Bylaw C-1429 Adopted August 9, 2021 - City of Grande Prairie
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Hidden Valley Area Structure Plan
Bylaw C-1429
Adopted August 9, 2021
The City of Grande Prairie Page 1
CITY OF GRANDE PRAIRIE
BYLAW C-1429
A Bylaw to adopt the Hidden Valley
Area Structure Plan
THE MUNICIPAL COUNCIL OF THE CITY OF GRANDE PRAIRIE, IN THE
PROVINCE OF ALBERTA, DULY ASSEMBLED, ENACTS AS FOLLOWS:
1. This Bylaw shall be called the “Hidden Valley Area Structure Plan” Bylaw.
2. The Hidden Valley Area Structure Plan attached as Schedule “A” is hereby adopted as the Area
Structure Plan for the NE 27 and the E ½ 34-71-6-W6, pursuant to Section 633 of the Municipal
Government Act, RSA 2000, Chapter M-26.
3. Bylaw C-1028 and all amendments are hereby repealed.
4. This Bylaw shall take effect on the date it is passed.
READ a first time this 9 day of August , 2021.
READ a second time this 9 day of August , 2021.
READ a third time and finally passed this 9 day of August , 2021.
“J. Clayton” (signed)
Mayor
“A. Karbashewski” (signed)
City Clerk
Table of Contents
1.0 INTRODUCTION .....................................................................................................................................1
1.1 Purpose ..............................................................................................................................................1
1.2 Location .............................................................................................................................................1
1.3 Land Ownership and Area .................................................................................................................2
2.0 PLANNING CONTEXT..............................................................................................................................3
2.1 Municipal Development Plan (MDP) .....................................................................................................3
2.2 City of Grande Prairie/County of Grande Prairie Intermunicipal Development Plan (IDP) ................4
2.3 Area Structure Plans ..........................................................................................................................4
2.4 City of Grande Prairie Land Use Bylaw (LUB) ....................................................................................4
2.5 Transportation Master Plan...............................................................................................................5
2.6 Airport Vicinity Protection Area ........................................................................................................5
3.0 SITE ANALYSIS ........................................................................................................................................6
3.1 Topography and Drainage .................................................................................................................6
3.2 Flood Potential...................................................................................................................................6
3.3 Geotechnical Conditions....................................................................................................................6
3.4 Land Use ............................................................................................................................................7
4.0 PROPOSED DEVELOPMENT CONCEPT ...................................................................................................7
4.1 General ..............................................................................................................................................7
4.2 Proposed Development Concept.......................................................................................................7
4.2.1 Access and Transportation Network ..............................................................................................7
4.2.2 Residential Land Use ......................................................................................................................8
4.2.3 Commercial Land Use ....................................................................................................................9
4.2.4 Institutional Land Use ..................................................................................................................10
4.2.5 Parks, Open Space and School Sites ............................................................................................10
4.2.6 Municipal and Environmental Reserve ........................................................................................12
4.3 Municipal Infrastructure ..................................................................................................................12
4.3.1 Surface Drainage and Stormwater Management ........................................................................12
4.3.2 Water Supply and Distribution ....................................................................................................13
4.3.3 Sanitary Drainage System ............................................................................................................14
4.4 Implementation ...............................................................................................................................14
4.4.1 Area Structure Plan Amendments ...............................................................................................14
4.4.2 Outline Plans and Engineering Design Reports ............................................................................15
4.4.3 Outline Plan and Engineering Design Reports - Area A1 .............................................................15
4.5 Development Impact .......................................................................................................................16
4.5.1 Land Use .......................................................................................................................................16
4.5.2 Student Generation .....................................................................................................................16LIST OF MAPS Map 1 Location Map 2 Ownership and Legal Descriptions Map 3 Area Structure Plan Context Map 4 Zoning Context Map 5 Transportation Map 6 Topography and Drainage Plan Map 7 Hydrological and Geotechnical Features Map 8 Development Concept Map 9 Stormwater Management Map 10 Sanitary Sewer Map 11 Water Distribution Map 12 Outline Plan Areas Map 13 A1 Areas LIST OF TABLES Table 1-1 Land Ownership by Title Table 4-1 Land Use Statistics Table 4-2 Land Use Statistics - Outline Plan Areas Table 4-3 Potential Student Generation
Hidden Valley Area Structure Plan
Bylaw C-1429
1.0 INTRODUCTION
1.1 Purpose
1.1.1 The Hidden Valley Area Structure Plan (ASP) has been prepared in conformity with
Section 633 of the Municipal Government Act and Section 6.5 of the City of Grande
Prairie Municipal Development Plan (MDP) and to describe the proposed land uses,
population density, transportation routes, infrastructure and staging for an area of
northwestern Grande Prairie. It is intended to provide a conceptual framework for
development at a neighborhood scale, rather than providing site specific guidance.
The conceptual framework may be modified in response to market conditions and
such changing circumstances will be expressed through successive Outline Plans
(OP’s).
1.2 Location
1.2.1 This ASP area is located within the northwestern portion of the City of Grande Prairie
(“City”) north of 116 Avenue and west of 108 Street, as illustrated in Map 1 - Location.
This ASP area is bounded by the following features:
a) to the east, 108 Street;
b) to the south, 116 Avenue and the Gateway Power Centre;
c) to the west, the west limit of NE 27-71-6 W6M, SW 34-71-6 W6M and Bear Creek
within NW 34-71-6 W6M; and
d) to the north, 132 Avenue.
1.2.2 Bear Creek is the major geographical feature dividing this ASP area into two (2)
portions of about equal size.
The City of Grande Prairie Page 1Hidden Valley Area Structure Plan
Bylaw C-1429
1.3 Land Ownership and Area
1.3.1 The lands included within this ASP are shown on Table 1-1, while Map 2 - Ownership
and Legal Descriptions shows similar information in graphic form. This ASP area has
four (4) landowners: Alberta Lands Inc. (156.68 ha), Alberta Government (55.05 ha),
City of Grande Prairie (16.37 ha), and Grande Prairie People’s Full Gospel Assembly
(3.83 ha).
