Janet Crossing Chestermere Subject Lands Conceptual Scheme SE-33-23-28-W04M, which lies south Chestermere on Range Road 283 crossing the Janet ASP on Subdivision Plan 0214173 containing 63 ha (155.69 ac.); Title 111 294 755 ”No Hurdle too high” Submitted to Rocky View County, January 2020 DRAFT ACKNOWLEDGEMENT PAGE PREPARED FOR: Rocky View County Planning, Development, & Bylaw Services ON BEHALF OF: L. Jane Hawkins and Maureen S. Hawkins, both having an undivided ½ interest & Tom Taylor PROJECT CONSULTANT TEAM: To be determined - stormwater - water -geotechnical - traffic Carswell Planning Inc. - planning Table of Contents 1.0 Introduction ............................................................................................................ 1 1.1 Proposal Overview ............................................................................................. 1 1.2 Purpose of this Plan ........................................................................................... 1 1.3 Development Rationale ....................................................................................... 2 1.4 Primary Development Considerations .................................................................. 2 1.5 Conceptual Scheme Objectives ........................................................................... 2 2.0 Policy Context ........................................................................................................ 3 2.1 General ............................................................................................................. 3 2.2 RVC – Calgary IDP ............................................................................................ 3 2.3 RVC – Chestermere IDP ..................................................................................... 4 2.4 RVC County Plan ............................................................................................... 4 2.5 Janet Area Structure Plan (ASP) .......................................................................... 4 2.6 Chestermere MDP .............................................................................................. 4 2.7 Planning Areas in Chestermere ........................................................................... 6 2.8 Western Irrigation Drainage (WID) ....................................................................... 6 2.9 RVC Land Use Bylaw ......................................................................................... 7 3.0 Guiding Principles................................................................................................... 8 4.0 Plan Area Description ............................................................................................. 8 4.1 Location ............................................................................................................ 8 4.2 Ownership and Legal Description ........................................................................ 9 4.3 Agent ................................................................................................................ 9 4.4 The Site ............................................................................................................ 9 4.5 Local Development Context .............................................................................. 10 4.6 Adjacent Lands ................................................................................................ 11 4.7 Existing Transportation Infrastructure ................................................................. 12 4.8 Existing Gas Well and Pipelines ........................................................................ 12 4.9 Existing Groundwater Supply ............................................................................ 13 4.10 Existing Wastewater ....................................................................................... 13 4.11 Existing Stormwater ........................................................................................ 13 4.12 Existing Soils ................................................................................................. 14 5.0 Development Concept........................................................................................... 14 5.1 Development Concept ....................................................................................... 14 5.2 Commercial Area ............................................................................................. 18 5.3 Residential Area ............................................................................................... 19 5.3 Open Space Area ............................................................................................. 20 5.4 Municipal Reserves .......................................................................................... 21 5.5 Environmental Reserve ..................................................................................... 22 5.6 Stormwater ...................................................................................................... 23 5.7 Transportation Considerations ........................................................................... 26 5.8 Utility Services – Water ..................................................................................... 27 5.9 Utility Services – Sanitary Wastewater ................................................................ 27 5.10 Shallow Utilities .............................................................................................. 28 5.11 Solid Waste and Recycling .............................................................................. 28 5.12 Protective and Emergency Services .................................................................. 28 6.0 Phasing ............................................................................................................... 28 6.1 Phasing Stages ................................................................................................ 28 7.0 Implementation Framework ................................................................................... 30 7.1 The Conceptual Scheme Implementation Process ............................................... 30 7.2 Land Use Redesignation ................................................................................... 30 7.3 Business – Residential Design Guidelines .......................................................... 30 7.4 Agriculture Boundary Design Guidelines ............................................................. 30 7.5 Architectural Design Considerations ................................................................... 31 Table of Figures Figure 1: RVC - Calgary IDP ................................................................................................ 3 Figure 2: Overlay of Janet ASP wit Chestermere MDP ........................................................ 5 Figure 3: Nearby Planning Areas in Chestermere ............................................................... 6 Figure 4: Land Use Bylaw Mapping ...................................................................................... 7 Figure 5: Location Map of Janet Crossing ........................................................................... 8 Figure 6: Aerial of Janet Crossing wit Janet ASP ................................................................. 9 Figure 7: Historic Redesignation to R-3 .............................................................................. 11 Figure 8: Janet ASP, Map 7: Transportation Network......................................................... 12 Figure 9: Right-of-Ways for Pipelines ................................................................................. 13 Figure 10: Pre-Development Stormwater Flow ................................................................... 14 Figure 11: Development Concept ....................................................................................... 15 Figure 12: Lot and Road Layout (Gross Area) .................................................................... 17 Figure 13: Lot and Road Layout with Wetlands (Net Area) ................................................. 17 Figure 14: Potential Commercial Area Rendering .............................................................. 18 Figure 15: Potential Country Residential Dwelling on an Acreage ...................................... 19 Figure 16: Trails ................................................................................................................. 20 Figure 17: Depiction of Open Space Trail ........................................................................... 22 Figure 18: Wetlands ........................................................................................................... 23 Figure 19: Typical Cross-Section of Storm Water Area ...................................................... 24 Figure 20: Stormwater Plan Concept ................................................................................. 25 Figure 21: Typical Cross-Section of a Country Collector .................................................... 26 Figure 22: Phasing ............................................................................................................. 29 Figure 23: Business-Residential Interface Area.................................................................. 30 Table of Tables Table 1: Well Record Parameters ..................................................................................... 13 Table 2: Lot Dimensions ..................................................................................................