vista ridge - place. speak
TRANSCRIPT
Address: 901 - 119 4th Avenue South
Saskatoon, SK S7K 5X2
1-2225 Northridge Drive
Legal Land Location: SE 24-37-4-W3
Proposed Number of Lots 54
Average Lot Size 1.0 hectares (2.5 acres)
Proposed Lot Density: 0.3 units/acre
Vista Ridge Estates is a proposed country residential develop- ment located 7 km northeast of Saskatoon in the Rural Munic- ipality of Corman Park (RM). The development is intended to be comprised of 54, lots within SE-24-37-4-W3M located east of Highway No. 41 and along the eastern boundary of Corman Park. The development is situated on the western face of the Strawberry Hills in an area which has traditionally been in high demand for this type of development and which currently hosts a number of existing and proposed new residential de- velopments in Corman Park and the surrounding RMs.
The proposed development will accommodate single de- tached residential dwellings within a bare land condominium
ownership framework. Employing a bare land condominium within the development site is intended to create a legal entity capable of managing internal services and infrastructure in- cluding the operation and maintenance of a proposed commu- nal waste water treatment system. This minimizes the impact of the development on the RM by limiting its role in providing municipal services within the development property.
RM OF CORMAN PARK
Vista Ridge Estates 2
Features
The local topography of the area ranges from near level at its plateau along the eastern boundary to mod-
erate slopes no greater than 11% moving west on the de- velopment site. A geotechnical investigation was conduct- ed on the site and identified no issue with slope stability, flooding or with the development proceeding. The online heritage screening tool from the Saskatchewan Ministry of Parks, Culture and Sport’s website was referenced and no areas of concern were identified. The Saskatchewan Con- servation Data Centre was also referenced and no critical wildlife or vegetation was identified in the vacinity. The site consists primarily of farmland with a number of small tree bluffs and an existing slough located in the west central portion of the property. The development will take advantage of the varied topog- raphy and the natural scenic vistas along the ridge to pro-
vide a broad range of housing choices including walk out basements. Lower lying lands in the northwest corner of the site accessing a natural drainage channel will be incor- porated into the development as a utility parcel to host the proposed communal waste water treatment facility and storm water detention site. The discharged water and ef- fluent will drain towards the treatment facility and storm water detention site via gravity system, using the natural topography of the land. The soils on this quarter section are a Class 3 as identified by the Canadian Land Inventory Soil Capability Index. This class is considered to have moderately severe limitations for agricultural development. The hummocky terrain and gentle westward slope provides a diversity of housing op- portunities and makes this location ideal for residential de- velopment providing outstanding views of Saskatoon and area.
Land Use Integration The proposed development is located in the direct vicini- ty of a number of existing country residential subdivisions within the RM of Aberdeen including Mission Ridge Es- tates, Valley View Estates, Strawberry Hills and Bergheim Estates. This cluster of country residential estate developments is also expected to include the pro- posed Pinnacle Ridge Golf and Country Estates which will encompass approximately 500 acres located north of the development site. The Bergheim School site is locat- ed in the northeast corner of the development site and the St. Paul’s Bergheim Evangelical Lutheran Church is located approximately 1 km north of the site. The unde- veloped lands in the area include cultivated field crops, pasture lands and pockets of tree stands and low lying sloughs. The location is ideal for hosting country residential devel- opment due to its close proximity to the City of Saska- toon and its associated amenities via Highway No. 41. The height of land not only promotes positive site drain- age but it also offers great views of the surrounding rural countryside. Residents will be able to enjoy the rural lifestyle of Corman Park while still being in close proximi- ty to the City and its amenities. Access to the site is provided from Bettker Road located along the eastern boundary of the quarter section and falling under the jurisdiction of the RM of Aberdeen. A Traffic Impact Assessment (TIA), prepared in support of the Pinnacle Ridge Golf and Country Estates project,
confirmed Bettker Road to be the permanent access point to Highway No. 41. It is anticipated that Bettker Road extending north from the northern boundary of SE 24-37-4-W3 will be improved to a dust free surface to accommodate the proposed residential and golf course development in the RM of Aberdeen. The developer of Vista Ridge Estates has expressed intent to extend the same standard dust free road surface to the southern access to the development site to enable future residents to enjoy a dust free connection to the realigned and up- graded highway intersection to the north. Development of the site will likely require some coordina- tion between the RM of Corman Park and the RM of Ab- erdeen regarding the cost to maintain of this access road, which is situated in the RM of Aberdeen. These cross-jurisdictional agreements are becoming increasing- ly common around Saskatoon given the prevalence of country residential developments, and can benefit both RM’s, as neither have to bear the entire financial burden for maintaining the road post-development. It goes with- out saying that the additional tax revenue generated by the development will vastly exceed the increase in road maintenance cost, ensuring a significant net financial benefit to the RM of Corman Park, while we would en- sure coordination between the RM’s relative to an agree- ment for cost sharing for future maintenance require- ments.
