environmental impacts from utility services are minimized.
2. Require the existing homestead lot to be connected to municipal water and sanitary
services where the existing homestead lot is subdivided as part of Stage 2 to ensure all
lots are connected to municipal services.
3. Require that piped municipal water and sanitary services are provided to the property
line of the existing homestead lot as part of Stage 2 where the existing homestead lot
10 | P a g e
has been previously subdivided to ensure the opportunity for the existing homestead
lot to ultimately be connected to municipal services.
4. Require that, subsequent to the completion of Stage 2, any new dwelling proposed for
the existing homestead lot be connected to piped municipal water and sanitary services
as part of a development permit to ensure all lots are connected to municipal services.
5. Encourage the existing homestead lot to be connected to the piped municipal water
and sanitary services as part of Stage 2 where the existing homestead lot has been
previously subdivided to ensure negative environmental impacts from utility services
are minimized.
6. Consider the use of private servicing for the existing homestead lot where the existing
homestead lot is subdivided prior to Stage 2 to support the opportunity for the existing
homestead to be subdivided prior to municipal services being available.
Stormwater Management Systems
7. Require existing drainage channels to be maintained, to ensure that pre-development
flows to the existing wetlands are not altered.
8. Require the SWMFs to discharge at the predevelopment flow rate, to ensure negative
impacts to the downstream water bodies are mitigated.
9. Require SWMFs to be designed to mimic the appearance of natural wetlands to ensure
biodiversity in the area is protected.
10. Encourage wetlands to be integrated as part of the stormwater management system to
promote their long-term functionality and the utilization of natural processes, such as
erosion control and water filtration through plant communities.
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4.0 Land Use Concept
4.1 Residential
Daly Lands is a country residential community located within the Country Residential Area
Concept Plan. Residential lots proposed within the Daly Lands ASP will be relatively similar
sized, responding to current demands for country residential lots and taking advantage of the
locational advantages in being adjacent to the urban boundary of Sherwood Park. The density
proposed within the Plan Area represents the current maximum allowable to provide a transition
from urban areas to the west to rural areas to the east. The existing homestead will be
incorporated into the Plan Area on a newly created lot designed to have the opportunity to
connect to municipal services and utilize an internal road access.
Goal
To provide country residential housing that contributes to the variety of housing options
available in the community.
Objectives
The Land Use Objectives for the Plan Area are to ensure:
1. The provisions of lots that are consistent with the character of the surrounding context.
2. An allowance for the retention of the existing homestead.
3. Opportunities for compatible home-based businesses.
Policies
Character
1. Require a maximum density of 50 lots per quarter section to ensure conformance with
the Country Residential Area Concept Plan.
2. Require a range of residential lot sizes between 0.5ha and 1.2ha to ensure diverse lot
sizes that are consistent with the surrounding context of the area.
3. Require residential lots that back onto Shadow Ridge Estates to be of similar size to the
adjacent development ensure consistent residential development.
Existing Homestead
4. Require the lot created for the existing homestead to abut the ultimate alignment of
the internal road to ensure the existing homestead lot has the opportunity to connect
to municipal services and utilize an internal road access.
Home-Based Business
5. Consider home-based businesses within the plan area that are compatible with the
surrounding residential development to support residents opportunity to contribute to
the local economy.
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4.2 Open Space Network
Parks and open spaces will be provided to serve residents of the neighbourhood and will occur
in three circumstances - Parks (Municipal Reserve), Open Spaces (Stormwater Management
Facilities), and conserved wetlands (Environmental Reserve).
Four wetlands were found within the Plan Area and are recommended to be conserved per the
Biophysical Assessment. Per Figure 4, Parks will be located primarily within the northern portion
of the Plan Area, while two Stormwater Management Facilities are located within the northern
and eastern portion of the lands.
Goal
To protect significant environmental features while providing vibrant parks and open spaces to
residents.
