Bremner Growth Management Strategy CONNECTING BREMNER TECHNICAL BACKGROUND & DISCUSSION PAPER November 2013
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Table of Contents 1 The Environment 2 2 Existing Land Uses 6 3 Servicing Infrastructure 10 4 Transportation Infrastructure 18 5 Pipeline, Rail and Highway Impacts 22 6 Summary 26 Township Road 540 Township Road 540
Range Road 231
Range Road 232
Range Road 225
Range Road 224
Range Road 223
Range Road 222
Range Road 221
Highway 21
Township Road 534 Bremner Study Area Township Road 534
Clover Bar Road
Highway 16 (Yellowhead Trail) Highway 16
Sherwood Drive
Highway 824
Lakeland Drive
Anthony Henday Drive Ardrossan Sherwood Park
Broadmoor Boulevard Baseline Road Township Road 230 Strathcona County has initiated planning for a new sustainably within the regional context, however, urban community northeast of Sherwood Park, the new community would need to respond to in an area called Bremner, a designated “Urban and integrate with the existing natural and built Reserve Area.” In many respects the community environment. Future development would need would be built from scratch and designed to be to acknowledge the area’s natural and cultural “complete,” with a mix of uses, a range of housing heritage and existing land uses, and connect to types and many amenities. To fit and function existing servicing and transportation infrastructure.
This technical background and discussion paper identifies opportunities and constraints that need to be considered in developing conceptual development scenarios for Bremner. The information in this paper is a starting point for developing and assessing options for the future structure of the community. A preferred community structure will provide the basis for a Growth Management Strategy, which will be considered by Council before further planning in Bremner proceeds.
If you have questions or comments about this document, please contact Sarah Feldman at 780-464-8295 or [email protected].
1 1 The Environment
The Bremner Urban Reserve Area contains a number streams, or other water bodies. The MDP further of significant environmental features that should be directs that a minimum 30 metre buffer from the top protected. These include two creeks, Old Man Creek of bank must be maintained from lakes, waterbodies and Pointe-aux-Pins Creek, and their tributaries, as and watercourses, within which no structures will be well as numerous wetlands and uplands. Strathcona allowed. This distance may, however, fluctuate based County has already undertaken a preliminary on further environmental studies and geotechnical biophysical assessment of the area based on aerial analysis. Further, Strathcona County’s Wetland photos, and is currently ground truthing in order to Conservation Policy and provincial policy and provide more details in the final assessment. This legislation strive to conserve every classification of assessment will further delineate High, Medium, and wetland, and, when wetlands cannot be maintained Low Priority Environment Management Areas, as in their original location, to achieve No Net Loss required by the Municipal Development Plan (MDP). of wetlands through a strict series of mitigation activities. Figure 1.1 shows the County’s preliminary identification of environmentally significant features The Potential Environmental Reserves shown on that can be qualified as Environmental Reserve or Figure 1.1 include a buffer around the two creeks Municipal Reserve. This mapping will be refined in and some of their tributaries as well as many of response to the final biophysical assessment. the wetlands in the area. Preliminary estimates of Environmental Reserves identify 613.6 hectares of 1.1 Potential Environmental Reserves the 4108.8 hectare Bremner Urban Reserve Area. This number may be adjusted as a result of ground The MDP directs that with respect to High Priority truthing. Other conservation tools may be required Environment Management Areas, the most to protect wetlands and watercourses not captured significant natural features should be protected in the Environmental Reserves, either in the Growth through the use of Environmental and Municipal Management Strategy or later in the development Reserves. Conservation tools such as reserves can process at the Area Structure Plan or subdivision also be used to protect areas identified as Medium application stage. Priority Environment Management Areas. Section 664(1) of the Municipal Government Act (MGA) 1.2 Potential Municipal Reserves identifies the types of areas that can be dedicated as Environmental Reserves. These include swamps, The MGA does not permit municipalities to dedicate gullies, ravines, coulees, and natural drainage uplands as Environmental Reserves, however the courses, land that is unstable or subject to flooding, MDP directs that the protection of treed areas is and strips of land abutting the shore of lakes, rivers,
2 Figure 1.1
0 0.6km 0 0.6km Township Road 540 Township Road 540
Highway 21
Range Road 225
Range Road 224
Range Road 223
Range Road 222
Highway 21
Range Road 225
Range Road 224
Range Road 223
Range Road 222
Pointe-Aux-Pins Creek
Pointe-Aux-Pins Creek
Township Road 534 Township Road 534
Old Man Creek
Old Man Creek
Proposed Environmental Reserves for wetlands Proposed Environmental ProposedReserves Municipal for wetlands Reserves for uplands Proposed Municipal Key Environmental Linkage Reserves for uplands Opportunities Key Environmental Linkage *Note:Opportunities Potential reserves for open space development *Note: Potential reserves for or other purposes have not open space development been identi ed or other purposes have not Highway 16 been identi ed Highway 16
Highway 824
Highway 824
3 required through reserve dedication and easements features to protect wildlife corridors, as well as where possible as a condition of subdivision or enhance recreational opportunities. Figure 1.1 development approval. Therefore, Strathcona County shows some possibilities for environmental linkages attempts to use its Municipal Reserve dedication suggested by the pattern of Environmental and to capture significant uplands such as tree stands. Municipal Reserves. These environmental linkages The standard level of Municipal Reserves is 10% of will be further refined based on the wildlife corridors the gross developable area, however in accordance identified in the biophysical assessment. In addition with the MGA, Strathcona County is permitted to to the conservation of existing linkages, there may require additional Municipal Reserve dedication be opportunities to restore damaged linkages. when the density of an area is over 30 dwelling units per hectare, which will be the case in Bremner 1.4 Topography as a density of 30-40 units/hectare is required Figure 1.2 shows the topography of the Bremner by the Capital Region Growth Plan. In addition to Urban Reserve Area. The area exhibits substantial protecting environmental features not covered topographical relief of 80 m. The relief ranges by Environmental Reserve designation, Municipal from an elevation of 706 m in the southeast at the Reserve land is needed to develop parks, school intersection of Highway 16 and Range Road 223, sites and other similar municipal amenities. The to 626 m in the lowest reaches of Pointe-Aux-Pins potential Municipal Reserves based on environmental Creek in the northwest as it passes under Highway features shown on Figure 1.1 include significant 21 just south of Township Road 540. Generally there uplands and cover 161.3 hectares of land. Since is a ridge that curves through the south half of the this calculation only covers the environmental area, as well as another ridge/high area located in features, the final total Municipal Reserve calculation the northeast. will be substantially higher than this. It may also be necessary to reduce the amount of Municipal Steep slopes can be found along the banks and in Reserve used for environmental features in order the hummocky areas of the creeks, as well as at the to provide adequate Municipal Reserve for other edges of the ridges. The landscape in the Bremner municipal uses. area varies from hummocky with high reliefs to gently undulating. Steep slopes are indicated by 1.3 Potential Environmental Linkages closely spaced contour lines, which can be observed in the centre of the Bremner area in particular. As part of the Bremner Growth Management Further analysis will be needed to confirm if these Strategy, there is the opportunity to conserve and/ slopes should be considered undevelopable. or re-establish linkages between significant natural
4 Figure 1.2
0 0 0.6km0.6km
TownshipTownship Road Road 540 540 ! !