Vista Ridge Estates 3
Development Phasing and Servicing
The development proposed in the SE 24-37-4-W3 repre- sents the first phase of a multi-phase development con- cept being planned which also includes lands located in the NW 13-37-4-W3, NW 14-37-4-W3 and SE 25-37-4- W3. For the purposes of this application, the develop- ment of the subject site will occur in a single phase but the design accommodates a potential future internal road connection with the adjacent sites. Internal roads within the development will be privately owned and maintained by the condominium association and will include a dust free surface to minimize the im- pact of local traffic on future local residents and sur-
rounding land uses. SaskEnergy, SaskPower, and SaskTel will provide shal- low utilities for the development, which currently service adjacent developments, and there are no foreseen is- sues in accommodating the development. A low- pressure rural water utility line is proposed to service the development and would be supplied by the Highway 41 Water Corporation. A water service line and connection will be provided to the property line and it is expected that each individual owner will be responsible to manage their own services with the water utility.
The following existing land uses are located within 1.6 kilometres of the development site and are illustrated on at- tached Map 1:
Land Use Distance from Development Site
Intensive Livestock Operation None
There are four isolated residences located be-
tween 800 and 1000 metres from the develop-
ment site.
ty of the development site. The closest resi-
dence lies with 100 m.
South There are four residences located within 1.6
km of the development site in this direction.
None of these residences are located less than
1000 m from the development site.
West There is one residence located 1000 m from
the development site.
Landfill or Waste Disposal Site None
Urban Municipality None
Mineral Extraction Operations None
The internal roads are also intended to be dust free and will incorporate a dedicated pedestrian pathway within the road right-of-way. Given the intent to develop Vista Ridge Es- tates as a bare land condominium with privately owned inter- nal roadways, the development of this site is not expected to directly impact any municipal roads located within the RM of Corman Park.
Vista Ridge Estates 4
Developer Experience
The Vista Ridge development group includes individuals with a variety of backgrounds, who all have a thorough knowledge and experience in land development and bring a diversity of expertise to the development. The development group includes: A land surveyor with over 45 years of experience,
who has participated in many land development projects from initial concept, through design, to for- mal application all the way to final subdivision and creation of new titles;
Two members of the commercial real estate indus- try with over 40 years of experience combined, who have been involved in the land development pro- cess from property acquisition, financing, site plan- ning, concept development, through construction to site completion;
A local businessman who has started a number of successful businesses and who has been involved
in the design and development of subdivisions; A local businessman who has been a leading mem-
ber in many developments in which they have been a partner as well as founder of a yard maintenance company servicing commercial and acreage proper- ties;
A land appraiser who represents clients on financ- ing, collateral mortgages, and insurance placement; and
A lawyer who is head of the corporate/commercial practice group at a local firm, specializing in corpo- rate transactions.
The proposed development is a multi-phase develop- ment with only one phase proceeding at this time. Phase one has incorporated scalable facilities and fu- ture connections for the remaining phases. The develop- ment group is proceeding with only one phase to ensure the development is in alignment with the market and does not put
A Septic Tank Effluent Pumping System (STEP) is in- tended to be employed on the property to manage sep- tic waste generated from the development. The STEP system includes a tank installed on each residential property that collects the waste water and separates the solids and the liquids. The solids remain in the tank to naturally decompose and are pumped out every three to five years. The liquids will be collected and transported by a gravity sewer system to a central treatment facility to be located in the northwest corner of the development site on a dedicated utility parcel which will also host the storm retention pond. Treatment of the raw liquid sewage is provided within a MicroFAST system which employs naturally occurring microorganisms to biologically break down and cleanse the liquid effluent. The proposed treatment facility will be owned and operated by the con- dominium association, is fully scalable, and has been designed and located with full capability to service the future phases of development in the area. Solid waste generated by residential occupancy of the sites will be contracted by the condominium association to one of several companies providing this service within the Saskatoon area. The development site is located along the western ridge of the Strawberry Hills which enables the site to be drained effectively to an engineered retention pond to be located on the same utility parcel hosting the waste wa-
ter treatment facility. Internal drainage is intended to be conveyed overland via ditches adjacent to roads, cul- verts at driveways and intersections, and grassed drain- age swales. The natural drainage pattern extends northwest within the development site and ultimately connects with a natural drainage channel extending northwest from the development site. An engineered storm water management plan has been prepared for the development and will be submitted within the final Comprehensive Development Review Report.
Vista Ridge Estates 5
Bylaw Compliance
The proposed development site is currently zoned Agricultural District pursuant to the RM of Corman Park Zoning Bylaw. An amendment to the Zoning Map to rezone the development site to a Country Residential 1 District (CR1) will be required to accommodate the proposed subdivision. The proposed parcels will comply with the minimum and average site area requirements, and the overall develop- ment site area complies with the 160 acre maximum prescribed within the zoning regulations.
It is anticipated that a minor textual amendment will be required to the CR1 Zoning District to accommodate the de- velopment of dwelling groups as a bare land condominium on the site. It is expected that this amendment would mirror similar regulations already employed within the Corman Park – Saskatoon Planning District.
RM of Corman Park Evaluation Criteria
Proximity to amenities
<3 km to school 1 Although the development is located in the Prairie Spirit School Division, the nearest school is located in the City of Saskatoon approximately 15km away. The closest rural schools are approximately 25km away in the Town of Aberdeen or the Village of Clavet.
along school bus route 1 The development is located along an existing bus route within the Prairie Spirit School Division.
<3 km to community hall 1 St. Paul’s Bergheim Evangelical Lutheran Church is located approximately 3 km northeast of the development and the Bergheim School site which is utilized as a local community hall is located in the northeast corner of the development site.