Objectives
The Open Space Network Objectives for the Plan Area are to ensure:
1. Environmental features within the open space network are conserved.
2. Municipal reserve lands are provided for all ages, incomes, and abilities.
3. Desirable amenities including interesting and attractive recreation opportunities within the
community are provided.
Policies
Environmental Features
1. Require priority open water wetlands and priority marsh wetlands to be retained within
Environmental Reserve (ER) lots to ensure protection of drainage paths, biodiversity,
habitat area, and wildlife corridors.
2. Require a 20m buffer from the edge of priority wetlands to be provided as ER to
ensure appropriate buffers from seasonal wetland changes between open spaces.
Municipal Reserve
3. Require municipal reserve land to be dedicated as a large park within the plan area to
ensure the ability for the open space to provide opportunity for active and passive
recreation.
4. Consider municipal reserve dedication as cash-in-lieu of land to support municipal
reserve land dedication is provided to the maximum amount allowed within the
Municipal Government Act.
Recreation
5. Encourage the development of four-season amenities within the Municipal Reserve to
promote year-round activity.
13 | P a g e
5.0 Implementation
All required planning policies are in place to support the development of the ASP. This ASP and
all supplementary documentation, including Strathcona County statutory planning documents,
directs and controls all development within the Plan Area.
Policies, text, and mapping information contained within this ASP may be amended from time to
time in order to remain current and relevant in response to broader or more specific issues
affecting the ASP area. Any amendments to policy, text, or mapping information contained
within the Daly Lands ASP Shall be in accordance with all relevant County policies.
5.1 Development Staging
Staging of development will occur in two stages beginning from the western portion of the
lands adjacent to Highway 21 and working eastward towards Range Road 225, in accordance
with Figure 8. Build out of the Plan Area will be driven largely by market conditions following
approval of the ASP and associated technical studies. Redistricting and Subdivision applications
for each stage of development will be the starting point of development and will be supported
by detailed studies and technical information to support development. It is anticipated that full
build-out of the area will take between 5-10 years, depending on prevailing market conditions.
There is flexibility built into the policy of this Plan to enable the timing of subdivision of the
existing homestead lot to occur at any point of the development. The existing homestead will
be provided internal road connection and municipal services connection as part of Stage 2.
5.2 Implementation Items
The following items are required to implement the Daly Lands Area Structure Plan.
Implementation
Item
Justification
Responsibility
Timing
Water Act Approval
A Biophysical Assessment indicated
that there were a number of small
wetlands found throughout the Plan
Area. There were four wetlands
deemed significant which will be
retained and incorporated with the
appropriate buffers. The wetlands that
were not deemed significant will be
required to apply for Water Act
approval and follow proper disturbance
and compensation requirements.
Land Owner/
Applicant
Subdivision
Phase II ESA
A Phase II ESA is required to determine
if remediation is needed in the areas
where agricultural equipment was
being stored.
Land Owner/
Applicant
Rezoning
TIA Update
TIA may require an update at time of
Subdivision to reflect any new
Land Owner/
Applicant
Subdivision
14 | P a g e
information that may be available as a
result of further network planning
within the Local Employment Area
(LEA) and any additional requirements
identified by Alberta Transportation
and Economic Corridors.
Clubroot Testing
Clubroot testing will be completed in
accordance with applicable policy at
the time of subdivision.
Land Owner/
Applicant
Subdivision/
stripping/
grading
Wetland Impact
Assessment
Non-significant wetlands will be
reviewed for impact through a WAIR
Report
Land Owner/
Applicant
Subdivision
Waterbody Crown
Claim Assessment
The wetlands within the ASP will be
reviewed to determine if they will be
claimed by the Province through a
WAIR report and Water Act Application.
Land Owner/
Applicant
Subdivision
(applicable
Stage)
Storm Drainage
Assessment
A Storm Drainage Assessment will be
required in accordance with applicable
policy at the time of subdivision.
Land Owner/
Applicant
Subdivision
Stage 1
Noise Attenuation
Updated Noise Attenuation information
will be required for lots backing onto
Highway 21, Lakeland Drive and Range
Road 225.