! ! ! !
Highway 21
Range Road 225
Range Road 224
Highway 21
Range Road 225
Range Road 223
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Range Road 223 ! ! Range Road 222 ! ! ! ! ! ! ! ! ! ! Pointe-Aux-PinsPointe-Aux-Pins Creek Creek ! ! ! ! ! !
! !TownshipTownship Road Road 534 534
! ! ! ! ! ! ! ! Old ManOld ManCreek Creek ! ! ! ! ! ! ! ! !! ! !! ! ! !
! ! ! !
CreekCreek Watershed Watershed Boundary Boundary
2 m Contour HighwayHighway 16 16 2 m Contour
10 m10 Contour m Contour
Highway 824
Highway 824
5 2 Existing Land Uses
The Bremner area is largely undeveloped, in the and the rating of soils is typically referred to in the sense that little has been built there. The southern preparation of land use plans. part does contains two existing pockets of country Of the 4108.8 hectares (ha) of land within Bremner, residential subdivisions (shown on Figure 2.1), about 43% (1,744.3 ha) of land located in northeast which are expected to remain and will need to be and southwest Bremner is designated Class 1, incorporated into the plan for Bremner. There is also a which is the best soil capability with no significant private agricultural research and development facility limitations for agriculture use for crops. Based on an in the southeast corner of the area. aerial photo analysis, approximately 70% of these The predominant land use in Bremner is agriculture. lands are currently being cultivated. Although the designation of the area as an Urban Of the remaining lands in central and southeast Reserve in 2006 implied that much if not all of the Bremner, 47.9% (1,939 ha) are composed of Class farmland would give way to urban development over 2 soils with moderate limitations that restrict the time, the Growth Management Strategy provides range of crops or require moderate conservation an opportunity to consider the potential role of practices, and 7.9% (320.7 ha) are Class 3 soils with agriculture in the new community and how urban moderately severe limitations that restrict the range development and traditional farming can co-exist as of crops or require special conservation practices. the area develops. Class 6 soils, capable only of producing perennial In imagining an urban community in Bremner, this forage crops and for which improvement practices section provides an overview of the opportunities and are not feasible, make up 1.2 % (47.6 ha.) of the challenges posed by existing farmland in the area. land, and are generally located in the most northeast This section also identifies questions regarding the part of Bremner, coincidental with the Pointe-aux- area’s future relationship to its urban context. Pins Creek valley and top of bank. The table below 2.1 Agriculture summarizes the classification of land within Bremner. 2.1.1 Soil Capability Approximate Area The quality of soils for agricultural purposes in Soil Classification Area (ha) Area (%) Alberta is described through a soil capability 1 1,744.3 43.0 classification based on Agriculture and Agri- 2 1,939 47.9 Food Canada’s Soil Capability Classification of Agriculture. This classification system determines 3 320.7 7.9 the characteristics of soils through a soil survey; 6 47.6 1.2
6 Figure 2.1
0 00.6km 0.6km
TownshipTownship Road 540 Road 540
Highway 21 Highway 21
Range Road 225 Range Road 225
Range Road 224 Range Road 224
Range Road 223 Range Road 223
Range Road 222 Range Road 222
TownshipTownship Road 534 Road 534
Class 1 SoilsClass 1 Soils Class 2 SoilsClass 2 Soils Class 3 SoilsClass 3 Soils Class 6 SoilsClass 6 Soils BremnerBremner House House HighwayHighway 16 16 CountryCountry Residential Residential SubdivisionsSubdivisions
Highway 824 Highway 824
7 2.1.2 Maintaining Rural Agriculture as Strathcona County is undergoing a process to Bremner Develops determine a site for a major agricultural facility, As urban development occurs, it is necessary to specifically an equestrian facility. Such activities establish measures to mitigate nuisances that are still agricultural in their nature, and will require originate from both agriculture and urban land uses. specific considerations to mitigate nuisances. Buffers provide a spatial barrier and have the As new agricultural operations are explored it potential to mitigate some of the land use conflicts is necessary to consider the level and scale of that may occur between existing agricultural agricultural operations, access of agricultural activities and new urban development. The size of products to local residents and distributers, and the the buffer can depend on the proposed land use; new economic viability of production with a reduced land residential development may require a larger buffer area dedicated to agriculture activities. than commercial land uses. 2.1.3 Opportunities to Integrate Agriculture Another mitigation technique could be to support with Urban Development a change in the nature of the types of agricultural As Bremner benefits from a high classification of operations that are occurring. In 2003, Strathcona agricultural lands, the integration of agriculture land County produced a report titled The Future of uses with the new development concept for the area Agriculture. The report summarizes existing is worth exploring. agriculture land use activities within the County and Local food production, security and sourcing have identifies emerging trends and tools for enhancing become areas of interest for many communities the viability of agriculture activities. The report in recent years. This is reflected in the expansion suggests that specialty ‘green’ enterprises such of and increase in the number of local farmers as greenhouses, nurseries, and the growing of markets, and in debates with respect to balancing vegetables, berries and organic crops may be a food security with the growth of urban areas. better fit as circumstances change in Strathcona Communities, including Strathcona County, have County. These types of crops can take advantage of attempted to address and support this balance growing markets from continued metropolitan growth through policy in their Municipal Development Plans and can compete for high value land provided they and other statutory plans. Other communities, such have the ability to manage risk. Many, but not all, as the City of Edmonton and Rocky View County, require high quality soil and smaller land parcels. have embarked on strategic policy exercises in an Further, agricultural activities that do not result effort to address food security by exploring how in the cultivation of land can also be considered. agricultural activities can be successfully integrated with urban development.