<3 km to park/beach 1 Although there are no formal parks located within the immediate vicinity of the devel- opment site, a future 18 hole championship golf course and estate development has been proposed for development directly north of the development site in the RM of Aberdeen which will provide significant offsite recreational opportunities.
<3km to convenience shopping 1 The City of Saskatoon is within 10 km of the development site.
access to existing waterline 1 The Highway 41 Water Utility has confirmed their ability to provide potable water to the development site.
Road implications
<3 km to paved roadway 3 Bettker Road is a rural grid located adjacent to the development site. It is proposed to be upgraded to a paved surface in conjunction with the planned golf course and es- tate development directly north in the RM of Aberdeen. The development site is locat- ed approximately 1.6 km south of an existing and permanent Highway 41 access point.
Adjacent to primary grid 2 Bettker Road is adjacent to the development site and is an all weather roadway.
Off-site upgrading beneficial 2 It is anticipated that 2 km of Bettker Road will be upgraded to a paved standard in conjunction with the planned development of a golf course and estate development located directly north of the development site. Additionally, a Traffic Impact Assess- ment was prepared and approved by the Ministry for the realignment and improve- ment of the existing Bettker Road and Highway 41 intersection.
Minimize provision of internal
roads
2 The internal roadways will remain private roadways as a result of the pursuit of a bare land condominium and will be constructed on a 24m right-of-way comprising approxi- mately 9.0% of the development area.
Vista Ridge Estates 6
Wetlands/natural drainage re-
tained
2 The development has been designed to utilize the natural lay of the land to channel overland drainage to a low lying area in the northwest corner of the site. This same principle is being utilized to construct gravity sewer collection lines within the site. The low lying northwest corner is designed to host the retention and co-management of site runoff and treated waste water.
Stormwater management / drain-
age concept
3 Storm water will be managed via a system of overland swales, the internal roadway and culverts. The incorporation of larger site areas (~ 1 ha) and the minimization of roadways effectively minimizes overall site compaction and maintains much of the site’s existing ability to naturally absorb water from spring melts and rain events mini- mizing runoff generated within the site.
Natural vegetation and topogra-
phy retained
2 The development site contains small pockets of vegetation which have been recog- nized and located in the design to encourage their retention. The development will take advantage of the varied topography and the natural scenic vistas along the ridge to provide a broad range of housing opportunities.
Wildlife habitat links retained 2 The Saskatchewan Conservation Data Centre online database was referenced and confirmed that no wildlife or vegetation exist on the site.
Habitat conservation/
enhancement
2 The Saskatchewan Conservation Data Centre was referenced and no wildlife or vege- tation were identified.
Not located on hazard lands (flood
prone, slope instability)
3 A geotechnical study was conducted for the site which confirms that the site is suitable for the proposed development and identified no concerns with flooding or slope insta- bility on the site.
Community concept
Demographics provided 2 The development is intended to provide an alternative to the urban lifestyle provided within Saskatoon. The development is intended to focus exclusively on providing for single family housing, and based upon an average household size of 2.5 persons per household, it is expected that the local population will increase by an estimated 135 people as a result of this development.
Pedestrian/bicycle trails planned 2 A dedicated path system has been incorporated within the 24m road right-of-way providing a separation of pedestrian and vehicle movements within the site.
Purposeful public open/park
space amenity
2 This development is part of a larger multi-phase development concept which will incor- porate dedicated park space in future phases. The initial phase introduces properties of sufficient size to satisfy most recreational demands on private sites and to minimize the municipal obligations associated with dedication of public lands. The site also contains an existing open space and community hall within the Bergheim school site on the same site.
Provision of public facility
centre)
2 The Bergheim school is located in the northeast corner of the development and is uti- lized as a community facility for the surrounding area.
Neighbourhood fit
adjacent areas
2 The proposed development is not adjacent to any existing residential developments and as such no specific buffering has been deemed necessary.
Unlikely conflict with agriculture 2 The development is located in an area currently hosting a significant amount of coun- try residential development. The conversion of the property to a residential use is not expected to interfere with the continued cultivation of lands south of the development. The developers have been in regular contact with adjacent property owners and they have not communicated any opposition to the proposed development. Much of the agricultural activity will continue to occur south of the development site, given the existing and planned expansion of country residential developments to the north. Given that the predominant winds source from the northwest in this area, continued cultivation of lands to the south should have minimal impacts on residents of this de- velopment.
Vista Ridge Estates 7
Located on non-agricultural land
(class 4-7)
2 The soils on this quarter section are a Class 3 as identified by the Canadian Land In- ventory Soil Capability Index. This class is considered to have moderately severe limi- tations for agricultural development. The existence and expansion of country residen- tial development in the immediate vicinity of these lands increases the appropriateness of the conversion of land use in this location as a means of clustering similar develop- ments.
Adds social/cultural diversity 1 The development of this site as a bare land condominium provides an immediate com- munity structure. Additionally the Bergheim School site provides a convenient commu- nity gathering centre for the development.
Supports local businesses 2 Due to the close proximity and relative ease of access of the development to the City of Saskatoon, it is anticipated a majority of the residents will commute to the City for em- ployment and to purchase goods and services. With the future development of a golf course in the immediate vicinity, some additional local employment opportunities will be generated. The growth of local populations in this area will help to support local com- mercial businesses in the immediate vicinity, within the City and local Towns including Aberdeen and Clavet.