Should the existing homestead be
subdivided prior to Stage 2, a
document is registered, or additional
road right-of-way is dedicated as part
of the homestead lot being created
that enables sound attenuation to
occur along the homestead's boundary
of Range Road 225 during Stage 2.
Land Owner/
Applicant
Subdivision
(applicable
Stage)
Lakeland Drive
Right-of-Way
including Flyover
and reconfiguration
of service road
Land is to be dedicated to
accommodate the future Lakeland
Drive Flyover on the west side of the
Plan Area.
Land Owner/
Applicant
Subdivision
Stage 1
Trail Connections to
surrounding
residential
subdivisions
Contribution in Aid of Construction for
the portions of the trail connections to
SW-6-53-22-W4M and SE-6-53-22-
W4M (Shadow Ridge) can be
considered should the funding and/or
planning for the south portion of the
trail connections not be in place at time
of the Subdivision Agreement for the
applicable stages.
Land Owner/
Applicant
Subdivision
(applicable
Stage)
SWMF #1
SWMF #2
HIGHWAY 21
SE7 53-22-4
SW7 53-22-4
LOT A
NE6 53-22-4
NE6 53-22-4
CANADIAN
NATIONAL
RAILWAY
SW6 53-22-4
3
2
1
LAKELAND DRIVE
ROAD A
ROAD C
ROAD D
RANGE ROAD 225
N
LAND USE CONCEPT PLAN
SCALE: 1:7500
DATE: MARCH 2025
FIGURE 3
LEGEND:
THIS MAP IS CONCEPTUAL IN NATURE. THE EXACT
LOCATION AND ALIGNMENT OF LAND USES, FACILITIES,
ROADWAYS AND SERVICES WILL BE DETERMINED BY THE
FUTURE DEVELOPMENT SUBJECT TO STRATHCONA
COUNTY'S APPROVAL.
Potential
Flyover
SWMF #1
SWMF #2
HIGHWAY 21
SE7 53-22-4
SW7 53-22-4
LOT A
NE6 53-22-4
NE6 53-22-4
CANADIAN
NATIONAL
RAILWAY
SW6 53-22-4
3
2
1
LAKELAND DRIVE
RANGE ROAD 225
N
PARKS AND OPEN SPACES PLAN
SCALE: 1:7500
DATE: MARCH 2025
FIGURE 4
LEGEND:
THIS MAP IS CONCEPTUAL IN NATURE. THE EXACT
LOCATION AND ALIGNMENT OF LAND USES, FACILITIES,
ROADWAYS AND SERVICES WILL BE DETERMINED BY THE
FUTURE DEVELOPMENT SUBJECT TO STRATHCONA
COUNTY'S APPROVAL.
SWMF #1
SWMF #2
HIGHWAY 21
SE7 53-22-4
SW7 53-22-4
LOT A
NE6 53-22-4
NE6 53-22-4
CANADIAN
NATIONAL
RAILWAY
SW6 53-22-4
3
2
1
LAKELAND DRIVE
RANGE ROAD 225
N
OVERALL ONSITE WATER PLAN
SCALE: 1:7500
DATE: MARCH 2025
FIGURE 5
LEGEND:
THIS MAP IS CONCEPTUAL IN NATURE. THE EXACT
LOCATION AND ALIGNMENT OF LAND USES, FACILITIES,
ROADWAYS AND SERVICES WILL BE DETERMINED BY THE
FUTURE DEVELOPMENT SUBJECT TO STRATHCONA
COUNTY'S APPROVAL.
SWMF #1
SWMF #2
BASIN 1
BASIN 2
HIGHWAY 21
SE7 53-22-4
SW7 53-22-4
LOT A
NE6 53-22-4
NE6 53-22-4
CANADIAN
NATIONAL
RAILWAY
SW6 53-22-4
3
2
1
LAKELAND DRIVE
RANGE ROAD 225
N
OVERALL DRAINAGE BASIN PLAN
SCALE: 1:7500
DATE: MARCH 2025
FIGURE 6
LEGEND:
THIS MAP IS CONCEPTUAL IN NATURE. THE EXACT
LOCATION AND ALIGNMENT OF LAND USES, FACILITIES,
ROADWAYS AND SERVICES WILL BE DETERMINED BY THE
FUTURE DEVELOPMENT SUBJECT TO STRATHCONA
COUNTY'S APPROVAL.