8 The conclusions of The Future of Agriculture report rural, the West of 21 ACP area is being planned for provide a basis for supporting new agriculture predominantly industrial uses, with the exception of products and distribution within Strathcona County. a residential commmunity south of Old Man Creek, Planning for any integration of agriculture and urban within the Cambrian Crossing development. South of development must involve careful consideration Highway 16, the Development Expansion Area, north of the interface between the two uses and an of the railway, is also being considered for additional examination of the viability of new activities. industrial uses. This may also include a regional perspective for Given the supply of industrial land surrounding broader support, strategies, and local food sourcing Bremner and elsewhere in the County, there does not initiatives. appear to be a need to incorporate industrial uses in The integration of agricultural activities in Bremner the new community. However, this does not preclude could be achieved by establishing policy to support the opportunity to plan for office buildings and light the development of community gardens, specialized industrial uses to achieve an appropriate land use mix agricultural production areas (clustering of operators in keeping with the concept of a complete community. in the local food industry), and transitional buffers In some areas of Bremner, for example where pipelines between larger scale agriculture activities and urban exist, industiral uses may be the only appropriate use. development. Land use regulations would need to The proximity of industrial land, furthermore, suggests reflect policy by introducing new agriculture-related that many of the future employers and workers in districts that include: those areas will seek a place to live in Bremner. To • An expanded list of uses (e.g. Gate Sales; discourage distant commuting, the new community’s Agricultural Processing, with a maximum size housing mix should recognize this desire for established; special events, etc.); connectivity. • A parcel size that is appropriate for integration With residential uses expected to be the predominant with urban development; and use in Bremner, the new community’s relationship to • Special provisions for home based business nearby Sherwood Park will have land use implications. operations in agriculture areas. Key questions include: 2.2 Urban Land Use Context • To what extent and for how long can Bremner rely on existing major shopping centres in Sherwood Park? Plans for Bremner will need to respond to not only what exists in the area today, but also to what • To what extent and for how long can Bremner rely exists and is planned in adjacent areas. While the on existing community facilities in Sherwood Park, areas to the north and east are intended to remain including Millenium Place, other community centres, sports fields and the library?
9 3 Servicing Infrastructure
3.1 Water level conceptual cost estimate for this option is $52 million. 3.1.1 Offsite Water Servicing There are four main options for delivering potable The benefits of this option are as follows: water to the Bremner Study Area using existing • This option requires a shorter length of pipe (17.6 transmission systems as connection points. These km) compared to Option 2, which would also options are illustrated on Figure 3.1, and described connect to the 34 Street Booster Station. below. Further study and discussion with external • The purpose of the TUC is to provide space for stakeholders (EPCOR, Capital Region Northeast Water major utility alignments, thus construction along Service Commission) is required before an option the TUC is not anticipated to be a problem. can be recommended, although the benefits and However, the remaining space between existing constraints of each option are provided as information. utilities in the TUC needs to be confirmed. Option 1: From 34 Street Booster Station via The constraints for this option are as follows: TUC/127 Avenue/17 Street NE/TWP RD 534 • The option requires construction of a Strathcona Strathcona County currently receives water from County watermain within the City of Edmonton, EPCOR at the 34 Street / 92 Avenue booster station which presents jurisdictional challenges that will location. Option 1 would consist of a new transmission need to be explored further. line to be constructed along 92 Avenue to the • A future highway interchange is planned at TWP RD Transportation Utility Corridor (TUC, Anthony Henday 534 and Highway 21 which will increase the cost Drive). There the transmission line would follow the and complexity of the transmission main crossing. TUC north to the 130 Avenue / Anthony Henday Drive Alternatively, the alignment could backtrack interchange, where it would then follow 127 Avenue through the North of Yellowhead Area Concept east to 17 Street NE, then north to Township Road Plan and cross a short distance away from the (TWP RD) 534. It would then follow TWP RD 534 east interchange. to Bremner. Alternatively, the transmission line could • Lakeland Drive has recently been twinned, thus follow Lakeland Drive and Clover Bar Road. The TWP increasing the cost of installing a waterline in its RD 534 variation is shown on Figure 3.1. Though the right-of-way (ROW). line could not enter the site at TWP RD 534 due to the • Alberta Transportation will not allow the alignment interchange, it could enter at one of several quarter to run parallel to Highway 16, which eliminates that section lines north or south of TWP RD 534. The high corridor as an option to service Bremner.