Assist municipal servicing 2 Services will be provided to the development at the expense of the developer. The development is intended as a bare land condominium, which will manage internal ser- vices and assist in minimizing the impact of the development on the RM.
Design features
Significant landscaping/buffering
considerations
2 Each property owner will be responsible for their yard landscaping and there is no con- sideration necessary within the subdivision design for buffering as it is not directly adja- cent to other developments.
Deliberate building siting consid-
erations (location & orientation)
2 A majority of the lot layouts are oriented north-south, which is intended to make the best use of the topography and to enable the use of passive forms of solar energy where desired.
Energy conservation 2 The development of the site as a bare land condominium creates an effective conduit for implementing green technologies as a building standard within the development through condominium bylaws without depending upon the RM and developer’s caveats for en- forcing these types of initiatives. The development’s relative close proximity to the City as a principle employment and commercial centre assist in minimizing travel and as development continues to expand in the area, the core population is likely to be suffi- cient to support the introduction of convenience commercial development to further diminish the reliance on the automobile. Subsequent phases of the larger development vision for the balance of land within the developer’s holdings is intended to incorporate some future commercial development.
Incorporates solid waste manage-
3 Solid waste will be contracted by the condominium corporation.
Uses new/innovative technology in
liquid waste management
3 A Septic Tank Effluent Pumping System (STEP) will be employed on the property to manage septic waste generated from the development. This STEP system involves the installation of a watertight tank on each private property which collects all of the solid and liquid waste generated from the home. Primary treatment of the septic waste will be on site. The liquid waste will be transported from the site to a treatment facility via gravi- ty where further treatment of the liquid waste will occur. The remaining solids are left behind within the tank for passive, natural treatment, and need to be pumped by a vacu- um truck every three to five years depending upon the size of the tank and water use within the home.
Inclusion of public art 1 There is no public art included in the development.
Building and site design guidelines 2 The design and layout of the individual lots will be regulated through the implementation of a condominium bylaw which is intended to comply with the minimum standards pre- scribed by the RM zoning bylaw. These standards will be enforced by a condominium board.
Vista Ridge Estates 8
Uniqueness
New subdivision design 3 The subdivision layout is curvilinear with a majority of the lots oriented north-south to maxim- ize the use of the land and follow the natural lay of the land.
New housing or land use mix 2 The orientation of many of the lots and the topography will enable the construction of a variety of housing styles including walkout basements.
Social equity (non-market hous-
ing, special needs, etc)
2 There are grants available to encourage individual land owners to provide secondary suites.
New public amenity and/or facili-
ty
1 With Bergheim School located in the northeast corner of the development it provides a public gathering space and a new facility is not necessary. Additionally, the larger property size enables residents to utilize private sites for recreational pursuits. The planned golf course and estate development directly north will also provide a significant recreational amenity for future residents of Vista Ridge.
Developer’s qualifications
opment
3 The development group includes individuals with a variety of backgrounds, who all have a thorough knowledge and experience in land development and bring a diversity of expertise to the development.
Has significant related experience 3 - A land surveyor with over 45 years of experience, who has participated in many land devel- opment projects from initial concept, through design, to formal application all the way to final subdivision and new titles; - Two members of the commercial real estate industry with over 40 years of experience combined, who have been involved in the land development process from property acquisi- tion, financing, site planning, concept development, through construction to site completion; - A local businessman who has started a number of successful businesses and who has been involved in the design and development of subdivisions; - A local businessman who has been a leading member in many developments in which they have been a partner as well as founder of a yard maintenance company servicing commer- cial and acreage properties; - A land appraiser who represents clients on financing, collateral mortgages, and insurance placement; and - A lawyer who is head of the corporate/commercial practice group at a local firm, specializ- ing in corporate transactions. Additionally the knowledge base of the development group is supplemented by the expertise provided by Associated Engineering, which is a company employing professional planners and engineers who have a significant level of experience in all aspects of land development and a keen and comprehensive understanding of this form of development in the RM of Cor- man Park.
Shows clear development
Market analysis
Analysis of current information 2 The development group has undertaken a market analysis for this area and has confirmed that there is sufficient demand to warrant their investment in this development.
Experienced in residential mar-
keting
2 The development group includes two highly respected real estate agents with access to a wealth of marketing tools.
Target/known market de-
mographics
2 The proposed development has been phased and designed to enable the cost effective ex- pansion of the communal waste water treatment facility and is intended to provide a unique and affordable residential opportunity to potential property owners which is not currently provided in the immediate vicinity.
Phasing strategy 2 The development group is proposing to develop this particular property in a single phase and timing for future phases of development on their balance of land holdings will be dictated by the market.
Vista Ridge Estates 9
Contribution to area
New business and employment onsite 1 There is the possibility for home based businesses to be hosted within the development. The City of Saskatoon is in close proximity to the development, has projected its growth in this general direction and it is anticipated that a majority of the residents will commute to and from the City for employment opportunities. The Town of Aberdeen, several agricultural research facilities in the vicinity and the introduction of a championship golf course directly north of this development will also provide local employment opportuni- ties.
New public amenities or services 2 There will be a designated pathway within the road right-of-way.
Integrated lifestyle diversity 1 The development site will provide a rural lifestyle while still being in close proximity to the City and its amenities
Clear environmental benefits 3 Natural treed areas will be retained as well as the natural drainage and storm retention will be incorporated in the northwest corner.