TABLE 1-1
LAND OWNERSHIP BY TITLE
Certificate Area Utility
Legal Description of Title Owner ha acres Rights-of-Way
(URW)
1. NE 27-71-6-W6, Except 112 265 889 Majesty the 55.05 136.03 1. Alberta Power URW
Road Plans 8292ET and Queen in Right 226LB
2187JY of Alberta as 2. Northland Gas URWs
represented by 3368OE and 4763OG
Minister of 3. Northwestern Utilities
Infrastructure Ltd. 882 088 455
2. Block A, Plan 852 1680 932 212 162 Alberta Lands 70.4 173.96 1. Alberta Government
(in SE 34-71-6-W6 & Inc. Telephones URWs
NE 34-71-6-W6) 2117UX and 2118UX
3. NE 34-71-6-W6, Except 952 109 529 Alberta Lands 50.6 126.16 1. Alberta Government
Block A, Plan 852 1680 Inc. Telephones
& Road Plan 942 2351 URW 2117UX
4. Filed Plan 186EO, Lying 952 109 529 Alberta Lands 35.68 88.16
to the East and North of +1 Inc.
Bear Creek, Except Plan
942 2351
5. Lot 2, Plan 3001KS 092 467 194 Grande Prairie 0.41 1.00 1. Alberta Government
People’s Full Telephones
Gospel URW 4914UT
Assembly
6. Lot 1, Block 4, Plan 052 052 566 608 Grande Prairie 3.42 8.44
6609 People’s Full
Gospel
Assembly
7. 3MR, Block 4, Plan 052 052 566 608 City of Grande 0.05 0.12
6609 +1 Prairie
8. 4PUL, Block 4, Plan 052 052 566 608 City of Grande 0.68 1.68
6609 +2 Prairie
9. Lot 2, Block 4, Plan 022 062 236 341 City of Grande 12.77 31.55 1. Alberta Power
1458 +1 Prairie URW 942 150 313
2. City of Grande Prairie
URW 022 102 178
10. Lot 3, Block 4, Plan 062 062 263 341 City of Grande 2.87 7.09 1. Alberta Power
03136 Prairie URW 942 150 313
2. City of Grande Prairie
URW 022 102 178
TOTAL 231.93 573.11
*Does not include the area of road within Plan 052 6609
The City of Grande Prairie Page 2Hidden Valley Area Structure Plan
Bylaw C-1429
2.0 PLANNING CONTEXT
2.0.1 This ASP area is affected by several statutory and non-statutory municipal planning
documents containing provisions which may affect future development within the
area. Their significance to the development potential of the study area is outlined in
the following sections.
2.1 Municipal Development Plan (MDP)
2.1.1 The City’s MDP was adopted in January 2010.
2.1.2 Much of this ASP area is designated for residential development. However, a
substantial portion of this ASP area is designated conceptually for Muskoseepi Park,
based on the Muskoseepi Park Master Plan Report (revised November 2011) and
the Parks & Open Space Master Plan (2012). Lands designated for Muskoseepi Park
include the Bear Creek Valley, a corridor of level land beyond the Top-of-Bank of the
Bear Creek Valley, and a corridor of land along the west frontage of 108 Street.
2.1.3 One (1) purpose of this ASP is to provide dedicated land for future Muskoseepi Park
based on considerations of topography, flood risk, slope stability and future
recreational needs. Muskoseepi Park is proposed, both along 108 Street and along
Bear Creek. The area of land designated as Muskoseepi Park is consistent with the
Muskoseepi Park Master Plan Report (revised November 2011) and the Parks &
Open Space Master Plan (2012). The boundary has been set also using the
completed studies listed below:
a) Proposed Hidden Valley Subdivision Top-of-Bank Setback Study (Parkland Geotechnical
Ltd., July 2014);
b) Riparian Health Summary Final Report (Alberta Riparian Habitat Management Society
- Cows and Fish, January 2014);
c) Mapping of Environmental Reserve (ER) and Science Based Setbacks for ER (O2 Planning
+ Design Inc., Aquality Environmental Consulting Ltd., September 2012); and
d) Bear River Flood Risk Assessment for Proposed Subdivision Development - Section 34-71-
6-W6M (Northwest Hydraulics Consultants, October 2007).
2.1.4 Subsequent flood studies, geotechnical investigations and field reconnaissance may
dictate an adjustment to the proposed boundary.
2.1.5 If Top-of-Bank Road policy within the MDP addresses the desire of the City to provide
public access and views into the Bear Creek Valley, which is achieved via a frontage
road along the Top-of-Bank of Bear Creek. To meet the intention of the policy within
the lands owned by Alberta Lands Inc. the Top-of-Bank Road may be incorporated in
such a way to allow for public access to the Bear Creek Valley. The following
locations will be utilized as illustrated in Map 5 - Transportation:
The City of Grande Prairie Page 3Hidden Valley Area Structure Plan
Bylaw C-1429
a) the portion of the bank on the southwest side of the creek within SE 34-71-6-6 can
be utilized for access. This location provides access to a significant amount of
area that shall be designated as Municipal Reserve (MR) and/or Muskoseepi
Park, which will provide both public access and views into the Bear Creek Valley.
The approximate length that can be utilized is 375 meters;
b) The proposed bridge crossing will provide easy access to bear creek, including
the required Top-of-Bank setbacks;
c) Frontages of Bear creek along 132 Avenue and 116 Street including the flood and
flood fringe; and
d) Additional access points as distributed through the neighborhood for trail access.
These access points will provide access to the bear Creek Corridor as well as
connectivity throughout the plan area.