10 Township Road 542 Township Road 542
4 3 Township Road 540 Township Road 540
Township Road 542 Township Road 542 Township Road 542 Township Road 542
Range Road 231
Range Road 232
Range Road 225
Range Road 224
Range Road 223
Range Road 222 4 Range Road 221
Township Road 542 Township Road 542
Highway 21
" Township Road 534 Township Road 534
4 3 Township Road 540 1 Township Road 5404 3 Township Road 540 Township Road 540 4 3 Township Road 540 Township Road 540
Range Road 231
Range Road 231
Range Road 232
Range Road 225
Range Road 232
Range Road 224
Range Road 223
Range Road 222
Range Road 225
Range Road 221
Range Road 224
Range Road 223
Range Road 222 4 Range Road 221
4 Clover Bar Road
Township Road 542 HighwayTownship 16 (Yellowhead Road 542 Trail) Range Road 231 Highway 16
Range Road 232
Range Road 225
Range Road 224
Range Road 223
Range Road 222
Range Road 221
Highway 21 4
Highway 21
" Township Road 534 " Township Road 534 Township Road 534 Township Road 534
Sherwood Drive
Highway 21 Lakeland Drive
Highway 824
Anthony Henday Drive
1 " 1 Township Road 534 Township Road 534
1 4 Broadmoor Boulevard 3 Township Road 540 Township Road 540 Township Road 230 Baseline Road
Clover Bar Road
Clover Bar Road
Highway 16 (Yellowhead Trail) Highway 16 Highway 16 (Yellowhead Trail) Highway 16
Range Road 231
Range Road 232
Range Road 225
Range Road 224
Range Road 223
Range Road 222
Range Road 221
4 Clover Bar Road
Highway 16 (Yellowhead Trail) Highway 16
Sherwood Drive
Sherwood Drive
Lakeland Drive Highway 21
Lakeland Drive Highway 824
Highway 824
Anthony Henday Drive
Anthony Henday Drive
" Township Road 534 Township Road 534 Wye Road Highway 630
Sherwood Drive
Lakeland Drive
Highway 824
Anthony Henday Drive
Broadmoor Boulevard
Broadmoor Boulevard 1 Baseline Road Township Road 230 Baseline Road Township Road 230
Broadmoor Boulevard
Baseline Road Highway 21 Township Road 230
Range Road 233
Range Road 232
Range Road 231 Highway 824
Range Road 225
Range Road 224
Range Road 223
Range Road 221
Clover Bar Road 2 Highway 16 (Yellowhead Trail) HighwayHighway 628 16 Township Road 522
Township Road 542 Township Road 542 Wye Road Highway 630 Wye Road Highway 630
Sherwood Drive Figure 3.1 Lakeland Drive
Highway 824
Anthony Henday Drive
Wye Road Highway 630
Broadmoor Boulevard
Highway 21
Highway 21
Range Road 233
Range Road 232
Range Road 231 Highway 824 Township Road 230 Baseline Road Range Road 233
Range Road 225
Range Road 232
Range Road 224
Range Road 231 Highway 824
Range Road 223
Range Road 225
Range Road 221
Range Road 224
Range Road 223
Range Road 221
4 Existing Municipal Water Line Existing Booster/Pump Station
3 Township Road 540 Township Road 540 Highway 21
2 Range Road 233
Range Road 232
Range Road 231 2 Highway 824
Highway 628 Range Road 225
Range Road 224 Highway 6280 2km Township Road 522 Range Road 223 Township Road 522 Range Road 221 2 Existing Regional Water Line Existing Reservoir
Range Road 231 Highway 628 Township Road 522
Range Road 232
Range Road 225
Range Road 224
Range Road 223
Range Road 222 4 Range Road 221 Bremner Study Area Potential Offsite Water Line (1,2,3) Existing EPCOR Line
Wye Road Sherwood Park Highway 630 Future Regional Water Line (4)
Highway 21
" Township Road 534 Township Road 534 Hamlet of Ardrossan Potential Regional Connection
1 Existing Municipal Water Line ExistingExisting Booster/Pump Municipal Water Station Line Existing Booster/Pump Station
Highway 21
Range Road 233
Range Road 232
Range Road 231 0 2km Highway 824
Range Road 225 0 2km Range Road 224 Range Road 223
Range Road 221
Existing Regional Water Line ExistingExisting Reservoir MunicipalRegional WaterWater LineLine Existing Booster/PumpReservoir Station 2 0 2km Highway 628 Township Road 522 Potential Offsite Water Line (1,2,3) Clover Bar Road Bremner Study Area Bremner Study Area ExistingPotential RegionalEPCOR Offsite WaterLine Water Line Line (1,2,3) ExistingExisting Reservoir EPCOR Line
Highway 16 (Yellowhead Trail) Highway 16 Sherwood Park Future Regional Water Line (4) Future Regional Water Line (4) BremnerSherwood Study Park Area Potential Offsite Water Line (1,2,3) Existing EPCOR Line
Hamlet of Ardrossan Potential Regional Connection Sherwood Drive SherwoodHamlet of ArdrossanPark FuturePotential Regional Regional Water Connection Line (4) Lakeland Drive
Highway 824
Anthony Henday Drive Hamlet of Ardrossan Potential Regional Connection
Broadmoor Boulevard Existing Municipal Water Line Existing Booster/Pump Station Baseline Road 0 2km Township Road 230 Existing Regional Water Line Existing Reservoir
Bremner Study Area Potential Offsite Water Line (1,2,3) Existing EPCOR Line
Sherwood Park Future Regional Water Line (4)
Wye Road Hamlet of Ardrossan PotentialHighway Regional 630 Connection
Highway 21
Range Road 233
Range Road 232
Range Road 231 Highway 824
Range Road 225
Range Road 224
Range Road 223
Range Road 221 2 Highway 628 Township Road 522
Existing Municipal Water Line Existing Booster/Pump Station 0 2km 11 Existing Regional Water Line Existing Reservoir
Bremner Study Area Potential Offsite Water Line (1,2,3) Existing EPCOR Line
Sherwood Park Future Regional Water Line (4)
Hamlet of Ardrossan Potential Regional Connection Option 2: From 34 Street Booster Station via construct parallel to the highway. However, as this TUC/Highway 628/RR 225/Highway 630/RR land is relatively undeveloped a ROW should be 224 obtainable, although there will be significant land Similar to Option 1, this option would have a acquisition costs. transmission line tie-in at the 34 Street Reservoir and • A future highway interchange is planned at RR follow 92 Avenue to the TUC. There, the transmission 224 and Highway 16 which will increase the cost line would follow the TUC south to Highway 628, and and complexity of the transmission main crossing. then parallel the Highway 628 ROW east to Range Alternatively, the alignment could pass through the Road (RR) 225. At RR 225, the transmission line adjacent land and cross a short distance away from would go north to Bremner, with a diversion parallel the interchange. to the Highway 630 ROW to RR 224 to avoid water Option 3: From EPCOR via New River Crossing bodies. The high level conceptual cost estimate for by ACRWTP this option is $56 million. This option involves a new transmission line to tie-in The benefits of this option are as follows: to the 600 mm EPCOR waterline that extends north • As with Option 1, construction within the TUC is of Clareview Reservoir or the connecting 900 mm not anticipated to be a problem. However, the Capital Region Northeast Water Service Commission remaining space between existing utilities in the (CRNWSC) line. The transmission line would require TUC needs to be confirmed. a new river crossing near the Alberta Capital Region Wastewater Treatment Plant (ACRWTP), and would • This transmission line could also service the extend east along Township Road (TWP RD) 540 to developing Colchester area south of Sherwood the northwest corner of the Bremner Study Area. The Park, and provide an additional water feed for this high level conceptual cost estimate for this option is growth area. $20 million. The constraints for this option are as follows: The benefits of this option are as follows: • This option requires a longer length of pipe (27.2 km) compared to Option 1, which would also • Compared to Option 1 and 2, a shorter length of connect to the 34 Street Booster Station. pipe is required (8.8 km). • A separate waterline ROW will likely be required • This option provides an additional connection point paralleling the south edge of the Highway 628 and for Strathcona County to the EPCOR water system. Highway 630 ROWs, as it is expected be difficult to The constraints for this option are as follows: obtain permission from Alberta Transportation to • A North Saskatchewan River Crossing would be required.
