wind w alk - md foothills · 2016. 7. 8. · cal precedents, and integrating existing and emerging...

W I N D W A L KAreA Structure PlAnBylaw 25/2010, Adopted August 11, 2010

Version: Adopted August 11, 2010

wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

i.

Credits

the holmes GroupSustainable Residential Planning and Design

AlbertA Foothills properties ltd.oKo properties ltd.Developers

t-six urbAnists inC.Town Planning and Urban Design

bAird sAmpson neuert ArChiteCts inC. Architects

ibi GroupMunicipal Engineers

WesthoFF enGineerinG resourCes inC.Environmental and Water Resources

itrAns ConsultinG inC.Transportation Planning

lim AssoCiAtes inC.Landscape Architecture

hAll plAnninG And enGineerinG inC.Transportation Consultants

GlobAl retAil strAteGies inC.Retail Market Analysis

mpC intelliGenCe inC.Residential Market Analysis

WC2b enGineerinG inC.Civil Engineers


iii.

Contents

Credits ------------------------------------------------------------------------------ iContents--------------------------------------------------------------------------- iii1.0 introduCtion -------------------------------------------------------------- 61.1 PurPose of the PlAn ....................................................................................................61.2 APProAch And PrinciPles ............................................................................................82.0 Context And loCAtion ----------------------------------------------- 102.1 the cAlgAry region .....................................................................................................102.2 the MuniciPAl district of foothills ......................................................................122.3 inter-MuniciPAl relAtionshiP with the town of okotoks .............................142.4 suBject site .....................................................................................................................163.0 the sustAinAble neiGhbourhood unit --------------------- 203.1 PlAn oVerView .................................................................................................................203.2 PuBlic reAlM And nAturAl sPAce systeM ..............................................................223.3 school site ......................................................................................................................244.0 lAnd use ---------------------------------------------------------------------- 264.1 lAnd use frAMework ....................................................................................................264.2 PhAsing ..............................................................................................................................284.3 yield/unit densities .......................................................................................................345.0 trAnsportAtion ---------------------------------------------------------- 365.1 PlAnning for sustAinABle trAnsPortAtion .........................................................365.2 current connectiVity .................................................................................................375.3 future connectiVity ....................................................................................................375.4 internAl roAd network ..............................................................................................406.0 serviCinG And utilities ---------------------------------------------- 426.1 integrAted wAter MAnAgeMent strAtegy ...........................................................426.2 storMwAter .....................................................................................................................426.3 wAstewAter .....................................................................................................................466.4 wAter ..................................................................................................................................506.5 Power .................................................................................................................................526.6 heAting And cooling .....................................................................................................546.7 telecoMMunicAtions ....................................................................................................546.8 ProtectiVe serVices ....................................................................................................546.9 dArk skies .........................................................................................................................55

Figure 1: PhotogrAPhs froM design chArrette.....................................................7Figure 2: scenArios for the cAlgAry region ...........................................................11Figure 3: PotentiAl nodes And corridors regionAl growth frAMework. ..11Figure 4: Md of foothills conteXt And PossiBle growth AreAs MAP .............13Figure 5: suBject site surrounding lAnd use MAP .................................................13Figure 6: current inter-MuniciPAl deVeloPMent PlAn (AdoPted 1998) ............15Figure 7: suBject site toPogrAPhicAl feAtures .....................................................17Figure 8: suBject site contours And nAturAl drAinAge .....................................17Figure 9: descriPtiVe PlAn ...............................................................................................21Figure 10: PuBlic reAlM And nAturAl sPAce systeM ...............................................23Figure 12: trAnsect regulAting PlAn ..........................................................................27Figure 13a: PhAsing PlAn ..................................................................................................30Figure 13b: PhAse i PlAn ....................................................................................................31Figure 13c: PhAse ii PlAn ...................................................................................................32Figure 13d: PhAse iii PlAn ..................................................................................................33Figure 14: lot AnAlysis By PhAse ....................................................................................35Figure 15: lAnd required for the future widening of the highwAy 7&783 ...38Figure 16: suggested future sustAinABle trAnsPortAtion connectiVity ...39Figure 17: internAl roAd network ...............................................................................41Figure 18: concePtuAl storM wAter systeM ............................................................45Figure 19: concePtuAl sAnitAry sewer systeM .......................................................47Figure 20: concePtuAl wAter suPPly systeM ...........................................................51Figure 21: sites for PotentiAl co-generAtion fAcilities .....................................53

vwIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

June 30, 2010

To the Municipal District of Foothills

As a homebuilder and renovator I have made my reputation on building and renovating houses to the highest standards. I am passionately committed to make it right when it comes to building the best homes I can – using superior methods, materials and green design. I believe houses should be durable and promote sustainability through conservation of our resources such as water and energy. In our wind walk project, I think of it as taking the next level in residential construction and development--from make it right to plan it right.