As the intention of the Top-of-Bank Road policy is met through the aforementioned
designated lands, relaxation of the policy will be implemented.
2.2 City of Grande Prairie/County of Grande Prairie Intermunicipal Development
Plan (IDP)
2.2.1 The IDP was adopted in 2010. This ASP conforms to the IDP.
2.3 Area Structure Plans
2.3.1 The Northridge ASP was originally adopted in 1980, amended in 1997 and repealed
in 1999, being replaced by the current Northridge ASP. That ASP applies to an area
of 217 ha (536 ac) lying between 108 Street, 116 Avenue and the commercial
properties west of 100 Street, as illustrated in Map 3 - Area Structure Plan Context.
The original Northridge ASP included lands that are now within this ASP.
2.3.2 The West Highway ASP was initially adopted in 1995 and repealed in 2008, being
replaced by the current Gateway ASP for the area south of Hidden Valley. The area
is designated for commercial development to the south and east and residential
development at the north end.
2.3.3 The Northwest ASP was adopted in 2003 for the area to the west, between Hidden
Valley and 116 Street. That ASP designates the area along 116 Street for commercial/
business industrial development, with residential development contemplated for the
eastern area abutting Hidden Valley.
2.3.4 In 2009, the Arbour Hills ASP was adopted for the area to the north of Hidden Valley,
across 132 Avenue. It provides for commercial and multi-family development
adjacent to 132 Avenue, with residential development further to the north.
2.4 City of Grande Prairie Land Use Bylaw (LUB)
2.4.1 The land use districts affecting this ASP area, is illustrated in Map 4 - Zoning Context.
The majority of the lands to the east and west of Bear Creek are designated “UR -
Urban Reserve”. The College Lands are designated “DC - 5 - Hospital”, and a portion
of lands along the Bear Creek corridor are designated “MP - Muskoseepi Park”.
The City of Grande Prairie Page 4Hidden Valley Area Structure Plan
Bylaw C-1429
2.5 Transportation Master Plan
2.5.1 The City’s Transportation Master Plan (TMP) is a non-statutory plan adopted in
2011. Relevant elements of the TMP are illustrated in Map 5 - Transportation. One
(1) element worth noting, as follows:
a) the north limit of this ASP area, 132 Avenue, is proposed in the long term as a 4-
lane divided arterial and as a truck route.
2.5.2 In 2012, City Council rescinded the roadway network from the Northwest ASP due to
the location of the hospital within the plan area. The City wished to reevaluate the
roadway network using the latest TMP as a framework for review. The Northwest
Traffic Study (ISL Engineering and Land Services Ltd., December 2014)
recommends a connection from 108 Street to 116 Street via an extension of 107
Avenue, noting that the absence of an arterial road within that large of an area may
encourage excessive speed on collector roads and contributes to higher volumes on
collector roads. The study also recommends traffic calming measures in the road
network to ensure appropriate vehicle speeds and to minimize shortcutting. The road
network as illustrated in Map 5 - Transportation, is consistent with the Northwest
Traffic Study.
2.5.3 Detailed transportation design will be required at the OP stage, which may result in a
reduction in development density.
2.6 Airport Vicinity Protection Area
2.6.1 The Grande Prairie Airport Vicinity Protection Area Regulation (AVPA) was first
adopted by the provincial Cabinet in July 1984. The purpose of the Regulation is to
ensure compatible development within the vicinity of the airport.
2.6.2 The AVPA covers NE 27 and SE 34 within this ASP area. In addition, a narrow sliver
of land between the 25 and 30 Noise Exposure Forecast (NEF) contours extends into
this ASP area, as illustrated in Map 4 - Zoning Context.
2.6.3 The effect of the AVPA Regulation on development within this ASP is summarized as
follows:
a) specified development classes which produce emissions or glare, are to be
referred to Transport Canada before a development permit may be issued. This
is unlikely to pose any constraint to residential development;
b) below the 25 NEF contour, there are few limitations to residential development;
and
c) within the NEF 25 to 30 contour area, residential and some public institutional
development is conditionally permitted, subject to appropriate acoustic insulation.
The City of Grande Prairie Page 5Hidden Valley Area Structure Plan
Bylaw C-1429
3.0 SITE ANALYSIS
3.1 Topography and Drainage
3.1.1 The landscape of this ASP area can easily be defined as three (3) physiographic
units: Bear Creek Valley itself; a level upland plain to the southwest of Bear Creek;
and an undulating to rolling upland to the northeast of Bear Creek, as illustrated in
Map 6 - Topography and Drainage Plan.
3.1.2 The valley of Bear Creek becomes progressively deeper and wider from northwest to
southeast. At the extreme northwest the valley is wide and shallow, with a number
of oxbows and meander scars. The valley here is no more than 1m to 2m below the
surrounding upland. Further southeast the valley is less than 100m wide, but is
incised from 3m to 5m below the upland. At the southeast portion of this ASP area,
the valley is between 8m and 11m deep but is between 200m and 300m across. A
series of terraces with development potential exist within the creek valley.
3.1.3 To the west and southwest of Bear Creek, the upland rises gently at maximum of 3m
to an elevation of 668m along the west border. Overall slopes are generally below
2%.
3.1.4 To the north and east of Bear Creek the land rises about 15m from the Creek to a
ridge with maximum elevation of 674m in the north portion of NE 34. Slopes along
the southwest side of this hill can be as much as 10% locally, but usually vary from 2
to 7%. These slopes are very suitable for urban development. North of this ridge,
the land descends to a level area in the northeast corner.
3.1.5 The natural drainage of most of this ASP area is towards Bear Creek with the
exception of the northeast corner of NE 34 where drainage is toward the northeast.
3.2 Flood Potential
3.2.1 In March of 2007, Northwest Hydraulic Consultants Ltd. prepared a Bear Creek flood
risk mapping study for Alberta Environment. That study established 100-year
floodway and flood fringe limits, which are illustrated in Map 7 - Hydrological and
Geotechnical Features.