12 • An agreement would need to be reached with • This option requires that the flow direction in the EPCOR to extend the transmission line east Northeast Commission waterline be reversed, through Edmonton to the river, and to permit which would require the agreement of the supply of water to Bremner from Clareview Commission. Reservoir rather than from the 34 Street Booster • There will be a permanent incremental charge Station on the south side of Edmonton. The added to the per cubic metre cost of water treatment capacities of Rossdale and E.L. Smith obtained from the Northeast Commission waterline, Water Treatment Plants, as well as transmission relative to the cost of water obtained from EPCOR capacity, may be factors for this option as there at the 34 Street Booster Station. would be a connection to the north EPCOR system • In comparison to the other options, this option does rather than the south. Further discussion with not provide an additional water feed to Strathcona EPCOR is required. County, which could support other development Option 4: Connection to Existing 400 mm outside of Bremner (e.g. Colchester). CRNWSC Waterline at Bremner The high level conceptual cost estimate for this option Currently, Strathcona County transfers water to is $2 million for tie-in to the existing waterline, not the CRNWSC for Fort Saskatchewan via a 400 mm including any future twinning or a possible second diameter pipeline that extends north of the Bremner feed. The permanent incremental charge for water Study Area. Connecting to this existing line within supply from CRNWSC is also not included. Bremner could eliminate the need for any offsite Other Options waterlines. However, the following constraints have been identified: Other options for water servicing may be considered. For example, one variation considered is to have the • The hydraulic capacity of this line to provide water Option 1 and 2 alignments tie into the EPCOR system to Bremner is uncertain and needs to be assessed. south of Whitemud Drive (Highway 628), rather than Presumably a second feed or twinned line would at the 34 Street Booster Station. However, EPCOR still eventually be required to service the full currently does not support this option as there is Bremner service area. This line could provide insufficient capacity in the south from the Meadows short- to medium-term supply but the County neighbourhood, which is in a separate pressure zone. would need to provide additional sources of supply in the future.
13 3.1.2 Onsite Water Servicing North of Yellowhead Area Concept Plan (ACP) A series of onsite reservoirs will be required to provide trunk system; in fact, the east half of the North of potable water storage for the Bremner Study Area. Yellowhead ACP will be serviced by lift station due to Two to four reservoirs, located at local high points, this constraint. In addition, the downstream section are anticipated although the proposed locations of of the North of 16 ACP trunk along TWP RD 534 is these have not yet been determined. Given that currently being designed, which will fix the elevation there is considerable topographical relief in the study of this offsite system in the near future. area (elevations ranging from 706 m to 640 m), Connections to one or two proposed trunks in the multiple pressure zones will be required, with some West of 21 ACP are possible, as illustrated on Figure low areas possibly gravity fed from hilltop reservoirs. 3.2. The low-lying northwest corner of Bremner Pumping will be required for areas located at higher must be serviced by a lift station to Trunk 1 (or elevations. Further work will be done as part of this Trunk 2, although the forcemain distance would study to recommend reservoir locations and pressure be further). The remainder of the north half of zone boundaries. It is not anticipated that reservoir Bremner can be serviced by gravity to Trunk 1, or locations will have a significant impact on the land use else lifted to Trunk 2. The south half of Bremner can planning for the Study Area. be serviced by gravity to either Trunk 1 or 2. As the two trunk service areas overlap, there is flexibility in wastewater servicing, although it is suggested that 3.2 Wastewater the creek watershed boundary be used to as the 3.2.1 Offsite Wastewater Servicing wastewater servicing boundary in order to minimize Offsite wastewater servicing for the Bremner Study the risk of conflicts between the storm and sanitary Area can be provided by the Southeast Regional trunk systems. Trunk Sewer (SERTS) located 3.2 km west of Due to the topographic constraints created by Pointe- Bremner on RR 232, which discharges to the ACRWTP aux-Pins Creek it is not desirable to construct an on TWP RD 540. One or two offsite wastewater offsite trunk along TWP RD 540 to ACRWTP, as either trunks through neighbouring developments would be pumping of flows from the entire Bremner area, a required to connect the Bremner system to SERTS. syphon, or a deep bury (tunneled) gravity trunk may Due to topographical constraints created by Old Man be required to cross the creek at TWP RD 540, in Creek and the invert elevation of the existing SERTS addition to a separate lift station being required to trunk, it is not possible to connect to the proposed service the low-lying onsite area south of Pointe-aux- Pins Creek (near Trunk 1, area not delineated).