More than the houses themselves, I believe in creating a new kind of Smart Community, one that would be a real game changer in the development industry by focusing on conservation, sustainability, and being environmentally conscious and utilizing high performance infrastructure to provide as low impact as possible. I want to plan a community that will fit into the natural contours of the land, respecting local environment and geography.

Wind Walk is the result of many local inputs and comments of what is an appropriate sustainable community for the region. As a result, my team proposed an environmentally low impact development in a walkable neighborhood that creates appropriate urban to rural transition and a border condition that limits unsustainable urban sprawl.

In the pursuit to be the leaders in green and sustainable development, I encouraged my team to think outside the box on sustainability. Wind Walk’s Integrated Water Management Strategy pushed for innovative water management initiatives such as water conservation through the recapture of rainwater in every home, no storm sewers and aquifer recharging. The Holmes Group and Alberta Foothills Properties Ltd. have also made strategic alliances with Cisco Canada Limited, Enmax Corporation and soon other world-class players to help Wind Walk to be the first Smart Community in North America to integrate a functioning Smart Grid. Wind Walk’s objective is to be an ultra-efficient subdivision featuring conservation, innovation, and sustainability and be future-proofed for the next 100 years.

I’m proud of the excellence we have achieved and look forward to continue our close work with the MD and the region through the development process. I believe this project is good for the industry, the MD, the region, and the province.

I believe in this project and am completely behind what it stands for--Wind Walk will set new standards for others to follow.

I appreciate the forward thinking of the Council of the Municipal District and the Administration.

Sincerely

Mike Holmes The Holmes Group

334 Munster Ave, Toronto, Ontario Canada, M8Z 3C5Tel: 416-233-6066 Fax: 416-233-9550

www.makeitright.ca


introduction 6

The Wind Walk Area Structure Plan (ASP) estab-lishes the framework for sustainable land use plan-ning, public participation, and community building for the quarter section, NW 1/4 sec16 twp20 rge29 w4 (Subject Site) within the Municipal District of Foothills No. 31 (MD of Foothills). It is intended that this pro-gressive approach by the MD of Foothills will promote greater collaboration with the neighbouring Town of Okotoks towards more sustainable inter-municipal growth. Further, this Plan is intended to produce a built outcome that can potentially act as a model in the Calgary Regional Partnership’s implementation of a regional plan. The major components of this ASP were developed during a five day Public Design Charrette that was held at the Foothills Centennial Centre, Okotoks, from Friday May 23, to Tuesday May 27, 2008 (See Figure 1). Expressing best practices in sustainable development from across North America, this Plan has taken direction from both existing and emerging policy including:

The vision and objectives of the MD of Foothills’ 1. current MDP;The MD of Foothills’ 2. Growing Smarter Survey (May 2006); and,The work emerging out of the Calgary Regional 3. Partnership.

While the Wind Walk ASP intends to promote a pro-gressive approach to planning and a sustainable built outcome, it has been undertaken in accordance with the Municipal Government Act (MGA), and the MD of Foothills’ requirements for the preparation of a statu-tory plan as a prerequisite to development. Follow-ing the Public Design Charrette, the design for Wind Walk was refined following a technical review and in-put from the MD of Foothills. The draft ASP was con-sidered at a statutory public hearing prior to formal adoption by Council.

1.1 PurPose of the Plan

1.0 INtroDuctIoN

Wind Walk was designed as a Sustainable Neighbour-hood Unit with the understanding that such human-scaled, place-specific increments of development form the fundamental building blocks of sustainable regions. Established as promises at the beginning of the Charrette, the developers and consultants worked as teammates with the MD of Foothills, stakeholders, and citizens to achieve the following three outcomes:

A truly sustainable plan for the Subject Site as a 1. prototype Sustainable Neighbourhood Unit using the integrated environmental technologies of:

A Complete, Compact, and Walkable Neigh-i. bourhood;Green and Sustainable Buildings and, ii. High Performance Infrastructure.iii.

2. An appropriate transition from rural to urban, spe-cifically as it applies to the Subject Site within the MD of Foothills, on the Town of Okotoks’ southern edge.

3. A model plan, process, and regulatory approach for sustainable municipal growth.


introduction 7

seth Atkins, design Principal for the holmes group, presenting the evolving plan to citizens and stakeholders at a nightly 6pm pin-up during the charrette.

Mike holmes, canada’s Most trusted contractor, discussing t-six ur-banist Professor kirby’s rendering of wind walk in the charrette studio.

Mike holmes and seth Atkins discussing wind walk and holmes homes with the public at “sharing ideas with Mike” on May 27, 2008.

Figure 1: PhotogrAPhs froM design chArrette

geoff dyer and gian-carlo carra, of t-six urbanists, presenting the evolving plan to citizens and stakeholders at a nightly 6pm pin-up during the charrette.