3.3 Geotechnical Conditions
3.3.1 A slope stability assessment titled Proposed Hidden Valley Subdivision Top-of-Bank
Setback Study was conducted by Parkland Geotechnical Ltd. in 2014 and accepted
by the City (as per letter dated February 17, 2015). This investigation determined an
Urban Development Line (UDL) and a Long-Term Stability Line (LTSL). Based on
City’s development guidelines two (2) setback recommendations are required for this
development; the UDL & LTSL. The LTSL is commonly referred to as the building
setback line and is the line where the Factor of Safety (FS) against slope failure is at
or above 1.5. The FS for the UDL line is at or above 1.3.
The City of Grande Prairie Page 6Hidden Valley Area Structure Plan
Bylaw C-1429
3.3.2 Additional, more detailed geotechnical investigation, including slope stability
assessments, will be undertaken when OP’s are prepared for areas adjacent to the
Bear Creek corridor. This investigation may result in minor adjustments to the
development limit line, if warranted by geotechnical considerations.
3.4 Land Use
3.4.1 Most of the upland within this ASP area is used for agriculture and much of the Bear
Creek Valley is under grassland, shrub or tree cover. In the center of SE 34, there is
a residence and farm buildings overlooking the Bear Creek Valley. The southeast
corner of SE 34 is zoned Public Service (PS) which includes a church building and
recreational facility operated by the church.
3.4.2 Land use to the north, east and west of this ASP area is a mix between agricultural
and various states of development. A golf course is located immediately to the north
of NW 34. Urban development in the form of the Gateway Regional Centre has
advanced to the south limit of this ASP area. Residential development exists to the
east of 108 Street in the Royal Oaks subdivision which extends to 102 Street. Some
commercial and residential development has started within the Northridge
neighborhood east of 108 Street and north of the Highway 43 Bypass. Conventional
urban development is well established and located to the south and east of the
Highway 43 Bypass, comprising of residential land use, two (2) high schools and the
Grande Prairie Regional College.
4.0 PROPOSED DEVELOPMENT CONCEPT
4.1 General
4.1.1 The proposed Development Concept for Hidden Valley is illustrated in Map 8 -
Development Concept. The concept is schematic and illustrative and establishes
the general principles of proposed development.
4.1.2 Three (3) major objectives of this ASP are:
a) to resolve the extent of areas designated for Muskoseepi Park on both the College
lands and Alberta Lands properties;
b) to rationalize the roadway network which provides major access to lands lying
west of Bear Creek; and
c) to define a suitable pattern of land use for the future.
4.2 Proposed Development Concept
4.2.1 Access and Transportation Network
The City of Grande Prairie Page 7Hidden Valley Area Structure Plan
Bylaw C-1429
West of Bear Creek
4.2.1.1 The Northwest Traffic study was completed in 2014 and the recommendations of
the report are incorporated as part of this ASP.
4.2.1.2 Access to NE 27-71-6-6 from 107 Avenue in Gateway will be provided by a collector
roadway extending north at 110 Street and a northerly extension of 107 Avenue at
111 Street. These will be built to accommodate anticipated traffic.
4.2.1.3 The internal collector and local road network for the College lands will be defined
through the respective OP’s.
4.2.1.4 A bridge crossing over Bear Creek at the approximate location as illustrated in Map
5 - Transportation will provide an opportunity to link ASP lands on either side of the
creek, aligning with the recommendations (R1) of the Northwest Traffic Study
(2014). The bridge will be constructed for residential traffic to provide connectivity
to the plan area. Funding opportunities shall be explored by the municipality as well
as other levels of government for the construction of the bridge.
4.2.1.5 Traffic calming measures may be required to reduce traffic volumes if shortcutting
becomes an issue.
East of Bear Creek
4.2.1.6 Arterial access to areas east of Bear Creek will be from 108 Street and from 132
Avenue.
4.2.1.7 108 Street has been designated in the TMP as a long-term arterial with 4-lane
divided roadway.
4.2.1.8 Access from the north will be from 132 Avenue, which has been designated as a 4-
lane divided arterial and truck route. An all-directional access point is designated at
the mid-point along NE 34. A right-in/right-out access point is identified at the
quarter section line between NE and NW 34. All-directional access will be
considered at the time of the OP and Transportation Engineering Design Report
preparation for this area.
4.2.1.9 Pedestrian and bicycle movement within the Hidden Valley neighborhood and
between Hidden Valley and adjacent neighborhoods will be provided through a
series of open space linkages which will follow open space corridors or be
incorporated into the right-of-way of the roadway system (see Sections 4.2.5.9-
4.2.5.11).
4.2.2 Residential Land Use
4.2.2.1 Residential development will be the predominant use of land for Hidden Valley and
will comprise a range of housing types. The Bear Creek Valley provides an
attractive setting and amenity to enhance the quality of residential development.
The City of Grande Prairie Page 8Hidden Valley Area Structure Plan
Bylaw C-1429
4.2.2.2 Multi-family residential development will be oriented toward areas which are well
located with respect to major roadways, open space and major community facilities.
4.2.2.3 Multi-family housing may include a variety of forms, including semi-detached,
triplexes/fourplexes, row housing (town housing), low rise apartments and/or high-
rise apartments.
4.2.2.4 Additional areas of multi-family development may be located throughout this ASP
area as illustrated in Map 8 - Development Concept.
4.2.2.5 Much of the balance of residential land will be single family and semi-detached
residential development at conventional densities in the range of 40-50 persons per
ha, on lots generally ranging in width from approximately 12m to 18m (39 ft to 59 ft),
although larger and smaller lots may be located in certain areas.
4.2.2.6 Large lot or estates development may be integrated into the overall fabric of
residential development. Such residential development would feature lots in the
range of 20m to 30m (65 ft to 100 ft) in width or about .1 ha to .2 ha (.25 ac to .5
ac). Alternate development standards including rural cross section streets with
paved surface and surface drainage may be incorporated into such development.