14 Figure 3.2
Township Road 540
Trunk 1 1
Range Road 231
SERTS
Range Road 232
Range Road 225
Range Road 224
Range Road 223 Proposed West of 21 Range Road 222 Area Concept Plan
Trunk 2
Highway 21
Township Road 534 2 Township Road 534 0 1.5km
Bremner Study Area North of Yellowhead Sherwood Park Area Concept Plan
Hamlet of Ardrossan
Creek Watershed Boundary (approximate)
Clover Bar Road
Wastewater Treatment Plant Highway 16 (Yellowhead Trail) Highway 16 Existing Regional Wastewater Trunk
Potential Offsite Service Points
Potential Offsite Sanitary Trunk
Sherwood Drive Lift Station Required to Service Point 1 Lakeland Drive
Highway 824
Anthony Henday Drive Potential Service Area to Service Point 1 or 2
Potential Service Area to Service Point 1
15 3.2.2 Onsite Wastewater Servicing The conceptual locations for the stormwater Onsite wastewater servicing will be provided by management facilities (SWMFs) shown on the a series of gravity wastewater sewers and trunks figure was determined based on site topography, generally following the topography to the offsite creek catchment delineation, and the presence of trunk connection points. As previously described, a natural areas (potential ER/MR sites). At several lift station will be required to convey flows from the locations there is an opportunity to create enhanced low-lying area northwest of Pointe-aux-Pins Creek to park and recreation areas with the conservation Trunk 1. of environmental features such as tree stands and natural wetlands, combined with engineered 3.3 Stormwater wetlands or wet ponds for stormwater management. The Bremner Study Area is drained by Pointe-aux- The actual locations of the SWMFs will be revised Pins and Old Man Creeks, as shown in Figure 3.3. and additional SWMF locations will likely be identified The watershed boundary between the creeks in the through more detailed planning studies; on Figure Bremner area is indicated on the figure. Along the 3.3 only the downstream facilities (nearest the creeks and tributaries there are several existing creek/discharge point) are shown at a frequency natural areas (wetlands, tree stands, wildlife of approximately one SWMF per section of land. habitats) which may be retained as Environmental Ultimately, one SWMF per quarter section may be Reserve or Municipal Reserve upon development. constructed. Stormwater quantity and quality control are required The facilities will discharge to either Old Man by both the Province of Alberta and Strathcona Creek or Pointe-aux-Pins Creek, or to one of their County when development occurs. Stormwater tributaries. Where the creek channel is not deeply management can be achieved through a variety of incised into the surrounding landscape, resulting in a measures including stormwater Best Management pond normal water elevation at or below the adjacent Practices (BMPs) such as engineered wetlands creek water levels, a storm outlet pipe or channel and wet ponds, and Low Impact Development may have to be extended at a minimum slope from (LID) measures such as rain gardens, bioswales, the SWMF outlet to a downstream (lower elevation) naturalized drainage courses, and minimization section of the creek. The approximate discharge of impervious surface areas. Although any of locations for the SWMF outlets are indicated on these options can achieve stormwater quality Figure 3.3. improvements, storage (quantity control) requirements are typically met through the use of engineered wetlands or wet ponds, as shown in Figure 3.3.
16 Figure 3.3
0 0.6km 0 0.6km Township Road 540 Township Road 540 ! ! ! ! ! !
Highway 21
Range Road 225
Range Road 224
Range Road 223
Range Road 222
Highway 21
Range Road 225
Range Road 224
! Range Road 223 ! ! Range Road 222 ! ! ! ! ! ! ! Pointe-Aux-Pins Creek ! ! Pointe-Aux-Pins Creek ! ! ! ! ! !
! Township Road 534 ! Township Road 534 ! ! ! ! ! ! ! Old Man Creek ! Old Man Creek ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Creek Watershed Boundary ! Creek WatershedWatercourse Boundary Watercourse Water Body ! Water Body ! Tageted Conservation Area ! Tageted Conservation Area ! Direction of Flow Direction of Flow Potential Stormwater PotentialManagement Stormwater Facility Management Facility Highway 16 (SWMF) Highway 16 (SWMF) Potential SWMF Outfall Potential SWMF Outfall
Highway 824
Highway 824 17 4 Transportation Infrastructure
4.1 Surrounding Road Network As the Bremner area evolves into a highly urban area, the transportation system will need to consider The Bremner Urban Reserve Area is currently the urban context when determining a suitable bounded by major regional roadways along its design and access philosophy. southern and western boundary. Highway 16 is a paved four-lane divided freeway that runs along the 4.2 Potential Future Access Locations south edge of the plan area. It is part of the Trans- The Bremner Urban Reserve Area will be well served Canada Highway system and provides an important by the existing surrounding roadway network, connection to other parts of the Capital Region, as although enhancements will be required. A system well as other Canadian destinations. Highway 21 is of internal connections to the surrounding grid a major four-lane north-south provincial highway will be necessary to facilitate access and egress that runs along Bremner’s western boundary and to the site, and spacing between intersections will along the east edge of Sherwood Park; it provides an vary, depending on the type of roadway facility important high capacity linkage to Alberta’s Industrial and adjoining land use requirements. It is common Heartland to the north and the Fort McMurray region, practice to adopt 1.6 km arterial roadway spacing through connection to other highways. The eastern along the pre-existing grid of section lines. However and northern edges of the plan area are bounded this practice is subject to amendment and refinement by two-lane Strathcona County roads. Township based on a number of issues and variables that are Road (Twp. Rd.) 540 runs east-west and connects to at play in and around the Bremner plan area. Highway 21; Range Road (Rge. Rd.) 222 runs north- south and provides access to Highway 16 and the Future classifications of the adjacent roadways hamlet of Ardrossan, to the south. in the area have been identified in the Capital Region Board’s “Integrated Regional Transportation At present, access from the Bremner area to Master Plan (IRTMP)” (2011), which also reiterates the surrounding roadways is by way of at-grade good practice guidelines on access spacing. As intersections on Highway 16 at Rge. Rd. 224 and Highway 16 is designated as a freeway facility, on Highway 21 at Twp. Rd. 534, Twp. Rd. 540 and access will be limited to grade separations only, via a service road connection some 1500 m north of interchanges and flyovers. The existing at-grade Highway 16. Both Highway 21 and Rge. Rd. 222 access to Highway 16 at Rge. Rd. 224 will become an connect the plan area to the urban context via interchange in future to serve the Bremner area. As interchanges along Highway 16. There is also direct future expressways, both Highway 21 and Rge. Rd. land parcel access to Twp. Rd. 534 and 540, and Rge. 222 will provide more flexible access opportunities, Rd. 222 and 224. but need to retain some access limitations.