Mike holmes posing with some of the charrette team (from left to right): r. hall, j. Podmore, g.dyer, B. carra, r. kirby, Mike holmes, l. lollike, c. McBride, l. niro, g. carra, d. carver.

Mike holmes watches geoff dyer’s portion of the final Presentation with the over 400 people who attended on the evening of May 27, 2008.

introduction 8 wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

1.2 aPProach and PrinciPlesWind Walk represents Mike Holmes’ first venture into homebuilding at the community scale. Mike Holmes, Canada’s Most Trusted Contractor, is well-known for his renovation rescues on the international hit televi-sion series Holmes on HomesTM.

As a builder and contractor both professionally and personally committed to sustainable building and development, Mike has long been frustrated by the poor quality and many deficiencies that plague the home building and development industries. He has partnered with a group of individuals and organiza-tions that share his vision in order to Plan it Right and Make it RightTM in the MD of Foothills and the Inter-Municipal Planning Area between the MD of Foothills and the Town of Okotoks.

Mike and The Holmes Group have been joined by Alberta Foothills Properties Ltd., a Southern Alberta-based investor group who want to positively impact the direction of development, and the priorities of the development industry, in the Calgary Region. The designers are T-Six Urbanists Inc., a Calgary-based urban design and town planning firm committed to achieving sustainable development throughout Al-berta.

The Wind Walk ASP results from the integration of the Holmes Group’s expertise in green building and high performance infrastructure with best practices in neighbourhood design. In consultation with MD of Foothills staff, stakeholders, and citizens at the Charrette, the following principles of sustainability formed the basis of the design process.

prinCiple #1: desiGnDesign is the art of place-making. Committed to the creation of sustainable, people-oriented environ-ments, responding to the unique features of the sub-ject site, drawing from regionally appropriate histori-cal precedents, and integrating existing and emerging

technologies, the design for the Sustainable Neigh-bourhood Unit of Wind Walk is formed by Alberta’s history, and over 25 years of evolving best practices in sustainable design.

prinCiple #2: proCessProgressive development outcomes require differ-ent processes. A core understanding of sustainable development is that government, stakeholders, and citizens are necessary and important members of any development team – as opposed to barriers to be overcome. The Public Design Charrette Process, as endorsed by the National Charrette Institute (www.charretteinstitute.org), was employed in the develop-ment of the Wind Walk ASP in order to align the de-velopment team with government, stakeholders, and citizens.

prinCiple #3: reGulAtionProgressive development outcomes also require dif-ferent rules. The Wind Walk ASP introduces a form-based approach to regulation intended to enhance Council’s control over land use. Enacted through a Direct Control District that incorporates form-based Design Standards, this regulatory approach will spe-cifically address the Sustainable Neighbourhood Unit of Wind Walk.

prinCiple #4: inteGrAtinG sCAlesSustainability is the result of integration across scales. From the region, through the neighbourhood, down to the individual building, the Wind Walk ASP proceeds from the understanding that the Sustainable Neigh-bourhood Unit is the basic building block of a sustain-able region.


introduction 9


context and Location 10

disCussionThe 18 municipalities and one First Nation of the Cal-gary Regional Partnership (CRP), electing to work to-gether, have explored three growth scenarios as the basis for developing a cooperative regional plan (Fig-ure 2). Anticipating a regional population of close to 3 million people within 50-75 years, the first scenario represents the current trend and demonstrates that if we continue our automobile-focused growth, both our current urban and rural landscapes will be sig-nificantly impacted by unsustainable suburban and country residential sprawl. The clear message of the trend scenario, and of progressive regional planning throughout North America, is that if we value our re-gion, we must pursue a distinctly different pattern of growth focused instead on the pedestrian and multi-modal mobility.

The second scenario, based on minimizing ecologi-cal impact, explores an opposite extreme where all future growth is constrained into areas deemed to be of minimal environmental significance. While this scenario has obvious merits, it fails to address the economic realities of existing infrastructural invest-ment. One of the major challenges to sustainability that characterizes our current automobile-focused approach to growth is that it largely rejected the pre-vious approach’s major infrastructural investment in urban centers linked by train lines. Commitment to this so-called ecological scenario could compound this critical challenge to sustainability, requiring ob-ligation to new infrastructures while further failing to maximize previous investments.

The third scenario, acknowledging both the traditional and evolving character of the region, represents an achievable and desirable middle ground. By focus-ing growth within existing nodes and along existing corridors, this Transit Oriented Development (TOD) approach promotes reinvestment in the sustainable infrastructure of rail-based transport (see Figure 3). Issues of exactly how much growth and where, and

2.0 coNtext AND LocAtIoN

2.1 the calgary region

technical and political issues of equitable servicing and taxation, must be addressed collaboratively by the CRP within the Calgary Metropolitan Plan. How-ever, the question of what kind of growth we need has a clear answer: the basic building block of a sustain-able region is the Sustainable Neighbourhood Unit. The Wind Walk ASP addresses that need.