Further definition of densities and servicing standards would be established at the
time of the OP approval.
4.2.3 Commercial Land Use
4.2.3.1 The major opportunity for commercial/business development is located immediately
west of 108 Street, and south of 116 Avenue. This would constitute a northerly
extension of the Gateway Power Centre with similar uses as in Gateway. The
advantages of this location stem from its accessibility to 108 Street and proximity to
services.
4.2.3.2 The commercial area shown north of the College lands is intended to offer
development similar to the Commercial Campus Expansion shown south of the
Hospital lands. Commercial developments within this area would help to service
the expanding college campus needs and the needs of this ASP area west of Bear
Creek.
4.2.3.3 Additional commercial opportunities at the scale of a community or neighborhood
shopping center are designated as follows:
a) the intersection of the collector and 132 Avenue at the quarter section line;
b) the northwest corner of the collector 108 Street intersection; and
c) the southwest corner of the SE 34-71-6-6 (area B2). This site may revert to
residential land use in response to market conditions.
The City of Grande Prairie Page 9Hidden Valley Area Structure Plan
Bylaw C-1429
4.2.4 Institutional Land Use
Hospital
4.2.4.1 A Regional Hospital is located within NE 27-71-6-6 designated as the Hospital as
illustrated in Map 8 - Development Concept. The use will integrate the future
adjacent land uses, including commercial development.
4.2.4.2 An OP will be required prior to rezoning and development of the balance of the
quarter-section to ensure integration with adjacent and surrounding land uses, the
transportation network, other services, and infrastructure.
Schools
4.2.4.3 Two (2) school sites are proposed within this ASP. A site for a Public elementary
school is designated within the portion of this ASP area lying north of Bear Creek.
A joint use school site for Public and Catholic elementary/junior high schools is
proposed in the center of the residential area west of Bear Creek. The schools
will serve the adjacent west half of Section 34, lying between Bear Creek and the
extension of the 107 Avenue arterial collector. 30% (2.1 ha) of the joint site will be
attributed to this ASP. In the interim, elementary/junior high students will attend
schools in nearby neighbourhoods.
Religious Assembly
4.2.4.4 The Grande Prairie People's Full Gospel Assembly is designated as a church site.
The site also contains The Reach Centre, a recreational facility operated by the
church. Any change of use will require an amendment to this ASP.
4.2.5 Parks, Open Space and School Sites
4.2.5.1 This ASP proposes three (3) categories of open space land use:
a) Muskoseepi park;
b) school/park sites; and
c) neighborhood parks.
Muskoseepi Park
4.2.5.2 Muskoseepi Park comprises the Bear Creek valley which will form a corridor
extending through this ASP area from northwest to southeast as illustrated in Map
8 - Development Concept. This ASP is in concurrence with the Muskoseepi Park
Master Plan Report (revised November 2011) and the Parks & Open Space Master
Plan (2012).
4.2.5.3 Muskoseepi Park will be developed for low-intensity recreational activities which
have minimum impact on the natural environment, as presented in the Muskoseepi
Park Master Plan Report. A pedestrian/bicycle trail corridor will connect
Muskoseepi Park with the trail corridor extending throughout the City and to the Golf
Course to the north. Details will be determined at the OP stage.
The City of Grande Prairie Page 10Hidden Valley Area Structure Plan
Bylaw C-1429
School/Park Sites
4.2.5.4 A joint use school/park site is designated west of Bear Creek, west of the north-
south collector. The site will have space for two (2) elementary/junior high schools
and an adjoining neighborhood park. This site will be designated as MR or a
combination of Municipal and School Reserve. The site area is proposed as 7.0 ha
(17.3 ac) in accordance with City guidelines in effect at the time of subdivision.
4.2.5.5 The proposed school/park site will also serve the west half of Section 34 south of
Bear Creek. Therefore, the site will be centrally located within Section 34 and will
be divided between SW 34, 70% and SE 34, 30% in concurrence with the Northwest
ASP.
4.2.5.6 A Public elementary/junior high school and park site is designated in NW 34 to serve
that portion of this ASP area north of Bear Creek. That site would be approximately
3.24 ha (8 ac) in size.
Neighborhood Parks
4.2.5.7 Several smaller neighborhood and/or local parks may be located throughout the
residential areas. Their location, size and function are preliminary, and subject to
more definition at the time of the OP preparation.
4.2.5.8 Other neighborhood parks may be established in conjunction with Muskoseepi Park
North to ensure an equal distribution of park space and amenity through this ASP
area. These will be subject to the availability of MR.
Open Space Linkages
4.2.5.9 Open space linkages connecting all park areas and dry ponds with the Bear Creek
Valley (Muskoseepi Park) are desirable for pedestrian and bicycle circulation.
These open space linkages may use local inter-block public utility corridors or MR
dedication, where available. Linkages that are incorporated into the road right-of-
way of major collectors will consist of a sidewalk/trail wide enough to accommodate
both pedestrian and bicycle traffic. A pedestrian/bicycle bridge connecting the NE
and SE quarters within Muskoseepi Park should be considered in the interest of
maintaining connectivity between the two (2) areas for residents.
4.2.5.10 External trail linkages to provide pedestrian and bicycle movement between Hidden
Valley and adjacent neighborhoods are identified in three (3) locations as follows:
a) along the major collector road leading into Hidden Valley from 108 Street, linking
to the west along the collector to the proposed school site, and to the east to the
proposed trail in Northridge;
b) south of the Grande Prairie People’s Full Gospel Assembly property to provide
a link between the Northridge neighborhood, 108 Street and Muskoseepi Park;
and
The City of Grande Prairie Page 11Hidden Valley Area Structure Plan
Bylaw C-1429
c) between Muskoseepi Park and the park corridor and the College lands south of
the 116 Avenue.