18 Figure 4.1
0 1km Township Road 540 Township Road 540
Other Freeway & Highway Range Road 231
Range Road 232
Range Road 225
Range Road 224
Range Road 223
Range Road 222 Highway 21 Range Road 221
Arterial Road
Rural Road Highway 21
Collector Road Township Road 534 Township Road 534 Bremner Study Area
Sherwood Park
Hamlet of Ardrossan
Existing Transit Centre
Potential Park and Ride
Æ Potential Signalized Intersection Clover Bar Road Æ Potential Other Intersections Highway 16 (Yellowhead Trail) Highway 16 ! Potential Flyover Existing Interchange
Future Interchange Sherwood Drive Lakeland Drive
Highway 824 Potential Interchange Anthony Henday Drive
Potential River Crossing
Potential Bus Rapid Transit Corridor
Broadmoor Boulevard Proposed Highway Baseline Road Township Road 230 Proposed Arterial Road Proposed Collector Road Existing Railway
19 Expressways also support at-grade intersections, Some opportunities to consider in the development of but limit intersection spacing to at least 800 to an access plan to the site include: 1600m, as indicated in the IRTMP. Twp. Rd. 540 has • Provision of a roadway connection from the flyover been identified as an arterial roadway, for which a at Range Road 225 to Lakeland Drive. This appears minimum spacing of 400m would be recommended. well-suited to form a noteworthy link from Bremner Driver destination is also a key consideration in into Sherwood Park. developing the Bremner transportation plan and • Maximizing the use of existing roadway corridors as access locations. It is projected that most traffic much as possible to avoid disturbance of and impacts generated by the plan area will be destined to the to valued ecosystem components in the plan area south and west, which are the main desire lines to • Integrating and promoting alternate modes of Sherwood Park and Edmonton. To a lesser degree, transportation (including transit) to reduce vehicle and drivers will head toward major employment centres roadway demands on the urban area. in the Industrial Heartland or across the North • Numerous access points are anticipated to be Saskatchewan River into Northeast Edmonton and necessary to service the Bremner Urban Reserve, but Fort Saskatchewan. Considering that the only direct making use of opportunities to connect to roadways access from Bremner to Highway 16 is at Rge. Rd. in adjacent lands will consolidate access points to the 224, Highway 21 will play a most important role surrounding road network. in facilitating access to Bremner from the south, Some challenges that may impact the implementation west and north, as drivers will seek to minimize the of the access points include: amount of “back-tracking” in their chosen route. • Crossings of the Canadian Pacific Railway (CPR) along Due to the high growth expected and preliminary Highway 21 and Township Road 540 may need to be population estimates in excess of 100,000 residents, grade separated, which could impact the proximity a number of intersections will be required to meet of adjacent intersections based on geometrics and traffic flow demands to the new Bremner lands, sight lines. It will also be important to identify suitable which will be assessed as this study progresses. crossing locations of the CPR within the plan area that Figure 4.1 outlines a high level preliminary plan of meet the needs of both the planned development and access locations to the Bremner development. the rail line. Involving CPR early on in the planning process for Bremner will help to identify needs when there is the most flexibility in the plans.
20 • The long-term plans for the rest stop pullout on a Park and Ride site within Bremner to include a BRT/ Highway 16 at Range Road 223 will need to be Transit Terminal, kiss and ride and parking. investigated; the proposed flyover location may need A Park and Ride site situated near the centre of to be moved east to reduce impact and shorten the Bremner, close to Township Road 534, would allow bridge. Strathcona Transit to operate BRT service on Twp. • Coordination with other jurisdictions regarding future Rd. 534, through the Cambrian lands and then access to the surrounding roadway network may be south on Rge. Rd. 231 to connect with Sherwood challenging; however, involving them early in the Park on Baseline Road, where it would head west to process will help achieve buy-in. Strathcona Station and continue into Edmonton. BRT During the analysis phase of the Growth elements could include: Management Study a high-level review of access • Dedicated bus lanes on Twp. Rd. 534 and Rge. Rd. requirements will be undertaken. This will involve 231. more detailed analysis of required number of access • Bus priority measures at signalized intersections points for Bremner as well as an assessment of their along the route (including interchange ramp appropriate types and locations. terminals at Highway 16 and Range Road 221). 4.3 Rapid Transit and Multi-Modal One significant challenge in providing a BRT is its Opportunities integration through established neighborhoods, particularly through Sherwood Park. Bus Rapid Transit (BRT) involves creation of a bus system that operates either on its own segregated In addition to regular and enhanced transit facilities roadway, providing service levels almost comparable and operations, the Bremner plan area should to LRT, or as dedicated transit lanes on a roadway, include a highly permeable development pattern where the service would be prioritized over other that allows for the implementation of a fine grid of vehicles on the road with queue jumps at signals, pedestrian and cyclist routes. This would include etc. The prospect of planning for and incorporating generously sized sidewalks, multi-use trails and/or BRT from Bremner to Sherwood Park and Edmonton dedicated or cycling facilities. To encourage greater is highly attractive, and as the urban area is not yet take up cycling and walking, amenities such as developed, it also affords the most flexibility to plan secure, weather-protected bicycle parking should for it conceptually at this stage. The Capital Region be mandated in residential, commercial and office Board’s Regional Transportation Master Plan calls for developments. Similar facilities should be provided at the central Park and Ride/Transit Centre site.
21 5 Pipeline, Rail & Highway Impacts
Numerous pipelines run through the Bremner Urban may be reduced to 7.5 metres if the property line Reserve Area and will pose development constraints. adjacent to the right-of-way is fenced prior to Natural gas pipelines run along Highway 16 and construction. most of the length of Township Road 540. The • In the Hamlets and rural areas, 15 metres from a northwest corner of the site contains many high principal residential, commercial or industrial building. vapour pressure and product pipelines, some running • In all areas, 1 metre for an accessory residential, parallel to the railway and some further west. Taking commercial or industrial building into account the buffers described below, this means • 200 metres for a principal building for community that the northwest corner of the site will be unable recreation services, private education, public to accommodate any residential development and education, emergency services, spectator will likely be best suited to industrial development. entertainment, exhibition and convention facilities, Setback requirements may also restrict uses close to major health services, religious assemblies or Highways 21 and 16. spectator sports. The required setbacks from pipelines are established For low pressure pipelines, the minimum setback from and regulated by the Alberta Energy Regulator the right-of-way is 5 metres for all principal buildings. (AER), and are determined by the specific content of Strathcona County has a long history of using land the pipeline. Strathcona County has also established use planning policy to manage risks associated with proposed setbacks from oil and gas infrastructure heavy industrial development adjacent to Sherwood and land use activities through its Cumulative Risk Park. The Heavy Industrial Overlay (HIO) within the Assessment. Land Use Bylaw restricts the uses permitted within The limitations on land use are therefore determined a certain distance of the heavy industrial uses in by the content of the pipeline. At a minimum, the heavy industrial area in the western portion of land use and construction activity on the pipeline Sherwood Park. Strathcona County’s HIO in the Land right-of-way may be restricted by the right-of-way Use Bylaw is based on the Major Industrial Accidents agreement. Council of Canada (MIACC) standard for cumulative Strathcona County’s Land Use Bylaw currently risk assessment. The Capital Region Growth Plan requires development setbacks from high pressure requires that risk management assessments be pipelines as follows: undertaken for all existing and future sites of petrochemical clusters, and that the standard for • In the Urban Service Area, 15 metres for a principal risk management assessment shall be the standard residential, commercial or industrial building. This established by MIACC.