SWMF #1
SWMF #2
HIGHWAY 21
SE7 53-22-4
SW7 53-22-4
LOT A
NE6 53-22-4
NE6 53-22-4
CANADIAN
NATIONAL
RAILWAY
SW6 53-22-4
3
2
1
13 LOTS
21 LOTS
4 LOTS
9 LOTS
7 LOTS
5 LOTS
8 LOTS
3 LOTS
2 LOTS
3 LOTS
LAKELAND DRIVE
RANGE ROAD 225
N
OVERALL SANITARY PLAN
SCALE: 1:7500
DATE: MARCH 2025
FIGURE 7
LEGEND:
5 LOTS
THIS MAP IS CONCEPTUAL IN NATURE. THE EXACT
LOCATION AND ALIGNMENT OF LAND USES, FACILITIES,
ROADWAYS AND SERVICES WILL BE DETERMINED BY THE
FUTURE DEVELOPMENT SUBJECT TO STRATHCONA
COUNTY'S APPROVAL.
SEE FIGURE 7 FOR PROPOSED
ON-SITE SYSTEM LAYOUT
LEGEND
PR. 200 mm
PR. 150 mm
PR. 100 mm
PR. 75 mm
EX. FORCEMAIN
Basin 3
Ex: 285 units
Ult: 746 units
Twin with 200 mm for "Ultimate
Worst-Case" Scenario
Install 150 mm next to ex. twin 100mm
or
Remove one 100 mm and install 250 mm
for "Ultimate Worst-Case" Scenario
OCTOBER 2023
UPSIZE PROPOSED
SEWER TO 150 mm
OFF-SITE SANITARY SYSTEM
FIGURE 7b
SWMF #1
SWMF #2
HIGHWAY 21
SE7 53-22-4
SW7 53-22-4
LOT A
NE6 53-22-4
NE6 53-22-4
CANADIAN
NATIONAL
RAILWAY
SW6 53-22-4
3
2
1
LAKELAND DRIVE
RANGE ROAD 225
N
STAGING PLAN
SCALE: 1:7500
DATE: MARCH 2025
FIGURE 8
LEGEND:
THIS MAP IS CONCEPTUAL IN NATURE. THE EXACT
LOCATION AND ALIGNMENT OF LAND USES, FACILITIES,
ROADWAYS AND SERVICES WILL BE DETERMINED BY THE
FUTURE DEVELOPMENT SUBJECT TO STRATHCONA
COUNTY'S APPROVAL.
7.0 Appendices
7.1 Appendix A - Supporting Studies
1.0
Introduction
This appendix references and summarizes reports prepared in support of the Daly Lands ASP.
2.0
Biophysical
A Biophysical Assessment prepared by Basin Environmental provides insight on existing
environmental features found in the Plan Area, including a number of small wetlands found
throughout the Plan Area. Only four were deemed significant and are all located near the
southern portion of the lands. All four are intended to be retained and incorporated with
appropriate buffers into the ultimate development concept.
Those wetlands that were not deemed significant will be required to apply for Water Act
approval and follow proper disturbance and compensation requirements.
A significant tree stand and wetland were found in the northwest corner of the Plan Area,
however will be mostly impacted and removed as a result of the Lakeland Drive flyover. There
is a desire to retain as much of that tree stand as possible, however, as a legacy to the Daly
family that planted the trees originally
3.0
Geotechnical Analysis
A Geotechnical Analysis was prepared by Hoggan Engineering & Testing (1980) Ltd. and
updated in April 2024 to evaluate the general soil conditions and make construction
recommendations. Generally the soil conditions throughout the site are suitable for the
proposed country residential development. Groundwater was measured at test holes at three
intervals (1-week, 2-weeks and 4-weeks) and found to be low within the study area - again
confirming the suitability of the lands for the proposed development.