4.2.5.11 Potential open space linkages are illustrated in Map 8 - Development Concept.
4.2.6 Municipal and Environmental Reserve
4.2.6.1 The Municipal Government Act defines the circumstances under which Municipal,
School and Environmental Reserve may be taken. For the purposes of this ASP,
all land within the Bear Creek corridor that can be used for expansion of the
Muskoseepi Park has been shown as MR. Reserve designations will be addressed
at the OP stage.
4.2.6.2 The total MR dedication for the portion of NE 27-71-6-6 owned by Grande Prairie
Regional College will be 10% of the net developable land (not including
Environmental Reserve). The approximate allocation of MR may be as follows; and
the specific locations and amounts shall be confirmed at the OP stage:
a) a greenway corridor adjacent to the Bear Creek corridor (Muskoseepi Park) to
accommodate the future construction of a Top-of-Bank trail;
b) neighbourhood park(s) such as pocket park or playground to provide passive
and active recreation; and
c) greenways, linear park and or trail corridors to provide active recreation spaces
through a network connecting West Terra to Muskoseepi Park.
4.2.6.3 A MR greenway corridor is also included within the Hospital lands adjacent to the
Bear Creek corridor.
4.2.6.4 A previous subdivision of the parcel containing 22.36 ha was approved by the
subdivision authority on March 12, 2012 to create three (3) lots (the Hospital lands
and two (2) lots for future commercial use), two (2) Stormwater Management
Facilities (SWMF), Environmental Reserve and MR lots. MR from this subdivision
was addressed through the dedication of 0.886 ha of land.
4.2.6.5 The total MR dedication for all Alberta Lands properties will be 11.99 ha, comprising
10% of net developable land (Table 4-2). This includes the following locations:
a) public elementary school/neighborhood park site, north of Bear Creek;
b) neighborhood parks/tot lots;
c) linkages between neighborhood parks and Muskoseepi Park; and
d) available for widening of Muskoseepi Park North.
4.2.6.6 The location and area of all facilities will be confirmed at the OP stage.
4.3 Municipal Infrastructure
4.3.1 Surface Drainage and Stormwater Management
The City of Grande Prairie Page 12Hidden Valley Area Structure Plan
Bylaw C-1429
4.3.1.1 The NE 27-71-6-6 drains from the northwest to southeast. SWMF are proposed to
be constructed in this area, as illustrated in Map 9 - Stormwater Management. The
outlet flows from the SWMFs would be directed to Bear Creek at a controlled
discharge rate. The plan proposes fewer storm water management ponds than
identified in the Master Plan (2018). This approach will be confirmed at the OP
stage.
4.3.1.2 The area directly north of the College lands and west of Bear Creek (SE 34) drains
north and southeast. As illustrated in Map 9 - Stormwater Management, one (1)
SWMF is proposed in the southeast and would potentially be under 0.9 ha of land
(to be confirmed at OP stage). A second SWMF is proposed in the northwest
corner. At the OP stage, consideration will be given to combining this SWMF with
one (1) in the adjacent quarter to the west, based on a more detailed engineering
analysis, because it serves such a small drainage basin.
4.3.1.3 The two (2) areas, NE 27 and SE 34 can be developed independently of each other
with regards to stormwater management. Discussions between landowners should
be pursued to give consideration to combined larger stormwater ponds in an effort
reduce the number of smaller stormwater ponds required.
4.3.1.4 SWMF for the balance of this ASP area are also illustrated in Map 9 - Stormwater
Management. The lands north of Bear Creek within NW 34 drain from northeast to
southwest. A SWMF is proposed on the east side of the creek and will outlet to
Bear Creek at a controlled discharge rate. The far northeast corner of NE 34 drains
towards the intersection of 108 Street and 132 Avenue (northeasterly direction) and
a SWMF is planned for this location. The remainder of land within NE 34 drains
southwest and the portion of SE 34 north of Bear Creek drains northwest. These
two (2) areas will be directed to a SWMF on the north side of Bear Creek near the
quarter line, which will discharge to Bear Creek at a controlled rate.
4.3.2 Water Supply and Distribution
4.3.2.1 At present, there is an existing 300mm water main that runs along 108 Street and 117
Avenue as illustrated in Map 11 - Water Distribution. The College lands (NE 27)
and the area directly north (SE 34) are serviced by a looped 300mm water main,
connecting to the 300mm water main along 108 Street at 117 Avenue, 107 Avenue
and at a point approximately 300m north of 107 Avenue.
4.3.2.2 East of Bear Creek, the Water Distribution System Master Plan shows 250mm,
300mm, and 400mm water mains extending along 108 Street and 132 Avenue. A
300mm water main is also provided through the Royal Oaks area at 128 Avenue. A
300mm water main along 108 Street will connect the mains from 128 Avenue to 132
Avenue.
The City of Grande Prairie Page 13Hidden Valley Area Structure Plan
Bylaw C-1429
4.3.2.3 The supply of water to the Hidden Valley Area will require the extension of the
300mm water main to the north. This line will have adequate capacity for fire flows
and maximum day demand to develop the remainder of this ASP area east of Bear
Creek.
4.3.2.4 Water main sizes are preliminary and subject to confirmation through the
Engineering Design Reports.
4.3.3 Sanitary Drainage System
4.3.3.1 Sanitary sewer servicing for the area will be provided by the 108 Street Trunk
Sewer, 116 Street Trunk Sewer, and the 116 Street Lift Station as per the 2005
Wastewater Collection Master Plan and the Wastewater Master Plan Addendum
(2008).
4.3.3.2 Majority of the lands east of Bear Creek will be serviced by gravity sewer to the 108
Street Trunk Sewer. A small portion of low-lying lands within the NW 34 and NE 34
will ultimately be serviced by the 116 Street Trunk Sewer via the proposed 116
Street Lift Station. These lands will utilize gravity sewer that will run west along 132
Avenue to 116 Street and south along 116 Street to the proposed lift station, where
a forcemain will then convey the flows until they enter the 116 Street Trunk Sewer.