22 Figure 5.1
0 0.6km 0 0.6km
Township Road 540
Highway 21
Range Road 225
Range Road 224
Range Road 223
Range Road 222
Township Road 534
Pipeline right of way (15m) Pipeline 1x10-5 Risk Contour (120m) PipelinePipeline right 1x10-6 of way Risk (15m) Contour (250m) PipelineHighway 1x10-5 1x10-5 Risk Risk Contour Contour (120m) (50m) PipelineHighway 1x10-6 1x10-6 Risk Risk Contour Contour (250m) (250m) Highway 16 HighwayRailway 1x10-5 1x10-5 Risk Risk Contour Contour (50m) (70 m) HighwayRailway 1x10-6 1x10-6 Risk Risk Contour Contour (250m) (250m) Railway 1x10-5 Risk Contour (70 m)
Highway 824 Railway 1x10-6 Risk Contour (250m)
23 In the field of risk management, risk is typically industrial accident. This represents the risk levels expressed as the likelihood of fatality arising from imposed on the public from industrial operations, an event within the span of a year. For example, the and does not represent any risks of long term health risk of being killed by lightning strike in the United impacts or damage to the environment. States is one in ten million (usually expressed as 1 x If Strathcona County decides to implement the HIO 107). Therefore, over the period of a year, one person restrictions for pipelines, railways, and highways, in ten million would be expected to die of a lightning this will mean a range of sensitive uses would be strike in the United States. prohibited. Between the right-of-way and the 1 x 10-5 Strathcona County’s Cumulative Risk Assessment risk contour these include residential and institutional for the heavy industrial area identifies two risk uses, some industrial uses, and many commercial management buffers which are implemented in uses, excluding retail. Between the 1 x 10-5 and the Land Use Bylaw as HIO: a 1.5 km HIO buffer 1 x 10-6 risk contours, residential uses and some representing a 1 x 105, or a 1 in 100,000, chance of institutional and industrial uses would be prohibited. a fatality and a 3.0 km buffer representing a 1x106, In addition, a number of other uses would be or a 1 in 1,000,000, chance of a fatality within one discretionary within the overlay. These are typically year. commercial uses that could have higher occupancy. Strathcona County has not yet implemented a risk It is important to note that, although the land use overlay from pipelines, but is currently exploring the planning criteria related to MIACC, CS Plus 663 “Land possibility of creating an overlay for the growth areas Use Planning for Pipelines: A Guideline for Local which would mirror the land use restrictions for the Authorities, Developers and Pipeline Operators,” HIO. The pipeline map for the Bremner area (Figure allows for low density residential development 5.1) indicates a total buffer zone of 250 metres from between the 1 x 10-5 and 1 x 10-6 contours, the pipeline right-of-ways, which is broken down into Strathcona County has traditionally not permitted a 120 metre buffer for a 1 x 10-5 risk contour, and any residential uses within this area. an additional 130 metres for a 1 x 10-6 risk contour. For highways, the 1 x 10-5 risk contour would be 50 metres, and for railways, the 1 x 10-5 risk contour would be 70 metres, but in both cases the total buffer zone for the 1 x 10-6 risk contour would still be 250 metres. The 1 x 10-6 contour represents the societally acceptable level of risk related to an
24 25 6 Summary
The diagram on the right summarizes the • What is the most effective way to buffer urban opportunities and challenges related to connecting development from ongoing agriculture? Can Bremner to its physical context—to the natural existing natural features play a buffering role? environment, existing land uses, piped services and • In light of the potential highway and pipeline roads. The diagram and other information in this setback requirements for certain uses, what are report will provide a foundation for the preparation of the most appropriate land uses or urban design development scenarios that consider urban structure features along Highway 16 and Highway 21 and in options for the new community. As the scenarios are the northwest portion of Bremner? developed, key questions flowing from this report will • Which are the essential road access points on need to be discussed, including the following: Highways 16 and 21 to ensure good transportation • It will be important to protect areas identified as connectivity between a new community in Bremner future Environmental Reserves if the Bremner and Sherwood Park? area is developed. Should all areas containing • How should the land use plan for Bremner respond upland natural features and identified as potential to the opportunity for rapid transit access via Twp. Municipal Reserves be protected as well? Should Road 534? additional MR areas be integrated with upland These questions and others will be explored with the features to create larger parkland areas? goal of creating a sustainable new community – one • Besides the two creek systems, should other that is environmentally and fiscally resoponsible and continuous open space corridors be considered to supports social well-being and cultural diversity. create a more interconnected green network? • What are appropriate interfaces between urban development and the existing environmental features in Bremner that will help ensure they are protected while maximizing their value as a public amenity? • Is there an opportunity to accommodate the population projected for the Bremner area in the foreseeable future while maintaining agricultural uses on a portion of the lands?
26 Figure 6.1
0 0.6km 0 0.6km Township Road 540 Township Road 540 ! !
! ! ! !
Range Road 225
Range Road 224
Range Road 223
Range Road 222
Range Road 225
Range Road 224
Range Road 223 ! ! Range Road 222 Highway 21 ! Highway 21 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 2 m Contour 2 m Contour ! Township Road 534 10 m Contour ! Township Road 534 10 m Contour Bremner House Bremner House Class 1 Soils ! Class 1 Soils ! Road and Pipeline Setbacks ! Road and Pipeline Setbacks ! Existing Subdivisions Existing Subdivisions ! ! ! ! Proposed Environmental ProposedReserves Environmental for Wetlands ! Reserves for Wetlands ! ! Proposed Municipal ! ProposedReserves Municipal for Uplands ! ! Reserves for Uplands ! !! Potential Environmental ! ! ! PotentialNetwork Environmental ! ! ! NetworkKey Environmental Linkage ! Key OpportunitiesEnvironmental Linkage Opportunities ! Potential Sewage ! ! PotentialConnection Sewage ! Connection Potential Water PotentialConnection Water Connection Potential Transit Potential Transit Connection2 m Contour Highway 16 Connection2 m Contour Highway 16 Potential Signalized Potential10 Signalizedm Contour 10Intersections m Contour Intersections
27 For more information about Imagine Bremner: Visit strathcona.ca/imaginebremner Email [email protected] Call 780-464-8080