OCP/Zoning Bylaw
(density, lot size, etc)
Saskatoon, SK S7K 5X2
1-2225 Northridge Drive
Legal Land Location: SE 24-37-4-W3
Proposed Number of Lots 54
Average Lot Size 1.0 hectares (2.5 acres)
Proposed Lot Density: 0.3 units/acre
Vista Ridge Estates is a proposed country residential develop- ment located 7 km northeast of Saskatoon in the Rural Munic- ipality of Corman Park (RM). The development is intended to be comprised of 54, lots within SE-24-37-4-W3M located east of Highway No. 41 and along the eastern boundary of Corman Park. The development is situated on the western face of the Strawberry Hills in an area which has traditionally been in high demand for this type of development and which currently hosts a number of existing and proposed new residential de- velopments in Corman Park and the surrounding RMs.
The proposed development will accommodate single de- tached residential dwellings within a bare land condominium
ownership framework. Employing a bare land condominium within the development site is intended to create a legal entity capable of managing internal services and infrastructure in- cluding the operation and maintenance of a proposed commu- nal waste water treatment system. This minimizes the impact of the development on the RM by limiting its role in providing municipal services within the development property.
RM OF CORMAN PARK
Vista Ridge Estates 2
Features
The local topography of the area ranges from near level at its plateau along the eastern boundary to mod-
erate slopes no greater than 11% moving west on the de- velopment site. A geotechnical investigation was conduct- ed on the site and identified no issue with slope stability, flooding or with the development proceeding. The online heritage screening tool from the Saskatchewan Ministry of Parks, Culture and Sport’s website was referenced and no areas of concern were identified. The Saskatchewan Con- servation Data Centre was also referenced and no critical wildlife or vegetation was identified in the vacinity. The site consists primarily of farmland with a number of small tree bluffs and an existing slough located in the west central portion of the property. The development will take advantage of the varied topog- raphy and the natural scenic vistas along the ridge to pro-
vide a broad range of housing choices including walk out basements. Lower lying lands in the northwest corner of the site accessing a natural drainage channel will be incor- porated into the development as a utility parcel to host the proposed communal waste water treatment facility and storm water detention site. The discharged water and ef- fluent will drain towards the treatment facility and storm water detention site via gravity system, using the natural topography of the land. The soils on this quarter section are a Class 3 as identified by the Canadian Land Inventory Soil Capability Index. This class is considered to have moderately severe limitations for agricultural development. The hummocky terrain and gentle westward slope provides a diversity of housing op- portunities and makes this location ideal for residential de- velopment providing outstanding views of Saskatoon and area.
Land Use Integration The proposed development is located in the direct vicini- ty of a number of existing country residential subdivisions within the RM of Aberdeen including Mission Ridge Es- tates, Valley View Estates, Strawberry Hills and Bergheim Estates. This cluster of country residential estate developments is also expected to include the pro- posed Pinnacle Ridge Golf and Country Estates which will encompass approximately 500 acres located north of the development site. The Bergheim School site is locat- ed in the northeast corner of the development site and the St. Paul’s Bergheim Evangelical Lutheran Church is located approximately 1 km north of the site. The unde- veloped lands in the area include cultivated field crops, pasture lands and pockets of tree stands and low lying sloughs. The location is ideal for hosting country residential devel- opment due to its close proximity to the City of Saska- toon and its associated amenities via Highway No. 41. The height of land not only promotes positive site drain- age but it also offers great views of the surrounding rural countryside. Residents will be able to enjoy the rural lifestyle of Corman Park while still being in close proximi- ty to the City and its amenities. Access to the site is provided from Bettker Road located along the eastern boundary of the quarter section and falling under the jurisdiction of the RM of Aberdeen. A Traffic Impact Assessment (TIA), prepared in support of the Pinnacle Ridge Golf and Country Estates project,
confirmed Bettker Road to be the permanent access point to Highway No. 41. It is anticipated that Bettker Road extending north from the northern boundary of SE 24-37-4-W3 will be improved to a dust free surface to accommodate the proposed residential and golf course development in the RM of Aberdeen. The developer of Vista Ridge Estates has expressed intent to extend the same standard dust free road surface to the southern access to the development site to enable future residents to enjoy a dust free connection to the realigned and up- graded highway intersection to the north. Development of the site will likely require some coordina- tion between the RM of Corman Park and the RM of Ab- erdeen regarding the cost to maintain of this access road, which is situated in the RM of Aberdeen. These cross-jurisdictional agreements are becoming increasing- ly common around Saskatoon given the prevalence of country residential developments, and can benefit both RM’s, as neither have to bear the entire financial burden for maintaining the road post-development. It goes with- out saying that the additional tax revenue generated by the development will vastly exceed the increase in road maintenance cost, ensuring a significant net financial benefit to the RM of Corman Park, while we would en- sure coordination between the RM’s relative to an agree- ment for cost sharing for future maintenance require- ments.