4.3.3.3 A portion of the lands west of Bear Creek and north of 120 Avenue, approximately,
will also be gravity fed to the 116 Street Lifts Station to ultimately be serviced by the
116 Street Trunk Sewer.
4.3.3.4 The College lands (NE 27 west of Bear Creek) are intended to be serviced by gravity
sewer to the 108 Street Trunk Sewer. The 2005 Wastewater Collection Master Plan
accounts for 30 ha of commercial development but subsequent reports have
indicated the entire site plus small portions of low-lying land in NW 27 and SE 34
could feasibly be serviced by the 108 Street Trunk Sewer. This has been achieved
by twinning a portion of the downstream 108 Street Trunk Sewer.
4.3.3.5 The remainder of the lands west of Bear Creek will be serviced directly to the 116
Street Trunk Sewer via gravity sewer. As illustrated in Map 10 - Sanitary Sewer
shows the boundaries of the sanitary servicing areas.
4.3.3.6 Interim connections for land south of Bear Creek may be required into the 108th
Street truck sewer until infrastructure along 116 Street is constructed. Capacity of
the 108 Street trunk will need to be verified prior to each connection. The sanitary
drainage system concept will be verified through the Engineering Design Reports
including interim connection measures prior to the OP approval.
4.4 Implementation
4.4.1 Area Structure Plan Amendments
The City of Grande Prairie Page 14Hidden Valley Area Structure Plan
Bylaw C-1429
4.4.1.1 An amendment to an ASP shall be required if, in the opinion of the Approving
Authority, a proposed OP, subdivision or development results in one or more of the
following changes to this ASP:
a) a change in the general land use pattern of an area or site;
b) a change in size or location of a school site or major park;
c) a significant change to major utility networks, and the location of storm water
storage facilities; and
d) the elimination, reclassification, or significant realignment of proposed arterial
roads, or the relocation of intersections with major collector roads.
4.4.2 Outline Plans and Engineering Design Reports
4.4.2.1 OP’s and Engineering Design Reports will be required prior to LUB amendments,
subdivision, or development permit approvals within the areas as illustrated in Map
12 - Outline Plan Area. All subdivision decisions will conform to the provisions of
the approved OP and this ASP.
4.4.2.2 The requirements for the OP’s will be as stated in section 15.7 of the MDP. The
requirements for Engineering Design Reports will include the items identified in the
City’s Design Manual.
4.4.2.3 OP’s shall be consistent with the approved ASP.
4.4.2.4 Three (3) OP’s will be completed to implement this ASP. The approximate area of
each OP is illustrated in Map 12 - Outline Plan Areas.
4.4.2.5 OP’s may provide for staged development and may be amended, provided that they
conform to this ASP.
4.4.3 Outline Plan and Engineering Design Reports - Area A1
4.4.3.1 The OP and Engineering Design Report for Area A1 will address the special
development circumstances in two (2) specific sub-areas:
a) the developable lands within the Bear Creek Valley defined by the meander of
Bear Creek and known as the “Dog-bone”, and
b) the developable lands east of the existing residence defined by a residual
meander scar and known locally as the “Garden”, illustrated in Map 13 - A1
Areas.
4.4.3.2 OP Area A1 will address the following in addition to the standard requirements:
a) the types of land use and level of infrastructure and road development in the two
(2) mentioned areas; and
The City of Grande Prairie Page 15Hidden Valley Area Structure Plan
Bylaw C-1429
b) proposals to address flood proofing and geotechnical considerations where
required within these two (2) areas.
4.5 Development Impact
4.5.1 Land Use
4.5.1.1 The breakdown of the entire ASP area by land use type is shown in Table 4-1.
4.5.1.2 The potential number of low density (single detached and semi-detached housing)
housing units is 1,242 and of multi-family housing units is 2,852 for a total of 4,094
housing units. Most of the medium density housing will be constructed in the east-
central portion of this ASP area, OP Area A1, south of the collector between Bear
Creek and 108 Street. The potential population will be 10,797 for an overall
population density of 35.6 persons per gross hectare, excluding the institutional,
church and commercial lands.
4.5.1.3 Table 4-2 shows the land use breakdown by OP area. These are preliminary
allocations which may be modified at the time of the OP preparation and approval.
4.5.2 Student Generation
4.5.2.1 As shown in Table 4-3, the potential number of students within this ASP area is
2,099. Of these 1,622 would be in the K-9 age bracket, with 1,101 in the Public system
and 521 in the Catholic system.
The City of Grande Prairie Page 16Hidden Valley Area Structure Plan
Bylaw C-1429
TABLE 4-1
LAND USE STATISTICS
Hectares % of NDA
Gross Developable Area 233.01
Muskoseepi Park 54.72
Net Developable Area (NDA) 178.29 100.0%
Municipal Reserve 16.08 9.0%
Roadways 35.69 20.0%
Number of
- Arterials 4.29 2.4% Projected
Housing
PopulationB
- Collectors & Local Roads 31.40 17.6% UnitsA
Residential 85.86 48.2%
- Single Family 62.09 34.8% 1,242 4,222
- Multi-Family 23.77 13.3% 2,852 6,275
Total 4,094 10,497
Commercial 23.95 13.4%
Campus Expansion 13.82 7.8%
Church Site 2.89 1.6%
NOTES:
A. Residential Density Assumptions:
Single Family: 20 units/ha average - includes single detached and semi-detached housing.
Multi-Family: 20 units/ha average - includes triplex and fourplex housing, row housing, low
and high rise apartment housing.
B. Population Assumptions:
Single Family: 3.4 persons per unit.
Multi-Family: 2.2 persons per unit.