A trend scenArio

Figure 2: scenArios for the cAlgAry region – the cAlgAry regionAl PArtnershiP

An ecologicAl scenArio A nodes And corridors scenArio

Subject Site

Figure 3: PotentiAl nodes And corridors regionAl growth frAMework diAgrAMA nodes and corridors approach to regional growth will maximize previous investment in infrastructure, allow for reinvest-ment in sustainable rail transport, and revitalize existing centers. in a sustainable region, the town of okotoks and the inter-Municipal Planning Area it shares with the MD of Foothills could become a significant receiving area for growth.

0 64,000m32,000m16000m



disCussionFigure 4 indicates the location of Wind Walk within the MD of Foothills. The current Municipal Develop-ment Plan (MDP) recognizes, “. . . that the Municipal District of Foothills No. 31 is a unique rural landscape where agriculture is the predominant land use and should remain so in the future.” However, the plan also acknowledges that the MD of Foothills, “. . . is subject to development pressures as a result of be-ing located in an area of substantial urban activity. . .” While the MDP aims to, “take proactive steps to manage development,” there is increasing evidence that the country residential growth pattern is unable to support this intent.

If the MD of Foothills were to accommodate its share of the growth rates projected for the Calgary Region with only country residential subdivisions, an unac-ceptable amount of the MD’s predominantly agricul-tural rural landscape would be lost. For example, spread out in 3 acre lots, the population contemplated for the Subject Site in this ASP would remove over eight quarters from agricultural production. The MD of Foothills’ Growing Smarter Survey (January 2006) demonstrates that public opinion is cognizant of this reality. Further, the economics of the country residen-tial pattern are such that the MD would be increas-ingly unable to meet its basic servicing commitments to this increasingly disaggregated population. Finally, country residential growth can increase the burden on neighbouring municipal services to a greater degree than denser, more mixed-use forms of development. A Sustainable Neighbourhood Unit is an important step towards becoming more cooperative with urban neighbours as it is sensitive to the impact of adjacent development on their resources.

As such, the subject site is ideally located for a sus-tainable alternative to a conventional country resi-dential subdivision. Comprising a former remnant agricultural quarter section and wedged between a

2.2 the MuniciPal district of foothills proliferation of country residential to the south, and a commercial power centre to the north, the site’s rural character and agricultural capacity have been com-promised (see Figure 5). At the same time, the best aspects of town-life – a charming, pedestrian-scaled mix of uses with a strong sense of place – are also not apparent. While the neighbouring commercial negates both the rural and urban appeal of the site, the proliferation of country residential to the south indicates the presence of sufficient groundwater to make some form of development inevitable. This ASP represents the decision to pursue a new course and develop the Subject Site as a Sustainable Neigh-bourhood Unit.



Figure 4: Md of foothills conteXt And PossiBle growth AreAs MAPForming the City of Calgary’s southern border, encompassing five urban municipalities, and posses-ing significant rail corridors, the MD of Foothills has significant urban and rail corridor-adjacent areas ca-pable of supporting higher density, transit-supported, and more sustainable forms of development.

Figure 5: suBject site surrounding lAnd use MAPlocated between the town of okotoks to the north and country residential to the south, the rural character and agricultural capacity of the subject site has been significantly eroded. As a Sustainable Neighbourhood Unit, the site reestablishes the distinction between rural and urban and serves as a model receiving area for growth.

Agriculture

highway 7

high

way 7

83

town of okotoks

Subjectsite

country residential

Municipal reserve

regional/Provincial railway

Possible urban Municipality-Adjacentgrowth receiving AreasPossible regional Rail-Adjacent Limitedgrowth receiving AreasPedestrian shedapprox 10min. walk

Subject Site

commercial

Potential commercial/industrial

0 32,000m16,000m8000m

0 1600m800m400m



disCussionThe unfortunate legacy of Alberta’s Regional Planning Commissions has been a competitive, and often an-tagonistic, relationship between rural and urban mu-nicipal neighbours. The imperative of establishing a more sustainable course for our Region requires the development of new and cooperative relationships between these municipal neighbours. This will only be successful if it is equally based on a new commit-ment to more sustainable patterns of growth.

Building on the Town of Okotoks’ international repu-tation for leadership in sustainability, and responding to the spirit of cooperation set by the Calgary Re-gional Partnership, the opportunity to pursue models for sustainable growth can be realized. This ASP’s enablement of a Sustainable Neighbourhood Unit on the Subject Site represents Council’s decision to pur-sue a proactive growth management strategy that is intended to redress many of the inter-municipal sus-tainability challenges confronting the MD of Foothills and the Town of Okotoks.