4.0 Noise Attenuation
A Noise Impact Assessment (NIA) was completed by Triton Environmental, and found that noise
from Highway 21 exceed Strathcona County Traffic Noise Policy SER-009-027 and require
mitigation measures. Proposed measures include the construction of physical barriers adjacent
to Highway 21, Lakeland Drive and Range Road 225. Alternative measures may also be
considered, therefore the recommendation is further study at subdivision and detailed design
stages to determine an appropriate series of mitigation measures.
5.0
Transportation Impact Assessment
A Traffic Impact Assessment was produced by Bunt & Associates, which reviewed the proposed
land use concept and provided recommendations on transportation-related items to support the
ultimate development. Specifically, the recommendations include:
-
Lakeland Drive between Highway 21 and Rge Rd 225 should be developed as a rural
two-lane arterial roadway with the provision of left turn bays at intersections to
accommodate future traffic volumes associated with Bremner.
-
The Lakeland Drive intersections with Roads A, B, C, and D should be unsignalized
intersections with a single lane accommodating all movements on the north and/or
south approaches.
-
Intersections along Lakeland Drive should provide a minimum intersection spacing of
200m.
6.0
Engineering Design Brief
An Engineering Design Brief (EDB) was prepared by Prism Engineering. To provide conceptual
design on proposed roadways, stormwater drainage, sanitary, water and shallow utilities. The
recommendations of the report are reflected in the figures within this ASP, and drove the
conceptual layout of the proposed development.
7.2 Appendix B - Public Engagement
7.2.1 Open House #1
Prism Engineering conducted an Open House on January 25th, 2023 between 6:30pm-8:30pm.
The event was hosted virtually using the Zoom meeting platform. Notices of the meeting were
posted in the Sherwood Park - Strathcona County News for two consecutive weeks (January
12th and 19th), and letters with information and invitations to the Open House were sent directly
to residents proximate to the parcel using a mailing list provided by the County.
In total, 21 members of the public attended the virtual Open House, although 24 registered in
advance. Attendees were provided a presentation explaining what an ASP is, the proposed
development concept and specific details related to servicing primarily. Questions were asked
for clarification from members of the public, and addressed by members of Prism Engineering.
Generally, most attendees expressed support for the proposed development, and the concerns
raised related primarily to the impact on existing systems (roadway networks, servicing,
property taxes). Suggestions were made by attendees that were incorporated into the ASP
where feasible, including the location and type of connections to adjacent developments, the
retention of mature tree stands and development phasing.
7.2.2 Engagement #2
Prism Engineering conducted a second Open House on February 13th, 2025 between 6pm-8pm
at the Wye Community Hall (151 Bailey's Subdivision). Notices of the meeting were posted in
the Sherwood Park - Strathcona County News for two consecutive weeks (January 30th and
February 6th), and letters with information and an invitation to the Open House were sent
directly to residents proximate to the parcel using a mailing list provided by the County on
January 28th, 2025.
In total, 17 members of the public attended the Open House. A formal presentation was given
by Prism Engineering at 6:15, outlining the proposed ASP and the changes between the
previous edition presented at the first Open House in 2023. Representatives from Prism
Engineering and Strathcona County fielded questions from attendees and provided answers,
and feedback forms were provided to all attendees with an encouragement to submit them to
the Project Team or the County directly.
Generally, most attendees expressed support for the changes proposed, especially with regards
to change in staging (from west-to-east) compared to the previous iteration, as well as the
removal of the road connection proposed originally between the development lands and
Shadow Ridge Estates - as most attendees were residents of Shadow Ridge. Additional
comments were received regarding the potential for future sanitary services within Shadow
Ridge as a result of the development proceeding, as well as a need for improvements of Range
Road 225.