Vista Ridge Estates 3
Development Phasing and Servicing
The development proposed in the SE 24-37-4-W3 repre- sents the first phase of a multi-phase development con- cept being planned which also includes lands located in the NW 13-37-4-W3, NW 14-37-4-W3 and SE 25-37-4- W3. For the purposes of this application, the develop- ment of the subject site will occur in a single phase but the design accommodates a potential future internal road connection with the adjacent sites. Internal roads within the development will be privately owned and maintained by the condominium association and will include a dust free surface to minimize the im- pact of local traffic on future local residents and sur-
rounding land uses. SaskEnergy, SaskPower, and SaskTel will provide shal- low utilities for the development, which currently service adjacent developments, and there are no foreseen is- sues in accommodating the development. A low- pressure rural water utility line is proposed to service the development and would be supplied by the Highway 41 Water Corporation. A water service line and connection will be provided to the property line and it is expected that each individual owner will be responsible to manage their own services with the water utility.
The following existing land uses are located within 1.6 kilometres of the development site and are illustrated on at- tached Map 1:
Land Use Distance from Development Site
Intensive Livestock Operation None
There are four isolated residences located be-
tween 800 and 1000 metres from the develop-
ment site.
ty of the development site. The closest resi-
dence lies with 100 m.
South There are four residences located within 1.6
km of the development site in this direction.
None of these residences are located less than
1000 m from the development site.
West There is one residence located 1000 m from
the development site.
Landfill or Waste Disposal Site None
Urban Municipality None
Mineral Extraction Operations None
The internal roads are also intended to be dust free and will incorporate a dedicated pedestrian pathway within the road right-of-way. Given the intent to develop Vista Ridge Es- tates as a bare land condominium with privately owned inter- nal roadways, the development of this site is not expected to directly impact any municipal roads located within the RM of Corman Park.
Vista Ridge Estates 4
Developer Experience
The Vista Ridge development group includes individuals with a variety of backgrounds, who all have a thorough knowledge and experience in land development and bring a diversity of expertise to the development. The development group includes: A land surveyor with over 45 years of experience,
who has participated in many land development projects from initial concept, through design, to for- mal application all the way to final subdivision and creation of new titles;
Two members of the commercial real estate indus- try with over 40 years of experience combined, who have been involved in the land development pro- cess from property acquisition, financing, site plan- ning, concept development, through construction to site completion;
A local businessman who has started a number of successful businesses and who has been involved
in the design and development of subdivisions; A local businessman who has been a leading mem-
ber in many developments in which they have been a partner as well as founder of a yard maintenance company servicing commercial and acreage proper- ties;
A land appraiser who represents clients on financ- ing, collateral mortgages, and insurance placement; and
A lawyer who is head of the corporate/commercial practice group at a local firm, specializing in corpo- rate transactions.
The proposed development is a multi-phase develop- ment with only one phase proceeding at this time. Phase one has incorporated scalable facilities and fu- ture connections for the remaining phases. The develop- ment group is proceeding with only one phase to ensure the development is in alignment with the market and does not put
A Septic Tank Effluent Pumping System (STEP) is in- tended to be employed on the property to manage sep- tic waste generated from the development. The STEP system includes a tank installed on each residential property that collects the waste water and separates the solids and the liquids. The solids remain in the tank to naturally decompose and are pumped out every three to five years. The liquids will be collected and transported by a gravity sewer system to a central treatment facility to be located in the northwest corner of the development site on a dedicated utility parcel which will also host the storm retention pond. Treatment of the raw liquid sewage is provided within a MicroFAST system which employs naturally occurring microorganisms to biologically break down and cleanse the liquid effluent. The proposed treatment facility will be owned and operated by the con- dominium association, is fully scalable, and has been designed and located with full capability to service the future phases of development in the area. Solid waste generated by residential occupancy of the sites will be contracted by the condominium association to one of several companies providing this service within the Saskatoon area. The development site is located along the western ridge of the Strawberry Hills which enables the site to be drained effectively to an engineered retention pond to be located on the same utility parcel hosting the waste wa-
ter treatment facility. Internal drainage is intended to be conveyed overland via ditches adjacent to roads, cul- verts at driveways and intersections, and grassed drain- age swales. The natural drainage pattern extends northwest within the development site and ultimately connects with a natural drainage channel extending northwest from the development site. An engineered storm water management plan has been prepared for the development and will be submitted within the final Comprehensive Development Review Report.
Vista Ridge Estates 5
Bylaw Compliance
The proposed development site is currently zoned Agricultural District pursuant to the RM of Corman Park Zoning Bylaw. An amendment to the Zoning Map to rezone the development site to a Country Residential 1 District (CR1) will be required to accommodate the proposed subdivision. The proposed parcels will comply with the minimum and average site area requirements, and the overall develop- ment site area complies with the 160 acre maximum prescribed within the zoning regulations.
It is anticipated that a minor textual amendment will be required to the CR1 Zoning District to accommodate the de- velopment of dwelling groups as a bare land condominium on the site. It is expected that this amendment would mirror similar regulations already employed within the Corman Park – Saskatoon Planning District.
RM of Corman Park Evaluation Criteria
Proximity to amenities
<3 km to school 1 Although the development is located in the Prairie Spirit School Division, the nearest school is located in the City of Saskatoon approximately 15km away. The closest rural schools are approximately 25km away in the Town of Aberdeen or the Village of Clavet.
along school bus route 1 The development is located along an existing bus route within the Prairie Spirit School Division.
<3 km to community hall 1 St. Paul’s Bergheim Evangelical Lutheran Church is located approximately 3 km northeast of the development and the Bergheim School site which is utilized as a local community hall is located in the northeast corner of the development site.