The current Inter-Municipal Development Plan be-tween the MD of Foothills and the Town of Okotoks promotes country residential development through-out the Inter-Municipal Planning Area, including the Subject Site (see Figure 6).

The development by Sustainable Neighbourhood Unit is a sustainable alternative to country residential development as it

establishes needed services within the MD Foot- 1. hills for MD of Foothills residents,reduces the infrastructure demand on the Town of 2. Okotoks by MD of Foothills residents,allows for contribution of services (school, playing 3. fields, etc.) by the MD of Foothills to Okotoks resi-dents, andgenerally promotes an environment where a co-4.

2.3 inter-MuniciPal relationshiP with the town of okotoks

operative approach to infrastructure and resource use between the MD of Foothills and the Town of Okotoks can be explored;

A Sustainable Neighbourhood Unit can establish meaningful differences between rural and urban, ef-fectively transitioning between the two, and establish-ing a sustainable boundary between “town and coun-try:”



0 1600m800m400m

Figure 6: current inter-MuniciPAl deVeloPMent PlAn (Adopted 1998)the current inter-Municipal development plan between the Md of foothills and the town of okotoks enables an unsustainable amount of country residential develop-ment within the Md of foothills’ portions of the inter-Municipal Planning Area.

iMdP Boundary

rural or country residential uses

future town limits

commercial referral(outside Plan Area)commercial referral(inside Plan Area)urban growth Area(inside Plan Area)

Subject Site



2.4 subject siteThe Subject Site is bounded by Highway 7 to the north and Highway 783 to the west. Land dedica-tion to allow for future expansion of these highways has reduced the total land area to approximately 135 acres. Adjacent land uses to the Subject Site within the MD of Foothills include:

agricultural lands to the east; country residential development to the south; and, a garden centre with an approved expansion to accommodate commercial and light industrial usescommercial power centre in the Town of Okotoks to the north

biophysiCAl ChArACteristiCsThe natural landscape surrounding the Subject Site reflects a transition from the Rocky Mountain Foothills in the west to prairie regions in the east. The site sits at the approximate border of two Natural Subregions: the Foothills Parkland and Foothills Fescue. The Foothills Parkland Subregion consists of rolling and hilly grasslands with aspen woodlands and willow shrublands in low-lying areas or on northern slopes. The Foothills Fescue Subregion reflects the more subtle undulating terrain of the east, which includes rough fescue communities in remnant prairie areas but is dominated by cultivated lands.

The land form features of the region are influenced by underlying bedrock materials that include both Tertiary and Upper Cretaceous sandstones and mud-stones. Surface materials are primarily till deposits but may also consist of glaciolacustrine sediments. Soils of the region are predominantly Black and Dark Gray Chernozems reflecting the relatively moist, cool climatic conditions. Wetlands are relatively uncom-mon accounting for less than 4% of the Parkland and 1% of the Foothills Subregion (source: Natural Re-gions Committee 2006).

Though the Subject Site consists primarily of agricul-

turally modified lands, its biophysical characteristics are reflective of these broader Subregions. Natural landscape features that exist on-site are indicated in Figure 7 corresponding to the numbers below:

a drainage feature with associated tree stands run-1. ning southeast to northwest and extending across the northwest quadrant of the site;a wetland area at the northern extent of this drain-2. age;a drainage feature supporting some tree cover 3. along the northeast boundary of the site; and,a residual stand of trees in the southwest quadrant 4. of the site.

The local terrain slopes gently to the north and, to a lesser extent, westward from the high point in the southeast corner of the site. Outflow of overland drainage occurs in the northwest corner of the site at the intersection of Highways 7 and 783 (see Figure 8).

environmentAl ConsiderAtionsThe MD of Foothills considers issues related to the environment when governing planning decisions. Environmental objectives for the MD of Foothills in-clude protective measures for environmentally sen-sitive features. As per Section 3.0 of the Municipal Development Plan (MDP), environmentally sensitive features that could affect the Subject Site include:

surface and ground water resources; lands with erosion potential; sites of archaeological and historical significance; Environmentally Significant Areas (defining criteria are presented in Appendix A of the MDP);nesting, feeding and staging areas for birds; wintering areas for ungulates; wildlife corridors; and/or, wetlands.

The Wind Walk Sustainable Neighbourhood Unit has



Figure 8: suBject site contours and nAturAl drAinAge

Figure 7: suBject site toPogrAPhicAl feAtures

1

2

x low point: 1068m

HigH point: 1093m x

3

4

context and Location 18 wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

been designed so as to integrate the environmen-tal and slope characteristics of the Subject Site. A Biophysical Inventory of the Subject Site has been completed and recommendations relating to environ-mentally sensitive features have been incorporated. A component of the Biophysical Inventory is a wetland assessment prepared by an environmental specialist in accordance with Alberta Environment’s “Provincial Wetland Restoration/Compensation Guide.” The Bio-physical Inventory and recommendations was under-taken on the original Subject Site (145 acres). As a result of the reduction in the size of the Subject Site due to the dedication of land for future road widening, the Inventory has been update and amended, espe-cially in relation to wetland compensation along the northern part of the Subject Site.