The City of Grande Prairie Page 17Hidden Valley Area Structure Plan
Bylaw C-1429
TABLE 4-2
LAND USE STATISTICS BY OUTLINE PLAN AREA
OUTLINE PLAN AREA
(HECTARES)
% of
A1 B1 B2 Residual Total
NDA
Gross Developable Area 111.44 55.05 45.24 21.28 233.01
Muskoseepi Park 23.42 0 13.31 17.99 54.72
Net Developable Area (NDA) 88.02 55.05 31.93 3.29 178.29 100.0%
Municipal Reserve 8.80 4.09 3.19 0 16.08 9.0%
Roadways 21.67 6.49 7.53 0 35.69 20.0%
- Arterials 3.61 0.47 0.21 0 4.29 2.4%
- Collectors & Local Roads 18.06 6.02 7.32 0 31.40 17.6%
Residential 52.52 15.88 17.06 0.4 85.86 48.2%
- Single Family 41.26 7.24 13.59 0 62.09 34.8%
- Multi-Family 11.26 8.64 3.47 0.4 23.77 13.3%
Commercial 5.03 14.77 4.15 0 23.95 13.4%
Campus Expansion 0 13.82 0 0 13.82 7.8%
Church Site 0 0 0 2.89 2.89 1.6%
TABLE 4-3
POTENTIAL STUDENT GENERATION
No. of Students
K-9 10-12 Total
Public 1,101 348 1,449
Catholic 521 130 651
Total 1,622 478 2,099
Assumptions:
A. Students: 69% Public System
31% Catholic System
200 students per 1,000 population
B. K-9: 76% of all students in Public System
80% of all students in Catholic System
The City of Grande Prairie Page 18Hidden Valley Area Structure
84 ST
132 AVE 132 AVE
Hidden
Valley
108 ST
43
100 ST
BYPASS 116 AVE
116 ST
CITY BOUNDARY
100 AVE 100 AVE 100 AVE
108 ST
92 ST
116 ST
RES
84 AVE
OU
WAPITI ROAD
RC
ES
RO
A
D
84 ST
68 AVE
68 AVE
40
N
Map: 1 Location
Bylaw C-1429
SCALE 1:65,000 August 9, 2021Hidden Valley Area Structure
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Plan Area
N
Map: 2 Ownership and
Legal Descriptions
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure
NORTHRIDGE AREA
STRUCTURE PLAN
HIDDEN VALLEY AREA
STRUCTURE PLAN
NORTHWEST AREA
STRUCTURE PLAN
WESTGATE AREA GATEWAY AREA
STRUCTURE PLAN STRUCTURE PLAN
Hidden Valley Area Structure Plan Northwest Area Structure Plan
Northridge Area Structure Plan
Westgate Area Structure Plan
N
Map: 3 Area Structure
Gateway Area Structure Plan
Plan Context
0 100 200 300 400 500
Bylaw C-1429
1:20 000
August 9, 2021Hidden Valley Area Structure
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Plan Area Combined Density Residential
Zoning Boundary
Arterial Commercial
General Residential
N
Medium Density Residential
Direct Control
Public Service
Muskoseepi Park
Urban Reserve Map: 4 Zoning Context
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure
NE 35-71-6-
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6 SE 35-71-6-
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Plan Area
Collector Road
Arterial Road
Top of Bank Road/Access N
Proposed Arterial/Collector Access
Propsed "Right In - Right Out" Access
Map: 5 Transportation
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure P
NE 35-71-6-
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6 SE 35-71-6-6
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Plan Area
Overland Flow Direction
N
Map: 6 Topography and
Drainage Plan
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure
NE 35-71
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6 SE 35-71
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Plan Area Long Term Stability Line (LTSL)
Bear Creek River Urban Development Line (UDL)
Floodway Boundary Top of Bank
Flood Fringe Boundary
Source: Proposed Hidden Valley
Subdivision Top-of-Bank Setback Study,
Parkland Geotechnical Ltd. 2014
N
Source: Alberta Government Flood
Hazard Identification Program
Map: 7 Hydrological and
Geotechnical Features
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure
Plan Area Maskwoteh Park
Single Family Residential Institutional - Hospital
Muilti Family Residential
Municipal/School Reserve
Commerical N
Open Space Linkage
Map: 8 Development Concept
0 100 200 300 400 500 Bylaw C-1429
1:15 000
August 9, 2021Hidden Valley Area Structure
NE 35-71
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6 SE 35-71
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Plan Area
Approximate Drainage Basin
Stormwater Facility
N
Overland Flow Direction
Outfalls Map: 9 Stormwater Management
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure
NE 35-71-6-6
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6 SE 35-71-6-6
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Existing Sanitary Lines
Proposed Sanitary Line
Proposed Forcemain N
Proposed Sanitary
Service Boundary Map: 10 Sanitary Sewer
Distribution
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure
NE 35-71-6-6
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6 SE 35-71-6-6
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Plan Area
Existing Water Main
Proposed Water Mains N
Map: 11 Water Distribution
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure
NW 35-71-6-6
NE 34-71-6-6
NW 34-71-6-6
SW 35-71-6-6
SW 34-71-6-6
SE 34-71-6-6
NE 27-71-6-6
NW 27-71-6-6
Plan Area
Outline Plan Areas
Maskwoteh Park
N
Future Outline Plan Areas
Map: 12 Outline Plan Areas
0 100 200 300 400 500 Bylaw C-1429
1:15 000 August 9, 2021Hidden Valley Area Structure Pla
NW 35-71-6-6
NE 34-71-6-6
Garden
SW 35-71-6-6
Dogbone
4-71-6-6
SE 34-71-6-6
Hidden Valley Area Plan
Outline Plan Areas
N
Map: 13 Outline Plan A1 Area
0 100 200 300 400 500
1:9 500 Bylaw C-1429
August 9, 2021You can also read