<3 km to park/beach 1 Although there are no formal parks located within the immediate vicinity of the devel- opment site, a future 18 hole championship golf course and estate development has been proposed for development directly north of the development site in the RM of Aberdeen which will provide significant offsite recreational opportunities.
<3km to convenience shopping 1 The City of Saskatoon is within 10 km of the development site.
access to existing waterline 1 The Highway 41 Water Utility has confirmed their ability to provide potable water to the development site.
Road implications
<3 km to paved roadway 3 Bettker Road is a rural grid located adjacent to the development site. It is proposed to be upgraded to a paved surface in conjunction with the planned golf course and es- tate development directly north in the RM of Aberdeen. The development site is locat- ed approximately 1.6 km south of an existing and permanent Highway 41 access point.
Adjacent to primary grid 2 Bettker Road is adjacent to the development site and is an all weather roadway.
Off-site upgrading beneficial 2 It is anticipated that 2 km of Bettker Road will be upgraded to a paved standard in conjunction with the planned development of a golf course and estate development located directly north of the development site. Additionally, a Traffic Impact Assess- ment was prepared and approved by the Ministry for the realignment and improve- ment of the existing Bettker Road and Highway 41 intersection.
Minimize provision of internal
roads
2 The internal roadways will remain private roadways as a result of the pursuit of a bare land condominium and will be constructed on a 24m right-of-way comprising approxi- mately 9.0% of the development area.
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Wetlands/natural drainage re-
tained
2 The development has been designed to utilize the natural lay of the land to channel overland drainage to a low lying area in the northwest corner of the site. This same principle is being utilized to construct gravity sewer collection lines within the site. The low lying northwest corner is designed to host the retention and co-management of site runoff and treated waste water.
Stormwater management / drain-
age concept
3 Storm water will be managed via a system of overland swales, the internal roadway and culverts. The incorporation of larger site areas (~ 1 ha) and the minimization of roadways effectively minimizes overall site compaction and maintains much of the site’s existing ability to naturally absorb water from spring melts and rain events mini- mizing runoff generated within the site.
Natural vegetation and topogra-
phy retained
2 The development site contains small pockets of vegetation which have been recog- nized and located in the design to encourage their retention. The development will take advantage of the varied topography and the natural scenic vistas along the ridge to provide a broad range of housing opportunities.
Wildlife habitat links retained 2 The Saskatchewan Conservation Data Centre online database was referenced and confirmed that no wildlife or vegetation exist on the site.
Habitat conservation/
enhancement
2 The Saskatchewan Conservation Data Centre was referenced and no wildlife or vege- tation were identified.
Not located on hazard lands (flood
prone, slope instability)
3 A geotechnical study was conducted for the site which confirms that the site is suitable for the proposed development and identified no concerns with flooding or slope insta- bility on the site.
Community concept
Demographics provided 2 The development is intended to provide an alternative to the urban lifestyle provided within Saskatoon. The development is intended to focus exclusively on providing for single family housing, and based upon an average household size of 2.5 persons per household, it is expected that the local population will increase by an estimated 135 people as a result of this development.
Pedestrian/bicycle trails planned 2 A dedicated path system has been incorporated within the 24m road right-of-way providing a separation of pedestrian and vehicle movements within the site.
Purposeful public open/park
space amenity
2 This development is part of a larger multi-phase development concept which will incor- porate dedicated park space in future phases. The initial phase introduces properties of sufficient size to satisfy most recreational demands on private sites and to minimize the municipal obligations associated with dedication of public lands. The site also contains an existing open space and community hall within the Bergheim school site on the same site.
Provision of public facility
centre)
2 The Bergheim school is located in the northeast corner of the development and is uti- lized as a community facility for the surrounding area.
Neighbourhood fit
adjacent areas
2 The proposed development is not adjacent to any existing residential developments and as such no specific buffering has been deemed necessary.
Unlikely conflict with agriculture 2 The development is located in an area currently hosting a significant amount of coun- try residential development. The conversion of the property to a residential use is not expected to interfere with the continued cultivation of lands south of the development. The developers have been in regular contact with adjacent property owners and they have not communicated any opposition to the proposed development. Much of the agricultural activity will continue to occur south of the development site, given the existing and planned expansion of country residential developments to the north. Given that the predominant winds source from the northwest in this area, continued cultivation of lands to the south should have minimal impacts on residents of this de- velopment.
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Located on non-agricultural land
(class 4-7)
2 The soils on this quarter section are a Class 3 as identified by the Canadian Land In- ventory Soil Capability Index. This class is considered to have moderately severe limi- tations for agricultural development. The existence and expansion of country residen- tial development in the immediate vicinity of these lands increases the appropriateness of the conversion of land use in this location as a means of clustering similar develop- ments.
Adds social/cultural diversity 1 The development of this site as a bare land condominium provides an immediate com- munity structure. Additionally the Bergheim School site provides a convenient commu- nity gathering centre for the development.
Supports local businesses 2 Due to the close proximity and relative ease of access of the development to the City of Saskatoon, it is anticipated a majority of the residents will commute to the City for em- ployment and to purchase goods and services. With the future development of a golf course in the immediate vicinity, some additional local employment opportunities will be generated. The growth of local populations in this area will help to support local com- mercial businesses in the immediate vicinity, within the City and local Towns including Aberdeen and Clavet.