In addition to the Biophysical Inventory, the following studies have been undertaken;

a Historical Resources Overview of the Subject Site to identify any archaeological and/or historical sites of significance. The Overview did not identify any sites of significance.a Geotechnical analysis, including a 6 month water table monitoring program.

poliCy2.4.1. The Developer shall implement the rec-

ommendations contained in the Biophysical Inventory to the satisfaction of the Municipal Engineer and Alberta Environment.

2.4.2. The Developer shall implement the recom-mendations set out in the Geotechnical Report to the satisfaction of the Municipal Engineer.

2.4.3. The Developer shall employ best management practices pertaining to the application of ero-sion and sediment controls both during and after the construction of Wind Walk until such time that landscaping and vegetated cover is established.

context and Location 19wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

The Sustainable Neighborhood unit 20 wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

disCussionThe plan for Wind Walk is the result of a Design Charrette held from May 23 to May 27, 2008. The Charrette Team arrived in Okotoks on May 23 with only base information on the Subject Site and a com-mit comments from MD staff and other stakehold-ers, refinements by consultants, and further public input during the subsequent writing of this ASP, cir-culation process, and consideration and adoption by Council.

The plan for Wind Walk is based on:the principles of Sustainable Neighbourhood Unit 1. design;the establishment of a coherent and locally appro-2. priate transition from rural to urban;the respect for the natural features of the Subject 3. Site (as outlined in Section 2.4); andthe reservation of prominent locations for civic 4. buildings and functions.

The key elements of the plan for Wind Walk are (see Figure 9):

A

b

Rural Edge Acreages compatible with adjacent Country Residential development, beginning Wind Walk’s transition from rural to urban;

neighbourhood Edge Sub-Urban areas featur-ing single detached homes;

general neighbourhood transition areas clus-tered around Wind Walk’s natural space system and featuring single family, town, and courtyard homes, and apartments;

3.0 the SuStAINAbLe NeIghbourhooD uNIt

3.1 Plan overviewMain Street neighbourhood Centre surround-ing a gateway civic plaza, retail and restaurant uses and residential and/or office uses on second and third storeys;

Design District neighbourhood Centre sur-rounding the parkway, permitting live-work units, and town and courtyard homes catering to home-based businesses

Entertainment District neighbourhood Centresurrounding the pond, visible from the highway, permitting retail and restaurants;

Civic parking Reservoir providing parking for the Main Street, Design and Entertainment Dis-tricts;

School Site;

public open Space areas devoted to recre-ational uses, pathways, water features and storm water ponds;

Community gardens

bio-Swale is a vegetated channel that forms part of the storm water management system and plays a role in recycling and filtering some of the storm water;

Existing overland Drainage enhanced as a swale street;

possible Future thoroughfare Connection;

C

D

E

F

g

H

i

J

K

l

M

Following adoption of the ASP, a land use redesignation of the Subject Site will take place to a Direct Control (DC) district.

The Sustainable Neighborhood unit 21wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

0 150m75m38m

conceptual civic Building sites (school, community hall, etc.)Mixed use Building, 2-4 storeys, retail/commercial Basegeneral neighbourhood town and courtyard homesneighbourhood edge sub-urban holmes homes

Playing field

overland drainage Areas

Figure 9: descriPtiVe PlAn

b J

g

g

g

g

H

M M

M

M

M

i

i

i

i

i

i

i i

J

rural edge and natural space

A

A A

A

A

A A

A

b

b

b

b KKK K

KK

KK

b

l

C

C

C C

C

C

C

DE

E

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E

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F

F F

Proposed school yardProposed Playing fields


poliCy3.2.1 All necessary provincial approvals shall be

obtained for storm water management prior to second reading of the land use redesignation bylaw for the Subject Site.

3.2.2 A minimum of ten per cent (10%) of the Subject Site’s net area (135 acres) shall be dedicated as Municipal Reserve.

3.2.3 An area of approximately 8.97 acres located as indicated in Figure 10 shall be dedicated as a Public Utility Lot. The precise area of the Public Utility Lot shall be finalized to the satis-faction of the MD of Foothills and the service provider prior to second reading of the land use redesignation bylaw.

3.2.4 The remainder of the public realm and natural open space in Figure 10 and not indicated as Municipal Reserve or Public Utility Lot shall be Over Dedicated Municipal Reserve and shall be owned by the MD of Foothills, maintained by the Developer, and then by the Wind Walk Community Association as per the legal cov-enant required by the Direct Control land use district.

3.2.5 The Public Utility Lot (PUL) will be owned by the MD of Foothills and any improvements or fa-cilities built on the lands will be at the expense of the developer or service provider and they shall enter into a Development Agreement with the MD of Foothills and the service provider to provide for maintenance and operation of the PUL and facilities thereon.

disCussionThroughout North America, conventional subdivision planning typically treats the reserve lands that mu-nicipalities’ require as a secondary consideration to the primary purpose of subdividing and selling lots. In a Sustainable Neighbourhood Unit this hierarchy is completely reversed with the public realm being of primary importance and the layout of thoroughfares, lots, and public and private buildings responding to and enhancing existing natural features. The inten-tion is the creation of a distinct and fully formed public realm that celebrates and rewards the pedestrian - whether they are resident or visitor.

In a Sustainable Neighbourhood Unit the public realm should transition from rural to urban, and from natural to built, so that streets, sidewalks, and civic plazas, are as vital to community character as school yards, parks, and natural areas. Additionally, the wide vari-ety of different public environments should interlink into a comprehensive system that simultaneously ac-commodates multi-modal transportation, active and passive recreation, and natural functions from storm water drainage, detention, and/or retention, through on-site waste water management, to the potential for geothermal, heat sink, wind farm, and solar arrays. While the built environment and network of streets are integral to Wind Walk’s character, the communi-ty’s natural open space system is responsible for the basic structure of its public realm.

The public realm and natural open space system for Wind Walk is indicated in Figure 10.

3.2 Public realM and natural sPace systeM


Figure 10: PuBlic reAlM And nAturAl sPAce systeM

Municipal reserve - 14.60 ac - 10.8%

totAl suBject site AreA = 135 Acres

over dedicated Mr - 8.96 ac - 6.6%

Public utilities land - 8.97 ac - 6.6%

coneptual civic Building site reserve

7.25ac

1.25ac1.47ac

1.49ac1.28ac

4.52ac

1.94ac

0.72ac 3.12ac0.42ac

0.06ac0.07ac 0.06ac

0.17ac

0.19ac

0.13ac0.15ac0.17ac

0.17ac 0.19ac0.20ac 0.27ac

0.06ac 0.06ac 0.06ac

0.34ac

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0.28ac

0.11ac

0.20ac

0.06ac 0.45ac

0.21ac

4.05ac

0.77ac 0.49ac


3.3 school siteperformance infrastructure to design the Wind Walk school to meet a minimum LEED-Gold rating.

poliCy3.3.1 As depicted in Figure 9, 7.25 acres are allot-

ted as School Yard shall be designated as mu-nicipal reserve for the use of a school at the discretion of Council, Alberta Education, and whatever entity Alberta Education recognizes as permitted to operate a school on the site. The up-keep and joint use of the playing field located outside of the schoolyard shall be for-malized through agreement with the Devel-oper and/or the Wind Walk Community Asso-ciation.

3.3.2 The site planning and disposition of the school building depicted within this ASP are sugges-tions only and the ultimate design shall be the result of a separate design exercise, technical review and approval by Council.

3.3.3 At the discretion of Council, an interim use may be permitted on the site if recommended by the Developer and/or the Wind Walk Com-munity Association.

disCussionA school is an important element of a Sustainable Neighbourhood Unit’s public realm. Located promi-nently within the neighbourhood (see Figure 9), archi-tecturally designed to instill a sense of pride in place, and accessible to students by a short walk or bicycle ride, a school is both a physical and a social corner-stone of community.

The location of Wind Walk’s school site was se-lected from a series of options generated during the Charrette and solidified during the preparation of this ASP in consultation with the MD of Foothills Public Works Department, the Foothills School Division, Christ the Redeemer Catholic Schools, Alberta Edu-cation, and Alberta Infrastructure. This site was ulti-mately chosen for its prominent position within Wind Walk’s Natural Space System and the way the school yard helps transition from country residential parcels to the south into the heart of the Sustainable Neigh-bourhood Unit.

It is recognized that the placement of a school in a particular place at a particular time is the decision of Alberta Education and that the allotment of a school site within this ASP does not constitute a decision to place a school within Wind Walk. It is also recognized that while the school site within Wind Walk is smaller than what is conventionally required by the Province and the local school boards, there is sufficient space allotted here to accommodate a school and all its functions – particularly when combined with the ef-ficiencies in term of shared playing fields and access that are offered by the Sustainable Neighbourhood Unit design. The ultimate disposition of the school building, playing fields, playgrounds, and all automo-bile and bus access, storage, and egress will be the result of a separate design exercise.

Additionally, the Holmes Group is committed to providing their expertise in green building and high

Land use 26 wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

4.0 LAND uSe

disCussionThere are three inter-related documents that will form the building blocks for the Wind Walk Sustainable Neighbourhood Unit: the Wind Walk Area Structure Plan (ASP), the Wind Walk Design Standards (DS) and the Wind Walk Direct Control District (DC). The ASP provides the vision and policy framework. The DS provides a design framework for the public realm and the frontage buildings. The DC provides the leg-islative framework and the integration with the MD of Foothills Land Use Bylaw.