Assist municipal servicing 2 Services will be provided to the development at the expense of the developer. The development is intended as a bare land condominium, which will manage internal ser- vices and assist in minimizing the impact of the development on the RM.
Design features
Significant landscaping/buffering
considerations
2 Each property owner will be responsible for their yard landscaping and there is no con- sideration necessary within the subdivision design for buffering as it is not directly adja- cent to other developments.
Deliberate building siting consid-
erations (location & orientation)
2 A majority of the lot layouts are oriented north-south, which is intended to make the best use of the topography and to enable the use of passive forms of solar energy where desired.
Energy conservation 2 The development of the site as a bare land condominium creates an effective conduit for implementing green technologies as a building standard within the development through condominium bylaws without depending upon the RM and developer’s caveats for en- forcing these types of initiatives. The development’s relative close proximity to the City as a principle employment and commercial centre assist in minimizing travel and as development continues to expand in the area, the core population is likely to be suffi- cient to support the introduction of convenience commercial development to further diminish the reliance on the automobile. Subsequent phases of the larger development vision for the balance of land within the developer’s holdings is intended to incorporate some future commercial development.
Incorporates solid waste manage-
3 Solid waste will be contracted by the condominium corporation.
Uses new/innovative technology in
liquid waste management
3 A Septic Tank Effluent Pumping System (STEP) will be employed on the property to manage septic waste generated from the development. This STEP system involves the installation of a watertight tank on each private property which collects all of the solid and liquid waste generated from the home. Primary treatment of the septic waste will be on site. The liquid waste will be transported from the site to a treatment facility via gravi- ty where further treatment of the liquid waste will occur. The remaining solids are left behind within the tank for passive, natural treatment, and need to be pumped by a vacu- um truck every three to five years depending upon the size of the tank and water use within the home.
Inclusion of public art 1 There is no public art included in the development.
Building and site design guidelines 2 The design and layout of the individual lots will be regulated through the implementation of a condominium bylaw which is intended to comply with the minimum standards pre- scribed by the RM zoning bylaw. These standards will be enforced by a condominium board.
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Uniqueness
New subdivision design 3 The subdivision layout is curvilinear with a majority of the lots oriented north-south to maxim- ize the use of the land and follow the natural lay of the land.
New housing or land use mix 2 The orientation of many of the lots and the topography will enable the construction of a variety of housing styles including walkout basements.
Social equity (non-market hous-
ing, special needs, etc)
2 There are grants available to encourage individual land owners to provide secondary suites.
New public amenity and/or facili-
ty
1 With Bergheim School located in the northeast corner of the development it provides a public gathering space and a new facility is not necessary. Additionally, the larger property size enables residents to utilize private sites for recreational pursuits. The planned golf course and estate development directly north will also provide a significant recreational amenity for future residents of Vista Ridge.
Developer’s qualifications
opment
3 The development group includes individuals with a variety of backgrounds, who all have a thorough knowledge and experience in land development and bring a diversity of expertise to the development.
Has significant related experience 3 - A land surveyor with over 45 years of experience, who has participated in many land devel- opment projects from initial concept, through design, to formal application all the way to final subdivision and new titles; - Two members of the commercial real estate industry with over 40 years of experience combined, who have been involved in the land development process from property acquisi- tion, financing, site planning, concept development, through construction to site completion; - A local businessman who has started a number of successful businesses and who has been involved in the design and development of subdivisions; - A local businessman who has been a leading member in many developments in which they have been a partner as well as founder of a yard maintenance company servicing commer- cial and acreage properties; - A land appraiser who represents clients on financing, collateral mortgages, and insurance placement; and - A lawyer who is head of the corporate/commercial practice group at a local firm, specializ- ing in corporate transactions. Additionally the knowledge base of the development group is supplemented by the expertise provided by Associated Engineering, which is a company employing professional planners and engineers who have a significant level of experience in all aspects of land development and a keen and comprehensive understanding of this form of development in the RM of Cor- man Park.
Shows clear development
Market analysis
Analysis of current information 2 The development group has undertaken a market analysis for this area and has confirmed that there is sufficient demand to warrant their investment in this development.
Experienced in residential mar-
keting
2 The development group includes two highly respected real estate agents with access to a wealth of marketing tools.
Target/known market de-
mographics
2 The proposed development has been phased and designed to enable the cost effective ex- pansion of the communal waste water treatment facility and is intended to provide a unique and affordable residential opportunity to potential property owners which is not currently provided in the immediate vicinity.
Phasing strategy 2 The development group is proposing to develop this particular property in a single phase and timing for future phases of development on their balance of land holdings will be dictated by the market.
Vista Ridge Estates 9
Contribution to area
New business and employment onsite 1 There is the possibility for home based businesses to be hosted within the development. The City of Saskatoon is in close proximity to the development, has projected its growth in this general direction and it is anticipated that a majority of the residents will commute to and from the City for employment opportunities. The Town of Aberdeen, several agricultural research facilities in the vicinity and the introduction of a championship golf course directly north of this development will also provide local employment opportuni- ties.
New public amenities or services 2 There will be a designated pathway within the road right-of-way.
Integrated lifestyle diversity 1 The development site will provide a rural lifestyle while still being in close proximity to the City and its amenities
Clear environmental benefits 3 Natural treed areas will be retained as well as the natural drainage and storm retention will be incorporated in the northwest corner.
OCP/Zoning Bylaw
(density, lot size, etc)