The DS will be a stand-alone document but will be an appendix to the ASP and thus a part of it.

The vehicle for land use control in the DC is the transect or zone. The Transect Regulating Plan (see Figure 12) indicates the distribution of land uses on the Subject Site and is the common link between the DC and the DS.

As mentioned in Section 1.0, the form-based ap-proach to land use planning is relatively new. After evaluating the experience of the Wind Walk Sustain-able Neighbourhood Unit it may be appropriate for Council to consider merging it into the Land Use By-law as its own land use district.

poliCy4.1.1 The Developer shall undertake, through legal

covenant acceptable to the MD of Foothills, the implementation and enforcement of the Wind Walk Design Standards. The responsi-bility may, over time, be shared and/or fully as-sumed by the Wind Walk Community Associa-tion as per the schedule set forth in the legal covenant.

4.1.2 The Design Standards, including the Green De-sign Standards, shall be finalized to Council’s satisfaction prior to second readings of the land use redesignation.

4.1.3 All subsequent applications for subdivision or for development/building permit approval shall be accompanied by a certificate duly stamped by an architect or engineer satisfactory to the MD of Foothills and signed by the Developer or an agent indicating that all provisions of the Design Standards have been complied with.

4.1.4 Any and all amendments to the Design Stan-dards will be subject to the approval of the Mu-nicipal Manager and/or Council.

4.1.5 All lands will be re-designated to a DC District on a phase by phase basis prior to any subdi-vision or development of the lands.

4.1 land use fraMework

Figure 12: trAnsect regulAting PlAn

t1 - natural Zone t5 - neighbourhood centre

t2 - rural edge Zone cs - civic space

t3 - neighbourhood edge cB - conceptual civic Building

t4 - neighbourhood general cP - civic Parking

0 150m75m38m

t2

t2 t2 t2 t2

t2 t2

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temporary

Access

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Land use 27wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

highway 7

high

way 7

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Land use 28 wIND wALK AreA Structure PLANVersion: Adopted August 11, 2010

4.2 PhasingdisCussionThe development team is commitment to the provi-sion of providing a complete, compact, and walkable neighbourhood with high performance infrastructure from day one. Based upon this commitment, the planners, engineering consultants confirmed that the plan’s green spaces were adequately sized and ap-propriately positioned to provide water supply and fire reserve reservoirs, onsite waste water management, and storm water drainage, detention, and retention services.

Phase I offers a full transect of built environments and forms a significant public realm ranging from the Parkland’s playing field and Public Open Space, through the Community Gardens, to Main Street’s central plaza. Phase I also establishes a major en-trance and a temporary entrance to the community off of Highway 783. The Developer will take steps to ensure future connectivity to 394 Avenue.

In Phase II The Developer will take steps to ensure future connectivity to the lands to the east of the Sub-ject Site and that they are reserved and protected.

Phase III builds out the remainder of Wind Walk’s T5 Neighbourhood Centre areas and the Design and En-tertainment Districts.

Each phase of the development shall be subject to the receipt by the Developer of a Preliminary Certificate as evidence of approval from Alberta Environment to draw water for the applicable phase for ground or sur-face water, as the case may be. Such Alberta Envi-ronment approvals, in writing, for transfers of surface water licences in good standing shall be satisfactory evidence to the MD of Foothills.

poliCy4.2.1 The Phasing Plan for the Sustainable Neigh-

bourhood Unit of Wind Walk shall conform to

Figures 13a-d. Each Phase shall be the sub-ject of a land use re-designation which shall include all land uses and infrastructure to be provided within the phase and on the subject site. The Re-designation of Phase II and III shall not proceed until Council is satisfied that the prior phase has been substantially com-plete and all previous conditions have been met.

All infrastructure development costs shall be provided by the Developer when and as re-quired on a Phase by Phase basis upon Re-designation.

4.2.2 Groundwater, as the water supply source, is acceptable for Phase One of the develop-ment. All applicable approvals and licenses for the groundwater supply to be received from Alberta Environment will be required prior to Third Reading of the re-designation. Such confirmations shall be submitted to the satis-faction of the MD of Foothills.

An alternate surface water supply shall be provided for Phases II and III of the devel-opment. The re-designation for the 2nd and/or 3rd Phases of the development shall not proceed to Final reading by Council nor shall there be any development of either phase be commenced until such time as a surface water license is acquired and transferred to service an approved external system that ties into the subject site as an adequate water supply for such phase. Approvals for the surface water transfer and use will be received from Alberta Environment and shall be provided to the sat-isfaction of the MD of Foothills upon receipt by the Developer.

4.2.3 aThe Developer will obtain a surface water supply via the acquisition of a water license in good standing and shall be responsible to

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